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PZ - ACHD Staff Report   1 MPP18-0022 / H-2018-0085 / Verado West Development Services Department Project/File: MPP18-0022 / H-2018-0085 / Verado West The applicant is requesting a development agreement modification (with the City), annexation, zoning and preliminary plat approval for Verado West Subdivision. Lead Agency: City of Meridian Site address: 3090 N. Locust Grove Rd. Staff Approval: September 19, 2018 Applicant: DevCo Development LLC 4824 W. Fairview Ave. Boise, ID 83706 Staff Contact: Austin Miller Phone: 387-6335 E-mail: amiller@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting a development agreement modification (with the City), annexation, zoning and preliminary plat approval for Verado West Subdivision. The proposed subdivision will consist of 132-buildable lots and 18-common lots on 17.35 acres. The site is proposed to be R-15 zoning and the proposal is consistent with the City of Meridian’s comprehensive plan which calls for medium density residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium low-density residential district R-4 South Medium-density residential district R-8 East Medium-density & medium high-density residential districts R-8 & R-15 West Medium-density residential district R-8 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Verado Subdivision, consisting of 122 buildable residential lots is located immediately east of this site, was approved by ACHD in May 2016, and is currently under construction. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.71 centerline miles of new public road. 2 MPP18-0022 / H-2018-0085 / Verado West 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. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP) / Integrated Five Year Work Plan (IFYWP): • The intersection of Fairview Avenue and Locust Grove Road is scheduled in the IFYWP to be widened to 7-lanes on the north leg, 7-lanes on the south, 8-lanes east, and 8-lanes on the west leg, and reconstructed in 2023. • Locust Grove Road is listed in the CIP to be widened to 5-lanes from Fairview Avenue to Ustick Road between 2021 and 2025. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Ustick Road to McMillan Road between 2021 and 2025. • The intersection of Locust Grove Road and Ustick Road is listed in the CIP to be widened to 6-lanes on the north leg, 7-lanes on the south, 6-lanes east, and 5-lanes on the west leg, and signalized between 2021 and 2025. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,246 additional vehicle trips per day; 132 additional vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). * Acceptable level of service for a three-lane minor arterial is “E” (720 VPH) * Acceptable level of service for a five-lane minor arterial is “E” (1,540 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 Ustick Road east of Locust Grove Road was 24,944 on January 10, 2018. • The average daily traffic count for Locust Grove Road south of Ustick Road was 20,405 on April 12, 2017. • The average daily traffic count for Locust Grove Road north of Ustick Road was 18,280 on April 12, 2017. C. Findings for Consideration 1. Level of Service (LOS) Standards As noted above, Locust Grove Road will exceed the acceptable level of service (LOS) for a 2/3- lane minor arterial roadway from Fairview Avenue to Ustick Road. This section of Locust Grove Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Ustick Road 1,280-feet Principal Arterial (5-lanes) 1,337 Better than “E” Locust Grove Road (S. of Ustick Road) 585-feet Minor Arterial (2-5 lanes) 828 “F” Locust Grove Road (N. of Ustick Road) None Minor Arterial (2-5 lanes) 858 “F” 3 MPP18-0022 / H-2018-0085 / Verado West Road is listed as having an existing 5-lane deficiency and is not planned to be widened beyond 5 lanes in the future as the road segment is listed as constrained in the CIP. • There are left turn lanes on Locust Grove Road at both Stormy Drive and Cougar Creek Drive; • There is a right turn lane on Locust Grove Road at Stormy Drive; Locust Grove Road will exceed the acceptable level of service (LOS) for a 3-lane minor arterial roadway from McMillan Road to Ustick Road. This section of Locust Grove Road is listed as having an existing 3-lane deficiency and is not planned to be widened beyond 3 lanes in the future as the road segment is listed as constrained in the CIP. The intersection at Locust Grove Road and Ustick Road operates at LOS D. Acceptable level of service for this intersection is LOS E or better. When a roadway or intersection is at or above an acceptable level of service, policy requires that feasible improvements be made to mitigate the additional traffic to be generated by the development. In this case, Locust Grove Road north of Ustick Road is listed as constrained to 3- lanes and is not able to be widened. Locust Grove Road south of Ustick Road is scheduled in the CIP to be widened to 5-lanes but ACHD has not acquired the right-of-way to widen the road. Therefore, widening this segment of Locust Grove Road is not feasible. 2. Access to Ustick Road or Locust Grove Road a. Policy: Local Street Intersection Spacing on Principal 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 1,320-feet as measured from all other existing roadways as identified in Table 1b (7205.4.7). 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). b. Applicant’s Proposal: The applicant is not proposing any direct access to the site from either Ustick Road or Locust Grove Road. Access to the subdivision is proposed to be provided via stub streets from adjacent subdivisions, as preferred by the City of Meridian. c. Staff Recommendation/Proposal: Staff is supportive of the applicant’s proposal, as District policy restricts access onto arterial roadways, and the site does not have adequate frontage to meet District local street intersection spacing requirements on either Ustick Road or Locust Grove Road. Based on the proposed density and historical traffic counts in the area, none of the existing or proposed local roadways are anticipated to exceed the desired planning threshold of 2,000 vehicle trips per day. 3. Ustick Road a. Existing Conditions: Ustick Road is improved with 5-travel lanes, vertical curb, gutter, and detached 5-foot wide sidewalk abutting the site. There is 90 to 95-feet of right-of-way for Ustick Road (45 to 50-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. 