2019-03-27 ACHD Preliminary ReportChris Johnson
From:
Sent:
To:
Subject:
Attachments:
FYI.
Thanks,
Stephanie Leonard
Wednesday, March 27, 2019 10:46 AM
Meridian City Clerk
FW: Three Corners Ranch
Three Corners Commission packet.pdf
Stephanie Leonard I Associate City Planner
City of Meridian I Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0574 1 sleonard@meridiancity.org
From: Christy Little <Clittle@achdidaho.org>
Sent: Wednesday, March 20, 2019 10:49 AM
To: Bill Parsons <bparsons@meridiancity.org>; Stephanie Leonard <sleonard@meridiancity.org>
Subject: Three Corners Ranch
Bill and Stephanie — Attached is the ACHD report for Three Corners. This will be on the regular agenda next
Wednesday the 27th at 6PM. Staff is recommending a different layout than what was submitted, and if the City
would like the Commission to consider something different, then your testimony at our hearing will be very
important.
Recommending — connect Sweet Valley Drive, Shandee and Stafford with the "perimeter road". Access the site via
Barclay and Dunwoody. Terminate Dvorak with a cul-de-sac. The report outlines the concerns with the connection
of all of the stub streets.
Thanks!
Christy
1
HD
March 20, 2019
TO: ACHD Commission
FROM: Christy Little, Planning Review Supervisor
SUBJECT: Three Corners Ranch MPP19-0006/ H-2019-0006
1890 E. Dunwoody Court, Meridian
Staff Report for March 27, 2019 Commission Meeting
Rebecca W. Arnold, President
Mary May, 1st Vice -President
Sara M. Baker, 2nd Vice -President
Jim D. Hansen, Commissioner
Kent Goldthorpe, Commissioner
Development Services
Executive Summary
The applicant is requesting approval of an annexation with rezone from RUT (Rural -Urban Transition)
to R-4 (Medium Low -Density Residential) and a preliminary plat consisting of 45 single family
residential lots and 9 common lots, located on 31 -acres. The site is located east of Locust Grove Road,
and south of Chinden Boulevard, has frontage only on Dunwoody Court, and off of five stub streets.
This is a unique development, in that the applicant is proposing a gated community, but by Policy is
required to extend the Eve stub streets. The subdivisions to the south and east of the site are well
connected with two collectors, and a robust local street network. The subdivision to the west is not well
connected, and only has access to Locust Grove Road, but was developed as a larger lot subdivision
with a rural street section. The subdivision to the northwest of the site has only one public street access
to Locust Grove Road for 50 homes, and provides direct access to a private school. The subdivision
directly to the north clearly needs connectivity and access as Shandee Street will be restricted in the
future.
Staff has recommended changes to the site plan, as outlined in the attached report. Staff believes that
these changes satisfy the intent of the Policy regarding stub streets and connectivity, and addresses
neighborhood concerns as well.
Recommendation
Staff recommends approval of the report as written.
Attachments:
Staff Report
Development Services Department
AO Nh-1
HD
61111M17�rlli_rn r_e
Project/File: Three Corners Ranch/ MPP19-0006/ H-2019-0006
This is an annexation with a rezone from RUT to R-4 and a preliminary plat
consisting of 45 single family residential lots and 9 common lots, located on 31 -
acres.
Lead Agency: City of Meridian
Site address: 1890 E. Dunwoody Court
Commission
Hearing: March 27, 2019
Applicant: Sweet Land Development, Inc.
1990 S. Cole Road
Boise, ID 83709
Representative: Conger Management Group
4824 W. Fairview Avenue
Boise, ID 83706
Staff Contact: Christy Little
Phone: 387-6144
E-mail: clittle achdidaho.org
A. Findings of Fact
Description of Application: The applicant is requesting approval of an annexation with rezone
from RUT (Rural -Urban Transition) to R-4 (Medium Low -Density Residential) and a preliminary
plat consisting of 45 single family residential lots and 9 common lots, located on 31 -acres. The
applicant's proposal is consistent with the comprehensive plan for the City of Meridian.
