Agency Comments~~~~~
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Date: January 2, 2013
To: Providence Management, LLC
William Evans
7761 W Riverside Drive, Ste 100
Boise, ID 83714
Subject: Karmelle Subdivision/MPP-12-014
3595 E Victory Road
Rebecca W. Arnold, President
Sara M. Baker, Vice President
John S. Franden, Commissioner
Carol A. McKee, Commissioner
Mitchell A. Jaurena, Commissioner
On January 2, 2013 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) 387-6171.
Sincerely,
Stacey Yarrington
Planner II
Development Services
Ada County Highway District
CC: Project file
City of Boise (via a-mail)
J-U-B Engineers, Inc. (via a-mail)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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Development Services Department
Project/File: Karmelle/MPP-12-014
This is a Preliminary Plat application consisting of 43 buildable lots and 12 common
lots on16.13 acres. The site is located at 3595 and 3465 E. Victory Road, Meridian,
Idaho.
Lead Agency: City of Meridian
Site address: 3595 & 3465 E Victory Road
Staff Approval: January 2, 2013
Applicant: Providence Management, LLC
William Evans
7761 W Riverside Drive, #100
Boise, ID 83714
Representative: J-U-6 Engineers, Inc.
Scott Wonders
250 S Beechwood Avenue, #201
Boise, ID 83709
Staff Contact:
Stacey Yarrington
Phone: 387-6171
E-mail: syarringtonCc~achdidaho.org
Tech Review: December 18, 2012
A. Findings of Fact
1. Description of Application: This application is for a Preliminary Plat consisting of 43 single-
family buildable lots and 12 common lots. The site is located on 16.13 acres at 3595 and 3465
E. Victory Road, Meridian, Idaho.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zonin
North Rural Urban Transition (Ada County)/Medium Low-
Densit Residential Cit of Meridian RUT/R-4
South R-4 Medium Low-Density Residential (City of
Meridian /Rural Urban Transition Ada Count R-4/RUT
East Rural Urban Transition Ada Count RUT
West Community Business (City of Meridian)/Rural Urban
Transition Ada Count C-C/RUT
Karmelle/MPP12-014
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Adjacent Development: The following developments
are pending or underway in the vicinity of the site:
• Maxfield Subdivision (MPP-08-004/MCUP-08-008),
a preliminary plat application for 6 residential lots &
a conditional use application for an Assisted Living
Facility for five of the six lots on approximately 4.7-
Acres was approved by District staff on May 28,
2008.
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):
• Victory Road is listed in the Capital Improvements Plan to be widened to 5-lanes from Eagle
Road to Cloverdale Road between 2022 and 2026.
B. Traffic Findings for Consideration
1. Trip Generation (if TIS not required): This development is estimated to generate 409 additional
vehicle trips per day (19 existing); 43 additional vehicle trips per hour in the PM peak hour (2
existing), based on the Institute of Transportation Engineers Trip Generation Manual, 9~' 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
Victory Road 907-feet Minor Arterial 599 Better than
«
„ Better than
~,
«
E E
Falcon Drive 258-feet Local N/A N/A N/A
* Acceptable level of service for atwo-lane minor arterial is "E" (690 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 Victory Road west of Eagle Road was 7,095 on
11 /26/12.
No traffic counts were available for Falcon Drive.
~.-.
Findings for Consideration
1. Victory Road
a. Existing Conditions;
sidewalk abutting the
centerline).
Victory Road is improved with 2-travel lanes, and no curb, gutter or
site. There is 80-feet of right-of-way for Victory Road (32-feet from
2 Karmelle/MPP12-014
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.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of--curb to back-of--curb) within
96-feet of right-of--way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
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.
A permanent right-of--way easement shall be provided if public sidewalks are placed outside of
the dedicated 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.).
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall
widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel
shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be
required (See Section 7205.5.5).
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
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 Arterial Road is designated in the
MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 71-foot street section
within 97-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate an additional 16-feet of right-of-
way and improve Victory Road with vertical curb, gutter and 5-foot wide detached meandering
sidewalk.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy. Staff
recommends approval of the applicant's proposal.