4 MPP18-0022 / H-2018-0085 / Verado West 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 Impr ovements 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). Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Ustick Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate right-of-way on Ustick Road to to 2-feet behind the back edge of sidewalk, where it doesn’t already exist. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. 5 MPP18-0022 / H-2018-0085 / Verado West Consistent with ACHD’s Minor Improvement policy, the applicant should be required to replace any broken or deteriorated curb, gutter, or sidewalk on Ustick Road abutting the site. 4. Locust Grove Road a. Existing Conditions: Locust Grove Road is improved with 5-travel lanes at the northern property line, tapering to 3-travel lanes at the southern property line. Vertical curb, gutter, and 7-foot wide sidewalk exists abutting the site. There is 90-feet of right-of-way for Locust Grove Road (45-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 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. 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 o r replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway 6 MPP18-0022 / H-2018-0085 / Verado West features required through development. This segment of Arterial Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Locust Grove Road abutting the site. d. Staff Comments/Recommendations: Additional right-of-way dedication is necessary on Locust Grove Road abutting the site to accommodate for the future intersection widening project listed in the CIP. The applicant should be required to dedicate right-of-way as follows: • Dedicate 65-feet of right-of-way from centerline for the northernmost 100-feet of the site. • The next 96-feet heading south should taper at an 8:1 ratio to 53-feet of right-of-way from centerline. • The next 240-feet heading south should remain at 53-feet of right-of-way from centerline. • The remainder of the site should taper down at a 50:1 ratio. Consistent with ACHD’s Minor Improvement policy, the applicant should be required to replace any broken or deteriorated curb, gutter, or sidewalk on Locust Grove Road abutting the site. 5. Stub Streets a. Existing Conditions: There are 2 existing stub streets to this site. Sharptail Street stubs to the eastern property line 310-feet south of Ustick Road. Chantilly Avenue stubs to the southern property line 560-feet east of Locust Grove Road. b. Policy: Existing Adjacent Development Policy: An existing street, or a street in an approved preliminary plat, which eds at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drain facilities. Stub Street Policy: District policy 7207.2.4 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 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 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 extend Sharptail Street and Chantilly Avenue into the site. 7 MPP18-0022 / H-2018-0085 / Verado West d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. 6. Standard Urban Local Streets (Sharptail Street, Summermoon Avenue, Summerfield Way, Summerside Way, Chantilly Avenue) a. Existing Conditions: No streets exist 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. 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 n et 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. 8 MPP18-0022 / H-2018-0085 / Verado West Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply 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 Sharptail Street, Summermoon Avenue, Summerfield Way and Summerside Way as standard urban local streets, a 33-foot street section with rolled curb, gutter and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way. Chantilly Avenue is an existing stub street and is proposed to be extended into the site as a 37- foot street section within 50-feet of right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal to construct Sharptail Street, Summermoon Avenue, Summerfield Way and Summerside Way as standard urban local streets meets District policy and should be approved as proposed. District policy has been modified since the construction of the Chantilly Avenue stub street. Chantilly Avenue should taper down from its current width to a 33-foot standard urban local street section consistent with current District policy. 7. Reduced Width Local Streets (27-foot street sections) (Laugh Ridge Avenue, Ringneck Street, Stormy Drive, Summerbrook Avenue) a. Existing Conditions: No streets exist internal to the site. b. Policy: Reduced Urban Local Street—27-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 27-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 41-feet of right-of-way. In some cases this street width may not accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional roadway width is necessary to extend the utilities. 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. One of the following three sets of design conditions shall apply. 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. 9 MPP18-0022 / H-2018-0085 / Verado West • 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. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • 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. This provides fire trucks and other emergency vehicles alternate routes of access since the ability to pass another vehicle may be compromised by placement of parked vehicles on both sides of the street. The following criteria shall be 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 larger street network on one end and a loop/circle street on the other end with no outlet shall not be approved. