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PZ - Final Staff Report 6-22Sara M. Baker, President Rebecca W. Arnold, Vice President Jim D. Hansen, Commissioner Kent Goldthorpe, Commissioner Paul Woods, Commissioner _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org June 22, 2018 (Via email) To: Jack L Hammond 3728 E Vantage Pointe Lane Meridian, ID 83642 Subject: Keep/ MPP18-0012/ H-2018-0042-AZ/PP SWC of Lake Hazel & Eagle Roads On June 11, 2018 the Ada County Highway District staff acted on your application for the above referenced project. The attached report includes site specific conditions of approval. 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 City of Meridian (via email) Jarron Langston (via email) 1 Keep/ MPP18-0012/ H-2018-0042-AZ/PP Development Services Department Project/File: Keep/ MPP18-0012/ H-2018-0042-AZ/PP This is an annexation with rezone from RUT to R-2 and R-8 and a preliminary plat consisting of 59 single family residential lots, located on 53.5-acres. Lead Agency: City of Meridian Site address: SW C of Lake Hazel & Eagle Roads Staff Approval: June 11, 2018 Applicant: Jack L Hammond 3728 E Vantage Pointe Lane Meridian, ID 83642 Representative: Jarron Langston 9563 W Harness Drive Boise, ID 83709 Staff Contact: Stacey Yarrington, Planner III Phone: 387-6171 E-mail: syarrington@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation with rezone from RUT (Rural Urban Transition) to R-2 (Low Density Residential) and R-8 (Medium Density Residential) and a preliminary plat consisting of 59 single family residential lots. The site is located on 53.5-acres. The City of Meridian’s Future Land Use Map designates this site as Low Density Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transition RUT South Rural Urban Transition RUT East Rural Urban Transition RUT West Rural Urban Transition/ Medium Density Residential RUT/ R-4 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: • East Ridge Estates, a 117-lot residential subdivision located north of the site was approved by ACHD on February 24, 2017. 2 Keep/ MPP18-0012/ H-2018-0042-AZ/PP • Profile Ridge, a 14-lot residential subdivision located directly east of the site was approved by ACHD on July 30, 2014. • Hill’s Century Farm, a 224-lot residential subdivision with 1 school lot, located northeast of the site was approved by ACHD on November 7, 2014. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.82 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)/ Integrated Five Year Work Plan (IFYWP): • Eagle Road is scheduled in the IFYWP to be widened to 5-lanes from Lake Hazel Road to Amity Road, and programmed for design in 2022. • Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Eagle Road to Cloverdale Road, and programmed for design in 2022. • The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be widened to 5-lanes on the north leg, 4-lanes on the south, 4-lanes east, and 3-lanes on the west leg, and programmed for design to be reconstructed/ signalized in 2021. • Lake Hazel Road is listed in the CIP to be widened to 3-lanes (preserving for 5-lanes) from Locust Grove Road to Eagle Road between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 562 vehicle trips per day; 59 vehicle trips per hour in the PM peak hour, 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) * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Lake Hazel Road west of Eagle Road was 3,116 on 06/12/2014. • The average daily traffic count for Eagle Road south of Lake Hazel Road was 2,076 on 03/09/2017. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Lake Hazel Road 1,493-feet Principal Arterial 164 Better than “E” Better than “E” Eagle Road 1,537-feet Principal Arterial 124 Better than “E” Better than “E” 3 Keep/ MPP18-0012/ H-2018-0042-AZ/PP C. Findings for Consideration 1. Lake Hazel Road a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes, 24-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is between 50 to 65-feet of right-of- way for Lake Hazel Road (25-feet from section line). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. 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. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk 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). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Lake Hazel Road is designated in the MSM as a Residential Mobility Arterial/ Mobility Arterial with 5-lanes and on-street bike lanes, a 76-foot street section within 100-feet of right-of-way. 4 Keep/ MPP18-0012/ H-2018-0042-AZ/PP c. Applicant Proposal: The applicant is proposing to dedicate 50-feet of right-of-way from section line of Lake Hazel Road abutting the site. Due to existing elevation and contouring along Lake Hazel Road abutting the site, the applicant is proposing to construct a retaining wall and improve Lake Hazel Road with additional pavement widening to total 17-feet of pavement from section line abutting the site. The applicant is proposing to construct a meandering 5-foot wide detached sidewalk along Lake Hazel Road abutting the site within a 25-foot wide easement. d. Staff Comments/Recommendations: Typically right-of-way would be measured from centerline of the roadway; however, due to preliminary configuration of the future reconstruction of the Lake Hazel/Eagle Intersection, measurements are being taken from section Line. Therefore, consistent with the MSM to preserve 100-feet of right-of-way along Lake Hazel Road, staff recommends approval of the applicant’s proposal to dedicate 25-feet of additional right-of-way to total 50-feet of right-of-way along Lake Hazel Road, from section line, abutting the site. Right-of-way is impact fee eligible for compensation. The applicant’s proposal to improve Lake Hazel Road to total 17-feet of pavement and 3-foot wide gravel shoulder from section line abutting the site meets District policy and should be approved as proposed. Staff recommends approval of the applicant’s proposal to construct 5-foot wide sidewalk along Lake Hazel Road abutting the site located outside of the dedicated right-of-way and within an easement. The sidewalk should be constructed to be located a minimum of 50-feet from section line to front face of sidewalk with the east section of sidewalk to taper to 43-feet from section line to tie into future Lake Hazel/Eagle intersection improvements. 