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2019-02-19 ACHDDevelopment Services Department ACHD 'f 3;iiiW 601wolara-ro 514�cel Project/File: Stapleton / MPP19-0001 / H-2018-0129 The applicant is requesting annexation and zoning of 38 acres into the City of Meridian, and preliminary plat approval for 212 single family lots and 1 multi -family lot with 28 units. Lead Agency: City of Meridian Site address: s/w/c Harris Street/SH-69 Staff Approval: February 19, 2019 Applicant: Stapleton, LLC 4824 W Fairview Avenue Boise, ID 83706 Staff Contact: Christy Little Phone: 387-6144 E-mail: clittle(cD-achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting annexation and zoning of 38 acres into the City of Meridian with an R-15 zoning designation. The applicant is also requesting preliminary plat approval for 212 single family lots, 1 multi -family lot and 27 common lots. The applicant has submitted a Variance application to the City for 1 access to SH -69. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Residential R-8 South Undeveloped RUT East Residential and Undeveloped R-8 and RUT West Residential R-8 3. Adjacent Development: The following developments are pending or underway in the vicinity of the site. • Brundage Estates Subdivision, consisting of 366 single-family residential lots on 137 acres, and is located west of the site, was approved by ACHD in May 2016. • Graycliff Estates Subdivision, consisting of 119 single family building lots and 1 multi- family lot, on 52 acres is located west of the site and was approved by ACHD in August 2015. 4. Transit: Transit services are not available to serve this site. 5. Gas Pipeline: The Williams Pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to insure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 6. 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 ACRD. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Victory Road is listed in the CIP to be widened to 3 -lanes from Linder Road to Meridian Road between 2022 and 2026. • Victory Road is listed in the CIP to be widened to 3 -lanes from SH -69 to Locust Grove Road between 2026 and 2030. • The intersection of Amity Road and SH -69 is listed in the CIP to be widened and signalized between 2026 and 2030. B. Traffic Findinas for Consideration 1. Trip Generation: This development, at full build -out, is estimated to generate 2,106 vehicle trips per day; and 223 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Thompson Engineers prepared a traffic impact study for the proposed development. Below is an executive summary of the findings as presented by Thompson Engineers. The executive summary is not the opinion of ACHD staff, and is attached. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ITD has also reviewed the TIS and provided comments to the City. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane collector is "D" (425 VPH). * Acceptable level of service for a three -lane collector is "D" (530 VPH). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for SH -69 south of Victory Road was 32,372 in March 2018. • There are no current ACHD counts for Harris Street. 2 Stapleton/MPP19-0001 Functional PM Peak Roadway Frontage Classification Hour Traffic Count **SH-69/Meridian 1,425 -feet Arterial 1,726 Road Harris Street 1,650 -feet Collector N/A * Acceptable level of service for a two-lane collector is "D" (425 VPH). * Acceptable level of service for a three -lane collector is "D" (530 VPH). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for SH -69 south of Victory Road was 32,372 in March 2018. • There are no current ACHD counts for Harris Street. 2 Stapleton/MPP19-0001 C. Findinas for Consideration 1. The South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP recommends the extension of Harris Street west to Linder Road. 2. State Highway SH-69/Meridian Road SH-69/Meridian Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, Lead Land Use Agency, and ITD should work together to determine if additional right-of- way or improvements are necessary on SH -69. Staff Comments/Recommendations: The applicant is proposing to construct a local street to intersect SH -69 south of Harris Street. If the City of Meridian and/or ITD denies access to SH -69, the Traffic Impact Study will need to be updated to reflect the new trip distribution and volumes. 3. SH-69/Harris Street Intersection ITD has issued a comment letter to the City of Meridian regarding improvements to SH -69. In addition to improvements on SH -69, ITD has requested that the applicant submit an updated signal warrant analysis to ITD for review, prior to initiating Phase 2. If a signal is warranted at that time, the applicant will be required to design and install the signal. The estimated signal costs for this intersection are $250,000. Developments on the south side of Harris Street, west of SH -69 are responsible for one-half of the overall cost; and developments on both sides of Rumpel Lane on the east side of SH -69, are responsible for one-half the overall cost. Developments will be required to contribute their proportionate share of these costs, based on trips generated from their site. If there are not sufficient funds for the cost of the signal, at the time a signal is warranted, the development that warrants the signal will be required to pay for the improvements; with reimbursement occurring as other developments move forward and pay their share. If/when ITD requires the applicant to install a signal, the applicant will need to obtain plan approval and a permit from ITD for installation of the signal and enter into a signal agreement with ACRD. Although the applicant may be fronting the cost of the signal, the signal agreement will allocate the proportional share of the signal installation with the applicant ultimately contributing 25% ($62,500) of the cost with another 25% coming from the approved subdivisions to the west (Brundage and Graycliff); and the final 50% coming from development located on the east side of SH -69. The signal agreement will include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs as they are collected from the future developments. The applicant will be required to provide a road trust to ACHD for their share of the signal prior to signature of the first final plat that takes access to Harris Street. 