ACHD Final Report 2/6/14f ~~~~~
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Date: February 6, 2014
(Via a-mail)
To: Conger Management Group
Attn: Jim Conger
1627 S Orchard Street
Boise, ID 83705
Subject: Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
2760 E Fairview Avenue
John S. Franden, President
Mitchell A. ]aurena, Vice President
Rebecca W. Arnold, Commissioner
Sara M. Baker, Commissioner
Jim Hansen, Commissioner
On February 5, 2014 the Ada County Highway District Commission 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.
As was brought up in the public hearing, the City of Meridian is requiring a 10-foot wide
pedestrian path along Fairview Avenue abutting the property in lieu of a sidewalk. ACHD will
require the path to be placed in an easement and an agreement between the City of Meridian
and/or the applicant and ACHD for maintenance of the path.
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Stacey Yarrington
Planner III
Development Services
Ada County Highway District
CC: Project file
LEI Engineers & Surveyors (via a-mail)
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
Development Services Department
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ProjectlFile: Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
This is a Comprehensive Plan Amendment, Preliminary Plat, and Rezone application
to construct 93 residential lots, 9 common lots, retain the church site, and construct 3
commercial lots on 21.51 acres. The site is located at 2760 E Fairview Avenue in
Meridian, Idaho.
Lead Agency: City of Meridian
Site address: 2760 E Fairview Avenue
Commission Regular Agenda
Hearing: February 5, 2014
Commission
Approval: February 5, 2014
Applicant: Conger Management Group
Jim Conger
1627 S Orchard Street
Boise, ID 83705
Representative: LEI Engineers & Surveyors
Laren Bailey
3023 E Copper Paint Drive
Meridian, ID 83642
Staff Contact:
Stacey Yarrington
Phone: 387-6171
E-mail: syarrington(c~achdidaho.org
A. Findings of Fact
Description of Application: The applicant is requesting approval to amend the City of
Meridian's Future Land Use Map and Comprehensive Plan from Office to Mixed Use Regional;
Rezone the site approximately 13.6-acres from L-O (Limited Office) to C-G (General Retail &
Service Commercial) and R-15 (Medium High Density Residential) with the existing Church lot
to remain as L-O; and subdivide the property into 93 residential lots, 11 common acre lots, 3
commercial lots, and 1 office lot on 22.51 acres. The project consists of 0.49 new centerline
miles. Transit services are not available to the site. The site is located at 2760 E Fairview
Avenue, Meridian, Idaho.
2.
Description of Ad'acent Surroundin Area:
Direction Land Use Zonin
North Medium Low-Densit Residential Packard Sub R-4
South Li ht Industrial Treasure Valle Business Center I-L
East General Retail & Service Commercial Vacant C-G
West Medium-Density Res. (Dove Meadows)/ Gen Retail & Serv. Com. R-8/C-G
Solterra/MCPAM-13-002/M RZ-13-015/MPP-13-037
3. Site History: The site originally was purchased in the early 1990's as a 40-acre parcel by Capitol
Christian Church. The Church then sold off portions of the property for development of the Dove
Meadows Subdivision, in March 1994, located northwest of the site; and Angel Park Subdivision,
in February 1995, located directly west of the site.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Meridian CenterCal continues to be developed east of the site.
5. Transit: Transit services are not available to serve this site.
6. New Centerline Miles: The proposed development includes 0.49 centerline miles of new public
road.
7. 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.
8. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
• Fairview Avenue is scheduled in the Five Year Work Plan for Access Management to install
median islands and/or barriers on Fairview Avenue from Linder Road to Orchard Street in
2016.
Fairview Avenue is listed in the Capital Improvements Plan to be widened to 7-lanes from
Locust Grove to Eagle Road/SH-55 between 2017 and 2021.
The intersection of Fairview Avenue and Eagle Road/SH-55 is listed in the Capital
Improvements Plan to be widened to 9-lanes on the north leg, 9-lanes on the south, 9-lanes
east, and 9-lanes on the west leg, and signalized between 2022 and 2026.