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. 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. This provides fire trucks and other vehicles areas to move to the side of the street to allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on both sides of a reduced width street when 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. • 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 an 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. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • 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 streets, 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. 10 MPP18-0022 / H-2018-0085 / Verado West 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 Laugh Ridge Avenue, Ringneck Street, Stormy Drive and Summerbrook Avenue (shown in red) as reduced width local streets, a 27-foot street section, rolled curb, gutter and 5-foot wide attached concrete sidewalk within 41-feet of right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal to construct Laugh Ridge Avenue, Ringneck Street, Stormy Drive and Summerbrook Avenue as reduced width local streets meets District policy and should be approved as proposed. The applicant should provide fire department approval for use of the reduced width local street. The applicant should be required to install NO PARKING signs on the east side of Laugh Ridge Avenue, the north side of Ringneck Street, the south side of Stormy Drive and the west side of Summerbrook Avenue. Staff recommends the City of Meridian ensure adequate parking is provided onsite as on-street parking is restricted. 8. Roadway Offsets a. Existing Conditions: No streets exist internal to the site. b. Policy: 11 MPP18-0022 / H-2018-0085 / Verado West 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 internal local streets to offset by a minimum of 130-feet. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. 9. Driveways 9.1 Locust Grove Road a. Existing Conditions: There are 3 existing driveways on Locust Grove Road abutting the site, located 145-feet, 355-feet and 410-feet south of Ustick Road. b. Policy Access Points 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. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. c. Applicant’s Proposal: The applicant is not proposing to utilize the existing driveways on Locust Grove Road. d. Staff Comments/Recommendations: The applicant should be required to close the existing driveways on Locust Grove Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk. 10. Traffic Calming a. Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require maintenance and/or license agreement. b. Applicant’s Proposal: The applicant is not proposing traffic calming elements to the site. c. Staff Comments/Recommendations: The applicant should be required to construct bulb-outs at the intersection of Chantilly Avenue/Stormy Drive and Laugh Ridge Avenue/Sharptail Street. This will provide a distinction for vehicles leaving the site and discourage speeding while entering the adjacent subdivisions. 11. 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. 12 MPP18-0022 / H-2018-0085 / Verado West 12. 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. 13. Other Access Ustick Road is classified as a principal arterial roadway, Locust Grove Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate right-of-way on Ustick Road to 2-feet behind the back of sidewalk, where it doesn’t already exist. 2. Dedicate right-of-way on Locust Grove Road abutting the site as follows: • Dedicate 65-feet of right-of -way from centerline for the northernmost 100-feet of the site. • The next 96-feet heading south should taper at an 8:1 ratio to 53-feet of right-of-way from centerline. • The next 240-feet heading south should remain at 53-feet of right-of-way from centerline. • The remainder of the site should taper down at a 50:1 ratio. 3. Replace any broken or deteriorated curb, gutter, or sidewalk on Ustick Road and Locust Grove Road abutting the site. 4. Construct Sharptail Street, Summermoon Avenue, Summerfield Way, Summerside Way and Chantilly Avenue as standard urban local streets, a 33-foot street section with rolled curb, gutter and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way. 5. Construct Laugh Ridge Avenue, Ringneck Street, Stormy Drive and Summerbrook Avenue (shown in red) as reduced width local streets, a 27-foot street section, rolled curb, gutter and 5-foot wide attached concrete sidewalk within 41-feet of right-of -way. 6. Provide written fire department approval for use of the reduced width local street. 7. Install NO PARKING signs on the east side of Laugh Ridge Avenue, the north side of Ringneck Street, the south side of Stormy Drive and the west side of Summerbrook Avenue. 8. Close the existing driveways on Locust Grove Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk. 9. Construct bulb-outs at the intersection of Chantilly Avenue/Stormy Drive and Laugh Ridge Avenue/Sharptail Street. 10. Ustick Road is classified as a principal arterial roadway, Locust Grove Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and shall be noted on the final plat. 11. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 13 MPP18-0022 / H-2018-0085 / Verado West 12. Payment of impact fees is due prior to issuance of a building permit. 13. 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 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. 14 MPP18-0022 / H-2018-0085 / Verado West 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 15 MPP18-0022 / H-2018-0085 / Verado West VICINITY MAP 16 MPP18-0022 / H-2018-0085 / Verado West SITE PLAN 17 MPP18-0022 / H-2018-0085 / Verado West 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. 18 MPP18-0022 / H-2018-0085 / Verado West 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 applic ation 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 tr ansportation 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. 19 MPP18-0022 / H-2018-0085 / Verado West 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.