4. Harris Street a. Existing Conditions: Harris Street is improved with 2 -travel lanes, and no curb, gutter or sidewalk abutting the site. There is curb, gutter and sidewalk on the north side of Harris Street across from the site. There is 40 -feet of right-of-way for Harris Street. b. Policy: 3 Stapleton/MPP19-0001 Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Harris Street is designated in the MSM as a Residential Collector with 2 to 3 -lanes and on -street bike lanes, a 36 to 46 -foot street section. Street Section and Right -of -Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70 -feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2 -feet behind the back -of - curb on each side. The standard street section shall be 46 -feet (back -of -curb to back -of -curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36 -feet (back -of -curb to back -of -curb). The District will consider a 33 -foot or 29 -foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on -street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5 -feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6 -feet wide between the back -of -curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a minimum of 7 -feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Speed Control and Traffic Calming Policy: District policy 7206.3.8 states that collector street should be designed to discourage speeds above 35 MPH, and in a residential area collector streets should be designed to discourage speeds above 30 MPH. The design of collector 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 a maintenance and/or license agreement. 4 Stapleton/MPP19-0001 c. Staff Comments/Recommendations: The applicant should construct Harris Street as a 46 - foot street section (3 -lanes, plus bike lanes), from SH -69 to the west for at least 250 -feet. This will allow for sufficient storage for the southbound left turn lane when the intersection is signalized. The remainder of Harris Street can be constructed as a 36 -foot street section (2 - lanes, plus bike lanes); with the exception of a center turn lane at the proposed Lone Pine Way. The street section should be measured from the existing curb on the north side of Harris Street; and should be constructed with vertical curb, gutter and sidewalk. If the sidewalk is attached, the minimum width is 7 -feet; and if detached the minimum width is 5 -feet. Dedicate right-of-way to 2 -feet behind the back of sidewalk if the sidewalk is attached; or to 2 - feet behind the back of curb if the sidewalk is detached, with a sidewalk easement for the remainder. 5. Master Street Map There is a north -south collector roadway through this site that is designated on the Master Street map (dashed blue and red line on map below). w 1 1 Iv An tY'Rd 1 a. Policy: ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector (north half) and Commercial Collector (south half). The roadway extends from Harris Street (a collector) to Amity Road (an arterial). The street section for the Residential Collector is a 2 -lane roadway with bike lanes, and no on -street parking. The Commercial Collector is also a 2 -lane roadway with bike lanes, on -street parking to be determined, and center turn lanes where necessary. b. Applicant's Proposal: The applicant is proposing to extend the north -south collector into the site, off of Harris Street, for approximately 400 -feet, to serve the residential development. South of that, the applicant is proposing a circuitous local street network that is will connect to a short north -south collector to intersect an east -west collector at the south property line, that intersects SH -69 and will connect with the southerly segment of the collector that is shown on the MSM in red when those parcels develop. The applicant is requesting that the MSM be modified to eliminate the continuous collector through the site, to better reflect the proposed land uses. 5 Stapleton/MPP19-0001 sa9'zfLS�W31a' iS9'29']I 1167x. 43w`wm ml r i [ 62 57 56 555 53 32 515 dH 'A7 A6 a5 �. 3H 83 J 1 59 44" 43 A:1 11 � 29 26 27 46 25 2.8 43 22 21 2d 14 aT 36 T.5 /1D 32 33 34 35 36 37 38 39 EC' 4'. '_ AS 1 /35/ _ w�. nsmw�xst /- `max x� %' �. -4 v "4 T x'32'4614 114.56' 36 �'I A 41.12' 35 / 3A .2 31 31) I I m x { 51 629 I is 1 J' SP ' d9 dH A7 46 a5 4a d3 4v2 41 aH` ; I 1p�3- 49 ; 34 I 27 54 3 f I L 2' 129 3p 31 32.133 34 3536 37 38 25 � 2 het T RS 2T w.u6,�ni. sT j 23 3x 22 I 25 1 2 3 A S 6 r l i 9 16 13 1S 21 I' I Ta =6 1p 1 x® -- --7 Ts 9 a .1 `G 19 '8 7 +.F 151'." .3 t- —16 � ° t—� I� I YI - -L : 1.1 ® PH b 16 I A7 - .36 ;3 54 33 3. ii 3C YS 23 15211 S t5 1 I ZE 9A 27 21i 3 r 13 s '' 74 38 33 4) 4 ` 2i 22 F 17 13 I �. I 1 ' Y •. T- f T 1'r I `�T' f' T � e r.�nusr LOT 6TTYRCALSECTION 4 NHau3z4#E � Tr :-U _%8411 81381W T44.81' 214 c. Staff Recommendation: When the MSM was adopted, the land use for this area was anticipated to be of a higher intensity than the proposed development, and this quarter -mile collector was envisioned to be a backage road for commercial development along the SH -69 corridor, from Harris Street to Amity Road. With development applications west of the site, ACHD and the City have required the construction of a north -south collector from Harris Street to Amity Road at the half -mile. The applicant's proposal to construct two discontinuous collectors (as shown in red on the map above) meets the intent of the MSM, and does not preclude the construction of the southerly segment in the future. 6. Proposed Collector Roadways a. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered 6 Stapleton/MPP19-0001 for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right -of -Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70 -feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2 -feet behind the back -of - curb on each side. The standard street section shall be 46 -feet (back -of -curb to back -of -curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36 -feet (back -of -curb to back -of -curb). The District will consider a 33 -foot or 29 -foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on -street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5 -feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6 -feet wide between the back -of -curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a minimum of 7 -feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. b. Applicant Proposal: The applicant is proposing to construct the northerly 400 -feet of Lone Pine Way as a collector roadway, from Harris Street to Hyndman Street; the southerly segment of Solaris Avenue (Norwich Street to Lyra Street); and is proposing to construct Lyra Street as a collector roadway from SH -69 to Solaris Avenue. No front -on housing is proposed on the collector roadways. c. Staff Comments/Recommendations: The applicant should construct these segments as a 36 -foot street section with vertical curb, gutter and 5 -foot wide detached sidewalk, or 7 -foot wide attached sidewalk. If detached sidewalk, then dedicate right-of-way to 2 -feet behind the back of curb; or to 2 -feet behind the back of sidewalk if attached sidewalk. 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. 