The applicant should construct the 5-foot wide detached concrete sidewalk a minimum of 41-
feet from centerline of Victory Road abutting the site. The sidewalk should run parallel to
3 Karmelle/MPP12-014
Victory Road. The applicant should provide the District with a permanent right-of--way
easement for any portion of sidewalk located outside of the right-of-way.
2. Falcon Drive
a. Existing Conditions: Falcon Drive is improved with 2-travel lanes, 25-feet of pavement, and
no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Falcon Drive
(25-feet from centerline).
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to atl of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of--way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of--curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of--curb to
back-of--curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of--way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of--curb to back-
of-curb) for developments with any buildable lot that is less than 1 acre in size.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of--curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
4 Karmelle/MPP12-014
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of--way easement shall be provided if public sidewalks are placed outside of
the dedicated 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.).
Half Street Policy: District Policy 7207.2.2 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.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands
may be constructed in turnarounds if a minimum 29-foot street section is constructed around
the island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval
from the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the
written approval of the agency providing emergency fire service for the area where the
development is located.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACRD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant's Proposal: The applicant is not proposing any improvements to Falcon Drive.
5 Karmelle/MPP12-014
d. Staff Comments/Recommendations: The applicant's proposal does not meet District
Policy. Staff is recommending that the applicant should be required to construct Falcon Drive
abutting the site as one half of a 36-foot street section, which is consistent with ACRD policy,
including curb, gutter and concrete sidewalk (minimum 5-feet wide), plus 12-feet of additional
pavement widening beyond the centerline.
3. Bay Star Way
a. Existing Conditions: There are no existing public roads into this site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of--curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to
back-of--curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of-way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section {back-of--curb to back-
of-curb) for developments with any buildable lot that is less than 1 acre in size.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of--curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
6 Karmelle/MPP12-014
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of--way easement shall be provided if public sidewalks are placed outside of
the dedicated 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.).
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply fora license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding,
c. Applicant's Proposal: The applicant is proposing to construct Bay Star Way, into the site as
a 52-foot street section, curb, gutter and 5-foot wide detached meandering sidewalk within 70-
feet of right-of-way with a 10-foot wide by 130-foot long landscape median at the entrance to
Bay Star Way and Victory Road. The travel lanes are 21-feet wide on each side of the
median.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy. Staff
recommends that the sidewalk should be redesigned to run parallel to the adjacent roadway.
The applicant should be required to dedicate the proposed center landscape islands as right-
of-way. The homeowners associate should apply for a license agreement to maintain the
landscaping to be located within the island.
4. Internal Streets
a. Existing Conditions: There are no existing public roadways within this site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of--curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to
back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of--way.
7 Karmelle/MPP12-014
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of--curb to back-
of-curb) for developments with any buildable lot that is less than 1 acre in size.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of--curb. Where feasible; a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of--way easement shall be provided if public sidewalks are placed outside of
the dedicated 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's Proposal: The applicant is proposing to construct the internal local streets as
36-foot street sections (back of curb to back of curb) with rolled curb, gutter, and 5-foot wide
attached sidewalks, within 50-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy.
Staff recommends that the applicant's proposal be approved as proposed.
5. Roadway Offsets
a. Existing Conditions: There are no existing roadway offsets abutting the site.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1 a (7205.4.6).
8 Karmelle/MPP12-014
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330-feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-
feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct a new local roadway, Bay Star
Way, to intersect Victory Road approximately 1,152-feet (measured centerline to centerline)
east of Eagle Road. The new local roadway offset is in alignment with the intersecting street,
Bay Star Way, to the north.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy. Staff
recommends approval as proposed.
6. Stub Streets
a. Existing Conditions: There are no existing stub streets abutting this site.
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) 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 7207.2.5.4 (local), except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
In addition, 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 7207.2.4 (local) 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. In 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 is proposing to construct 2 stub streets, Cullen Drive and
Shaver Street, to two adjoining properties to the east. The first stub street is proposed 213-
feet south of Victory Road (measured centerline to centerline) and the second is proposed
695-feet south of Victory Road (measured centerline to centerline). Both stub streets are less
than 150-feet in length.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District Policy
as the second proposed stub street, Shaver Street, intersects two property lines.