2. Description of Adjacent Surrounding Area:
Direction
Land Use
Zoning
North
Single Family Residential/ Estate Residential/ Medium Low-
Density Residential
R-1 C (Boise)/R1
(Ada County)/ R-4
Meridian
South
Medium Low -Density Residential
R-4 Meridian
East
Single Family Residential
R-1 Boise
West
Rural -Urban Transition
RUT (Ada County)
3. Transit: Transit services are not available to serve this site.
4. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
DRAFT Three Corners Ranch/ MPP 19-0006/
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AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized.... Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA -related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The
increased width reduces conflict at the intersection by providing more space for users at the bottom
of the ramp.
5. New Center Lane Miles: The proposed development includes 0.5 centerline miles of new public
road.
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):
• Locust Grove Road is scheduled in the IFYWP to be widened to 5 -lanes from Fairview Avenue
to Ustick Road.
• The intersection of US Hwy 20/26 (Chinden Boulevard) and Locust Grove Road is scheduled
in the IFYWP to be widened in conjunction with the ITD project in 2021.
• Locust Grove Road is listed in the CIP to be widened to 5 -lanes from McMillan Road to US
Hwy 20/26 (Chinden Boulevard) between 2031 and 2035.
• The intersection of Ustick Road and Locust Grove is listed in the CIP to be widened to 6 -lanes
on the north leg, 7 -lanes on the south, 6 -lanes east, and 5 -lanes on the west leg, and
signalized between 2021 and 2025.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 415 additional vehicle trips per day
(9 existing); 44 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 10th edition.
2. Condition of Collector and Arterial Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
2 DRAFT Three Corners Ranch/ MPP19-0006/
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PM Peak
PM Peak
Existing
Roadway
Frontage
Functional
Hour
Hour Level
plus
Classification
Traffic
of Service
project
Count
"State Highway 20/26
0 -feet
Expressway
1,200
N/A
N/A
Chinden Boulevard
"State Highway 55
0 -feet
Principal
1,615
N/A
N/A
Eagle Road
Arterial
Locust Grove Road
0 -feet
Minor Arterial
340
Better than
Better than
"E„
«E„
McMillan Road
0 -feet
Minor Arterial
1,080
Better than
«E„
Better than
«E„
Bristol Heights Drive
0 -feet
Collector
126
Better than
"D„
Better than
"D„
Bennington Way
0 -feet
Collector
55
Better than
«D„
Better than
"D„
2 DRAFT Three Corners Ranch/ MPP19-0006/
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* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
* Acceptable level of service for a five -lane minor arterial is "E" (1,540 VPH).
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
** ACHD does not set level of service thresholds for State Highways.
Roadway
Frontage
Functional
Classification
Dunwoody
82 -feet
Local Street
Court
Sweet Valley
50 -feet
Local Street
Avenue
Shandee Drive
50 -feet
Local Street
Stafford Place
50 -feet
Local Street
Barclay Street
50 -feet
Local Street
Dvorak Avenue
50 -feet
Local Street
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts. Traffic counts for the collector
streets are from 2015; however, there has been no new development or street connections during this time.
• Chinden Boulevard (SH 20/26) west of Eagle Road was 27,197 on October 18, 2017.
• Eagle Road (SH 55) north of Hobble Creek Drive was 41,652 on March 15, 2018.
• Locust Grove Road south of Chinden Boulevard (SH 20/26) was 7,706 on January 31, 2018
• McMillan Road west of Eagle Road was 17,141 on July 25, 2018.
• Bristol Heights Drive was 1,868 on August 5, 2015.
• Bennington Way was 908 on August 4, 2015.
C. Findings for Consideration
1. Proposal
This site has 80 -feet of frontage on Dunwoody Court, and the only other street frontage to the site
is from five stub streets that were previously constructed to the site with adjacent development.
With the exception of one stub street at the northwest property line, the applicant is proposing to
extend all of the stub streets, in accordance with District policy. The applicant is proposing to
construct a perimeter road to connect the stub streets, and is proposing to construct a
private/gated road off of Dunwoody Court and Barclay Street to service the new homes within the
development. The applicant did not propose a public street connection thru the site between
Dunwoody Court and Barclay Street to prevent the potential for east -west cut-thru traffic, which
could potentially significantly increase traffic volumes on both local streets.
2. Collector Road Policies — Development
Function: The primary function of a collector is to intercept traffic from the local street system and
carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access
will be limited or controlled. Collectors may also be designated as bicycle and bus routes.