7 Stapleton/MPP19-0001 • 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. 7. 33 -foot Local Streets a. 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. 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. 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. 8 Stapleton/MPP19-0001 • 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. b. Applicant's Proposal: The applicant is proposing to construct Hyndman Street as a 33 -foot street section with curb, gutter, 5 -foot wide sidewalk and parking on both sides of the street (where there are not medians). The applicant is proposing a landscape median at the southerly segment of Solaris Avenue, with a 21 -foot street section on both sides of the median. c. Staff Comments/Recommendations: The street sections meet District policy and are approved as proposed. 8. 27 -foot Local Streets a. 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. Unless approved in writing by the land use agency, this street section is not allowed by the City of Kuna and City of Star. 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. • 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. 9 Stapleton/MPP19-0001 • 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 —pairedll with an adjacent lot. If there are an odd number of lots, one lot at either end of the street will not be—paired.11 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. 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. b. Applicant Proposal: The applicant is proposing to construct all other streets not mentioned above as 27 -foot street sections with parking restricted on one side. 10 Stapleton/MPP19-0001 c. Staff Comments/Recommendations: The 27 -foot street section is approved with the following conditions: Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install —NO PARKING signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • 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. 9. Roadway Offsets a. Policy: Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330 -feet from a collector roadway (measured centerline to centerline). District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125 - feet from any other street (measured centerline to centerline). b. Applicant's Proposal: The applicant is proposing to construct one local street to intersect Harris Street, a collector, located 1,350 -feet west of SH -69 and 360 -feet west of Bloomington Drive on the north side of Harris Street. All local streets have a minimum offset of 125 -feet. c. Staff Comments/Recommendations: The street locations meet District policy for roadway offsets and should be approved as proposed. 10. Stub Streets a. Existing Conditions: With the development applications to the west, neither ACHD or the City of Meridian required stub streets to be constructed to this site. b. Policy: 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 11 Stapleton/MPP19-0001 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 Solaris Avenue as a stub street at the south property line. d. Staff Comments/Recommendations: The applicant's proposal meets District policy. The applicant should install a sign at the terminus of Solaris Avenue stating that "THIS ROAD WILL BE EXTENDED IN THE FUTURE". ACHD is not requiring the construction of a stub street to the west property line. When those parcels were conceptually approved for multi -family residential, no stub streets were required. If a connection is made from this site to the multi -family site, then the roadways in this plat would exceed the volumes allowed by ACHD on a local street. If the City requires emergency access between this site and parcels to the west, then the emergency access should be in place with gates or bollards, as determined by the Fire Department. 11. Traffic Calming a. Speed Control and Traffic Calming Policy for Local Streets: 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. Staff Comments/Recommendations: In general, the site has been designed to avoid a fast connection to Harris Street from the south, and ACHD supports the layout. Due to the length of the streets within the plat, staff recommends that the applicant construct bulb -outs in the following locations to reduce speeds and enhance pedestrian safety at crossings where the internal pathway system intersects the street. • On Radiant Ridge Drive at the pathway intersection • On Hyndman Street at the pathway intersection • At the intersection of Springfield Avenue and Broyhill Street 12. Driveways The applicant is proposing to construct two driveways off Lone Pine Way for the multi -family units. The driveways should be constructed as curb returns to a width of 24 to 30 -feet. 13. Bridge Crossings The District will require that the applicant submit the bridge plans for any crossings for review and approval prior to the pre -construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15' for construction in the following year prior to irrigation season. 14. 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. 15. Landscaping 12 Stapleton/MPP19-0001 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. 16. Other Access SH -69 is classified as a principal arterial; Harris Street, Lyra Street and the northerly segment of Lone Pine Way are classified as collector roadways. Other than the public street access to those roadways, specifically approved with this application, direct lot access is prohibited and should be noted on the final plat. D. Site Specific Conditions of Approval 1. If/when ITD requires the applicant to install a signal, the applicant will need to obtain plan approval and a permit from ITD for installation of the signal and enter into a signal agreement with ACRD. Although the applicant may be fronting the cost of the signal, the signal agreement will allocate the proportional share of the signal installation with the applicant ultimately contributing 25% of the cost with another % coming from the approved subdivisions to the west (Brundage and Graycliff); and the final 50% coming from development located on the east side of SH -69. The signal agreement will include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs as they are collected from the future developments. The applicant shall provide a road trust deposit to ACHD in the amount of $62,500 prior to signature of the first final plat that takes access to Harris Street. 2. Construct Harris Street as a 46 -foot street section (3 -lanes, plus bike lanes), from SH -69 to the west for at least 250 -feet. The remainder of Harris Street can be constructed as a 36 -foot street section (2 -lanes, plus bike lanes); with the exception of a center left turn lane at the proposed Lone Pine Way intersection. The street section shall be measured from the existing curb on the north side of Harris Street; and shall be constructed with vertical curb, gutter and sidewalk. If the sidewalk is attached, the minimum width is 7 -feet; and if detached the minimum width is 5 -feet. Dedicate right-of-way to 2 -feet behind the back of sidewalk if the sidewalk is attached; or to 2 - feet behind the back of curb if the sidewalk is detached, with a sidewalk easement for the remainder. 