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Rock Creek Multifamily 2006 062 6 ~pp6 ~p~ ~~~ ~~ cil~~ -~ ~. ~ ~ ~~x CHD ~ GOrnTVN~~~0 )vLNCCfi May 18, 2006 TO: Rockcreek Pines, LLC 8/27 S. Bridgeway Place #110 Eagle, ID 83616 SUBJECT: MCZC-06-062 23 multifamily 4-plex bldgs. 1103 W. Pine Ave ]ohn 5. Franden, President Sherry R. Huber, 1st Vice President David Bivens, 2nd Vice President Carol A. McKee, Commissioner Rebecca W. Amold, Commissioner On March 2, 2004, the Ada County Highway District Staff acted on MPP04-005/MCUP04-006/MRZ04- 002 for Rockcreek Subdivision. The conditions and requirements also apply to MCZC-06-062. • Prior to final approval you will need to submit plans to the ACRD Development Review Department. • A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-8170 for information regarding impact fees. If you have any questions or concerns please feel free to contact this office at (208) 387-6170. Sincerely, ~ /~~~ / osep W. Kunz Right-of--Way and Development Services CC: Project File Lead Agency: Meridian Rennison Eng. 128 S. Eagle Rd. Ste B Eagle, ID 83616 Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-367-6100 • FX 345-7650 • www.achd.ada.Id.us '~ Ada County Highway District Right-of-Way & Development Department Planning Review Division This application does not require Commission action and is approved at the staff level on Tuesday, March 2, 2004. Tech Review for this item was held with the applicant on Friday, February 27, 2004. Please refer to the atfachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171 phone, 208-387-6393 fax, jnewton@achd. ada. id. us File Numbers: MPP04-005/MCUP04-006/MRZ04-002-Rock Creek Subdivision Site address: 1103 West Pine Avenue Owner: Fiscal Funding Company 311 California Street, Suite 320 San Francisco, CA 94104 Applicant: Treasure Valley Development John Sieckert 5846 N. Dalspring Avenue Boise, Idaho 83713 Representative: Leavitt & Associates Engineers Inc. 1324 15` Street South Nampa, Idaho 83651 Application Information: The Ada County Highway District (ACRD) sfaff has received the above referenced application requesting preliminary plat approval to plat a 53-lot mixed-use subdivision consisting of 25 four-plex units and 2 commercial lots. The applicant is also requesting to rezone the 7.48-aces from L-O (Limited Office) to R-15 (Medium High Density Residential). The site is located on the south side of Pine Avenue, approximately 1,440-feet east oiLinder Road. Acreage: 7.48-acres Current Zoning: L-O (Limited Office) Proposed Zoning: R-15 (Medium High Density Residential) No.of Lots: 52 (100-townhome units) (2-commercial buildings-3,040-square feet each) Common Lots: 1-park area Vicinity Map MP PO4.005/M C V P04.008/M R204-002 Roek Greek Subdlvlalon ~ C- A. Findings of Fact Trip Generation: This development is estimated to generate 653 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: This proposed development is estimated to generate less than 1,000-trips per day therefore a traffic impact study was not required with this application. 4. Site Information: The site is currently undeveloped. The Nine Mile Drain runs east and west thru the site. 5. Description of Adjacent Surrounding Area including zoning: a. North: Piedmont Navarro and Clarinda Subdivision/R-4 b. South: Union Pacific Railroad c. East: Tremont Subdivision/R-8 d. West: West Lawn Subdivision/Tramor Subdivision/L-O 6. Impacted Roadways West Pine Avenue: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Approximately 320-feet Collector East of Linder Road was 5,482 on 12-10-02 Better than "C" 35-mph Roadway Improvements Adjacent To and Near the Site Pine Avenue is improved with 2-travel lanes, a center turn lane including 2-bike lanes with curb and gutter abutting the site. This site is the last parcel on this section of Pine Avenue that does not have sidewalk. 8. Existing Right-of-Way Pine Avenue has 60-feet of existing right-of--way (30-feet from centerline). 9. Site History District staff has not reviewed this site as an application or prepared a report in the past year. 10. Capital Improvements Plan/Five Year Work Program The development location is not programmed into the District's current Capital Improvements Plan and/or Five Year Work Program for reconstruction or any roadway improvements. Pine Avenue and Linder Road intersection is currently a four way stop. This•intersection is proposed to be signalized in 16-20 years (Capital Improvements Plan 2003) and is number 6 on the signal priority list. The Five Year Work Program 2004-2008; the project includes signalization and rebuilding the intersection to add left turn lanes on all four legs. This project is in PD (preliminary development), 2 C C which is a category for projects that currently have