B. Traffic Findings for Consideration
1. Trip Generation: The residential development portion of this project is estimated to generate 885
additional vehicle trips per day (426 existing for the church); 93 additional vehicle trips per hour in
the PM peak hour (22 existing), based on the Institute of Transportation Engineers Trip
Generation Manual, 9th edition.
As a concept plan was not provided for the commercial lots using 20% on average for the
proposed lots sizes, an estimated 707 additional vehicle trips per day for specialty retail was used
(0 existing); 43 additional trips per hour in the PM peak hour (0 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)
PM Peak PM Peak Existing
Roadway Frontage Functional
Classification Hour Hour Level Plus
'
Traffic Count of Service Pro
ect
**State Highway 55 0-feet Principal N/A
Ea le Road Arterial
Fairview Avenue
343-feet Principal
1,302 Better than
"D" Better than
"D„
Arterial
Hickory Way 855-feet Major 200 Better than
"D" Better than
"D"
Collector
* Acceptable level of service for afive-lane principal arterial is "E" (1,770 VPH).
2 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
* Acceptable level of service for atwo-lane collector is "D" (425 VPH).
** 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 Fairview Avenue west of SH 55/Eagle Road was
25,944 on 3/6/2013.
The average daily traffic count for Hickory Way north of Fairview Avenue was 2,966 on
1/13/2014.
The average daily traffic count for Hickory Way north of Apricot Drive was 2,589 on
1/13/2014.
C. Findinas for Consideration
1. Fairview Access Management Plan
ACHD, the City of Boise and the City of Meridian are developing an access management plan to
increase safety and reduce congestion along Fairview Avenue between Orchard Street in Boise
and Linder Road in Meridian. Access management is a set of tools that work together to control
access to and from roadways. The goal is to increase safety and decrease congestion. A few
examples are medians, driveway spacing, driveway consolidation, and service and frontage
roads. The installation of medians on Fairview Avenue between Linder Road and Orchard Street
is listed in the current FYWP in 2016.
2. Fairview Avenue
a. Existing Conditions: Fairview Avenue is improved with 5-travel lanes, and no curb, gutter or
sidewalk abutting the site. There is 120-feet of right-of--way for Fairview Avenue (60-feet from
centerline).
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 7-lane street section shall be 96-feet (back-of--curb to back-of-curb) within
120-feet of right-of--way. This width typically accommodates three travel lanes in each
direction, a continuous raised or landscaped median with intermittent turn lanes, and safety
shoulders.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of--way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
3 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
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.
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 Fairview Avenue is designated in
the MSM as a Mobility Corridor with 7-lanes and on-street bike lanes, a 98-104-foot street
section within 122-128-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Fairview Avenue
abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District policy
and should not be approved. The applicant should be required to construct minimum 5-foot
wide concrete sidewalk 53-feet from centerline of Fairview Avenue abutting the site.
The applicant should be required to provide a permanent right-of-way easement for any public
sidewalks 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.
3. Hickory Way
a. Existing Conditions: Hickory Way is improved with 2-travel lanes, vertical curb, gutter, and
5-foot wide detached sidewalk abutting the site. There is 60-feet of right-of-way for Hickory
Way (30-feet from centerline).
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
4 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of--way width that extends 2-feet behind
the back-of--curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and
taking into consideration the needs of the adjacent land use, the projected volumes, the need
for bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
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.
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, collector street requirements, and specific roadway
features required through development. This segment of Hickory Way is designated in the
MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 47-foot street section
within 69-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Hickory Way
abutting the site.
d. Staff Comments/Recommendations: Hickory Way is fully improved with curb, gutter, and
detached 5-foot wide concrete sidewalk.
The applicant should be required to replace any deteriorated or deficient sidewalk with 5-feet
wide concrete sidewalk, curb, gutter or pedestrian facilities along Hickory Way abutting the
site, consistent with ACHD's Minor Improvement Policy 7203.3.