3. Construct the northerly 400 -feet of Lone Pine Way as a collector roadway, from Harris Street to Hyndman Street. Front -on housing is prohibited. 4. Construct the southerly segment of Solaris Avenue as a collector roadway, from Norwich Street to Lyra Street. 5. Construct Lyra Street as a collector roadway from SH -69 to Solaris Avenue. Front -on housing is prohibited. 6. Construct the collector roadways as 36 -foot street sections with vertical curb, gutter and 5 -foot wide detached sidewalk, or 7 -foot wide attached sidewalk. If detached sidewalk, then dedicate right-of-way to 2 -feet behind the back of curb; or to 2 -feet behind the back of sidewalk if attached sidewalk. 7. 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: 13 Stapleton/MPP19-0001 • 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. 8. Construct Hyndman Street as a 33 -foot street section with curb, gutter, 5 -foot wide sidewalk and parking on both sides of the street (where there are not medians). 9. All other streets not mentioned above may be constructed as 27 -foot street sections with parking restricted on one side. 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 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. 10. Provide written approval from the appropriate fire department or emergency response unit in the jurisdiction for use of the 27 -foot street section. 11. Construct Solaris Avenue as a stub street at the south property line with the intersection of Lyra Street. Install a sign at the terminus of Solaris Avenue stating that "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 12. Construct bulb -outs in the following locations to reduce speeds and enhance pedestrian safety at crossings where the internal pathway system intersects the street. • On Radiant Ridge Drive at the pathway intersection • On Hyndman Street at the pathway intersection • At the intersection of Springfield Avenue and Broyhill Street 13. Construct two driveways off Lone Pine Way for the multi -family units, located as proposed. The driveways shall be constructed as curb returns to a width of 24 to 30 -feet. 14. SH -69 is classified as a principal arterial; Harris Street, Lyra Street, the southerly segment of Solaris Avenue, and the northerly segment of Lone Pine Way are classified as collector roadways. Other than the public street access to those roadways, specifically approved with this application, direct lot access is prohibited and shall be noted on the final plat. 15. Submit the bridge plans for any crossings for review and approval prior to the pre -construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 16. 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. 17. 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 14 Stapleton/MPP19-0001 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. 18. 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. 19. Payment of impact fees is due prior to issuance of a building permit. 20. 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 15 Stapleton/MPP19-0001 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. Appeal Guidelines 6. Executive Summary (TIS) 16 Stapleton/MPP19-0001 VICINITY MAP 17 S ap mon U PP49 OOO] SITE PLAN I �= VY, 11'NVICIN3W '133N15SINJVH M •- ®9: 13m i om rwsw.- uan— I h� 18 Stapleton/MPP19-0001 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. 19 Stapleton/MPP19-0001 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. 20 Stapleton/MPP19-0001 Request for Appeal of Staff Decision 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. 21 Stapleton/MPP19-0001 Thompson Traffic and Civil 14k, Engineers Inc. EXECUTIVE SUMMARY Traffic Impact Study Stapleton Subdivision - Meridian, Idaho Thompson Engineers, Inc. has been retained to prepare a traffic impact study (TIS) for the proposed Stapleton Subdivision located southwest of the Harris Road and Meridian Road (SH 69) intersection in Meridian, Idaho, as shown in Figure 1.1. The scope of this study was determined through coordination with the Idaho Transportation Department (ITD). The TIS evaluates the potential traffic impacts resulting from background traffic growth, off-site developments in the area, the proposed development, and identifies improvements to mitigate the impacts. Traffic impacts were evaluated under the following traffic conditions: ■ 2018 Existing traffic ■ 2021 Phase 1 background traffic ■ 2021 Phase 1 total traffic ■ 2025 Build -out background traffic ■ 2025 Build -out total traffic 1.0 Proposed Development 1.1 At full build -out, Stapleton Subdivision is estimated to include a total of 223 single-family dwelling units. The development is planned to be developed in four separate phases. Phase 1 contains 53 dwelling units with an expected 2021 build year. Full build -out is projected to occur in 2025 but may change depending on the market conditions. 1.2 Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual 10' Edition, Stapleton Subdivision is estimated to generate approximately 2,106 trips per weekday, 166 trips during the AM peak hour, and 223 trips during the PM peak hour at full build -out. ■ The development is not expected to retain trips within the site or generate pass -by trips ■ All trips generated by the subdivision were assumed to be made by personal or commercial vehicles ■ The estimated site traffic distribution patterns are: • 70% north of the site • 15% west of the site • 10% east of the site • 5% south of the site 1.3 Stapleton Subdivision is proposing one site access approach on SH 69 in Phase 1 and one additional site access approach on Harris Street for full build -out conditions: ■ Solaris Street on SH 69 • Locate approximately 1,340 feet south of Harris Street • Meets IDAPA access spacing for full access public road in both transitional and urban conditions • Requires a southbound right -turn lane based on ITD guidelines with Phase 1 ■ Beeler Drive onto Harris Street • Locate approximately 1,350 feet west of Meridian Road • Meets ACHD minimum access spacing on Harris Street, a 20 -mph collector street 1.4 The proposed internal roadways are expected to carry less than 1,000 vpd at full build -out along the roadways that have front -on housing. Beeler Drive northwest of Hyndman Street is expected to exceed 1,000 vpd but not exceed 2,000 vpd. This segment Beeler Drive does not have front -on housing. 