no funding year committed, but are identified as a recognized need. 11. Other Development in Area On November 6, 2001, the Ada County Highway District (ACRD) staff review an application requesting preliminary approval to plat a 2-lot subdivision (Tramore Subdivision). The 10-acre site is located on the south side of Pine Avenue approximately'/< of a mile east of Linder Road. District policy generally requires the dedication of 35-feet from centerline on all collector roadways. Due to the fact that Pine Avenue was not in the District's Five Year Work Program or Capital Improvements Plan to be improved in the next 20 years and the fact that Pine Avenue is currently fully improved on both sides of the road, staff recommended at that time the applicant not be required to dedicate additional right-of-way at that time. The applicant was required to construct a 7-foot wide attached concrete sidewalk on Pine Avenue abutting the site. On January 20. 2004, the Ada County Highway District staff reviewed an application requesting conditional use and preliminary plat approval to construct an 18-lot multi-family residential subdivision on 5.70-acres. Round Tree Subdivision is zoned L-O and is proposed to contain eighteen 4-plexes and 3-common lots that will utilize a common driveway. The site is located on the south side of Pine Avenue just east of Linder Road. The applicant proposed to utilize the existing 30-foot wide curb return type driveway that intersects Pine Avenue approximately 10-feet east of the west property line. This driveway was approved with the preliminary plat. The applicant also received a modification of policy for the additional right-of-way. District policy generally requires the dedication of 35-feet from centerline on all collector roadways. Due to the fact that Pine Avenue was not in the District's Five Year Work Program or Capital Improvements Plan to be improved in the next 20 years and the fact that Pine Avenue is currently fully improved on both sides of the road, staff recommended at that time the applicant not be required to dedicate additional right-of-way or make additional improvements to Pine Avenue at this time. 12. Additional information: Inter-connectivity is a high priority for the District. The development site abuts the Meridian Friends Church to the east. West Idaho Avenue and West Broadway Avenue are two existing stub streets; into the Church site from the residential neighborhood on the east. The applicant's site plan provided with the application indicates an emergency access to the parcel to the west approximately 75-feet south of the Nine Mile Drain drainage easement boundary line. District staff is supportive of the emergency access, and the access should be signed accordingly. B. Findings for Consideration Right-of-Way District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1B). This right-of- way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached sidewalks and bike lanes. On October 17, 2003, the Ada County Highway District Commission reviewed and approved changes and/or modifications to the District Policy Manual. District policy requires the developer to improve 3 every public alley, local street, residential collector and collector roadway to appropriate District standards. Collector roadways will be designed with sufficient pavement width to accommodate both motorized and non-motorized Traffic. The standard width of right-of-way for collector roadways shall be 70-feet (35-feet from centerline). The owner/developer will not be compensated for this additional right-of--way because collector roadways are to be brought to adopted standards by the developers of abutting properties. The standard width of pavement shall be 46-feet from back of curb to back of curb. District policy generally requires the dedication of 35-feet from centerline on all collector roadways. Pine Avenue is a collector roadway with 2-travel lanes, center lane including bike lanes with curb, and gutter within 60-feet of existing right-of-way. Therefore the applicant should not be required to dedicate additional right-of-way with this development. This is consistent with previous action regarding developments that have roadway improvements existing. 