4. Clarene Drive
a. Existing Conditions: There are no existing local streets internal to the site.
5 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
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.
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.
6 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
c. Applicant's Proposal: The applicant is proposing to construct Clarene Drive as a 34-foot
street section with curb, gutter, and attached 5-foot wide concrete sidewalk within 48-feet of
right-of-way. Clarene Drive is proposed to stub to the east.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
5. Internal Streets
a. Existing Conditions: There are no existing local streets internal to the site.
b. Policy:
Reduced Urban Local Street-29-foot Street Section and Right-of-Way Policy: District
Policy 7207.5.2 states that the width of a reduced urban local street shall be 29-feet (back-of-
curb to back-of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 42-feet of right-of-way. Although some parking is allowed by the
following subsections, the District will further restrict parking on a reduced width street if
curves or other physical features cause problems, if actual emergency response experience
indicates that emergency vehicles may not be able to provide service, or if other safety
concerns arise.
Design Condition #1: Parking is allowed on one side of a reduced width street when all of
the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The developer shall install "NO PARKING" signs on one side of the street, as specified
by the District and as specified by the appropriate fire department.
• Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot
(minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are
required.
• Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be
no possibility that another street may be connected to it in a manner that would allow
more than 1,000 vehicle trips per day.
Design Condition #2: Parking is allowed on both sides of a reduced width street when the
street layout has the qualities of a road grid system and when all the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The block length of the street shall not exceed 500-feet, measured between centerlines.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
• A minimum of two street connections shall be provided to each end of the street with the
reduced width. The two connecting streets shall each connect to the larger street
system to provide the intended alternate routes of access. A street system that has one
street connection to the large street network on one end and sloop/circle street on the
other end with no outlet shall not be approved.
• Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot
(minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are
required.
Design Condition #3: Parking is allowed on both sides of a reduced width residential street
with passing pockets that are created when two driveways are constructed near the same
property line, where a 50-foot segment will not have on-street parking on the side of the street
with the driveways, and when all the following criteria are met:
7 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• Driveway locations are predetermined with curb cuts for the driveways to be installed
when the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the
street will be "paired" with an adjacent lot. If there are on odd number of lots, one lot at
either end of the street will not be "paired." Each pair of lots shall locate its driveway 5-
feet from the shared lot line of the pair.
• Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot
(minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are
required.
• The lots cannot abut an alley.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
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.).
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.
c. Applicant Proposal: The applicant is proposing to construct Solterra Way, Justin Avenue,
Chandra Avenue, and Marnita Avenue as 29-foot street sections with rolled curb, gutter, and
5-foot wide concrete sidewalk within 42-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District policy.
However, the applicant is requesting a modification of Design Condition Street Section policy
that requires vertical curb on 29-foot street sections with attached 5-foot wide sidewalks; and
to allow for rolled curb. Staff is in support of the request for modification due to the narrow lot
widths that would create continuous driveways if vertical curb is required.
6. Roadway Offsets
a. Existing Conditions: There are no existing roadway offsets internal to the development.
8 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
b. Policy:
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-
feetfrom any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct Solterra Way, a new local
roadway, utilizing the existing driveway approach, to intersect Hickory Way approximately
625-feet north of Fairview Avenue and approximately 370-feet southeast of Grapewood Drive
(measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
7. Stub Streets
a. Existing Conditions: There are no existing stub streets to the 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 1 stub street, Clarene Drive,
approximately 125-feet to the east, located between Block 1, Lots 33, 34, 35 and Block 4, Lot
33.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
8. Driveways
8.1 Hickory Way
a. Existing Conditions: There are 2 existing 25-foot wide driveways, the southern driveway
located approximately 172-feet north of Fairview Avenue and the northern driveway located
approximately 830-feet north of Fairview Avenue (measured centerline to centerline); and one
30-foot wide driveway located approximately 415-feet north of Fairview Avenue (measured
centerline to centerline) onto Hickory Way from the site.