1.5 Based on the expected volumes on the internal roadways and site access operations, a backage/collector street is not needed to improve the site circulation. December 2018 ThompsonEngineers Traffic Impact Study Traffic and Civil 14k Inc. Stapleton Subdivision - Meridian, Idaho 2.0 Improvements Needed to Mitigate 2018 Existing Traffic 2.1 The Meridian Road and Harris Street intersection exceeds ITD's acceptable level of service (LOS) D threshold during the PM peak hour analyzed with the existing intersection control and lane configurations. The Harris Street approaches currently carry low volumes and are operating under capacity with low v/c ratios during the peak hours. The Meridian Road and Harris Street intersection is planned to be signalized based on previous traffic impact studies prepared for the proposed off-site developments in the area. However, the intersection does not meet warrants for a traffic signal with the current volumes. As a result, no improvements are recommended to mitigate 2018 existing traffic. 3.0 Improvements Needed to Mitigate 2021 Phase 1 Background Traffic 3.1. The Meridian Road and Harris Street intersection is expected to exceed ITD's acceptable LOS D threshold with 2021 background traffic analyzed with the existing intersection control and lane configurations during the PM peak hour. The Harris Street approaches are expected to operate under capacity with v/c ratio of 0.53 or less during the peak hours. The intersection is not expected to meet warrants for a traffic signal with the 2021 background traffic projection. As a result, no improvements are recommended to mitigate 2021 background traffic. 4.0 Improvements Needed to Mitigate 2021 Phase 1 Total Traffic 4.1 The Meridian Road and Harris Street intersection is expected to exceed ITD's acceptable LOS D threshold during the PM peak hour with 2021 total traffic analyzed with the exiting intersection control and lane configurations. The minor approaches are expected to continue to operate under capacity with a v/c ratio of 0.56 or less during the peak hours. The intersection is not expected to meet warrants for a traffic signal with the 2021 total traffic projection. As a result, no improvements are recommended to mitigate 2021 total traffic. 4.2 The Meridian Road and Solaris Street intersection is expected to exceed ITD's acceptable LOS D threshold as a stop -controlled intersection during the PM peak hour. The Solaris Street approach is expected to operate under capacity with a v/c ratio of 0.24 or less during the peak hours. Based on ITD's right -turn lane guidelines, a southbound right -turn lane is needed with 2021 Phase 1 total traffic. 5.0 Improvements Needed to Mitigate 2025 Build -Out Background Traffic 5.1 The Meridian Road and Harris Street intersection is expected to exceed ITD's minimum operational thresholds with 2025 background traffic volumes analyzed with the existing intersection control and lane configurations. The intersection is expected to meet signal warrants for a traffic signal and is recommended to mitigate 2025 background traffic. 6.0 Improvements Needed to Mitigate 2025 Build -Out Total Traffic 6.1 The Meridian Road and Harris Street intersection is expected to meet ITD's minimum operational thresholds with 2025 build -out total traffic conditions analyzed as a signalized intersection with the existing lane configurations. As a result, no additional improvements are needed to mitigate 2025 build -out total traffic impacts. 6.2 The Meridian Road and Solaris Street intersection is expected to meet ITD's minimum operational thresholds with 2025 build -out total traffic as a stop -controlled intersection. December 2018 4 Development Services Department ACHD Oo~, ua to c-& Project/File: Project Name/ MPP19-0001 / H-2018-0129 The applicant is requesting annexation and zoning of 38 acres into the City of Meridian, and preliminary plat approval for 212 single family lots and 1 multi -family lot with 28 units. Lead Agency: City of Meridian Site address: s/w/c Harris Street/SH-69 Staff Approval: Applicant: Stapleton, LLC 4824 W Fairview Avenue Boise, ID 83706 Staff Contact: Christy Little Phone: 387-6144 E-mail: clittleC@achdidaho.org A. Findings of Fact Description of Application: The applicant is requesting annexation and zoning of 38 acres into the City of Meridian with an R-15 zoning designation. The applicant is also requesting preliminary plat approval for 212 single family lots, 1 multi -family lot and 27 common lots. The applicant has submitted a Variance application to the City for 1 access to SH -69. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Residential R-8 South Undeveloped RUT East Residential and Undeveloped R-8 and RUT West Residential R-8 3. Adjacent Development: The following developments are pending or underway in the vicinity of the site. • Brundage Estates Subdivision, consisting of 366 single-family residential lots on 137 acres, and is located west of the site, was approved by ACHD in May 2016. • Graycliff Estates Subdivision, consisting of 119 single family building lots and 1 multi- family lot, on 52 acres is located west of the site and was approved by ACHD in August 2015. 4. Transit: Transit services are not available to serve this site. 5. Gas Pipeline: The Williams Pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to insure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 6. 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. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Victory Road is listed in the CIP to be widened to 3 -lanes from Linder Road to Meridian Road between 2022 and 2026. • Victory Road is listed in the CIP to be widened to 3 -lanes from SH -69 to Locust Grove Road between 2026 and 2030. • The intersection of Amity Road and SH -69 is listed in the CIP to be widened and signalized between 2026 and 2030. B. Traffic Findinas for Consideration 1. Trip Generation: This development, at full build -out, is estimated to generate 2,106 vehicle trips per day; and 223 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Thompson Engineers prepared a traffic impact study for the proposed development. Below is an executive summary of the findings as presented by Thompson Engineers. The executive summary is not the opinion of ACHD staff, and is attached. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ITD has also reviewed the TIS and provided comments to the City. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane collector is "D" (425 VPH). * Acceptable level of service for a three -lane collector is "D" (530 VPH). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for SH -69 south of Victory Road was 32,372 in March 2018. • There are no current ACHD counts for Harris Street. 