Agency Comments~~
G~~-'~d ~>o S
Date: March 14, 2013
To: Douglas Carnahan (sent via email)
Oak Leaf Development Company, Inc.
4042 W. Chinden Boulevard
Meridian, ID 83646
Sara M. Baker, President
John S. Franden, Vice President
Rebecca W. Arnold, Commissioner
Mitchell A. Jaurena, Commissioner
Jim Hansen, Commissioner
Subject: Oak Leaf Subdivision (MPP-13-005)
4410 W. Chinden Boulevard
On March 14, 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) 387-6174.
Sincerely,
~~
Jarom Wagoner
Planner II
Development Services
Ada County Highway District
CC: Project file
City of Meridian (sent via email)
Barry Semple, RiveRidge Engineering (sent via email)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
~~ ~~ ~ ~ ~
Development Services Department
Project/File: Oak Leaf Subdivision (MPP-13-005)
This is a preliminary plat application to subdivide approximately 10 acres into 4
single family lots and 2 common lots. The site is located at 4410 W. Chinden
Boulevard in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: 4410 W. Chinden Boulevard
Staff Approval: March 14, 2013
Applicant: Douglas Carnahan
Oak Leaf Development Company, Inc.
4042 W. Chinden Boulevard
Meridian, ID 83646
Representative: Barry Semple
RiveRidge Engineering
2447 S. Vista Avenue
Boise, ID 83705
Staff Contact: Jarom Wagoner
Phone: 387-6174
E-mail: iwagoner(a~achdidaho.ora
Tech Review: March 14, 2013
A. Findin gs of Fact
Description of Application: The applicant is proposing to subdivide approximately 10 acres
into 4 residential lots and 2 common lots. The residential lots are all proposed to be greater than
1.0 acres in size.
2.
Description of Adjacent Surrounding Area:
Direction Land Use Zonin
North Rural Urban Transition Zone RUT
South Medium-Densit Residential District R-8
East Low-Densit Residential District R-2
West Medium-Densit Residential District R-8
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:
• Spurwing Greens Subdivision, located adjacent the site to the south is a 214 residential lot
subdivision, approved in October of 2010.
2 Oak Leaf
5. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
6. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program or the District's Capital Improvement Plan (CIP).
B. Traffic Findings for Consideration
Trip Generation: This development is estimated to generate 29 additional vehicle trips per day
(10 existing); 3 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 9th 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
Chinden Blvd. None Expressway 695 N/A N/A
(H 20/26
Sugar Tree g6 feet Local N/A N/A N/A
Drive
** ACHD does not set level of service thresholds for State Highways.
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 Chinden Boulevard west of Ten Mile Road was 14,107
on June 1, 2011.
C. Findings for Consideration
1. Standard Rural Local Street
a. Existing Conditions: The site has no internal streets.
b. Policy:
Standard Rural Local Street Policy: District Policy 7207.5.2.4 states that the standard
street width for rural developments with lot sizes of 1-acre or greater, but less than 5-acres per
dwelling shall provide streets with a 30-foot wide surface (26-feet of pavement with 2-foot
concrete ribbon on each side), 4-feet of which will be striped for non-motorized travel on each
side. The minimum right-of-way width for this street section shall be 52-feet in order to
encompass the entire swale section. The developer shall construct on both sides of the road
a 2-foot wide (minimum) concrete ribbon 8-inches thick and an 8-foot wide drainage swale
along the edge of the pavement to accommodate the runoff from the development. See
District Policy Section 7207.5.6 for roadside swale requirements. Requests for variations of
the provision for non-motorized travel (pedestrian and bikes) will be considered on a case-by-
case basis.
c. Applicant Proposal: The applicant is proposing to construct a rural street section with a 30-
foot wide surface, 2 feet of ribbon curbing, 4-foot wide striped pedestrian path, and 8-foot wide
drainage swales within 52 feet of right-of--way.
3 Oak Leaf
d. Staff Comments/Recommendations: The applicant's proposal meets District Rural Street
Section Policy and should be approved, as proposed. The drainage swales should be built in
compliance with District Policy 7207.5.6.
2. Roadway Offsets
a. Existing Conditions: There are no existing roadway offsets internal to the development.
b. Policy:
Local Offset Policy: 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 the entrance street (Treehaven
Place) to intersect Sugar Tree Drive 200 feet north of Pira Street (measured centerline-to-
centerline).
d. Staff Comments/Recommendations: The applicant's proposal meets District Roadway
Offsets Policy and should be approved, as proposed.