9 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for afull-
access driveway and a minimum of 220-feet from the signalized intersection for aright-
in/right-out only driveway. Dimensions shall be measured from the centerline of the
intersection to the centerline of the driveway
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
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.
c. Applicant's Proposal: The applicant is proposing to utilize the existing driveways as follows:
• Extend the existing southern 25-foot wide driveway located approximately 172-feet north
of Fairview Avenue as a private 24-foot wide drive aisle for the 3 commercial lots; the
drive aisle will stub to the east (measured centerline to centerline).
• No change to the existing 30-foot wide driveway located approximately 415-feet north of
Fairview Avenue (measured centerline to centerline).
• The existing northern 25-foot wide driveway located approximately 830-feet north of
Fairview Avenue is proposed to be reconstructed as a local street onto Hickory Way
(measured centerline to centerline).
d. Staff Comments/Recommendations: The existing southerly driveway does not meet District
Access Management, Driveway Location policies because it does not meet the minimum
allowable distance from a signalized intersection. However, staff recommends a modification
10 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
of policy to allow the driveway to be located as proposed due to the fact that existing southern
driveway located approximately 172-feet north of Fairview Avenue is located outside of the
area of influence and approximately 30-feet north of the landscape median at the entrance of
Hickory Way. Additionally, the City should require that cross access be required to the parcel
to the east from this drive aisle and noted on the final plat.
The applicant should be required to pave the driveways their entire width and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with District Policy 7206.4.6.
9. 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.
10. 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.
11. Neighborhood Concerns:
Neighbors in the adjoining development have expressed concern regarding the "blind" corner at
the intersection of Hickory Way and Apricot Drive, as well as concern for speeding and increased
traffic on Hickory Way, which provides one access to River Valley Elementary to the north.
5/MPP-13-037
A Stopping Site Distance investigation was conducted at the Hickory/Apricot intersection to
determine conformance with AASHTO guidelines at a controlled intersection. The speed limit on
Hickory Way is 25 MPH, which requires a stopping sight distance of 280-feet. The investigation
determined that there is an existing sight restriction. When driving north on Hickory Way the
approximate sight distance was 180-feet; and when driving south on Hickory Way the
approximate sight distance was 155-feet of the Hickory/Apricot intersection.
N
"~E
S
There is also landscape foliage that has grown in the clear sight triangle areas on the east side of
Hickory Way and the north and south side of Apricot Court; which has further restricted the
stopping sight distance by approximately 50-feet. A letter has been generated by ACHD staff and
sent to the HOA to correct this problem.
S
M
SR
a
12 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
The new proposed street, Solterra Way, is located 337-feet south of the Hickory Way/Apricot
Drive intersection. As this is an existing problem and located on property not controlled by the
developer, there are no conditions of approval associated with this neighborhood concern. The
HOA should work with ACRD to correct the sight distance.
A
w E
S
A speed investigation was also conducted. The investigation looked at the average speed of the
traveling public on Hickory Way in two locations, directly north of Fairview Avenue and between
Apricot Drive and Clarene Street. The investigation found that the average speed on Hickory
Way directly north of Fairview Avenue to be 23 MPH and between Apricot Drive and Clarene
Street to be 21 MPH. The posted speed limit is 25 MPH.
ACRD obtained updated traffic counts with the average daily traffic (ADT) count for Hickory Way
north of Fairview Avenue being 2,966 with 200 VPH in the PM Peak hour; and for Hickory Way
north of Apricot Drive being 2,589 with 185 VPH in the PM Peak hour. The acceptable level of
service fora 2-lane collector is 427 VPH in the PM Peak hour. The proposed development will
add 885 ADT to total an estimated 3,851 with an additional 93 VPH in the PM Peak hour to total
an estimated 295 VPH in the PM Peak hour; well within the recommended "D" level of service.