2 DRAFT Stapleton/MPP19-0001 Functional PM Peak Roadway Frontage Classification Hour Traffic Count **SH-69/Meridian 1,425 -feet Arterial 1,726 Road Harris Street 1,650 -feet Collector N/A * Acceptable level of service for a two-lane collector is "D" (425 VPH). * Acceptable level of service for a three -lane collector is "D" (530 VPH). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for SH -69 south of Victory Road was 32,372 in March 2018. • There are no current ACHD counts for Harris Street. 2 DRAFT Stapleton/MPP19-0001 C. Findings for Consideration 1. The South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP recommends the extension of Harris Street west to Linder Road. 2. State Highway SH-69/Meridian Road SH-69/Meridian Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, Lead Land Use Agency, and ITD should work together to determine if additional right-of- way or improvements are necessary on SH -69. Staff Comments/Recommendations: The applicant is proposing to construct a local street to intersect SH -69 south of Harris Street. If the City of Meridian and/or ITD denies access to SH -69, the Traffic Impact Study will need to be updated to reflect the new trip distribution and volumes. 3. SH-69/Harris Street Intersection ITD has issued a comment letter to the City of Meridian regarding improvements to SH -69. In addition to improvements on SH -69, ITD has requested that the applicant submit an updated signal warrant analysis to ITD for review, prior to initiating Phase 2. If a signal is warranted at that time, the applicant will be required to design and install the signal. The estimated signal costs for this intersection are $250,000. Developments on the south side of Harris Street, west of SH -69 are responsible for one-half of the overall cost; and developments on both sides of Rumpel Lane on the east side of SH -69, are responsible for one-half the overall cost. Developments will be required to contribute their proportionate share of these costs, based on trips generated from their site. If there are not sufficient funds for the cost of the signal, at the time a signal is warranted, the development that warrants the signal will be required to pay for the improvements; with reimbursement occurring as other developments move forward and pay their share. If/when ITD requires the applicant to install a signal, the applicant will need to obtain plan approval and a permit from ITD for installation of the signal and enter into a signal agreement with ACHD. Although the applicant may be fronting the cost of the signal, the signal agreement will allocate the proportional share of the signal installation with the applicant ultimately contributing x% of the cost with another x% coming from the approved subdivisions to the west (Brundage and Graycliff); and the final 50% coming from development located on the east side of SH -69. The signal agreement will include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs as they are collected from the future developments. If a signal is not warranted with this development, the applicant will be required to provide a road trust to ACHD for their share of the signal, prior to the final platting the final phase of the development. 4. Harris Street a. Existing Conditions: Harris Street is improved with 2 -travel lanes, and no curb, gutter or sidewalk abutting the site. There is curb, gutter and sidewalk on the north side of Harris Street across from the site. There is 40 -feet of right-of-way for Harris Street. b. Policy: 3 DRAFT Stapleton/MPP19-0001 Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Harris Street is designated in the MSM as a Residential Collector with 2 to 3 -lanes and on -street bike lanes, a 36 to 46 -foot street section. Street Section and Right -of -Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70 -feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2 -feet behind the back -of - curb on each side. The standard street section shall be 46 -feet (back -of -curb to back -of -curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36 -feet (back -of -curb to back -of -curb). The District will consider a 33 -foot or 29 -foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on -street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5 -feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6 -feet wide between the back -of -curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a minimum of 7 -feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Speed Control and Traffic Calming Policy: District policy 7206.3.8 states that collector street should be designed to discourage speeds above 35 MPH, and in a residential area collector streets should be designed to discourage speeds above 30 MPH. The design of collector 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 a maintenance and/or license agreement. 4 DRAFT Stapleton/MPP19-0001 c. Staff Comments/Recommendations: The applicant should construct Harris Street as a 46 - foot street section (3 -lanes, plus bike lanes), from SH -69 to the west for at least 250 -feet. This will allow for sufficient storage for the southbound left turn lane when the intersection is signalized. The remainder of Harris Street can be constructed as a 36 -foot street section (2 - lanes, plus bike lanes); with the exception of a center turn lane at the proposed Lone Pine Way. The street section should be measured from the existing curb on the north side of Harris Street; and should be constructed with vertical curb, gutter and sidewalk. If the sidewalk is attached, the minimum width is 7 -feet; and if detached the minimum width is 5 -feet. Dedicate right-of-way to 2 -feet behind the back of sidewalk if the sidewalk is attached; or to 2 - feet behind the back of curb if the sidewalk is detached, with a sidewalk easement for the remainder. 5. Master Street Map There is a north -south collector roadway through this site that is designated on the Master Street map (dashed blue and red line on map below). ®� a. Policy: ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector (north half) and Commercial Collector (south half). The roadway extends from Harris Street (a collector) to Amity Road (an arterial). The street section for the Residential Collector is a 2 -lane roadway with bike lanes, and no on -street parking. The Commercial Collector is also a 2 -lane roadway with bike lanes, on -street parking to be determined, and center turn lanes where necessary. b. Applicant's Proposal: The applicant is proposing to extend the north -south collector into the site, off of Harris Street, for approximately 400 -feet, to serve the residential development. South of that, the applicant is proposing a circuitous local street network that is will connect to an east - west collector at the south property line that intersects SH -69 and may connect with the southerly segment of the collector that is shown on the MSM in red when those parcels develop. The applicant is requesting that the MSM be modified to eliminate the continuous collector through the site, to better reflect the proposed land uses. c. Staff Recommendation: When the MSM was adopted, the land use for this area was anticipated to be of a higher intensity than the proposed development, and this quarter -mile 5 DRAFT Stapleton/MPP19-0001 collector was envisioned to be a backage road for commercial development along the SH -69 corridor, from Harris Street to Amity Road. With development applications west of the site, ACHD and the City have required the construction of a north -south collector from Harris Street to Amity Road at the half -mile. The applicant's proposal to construct two discontinuous collectors meets the intent of the MSM, and does not preclude the construction of the southerly segment in the future. 