Staff recommends approval of the applicant's proposal for the first stub street, Cullen Drive,
and recommends approval of the second stub street, Shaver Street, with the condition that the
applicant should be required to move the second stub street to align along the property line of
Lot 9, Golden Eagle Estates. The applicant should also be required to install a sign at the
terminus of both stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
9 Karmelle/MPP12-014
7. 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.
8. 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.
9. Other Access
Victory Road is classified as a minor arterial 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 16-feet of right-of-way from centerline of Victory Road abutting the site.
2. Construct a 5-foot wide detached concrete sidewalk on Victory Road abutting the site located a
minimum of 41-feet from the centerline of Victory Road abutting the site. Provide the District with
a permanent right-of-way easement for any portion of sidewalk located outside of the right-of-way.
3. Construct Falcon Drive as one-half of a 36-foot street section plus 12 additional feet of pavement
with curb, gutter, and 5-foot wide concrete sidewalk abutting the site.
4. Construct Bay Star Way as a 52-foot street section, curb, gutter and 5-foot wide detached
meandering sidewalk within 70-feet of right-of-way with a 10-foot wide by 130-foot long landscape
median at the entrance to Bay Star Way and Victory Road, as proposed. Construct the travel
lanes to be 21-feet wide on each side of the median. This roadway should align centerline to
centerline with Bay Star Way on the north side of Victory Road across from the site.
5. Construct a 5-foot wide detached concrete sidewalk on Bay Street Road abutting the site located
a minimum of 35-feet from centerline of Bay Street intersecting Victory Road butting the site.
6. The landscape median on Bay Star Way shall be platted as right-of--way owned by ACHD.
7. The Developer or Homeowners Association shall apply for a license agreement if landscaping is
to be placed within the median.
8. Redesign the sidewalks on Bay Star Way to run parallel to the adjacent roadway.
9. Construct the internal streets, Cullen Way, Cullen Drive, Pyrus Court, Danseur Avenue, and
Shaver Street as 36-foot street sections with curb, gutter, and 5-foot wide attached sidewalk, as
proposed.
10. Construct the stub street, Shaver Street, to align along the property line of Lot 9 Golden Eagle
Estates, abutting the site to the east.
11. The applicant should also be required to install signs at the terminus of the two stub streets
(Cullen Drive and Shaver Street) stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
10 Karmelle/MPP12-014
12. Payment of impacts fees are due prior to issuance of a building permit.
13. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the ACRD 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, 7203.3, 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 ACRD 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 ACRD 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, 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 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.
11 Karmelle/MPP12-014
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.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
12 Karmelle/MPP12-014
VICINITY MAP
13 Karmelle/MPP12-014
SITE PLAN
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14 Karmelle/MPP12-014
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.
15 Karmelle/MPP12-014
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 aomwhted by Ano##,~t~`
^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 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.
16 Karmelle/MPP12-014
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.
17 Karmelle/MPP12-014
JOINT SCHOOL DISTRICT NO. 2
1303 E. CENTRAL DRIVE
MERIDIAN, IDAHO 83642
DR. LINDA CLARK
SUPERINTENDENT
November 27, 2012
City of Meridian
City Clerk's Office
Meridian ID 83642
Dear Planners:
Joint School District No. 2 has experienced phenomenal student growth in the last ten years. Nearly
every high school, middle school, and elementary school throughout the district is operating at or over
capacity. Approval of the Karmelle Subdivision will have an impact on school enrollments at the
elementary, middle school and high school levels in Joint School District No. 2. Based on U.S. census
data, we can predict that these homes, when completed, will house 35 school aged children.
Joint School District No. 2 supports economic growth. However, growth fosters the need for additional
school capacity. Revenue support from developers of new residential subdivisions for the purchase of
the school sites necessary to serve the proposed subdivision is required. Joint School District No.2
estimates the revenue required for the purchase of future school sites is $830.00 per new home
constructed. The approval of Karmelle Subdivision will create the need for $35,690.00 in revenue to
purchase the school sites this subdivision will require. In lieu of these sources of revenue, the district
will accept the donation of land appropriate for a school site. Such a site would need water and sewer
service available, and prior to the commencement of construction, the district will need to pass a bond
issue for the construction of schools.