2. Street Sections/Sidewalks District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right- of-way with parking prohibited on both sides. The proposed development site is the last parcel on this portion of Pine Avenue without sidewalk. The applicant has two options regarding the construction of sidewalk along Pine Avenue: Option # 1: The applicant should be required to construct a 7-foot attached sidewalk abutting the site. The District shall require an easement from the applicant for that portion of sidewalk outside of the existing right-of-way. This is consistent with previous action regarding developments that have roadway improvements existing, Please contact the Right-of-Way Division of 387-6270 for guidelines. OR Option # 2: The applicant should be required to dedicate additional right-of-way fo provide for the construction of the 7-foot attached sidewalk and 2-foot utility strip located within the new right-of--way. The owner/developer will not be compensated for this additional right-of-way because collector roadways are to be brought to adopted standards by the developers of abutting properties. 3. Minor Improvements District policy 7203.6 requires the applicant of a proposed development to make improvements to existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace deteriorated facilities. 4. Driveways/ Collectors Successive Driveways District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. The applicant is proposing to construct two driveways info the site intersecting Pine Avenue. Driveway # 1 is proposed to be located 16-feet east of the western property line. This entrance is in alignment with North 11 m Street Wesf located on the north side of Pine Avenue. 4 Driveway # 2 is proposed to be offset 138-feet east of driveway # 1, measured near edge to near edge (110-feet west of the eastern property line). This entrance is in alignment with the driveway on the north side of Pine Avenue for 1118 West Pine Avenue. Both locations meet District policy and should be approved as proposed. Construction District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. 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. 5. Commuteride ACHD's Commuteride staff will contact the applicant. to provide information on alternative transportation programs that are available. ATP 1. In order to reduce trips to and from this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Catherine Sanchez at 387-6160. TMA/TMO 2. In order to reduce trips to and from this development, it is recommended that the tenants occupying the proposed building(s) be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking enhancements). An annual survey will be required of the T'MA/TMO to monitor participation in alternative transportation programs and forwarded to the ACRD Commuteride Office. C. Site Specific Conditions of Approval The applicant has two options regarding the sidewalk along Pine Avenue: Option # 1: The applicant shall be required to construct a 7-foot attached sidewalk abutting the site. The District shall require an easement from the applicant for that portion of sidewalk outside of the existing right-of-way. This is consistent with previous action regarding developments that have roadway improvements existing. Please contact the Right-of-Way Division at 387-6270 for guidelines. 5 OR Option # 2: The applicant shall be required to dedicate additional right-of-way to provide for the construction of the 7-foot attached sidewalk and 2-foot utility strip located within the new right-of--way. The owner/developer will not be compensated for this additional right-of-way because collector roadways are to be brought to adopted standards by the developers of abutting properties. 2. Construct driveway # 1 as a curb return type driveway with 15-foot radii intersecting Pine Avenue 16- feet east of the western property line as proposed. This driveway is in alignment with North 11 m Street West located on the north side of Pine Avenue. This driveway location meets District policy and shall be approved with this development. Pave the driveway to its full width of 25-feet as proposed, and at least 30-feet into the site beyond the edge of pavement of the roadway and install 15-foot curb radii abutting the existing roadway edge. Driveway # 2 as a curb return type driveway with 15-foot radii offset 138-feet east of driveway # 1, measured near edge to near edge as proposed. (110-feet west of the eastern property line). This driveway is in alignment with the driveway on the north side of Pine Avenue for 1118 West Pine Avenue. This driveway location meets District policy and shall be approved with this development. Pave the driveway to its full width of 25-feet as proposed, and at least 30-feet into the site beyond the edge of pavement of the roadway and install 15-foot curb radii abutting the existing roadway edge. 4. The applicant shall replace unused curb cuts on Pine Avenue with standard curb, gutter and concrete sidewalk to match required improvements. 5. Other than the access point(s) specifically approved with this application, direct lot or parcel access to Pine Avenue is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 6. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. 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