6. Proposed Collector Roadways a. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right -of -Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70 -feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2 -feet behind the back -of - curb on each side. The standard street section shall be 46 -feet (back -of -curb to back -of -curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36 -feet (back -of -curb to back -of -curb). The District will consider a 33 -foot or 29 -foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on -street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5 -feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6 -feet wide between the back -of -curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a minimum of 7 -feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. b. Applicant Proposal: The applicant is proposing to construct the northerly 400 -feet of Lone Pine Way as a collector roadway, from Harris Street to Hyndman Street; and is proposing to construct Lyra Street as a collector roadway from SH -69 to Solaris Avenue. No front -on housing is proposed on the collector roadways. c. Staff Comments/Recommendations: The applicant should construct these segments as a 36 -foot street section with vertical curb, gutter and 5 -foot wide detached sidewalk, or 7 -foot 6 DRAFT Stapleton/MPP19-0001 wide attached sidewalk. If detached sidewalk, then dedicate right-of-way to 2 -feet behind the back of curb; or to 2 -feet behind the back of sidewalk if attached sidewalk. 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. 7. 33 -foot Local Streets a. 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. 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. 7 DRAFT Stapleton/MPP19-0001 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. 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. b. Applicant's Proposal: The applicant is proposing to construct Hyndman Street, and the southern segment of Solaris Avenue as 33 -foot street sections with curb, gutter, 5 -foot wide sidewalk and parking on both sides of the street (where there are not medians). The applicant is proposing a landscape median at the southerly segment of Solaris Avenue, with a 21 -foot street section on both sides of the median. c. Staff Comments/Recommendations: The street sections meet District policy and are approved as proposed. 8. 27 -foot Local Streets a. 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. Unless approved in writing by the land use agency, this street section is not allowed by the City of Kuna and City of Star. 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. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. 8 DRAFT Stapleton/MPP19-0001 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 —pairedll with an adjacent lot. If there are an odd number of lots, one lot at either end of the street will not be—paired.11 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. 9 DRAFT Stapleton/MPP19-0001 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. b. Applicant Proposal: The applicant is proposing to construct all other streets not mentioned above as 27 -foot street sections with parking restricted on one side. c. Staff Comments/Recommendations: The 27 -foot street section is approved with the following conditions: Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install —NO PARKING signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • 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. 9. Roadway Offsets a. Policy: Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330 -feet from a collector roadway (measured centerline to centerline). District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125 - feet from any other street (measured centerline to centerline). b. Applicant's Proposal: The applicant is proposing to construct one local street to intersect Harris Street, a collector, located 1,350 -feet west of SH -69 and 360 -feet west of Bloomington Drive on the north side of Harris Street. All local streets have a minimum offset of 125 -feet. c. Staff Comments/Recommendations: The street locations meet District policy for roadway offsets and should be approved as proposed. 10. Stub Streets a. Existing Conditions: With the development applications to the west, neither ACHD or the City of Meridian required stub streets to be constructed to this site. b. Policy: 10 DRAFT Stapleton/MPP19-0001 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 construct Solaris Avenue as a stub street at the south property line. d. Staff Comments/Recommendations: The applicant's proposal meets District policy. The applicant should install a sign at the terminus of Solaris Avenue stating that "THIS ROAD WILL BE EXTENDED IN THE FUTURE". ACHD is not requiring the construction of a stub street to the west property line. When those parcels were conceptually approved for multi -family residential, no stub streets were required. If a connection is made from this site to the multi -family site, then the roadways in this plat would exceed the volumes allowed by ACHD on a local street. If the City requires emergency access between this site and parcels to the west, then the emergency access should be in place with gates or bollards, as determined by the Fire Department. 