2. Eagle Road a. Existing Conditions: Eagle Road is improved with 2-travel lanes, 24-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Eagle Road (25-feet from section line). 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 Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. 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. 5 Keep/ MPP18-0012/ H-2018-0042-AZ/PP Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk 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). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Eagle Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section within 74-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate 25-feet of additional right-of-way to total 50-feet of right-of-way along Eagle Road from section line abutting the northern portion of the site; and to dedicate 37.5-feet of right-of-way from section line abutting the southern portion of the site. The applicant is proposing to improve Eagle Road to total 17-feet of pavement from section line abutting the site. The applicant is proposing to construct a meandering 5-foot wide detached sidewalk along Lake Hazel Road abutting the site within a 37.5-foot wide easement. d. Staff Comments/Recommendations: As stated above, typically right-of-way would be measured from centerline of the roadway; however, due to preliminary configuration of the future reconstruction of the Lake Hazel/Eagle Intersection, measurements are being taken from section Line. Therefore, the applicant should be required to dedicate 15-feet of additional right-of-way to total 40-feet of right-of-way from section line abutting the northern portion of the site; and dedicate 12-feet of additional right-of-way to total 37-feet of right-of- way from section line abutting the southern portion of the site. Right-of-way will be compensated. The applicant’s proposal to improve Eagle Road to total 17-feet of pavement with 3-foot wide gravel shoulder from section line abutting the site meets District policy and should be approved as proposed. Staff recommends approval of the applicant’s proposal to construct 5-foot wide sidewalk along Eagle Road abutting the site outside of the right-of-way and within an easement. The sidewalk should be constructed to be located a minimum 40-feet from section line to front face of sidewalk along the northern portion of the site with the north section of sidewalk to taper to 33-feet from section line to tie into future Lake Hazel/Eagle intersection improvements. The applicant should be required to construct the 5-foot wide sidewalk located a minimum of 37- feet to front face of sidewalk from section line along the southern portion of the site. 6 Keep/ MPP18-0012/ H-2018-0042-AZ/PP 3. Internal Streets a. Existing Conditions: There are no existing streets internal to the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-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 wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, 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 wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Northern portion Southern portion EA G L E R D 7 Keep/ MPP18-0012/ H-2018-0042-AZ/PP 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. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. 8 Keep/ MPP18-0012/ H-2018-0042-AZ/PP • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30- feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant is proposing to construct the internal streets as a 33- foot street section with rolled curb, gutter and 8-foot wide parkway strip within 47-feet of right- of-way; and 5-foot wide sidewalk within an easement. The applicant is proposing to construct a cul-de-sac at the terminus of Wickham Court, Bennet Court, and Pemberley Court. The applicant is proposing to construct the entrance streets with 8-foot wide by 60 to 80-feet long landscape medians with 16-foot wide travel lanes. d. Staff Comments/Recommendations: The applicant’s proposal to construct the internal local streets as 33-foot street sections with rolled curb, gutter, and 8-foot wide parkway strip within 47-feet of right-of-way and 5-foot wide sidewalk within an easement meets District policy and should be approved as proposed. The 3 cul-de-sacs should be constructed with a minimum 45-foot turning radius. The applicant should be required to construct the new streets that contain landscape medians with curb, gutter, minimum two 21-foot wide travel lanes, maximum 12-foot wide landscape medians and 5-foot wide concrete sidewalks. The applicant should be required to plat the median as right-of-way owned by ACHD; and the Developer or Homeowners Association apply for a license agreement if landscaping is to be placed within the median. 4. Roadway Offsets a. Existing Conditions: There are no existing streets internal to the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). 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 2 local streets to intersect Eagle Road located approximately 540-feet south of Lake Hazel Road and 1,600-feet south of Lake Hazel Road from the site (measured centerline to centerline) in order to provide a secondary access due to the number of lots and as required by the City. 9 Keep/ MPP18-0012/ H-2018-0042-AZ/PP The applicant is proposing to offset the internal local streets with a minimum 125-foot offset. d. Staff Comments/Recommendations: The applicant’s proposal to construct a local street to intersect Eagle Road located approximately 1,600-feet south of Lake Hazel Road, meets District policy and should be approved, as proposed. The applicant’s proposal to construct a local street to intersect Eagle Road located approximately 540-feet south of Lake Hazel Road does not meet District Local Street Intersection Spacing for a Minor Arterial because it does not meet the minimum offset of 660- feet. However, staff is recommending a modification of policy as the northern portion of the site does not have enough frontage to meet the minimum spacing requirements and Eagle Road is the lesser classified street to provide a secondary access to the development. This is an 18% modification to the dimensional standards and is approved at the Development Services Manager’s discretion. There is approximately a 1,118-foot offset between the 2 local entrance streets onto Eagle Road. The applicant’s proposal to construct the internal local streets with minimum offset of 125-feet meets District policy and should be approved, as proposed. 