Residents cannot be assured of attending the neighborhood school as it may be necessary to bus
students to available classrooms across the district. We ask that you require the developer to provide
safe walkways, bike baths and safe pedestrian access for our students.
School capacity is addressed in Idaho code 67-6508. Joint School District No. 2 is currently operating
beyond capacity. Future development will continue to have an impact on the district's capacity.
Sincerely,
Bruce Gestrin Ph.D.
Assistant Superintendent
CENTRAL
•~ DISTRICT
~RHEALTH
DEPARTMENT
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Return to:
^ ACZ
^ Boise
^ Eagle
^ Garden City
^ Kuna
Meridian
^ Star
Rezone #
Conditional Use #
Preliminary /Final /Short Plat ~~~ -- ~ ~ `'~
^ 1. 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
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
8. After writte approval from appropriate entities are submitted, we can approve this proposal for:
~eer~tral sewage ^ community sewage system ^ community water well
^ intenm sewage central water
^ individual sewage ^ mdividual water
9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
tral sewage ^ ommuniry sewage system ^ communiry water
^ sewage dry lines central water
^ 10. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 12. 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
13. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be
submitted to CDHD.
^ 14. Reviewed By: U
Dater/~ /~Z
Review Sheet
15726-OOtEH1111
IDAHO
November 9, 2012
* ~
9 ~'
y
Z ~
~Ap9rg1'ION DBQpQti
Machelle Hill
Meridian City Clerk's Office
33 East Idaho Avenue
Meridian, Idaho 83642
VIA EMAIL
Re: Preliminary Plat for the Karmelle Subdivision (PP 12-014)
The Idaho Transportation Department has reviewed the referenced preliminary plat application
for the Karmelle Subdivision east of Eagle Road and south of Victory Road. ITD has the
following comments:
I) ITD has no objection to the requested preliminary plat. The project does not require access
to a State Highway and the trip generation is similar to the number anticipated under the
City's Comprehensive Plan.
If you have any questions, you may contact Matt Ward at 334-8341 or me at 334-8377.
Sincerely,
~~~8~
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise, ID 83707-2028
(208) 334-8300
itd.idaho.gov
Dave Szplett
Development Services Manager
dave.szplett(a~ itd. idaho. Gov
p n ~.
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX #208-463-0092 nmid.org
OFFICE: Nampa 208-466-7861
~ 2 SHOP: Nampa 208-466-0663
City. of ilMsridian
City Clerk's Office
33 E Broadway Avenue Ste 102
Meridian, ID 83642-2619
RE: PP 12-014/Karmelle
Dear Jaycee:
Provided all storm drainage is retained on-site there will be no impact on Nampa & Meridian
Irrigation District (NMID) and no further review will be required.
However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District (NMID)
requires that a Land Use Change Application is filed for review prior to final platting. Please
contact Suzy Hewlett at 466-7861 for further information.
All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-
3805. It is recommended that irrigation water be made available to all developments within the
Nampa & Meridian Irrigation District (NMID).
Please be advised that irrigation water is supplied by the Boise Project Board of Control via the
McDonald Lateral. Therefore for further comments on this project please contact Bob Carter,
Boise Project -Board of Control, at 344-1141 or 2465 Overland Rd., Room 202, Boise, Idaho
83705-3173.
Sincerely,
~~~
Greg G. Curtis
Water Superintendent
Nampa & Meridian Irrigation District
GGC/dbg
C: File/Office
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS-23,000
BOISE PROJECT RIGHTS - 40,000
c~ia & 7~fe~id~a~ ~I~cigat~o~ ?~i~zict
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX #208-463-0092 nmid.org
OFFICE: Nampa 208-466-7861
SHOP: Nampa 208-466-0663
Scott Wonders
J-U-B Engineers, Inc.
250 S. Beechwood Ave. #201
Boise, ID 83709
RE: Land Use Change Application - Karmelle Subdivision
Please note the District now requires three (3) sets of plans
Dear Mr. Wonders:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with Greg G.
Curtis, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or Greg G. Curtis, at the District's shop.
Sincerely,
Suzette G. Hewlett, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
SGH/smk
cc: File
Water Superintendent
City Clerk's office, City of Meridian
Providence Management, LLC, 7761 W
enc.
Riverside Drive, #100, Boise, I
COPY
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
20 November 2012