3. 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.
4. 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.
D. Site Specific Conditions of Approval
1. Construct Treehaven Place as a rural local street section with a 30-foot wide paved surface, 2 feet
of ribbon curbing, 4-foot wide striped pedestrian paths, and 8-foot wide drainage swales within 52
feet of right-of--way, as proposed.
2. Construct Treehaven Place to intersect with Sugar Tree Drive 200 feet north of Pira Street, as
proposed.
3. Payment of impacts fees are due prior to issuance of a building permit.
4. 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/water systems are prohibited from being located within 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 Oak Leaf
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of--way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the 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, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACRD 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
5 Oak Leaf
Oak Leaf
Site Plan
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7 Oak Leaf
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.
8 Oak Leaf
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.
~tifl18 t0 '~ CW1'i LiV 14giD~GBJ'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.
9 Oak Leaf
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an
applicant of the final decision made by the ROWDS Manager when it is alleged that the
ROWDS Manager did not properly apply this section 7101.6, did not consider all of the
relevant facts presented, made an error of fact or law, abused discretion or acted
arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy
Manual.
Filing Fee: The Commission may, from time to time, set reasonable fees to
be charged the applicant for .the processing of appeals, to cover
administrative costs.
Initiation: An appeal is initiated by the filing of a written notice of appeal
with the Secretary of Highway Systems, which must be filed within ten
(10) working days from the date of the decision that is the subject of the
appeal. The notice of appeal shall refer to the decision being appealed,
identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary
of the provisions of the policy relevant to the appeal and/or the facts
and law relied upon and shall include a written argument in support of
the appeal. The Commission shall not consider a notice of appeal that
does not comply with the provisions of this subsection.
Time to Reply: The ROWDS Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of
the appeal, and may during such time meet with the appellant to discuss
the matter, and may also consider and/or modify the decision that is
being appealed. A copy of the reply and any modifications to the
decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
Notice of Hearing: Unless otherwise agreed to by the appellant, the
hearing of the appeal will be noticed and scheduled on the Commission
agenda at a regular meeting to be held within thirty (30) days following
the delivery to the appellant of the ROWDS Manager's reply to the notice
of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week
prior to the hearing.
Action by Commission: Following the hearing, the Commission shall either
affirm or reverse, in whole or part, or otherwise modify, amend or
supplement the decision being appealed, as such action is adequately
supported by the law and evidence presented at the hearing.
10 Oak Leaf
3~'~
Mmi`G4~a 11, 2013
City of tlAeridian
City Clerk's Office
33 E Broadway Avenue, Suite 102
Meridian, ID 83642-2619
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX #208-463-0092 nmid.org
OFFICE: Nampa 208-466-7861
SHOP: Nampa 208-466-0663
RE: PP 13-005/Oak Leaf Subdivision
Dear Jaycee:
Nampa & Meridian Irrigation District (NMID) has no comment on the above-referenced
application as it lies outside of our district boundaries. Please contact Settlers Irrigation at
344-2471 or at PO Box 7571, Boise, ID 83707.
All laterals and waste ways must be protected. All municipal surface drainage must be
retained on-site. If any surface drainage leaves the site, Nampa & Meridian Irrigation District
(NMID) must review drainage plans. The Developer must comply with Idaho Code 31-3805.
Sincerely,
l.~-''`
Gre'G. Curtis
9
Water Superintendent
Nampa & Meridian Irrigation District
GGC/dbg
C: Settlers Irrigation
Fiie/Office
. -c. ,..
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS -40,000
.. DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT
Return to:
HEALTH Environmental Health Division ^ ACz
DEPARTMENT
31 ~ ^ Boise
1 ^ Eagle
Rezone # ^ Garden City
Conditional Use # ^ Kuna
Preliminary /Final /Short Plat TQ 1~- bD`~ 1~,~~~'C Su~n~;~~~~1~n ~ Meridian
^ Star
^ 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.
L~.8. After written approval from appropriate entities are submitted, we can approve this proposal for:
C,~central sewage ^ community sewage system ^ community water well
~~jj interim sewage central water
^ individual sewage individual water
C~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. 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:
Date:~~/ Z ~
Review Sheet
15726-OOtEH1111