5. 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 a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to construct a local stub street, Wickham Place, approximately 230-feet in length, to the west property line to a 10.8-acre parcel. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to provide a paved temporary turnaround with an easement and if the temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 10 Keep/ MPP18-0012/ H-2018-0042-AZ/PP The applicant should be required to provide signage at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 6. 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. 7. 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. 8. Other Access Lake Hazel Road and Eagle Road are classified as principal and minor arterials roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate 25-feet of additional right-of-way to total 50-feet of right-of-way along Lake Hazel Road, from section line, abutting the site. Right-of-way is impact fee eligible for compensation. 2. Improve Lake Hazel Road to total 17-feet of pavement with 3-foot wide gravel shoulder from section line abutting the site. 3. Construct 5-foot wide sidewalk along Lake Hazel Road abutting the site within an easement. The sidewalk should be constructed to be located a minimum 50-feet from section line to front face of sidewalk with the east section of sidewalk to taper to 43-feet from section line to tie into future Lake Hazel/Eagle intersection improvements. 4. Dedicate 15-feet of additional right-of-way to total 40-feet of right-of-way from section line abutting the northern portion of the site; and dedicate 12-feet of additional right-of-way to total 37-feet of right-of-way from section line abutting the southern portion of the site. Right-of-way will be compensated. 5. Improve Eagle Road to total 17-feet of pavement with 3-foot wide gravel shoulder from section line abutting the site. 6. Construct 5-foot wide sidewalk along Eagle Road abutting the site within an easement. The sidewalk should be constructed to be located a minimum 40-feet from section line to front face of sidewalk along the northern portion of the site with the north section of sidewalk to taper to 33-feet from section line to tie into future Lake Hazel/Eagle intersection improvements. The applicant should be required to construct the 5-foot wide sidewalk a minimum 37-feet to front face of sidewalk from section line along the southern portion of the site. 7. Construct a local street, Pemberly Lane, to intersect Eagle Road located approximately 540-feet south of Lake Hazel Road from the site. 8. Construct a local street, Bingley Drive, to intersect Eagle Road located approximately 1,600-feet south of Lake Hazel Road from the site. 11 Keep/ MPP18-0012/ H-2018-0042-AZ/PP 9. Construct the new streets that contain landscape medians with curb, gutter, minimum two 21-foot wide travel lanes, maximum 12-foot wide landscape medians and 5-foot wide concrete sidewalks. 10. Plat the median as right-of-way owned by ACHD; and the Developer or Homeowners Association apply for a license agreement if landscaping is to be placed within the median. 11. Construct the internal local streets as 33-foot street sections with rolled or vertical curb, gutter, and 5-foot wide sidewalk within 47-feet of right-of-way. If the sidewalks are detached, then dedicate right-of-way to 2-feet behind the back of curb and provide a sidewalk easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right-of-way. 12. Construct the cul-de-sacs at the terminus of Darcy Court, Wickham Court, Bennet Court, and Pemberley Court with minimum 45-foot turning radius. 13. Construct the internal local streets with minimum offset of 125-feet. 14. Construct a local stub street, Wickham Place, 230-feet in length, located 825-feet south of Lake Hazel Road, to the west property line. 15. Provide a paved temporary turnaround with an easement and if the temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 16. Provide signage at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 17. Other than the access specifically approved with this application, direct lot access is prohibited to Lake Hazel Road and Eagle Road and shall be noted on the final plat. 18. Payment of impact fees is due prior to issuance of a building permit. 19. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 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 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 12 Keep/ MPP18-0012/ H-2018-0042-AZ/PP 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 a waiver/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. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 13 Keep/ MPP18-0012/ H-2018-0042-AZ/PP VICINITY MAP 14 Keep/ MPP18-0012/ H-2018-0042-AZ/PP SITE PLAN 15 Keep/ MPP18-0012/ H-2018-0042-AZ/PP 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 e-mail notification information. 16 Keep/ MPP18-0012/ H-2018-0042-AZ/PP 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 Applicant: 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 a Pre-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 a Pre-Con. 17 Keep/ MPP18-0012/ H-2018-0042-AZ/PP 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 Development Services Manager when it is alleged that the Development Services 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 and Clerk of the District, 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 Development Services 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 Development Services 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. 18 Keep/ MPP18-0012/ H-2018-0042-AZ/PP Request for Reconsideration of Commission Action 1. 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 11:00 a.m. 2 days 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.