11. Traffic Calming a. Speed Control and Traffic Calming Policy for Local Streets: 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. Staff Comments/Recommendations: In general, the site has been designed to avoid a fast connection to Harris Street from the south, and ACHD supports the layout. Due to the length of the streets within the plat, staff recommends that the applicant construct bulb -outs in the following locations to reduce speeds and enhance pedestrian safety at crossings where the internal pathway system intersects the street. • On Radiant Ridge Drive at the pathway intersection • On Hyndman Street at the pathway intersection • At the intersection of Springfield Avenue and Broyhill Street 11 DRAFT Stapleton/MPP19-0001 12. Driveways The applicant is proposing to construct two driveways off Lone Pine Way for the multi -family units. The driveways should be constructed as curb returns to a width of 24 to 30 -feet. 13. Bridge Crossings The District will require that the applicant submit the bridge plans for any crossings for review and approval prior to the pre -construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 1511 for construction in the following year prior to irrigation season. 14. 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. 15. 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. 16. Other Access SH -69 is classified as a principal arterial; Harris Street, Lyra Street and the northerly segment of Lone Pine Way are classified as collector roadways. Other than the public street access to those roadways, specifically approved with this application, direct lot access is prohibited and should be noted on the final plat. D. Site Specific Conditions of Approval 1. If/when ITD requires the applicant to install a signal, the applicant will need to obtain plan approval and a permit from ITD for installation of the signal and enter into a signal agreement with ACHD. Although the applicant may be fronting the cost of the signal, the signal agreement will allocate the proportional share of the signal installation with the applicant ultimately contributing x% of the cost with another x% coming from the approved subdivisions to the west (Brundage and Graycliff); and the final 50% coming from development located on the east side of SH -69. The signal agreement will include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs as they are collected from the future developments. If a signal is not warranted with this development, the applicant will be required to provide a road trust to ACHD for their share of the signal, prior to the final platting the final phase of the development. 2. Construct Harris Street as a 46 -foot street section (3 -lanes, plus bike lanes), from SH -69 to the west for at least 250 -feet. The remainder of Harris Street can be constructed as a 36 -foot street section (2 -lanes, plus bike lanes); with the exception of a center left turn lane at the proposed Lone Pine Way intersection. The street section shall be measured from the existing curb on the north side of Harris Street; and shall be constructed with vertical curb, gutter and sidewalk. If the sidewalk is attached, the minimum width is 7 -feet; and if detached the minimum width is 5 -feet. 12 DRAFT Stapleton/MPP19-0001 Dedicate right-of-way to 2 -feet behind the back of sidewalk if the sidewalk is attached; or to 2 - feet behind the back of curb if the sidewalk is detached, with a sidewalk easement for the remainder. 3. Construct the northerly 400 -feet of Lone Pine Way as a collector roadway, from Harris Street to Hyndman Street. Front -on housing is prohibited. 4. Construct Lyra Street as a collector roadway from SH -69 to Solaris Avenue. Front -on housing is prohibited. 5. Construct the collector roadways as 36 -foot street sections with vertical curb, gutter and 5 -foot wide detached sidewalk, or 7 -foot wide attached sidewalk. If detached sidewalk, then dedicate right-of-way to 2 -feet behind the back of curb; or to 2 -feet behind the back of sidewalk if attached sidewalk. 6. 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. 7. Construct Hyndman Street, and the southern segment of Solaris Avenue as 33 -foot street sections with curb, gutter, 5 -foot wide sidewalk and parking on both sides of the street (where there are not medians). 8. All other streets not mentioned above may be constructed as 27 -foot street sections with parking restricted on one side. 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 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. 9. Provide written approval from the appropriate fire department or emergency response unit in the jurisdiction for use of the 27 -foot street section. 10. Construct Solaris Avenue as a stub street at the south property line with the intersection of Lyra Street. Install a sign at the terminus of Solaris Avenue stating that "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Construct bulb -outs in the following locations to reduce speeds and enhance pedestrian safety at crossings where the internal pathway system intersects the street. • On Radiant Ridge Drive at the pathway intersection • On Hyndman Street at the pathway intersection • At the intersection of Springfield Avenue and Broyhill Street 13 DRAFT Stapleton/MPP19-0001 12. Construct two driveways off Lone Pine Way for the multi -family units, located as proposed. The driveways shall be constructed as curb returns to a width of 24 to 30 -feet. 13. SH -69 is classified as a principal arterial; Harris Street, Lyra Street and the northerly segment of Lone Pine Way are classified as collector roadways. Other than the public street access to those roadways, specifically approved with this application, direct lot access is prohibited and shall be noted on the final plat. 14. Submit the bridge plans for any crossings for review and approval prior to the pre -construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 15. 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. 16. 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. 17. 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. 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 14 DRAFT Stapleton/MPP19-0001 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. 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. Appeal Guidelines 6. Executive Summary (TIS) 15 DRAFT Stapleton/MPP19-0001 VICINITY MAP 16 DRAFT Stapleton/MPP19-0001 =-i 17 DRAFT Stapleton/MPP19-0001 SITE PLAN 1vldA8vNWn3ad z V B as Olromaro3f'r '133x15 SIrrVH 'M a r NOISIAIOBnS NOJ3ldV.LS j a Y� d �€ ��5ta �Wwr,,, I ' 'bpp 5P$Y285 I I r 1 - �I 11 II r t I s x O_ Valk al x s — �zo€S9to ar F? W K� i2 I I / I 9 V �II t E '[ - Y� d �€ ��5ta �Wwr,,, I ' 'bpp 5P$Y285 I I r 1 - �I 11 II r +1 I d �€ x �Wwr,,, I ' ■ /, s v - I r 1 - II +1 I s x O_ al x s — �zo€S9to W K� i2 I I / I 9 V �II . u,.,T 1 —111 ,3- — .— L .3 W-3 .LL 3 _ n. � �,.,w1.3 �r,.�,t, — 18 DRAFT Stapleton/MPP19-0001 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. 19 DRAFT Stapleton/MPP19-0001 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. 20 DRAFT Stapleton/MPP19-0001 Request for Appeal of Staff Decision 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. 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. 21 DRAFT Stapleton/MPP19-0001