A traffic accident history was also conducted by ACHD staff for the past 7 years. There have
been 17 accidents at the Fairview Avenue/Hickory Way intersection. Of those accidents, 4 have
taken place on Hickory Way and include: 1 DUI, which took out a sign in the median; and 3 rear
end collisions at the stop light. The majority of accidents have taken place on Fairview within the
area of influence of the intersection.
12. Other Access
Fairview Avenue is classified as a principal arterial roadway; Hickory Way is classified as a
collector 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.
13 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
D. Site Specific Conditions of Approval
Construct a 5-foot wide detached concrete sidewalk on Fairview Avenue abutting the site located
a minimum of 53-feet from centerline of Fairview Avenue.
2. Provide a permanent right-of-way easement for any public sidewalks placed outside of the
dedicated right-of-way.
3. Replace any deteriorated or deficient sidewalk with 5-feet wide sidewalk, curb, gutter or
pedestrian facilities along Hickory Way abutting the site, consistent with ACHD's Minor
Improvement Policy 7203.3.
4. Construct Clarene Drive as a 34-foot street section with curb, gutter, and attached 5-foot wide
concrete sidewalk within 48-feet of right-of-way.
5. Construct Solterra Way, Justin Avenue, Chandra Avenue, and Marnita Avenue as 29-foot street
sections with rolled curb, gutter, and 5-foot wide concrete sidewalk within 42-feet of right-of-way.
6. Construct Solterra Way, utilizing the existing driveway approach, to intersect Hickory Way located
625-feet north of Fairview Avenue.
7. Construct 1 stub street, Clarene Drive, approximately 125-feet to the east, located between Block
1, Lots 33, 34, 35 and Block 4, Lot 33.
8. Reconstruct the existing southern driveway on Hickory Way, located 172-feet north of Fairview
Avenue, as a private 24-foot wide drive aisle for the 3 commercial lots.
9. Pave the driveway its full width and at least 30-feet into the site from the edge of pavement of the
roadway and install pavement tapers in accordance with District Policy 7206.4.6.
10. Cross access from the private drive shall be provided on the final plat to the parcels to the east.
11. Payment of impacts fees are due prior to issuance of a building permit.
12. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All irrigation facilities shall be relocated outside of the ACHD right-of-way.
2. Private Utilities including 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 ACRD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
14 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
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 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.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Waiver Request
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines
15 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
VICINITY MAP
16 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
SITE PLAN
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17 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
WAIVER REQUEST:
~~i~i~
January 7, 2014
~a email
.Stacey Yamngton
Ada County Highway District
3775 Adams Street
Garden City, Idaho 83714
Re: Solterra Subdivbion -Waiver Raqu~t for Rolted Curb
Dear Ms. Yarrington:
We are respectfully requesting a waiver ofACHD policy that requires vertical curb on 29-foot
street sections with attached sidewalk (per staff report Item 5 Intemai Streets, Design Condition
#1). Please find the attached exhibit which identifies that our 32-foot wide lots would rxmsist of
22-foot driveways and after the transfiion tapers would consist of a maximum of 2-feet of vertical
curb: In a previous meeting with Gary inseiman ti was noted that the burden to maintain the
transition tapers and tl~e 2-foot of vertical curb would not be worth the benefd of vertical curb.
We are proposing that we use the typical ACRD construction standard of rolled curb with
drivable sidewalk to eliminate any future maintenance issue.
We are in agreement with all other kerns noted in the staff report and as noted above
respectfully request the waiver of vertical curb to allow for rolled curb construction.
If you have any questions or need clarification, please do not hesitate to contact me at
20&713-2527.
S/irx:erelY,
/~~
Jim D. Conger
President
JDC/dj
Enclosure
18 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
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19 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
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.
20 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
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 tc~ be ccamgleted by Aapllcant:
^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 ACRD
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.
21 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
22 Solterra/MCPAM-13-002/MRZ-13-015/MPP-13-037