Agency Comments5
Date: April 22, 2013
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To: JLJ, Inc.
Attn: James Jewett
1735 W Franklin Road, Ste. 145
Meridian, Idaho 83642
Subject: Twelve Oaks/ MMDA-13-008
Sara M. Baker, President
John S. Franden, Vice President
Rebecca W. Arnold, Commissioner
Mitchell A. Jaurena, Commissioner
Jim Hansen, Commissioner
1845 W Franklin Road
Amendment to Development Agreement and concept for mixed use subdivision
(Previously reviewed as Harks Canyon Creek Subdivision/MPP-05-058/
MCUP-05-051/MAZ-05-056)
In response to your request for comment, the Ada County Highway District (ACRD) staff has
reviewed the submitted application and concept plan for the item referenced above. The concept
plan for Twelve Oaks subdivision is inconsistent with the application for Harks Canyon Creek
approved by ACHD in November 2005.
This application is for a concept plan only. Listed below are some of the findings for consideration
that the District has identified specific to the site, further review will be required and the District
may add additional findings for consideration when it reviews a future development application.
ACRD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Franklin Road is designated in the MSM as a
Planned Commercial Arterial with 5-lanes and on-street bike lanes, an 82-foot street section within
108-feet of right-of--way.
• The applicant will be required to dedicate sufficient right-of-way to accommodate the future
widening of Franklin Road as designated in the MSM.
Local 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.
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.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
• The applicant will need to provide stub streets to adjoining properties to the west and east.
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Stacey Yarrington
Planner II
Development Services
CC: Project file,
City of Meridian, (via a-mail)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Applicant's Responsibilities
Prior to final approval the applicant will be required to submit construction plans to
the ACHD Development Review Section for review and approval and to ensure
compliance with the conditions identified above and/or for traffic impact fee
assessment. This is a separate review process that requires direct plans submittal
to the Development Review staff at the Highway District. The Plan Submittal
Checklist can be found on the ACHD website at http://www.achdidaho.org/Forms.
• A traffic impact fee will be assessed by ACHD after plans have been submitted and
approved, and will be due prior to the issuance of a building permit.
For questions regarding the submittal of your construction plans and impact fee
assessment please contact Development Review staff at 208-387-6170.
• Prior to the construction or installation of any roadway improvements (curb, gutter,
sidewalk, pavement widening, driveways, culverts, etc), a permit must be obtained
from ACHD.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Standard Conditions of Approval
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, 7203.6, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 387-6280
(with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACRD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation
of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require
the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that
time unless awaiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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 completed by Appllcartt;
^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 ACRD 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.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant
of the final decision made by the ROWDS Manager when it is alleged that the ROWDS
Manager did not properly apply this section 7101.6, did not consider all of the relevant facts
presented, made an error of fact or law, abused discretion or acted arbitrarily and
capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
~oAHO IDAHO TRANSPORTATION DEPARTML°NT
P O. Box 8028
* * Boise, ID 83707-2028 (20td. daho.goy
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April 8, 2013
Machelle Hill
Meridian City Clerk's Office
33 East Idaho Avenue
Meridian, Idaho 83642
VIA EMAIL
Re: MDA13-008 for the Twelve Oaks (Harks Canyon Creek) Subdivision
The Idaho Transportation Department has reviewed the referenced development agreement for
the Twelve Oaks (Harks Canyon Creek) Subdivision west of Ten Mile Road and south of west
Franklin Road. ITD has the following comments:
1) ITD has no objection to this application and requires no mitigation. The proposed
changes to the development agreement and does not impact the State Highway System.
If you have any questions, you may contact Matt Ward at 334-8341 or me at 334-8377.
Sincerely,
~~~
Dave Szplett
Development Services Manager
dave. szp Jett ,~ itd. idaho.gov
~i~
Machelle Hill
From: Mack Myers <mack@settlersirrigation.org>
Sent: Wednesday, April 10, 2013 9:02 AM
To: Machelle Hill
Cc: Bruce Freckleton; 'Greg Curtis (gcurtis@nmid.org)'
Subject: RE: City of Meridian Dev App -Twelve Oaks MDA 13-008
This development does not impact Settlers Irrigation District.
Please contact the impacted Irrigation district, Greg Curtis @ Nampa and Meridian Irrigation @gcurtis@nmid.org for
further review.
All impacted irrigation/drainage facilities must be contacted prior to any construction for review and comment. All
irrigation/drainage facilities must remain protected.
Thanks,
Mack Myers
District Manager
Settlers Irrigation District
P.O. Box 7571
Boise, ID 83707
Cell 208-871-4468 Office 208-343 5271 Fax 208 343-1642
From: Machelle Hill [mailto:mhill@meridiancity.org]
Sent: Monday, April 08, 2013 11:33 AM
Subject: City of Meridian Dev App -Twelve Oaks MDA 13-008
City of Meridian
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Development Application Transmittal
To: Outer A encies Comments due b A ri130, 2013
Transmittal Date: A ri18, 2013 File No.: MDA 13-008
Hearin D ate: Ma 7, 2013
Request: Public Hearing -Amendment to the Development Agreement to remove the language
pertaining to the expired plat and to include a conceptual development plan for a
mixed use develo meat for Twelve Oaks fka Hark's Can on Creek Sub
B JLJ, Inc.
Location of Pro a or Pro'ect: 1845 W. Franklin Road
5~~
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City cif Meridian
City .Clerk's Office
33 E Broadway Avenue, Suite 102
Meridian, ID 83642-2619
RE: MDA13-A08ITwelve Oaks
Dear Jaycee:
1503 FIRST STREET SOUTH
FAX #208-463-0092
NAMPA, IDAHO 83651-4395
nmid.org
OFFICE: Nampa 208-466-7861
SHOP: Nampa 208-466-0663
Nampa & Meridian Irrigation District (NMID) has no comment on the above-referenced
application.
However, at the time this parcel of ground is developed a Land Use Change Application must
be filed. NMID must approve all plans dealing with any encroachments within the easement
of the District's Ten Mile Drain which courses on the south of this project. The easement for
the drain in this area is one hundred feet (100'); fifty feet (50') each side of centerline. The
Von Lateral courses on the west side with an easement of forty-feet (40'); twenty feet (20')
each side of centerline.
Any and all encroachments must have approved plans and signed License Agreement with
NMID before construction starts. Please contact the District directly to verify the width of
easement necessary to operate, maintain, and repair these laterals.
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.
Sr~cea'ely,
n C~.
Greg G. Curtis
Water Superintendent
Nampa & Meridian Irrigation District
GGC/dbg
PC: File/Office