3 DRAFT Three Corners Ranch/ MPP19-0006/
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Continuation of Streets: An existing street or a street in an approved preliminary plat, which ends
at a boundary of a proposed development, shall be extended in that development. The extension
shall include provisions for continuation of storm drainage facilities.
Level of Service (LOS): The level of services for collector streets is established within the District's
Traffic Impact Study Policy. The acceptable LOS for a collector is "D" (425 vehicles per hour (vph)).
Front -On Housing in a Residential Area: New collector roadways in residential areas with front-
on housing shall be limited to a maximum ADT of 3,000. Existing collector roadways in residential
areas with front -on housing should not exceed 5,000 ADT. In some instances a lower ADT for
existing collectors in residential areas may be applied due to items such as grades, curves, etc...
Staff Comments/Recommendations: There are only two collector roadways within the square
mile. Bennington Way intersects Chinden Boulevard, and Bristol Heights Drive intersects Eagle
Road where there is a signalized intersection. The area was developed prior to the adoption of the
Master Street Map, so there is not a prevalent collector network. The collector roadways to the
east of the site do not have front -on housing and will not exceed the thresholds for average daily
traffic. The acceptable LOS for a collector is 425 vehicles per hour in the PM peak hour. The PM
peak hour traffic for Bristol Heights Drive is 126 trips which is 30% of the threshold for LOS D. The
PM peak hour traffic for Bennington Way is 55 trips which is 13% of the threshold for LOS D.
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4 DRAFT Three Corners Ranch/ MPP19-0006/
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3. Local Street Policies - Development
Function: The primary function of a local street is to serve adjacent property. Adjacent property
will usually have unrestricted access to the street and ADT will typically be less than 2,000. Access
to local streets is generally unrestricted, except near intersections.
Off -Site Streets (Local Streets with greater than 1,000 VTD (existing + proposed)): If the
proposed development is not served by a public street that is fully improved to urban standards
(curb, gutter, sidewalk) or with a minimum of 30 -feet of pavement, then the developer shall provide
30 -feet of pavement with 3 -foot gravel shoulders from the site to a public street specified by the
District; OR the developer shall provide 24 -feet of pavement with 3 -foot gravel shoulders and a
minimum 6 -foot wide detached asphalt/concrete pedestrian facility, from the site to a public street
specified by the District.
Stub Streets: An existing street, or a street in an approved preliminary plat, which ends at a
boundary of a proposed development shall be extended in that development. The extension shall
include provisions for continuation of storm drain facilities.
Average Daily Traffic (ADT): ADT on new and existing local streets should typically be less
than 2,000. This ADT applies to both existing and new streets. For new streets that are
stubbed to connect to adjacent land that is not fully developed, the allowable ADT for the new street
will typically be no more than 1,000 ADT, to accommodate future additional traffic from the adjacent
land, depending on the location and type of the stub street and the location and type size of the
adjacent undeveloped land. When stub streets are connected and properties fully developed,
local streets should not exceed 2,000 ADT. In developed areas where streets already exceed
2,000 ADT or are close to exceeding 2,000 ADT, the Commission may grant approval to
exceed the 2,000 ADT based on existing zoning of undeveloped properties or infill
development. The Commission may also consider the need for additional roadway improvements
or traffic calming to mitigate the additional traffic if necessary. The ADTs listed above are desirable
planning thresholds for local streets, not roadway capacities. Actual roadway capacities are much
higher than the planning thresholds.
Maximum Traffic on One Access: If a proposed development only has one access to a public
street that is a local street, or if it proposes to extend public streets from existing development with
only one local street access to the public street system, the maximum forecast ADT to be allowed
at any point on the local street access is 1,000 and is subject to fire department requirements for
the provisions of a secondary access.
Staff Comments/Recommendations: The square mile was developed as a highly connected
network of local streets, with multiple access points to the arterial system. There are 5 local streets
intersecting McMillan Road, 3 intersecting Locust Grove Road, 2 intersecting Chinden Boulevard,
and 1 local street intersecting Eagle Road. The local street intersections are circled in yellow. The
local street frontages for this site are circled in red.
5 DRAFT Three Corners Ranch/ MPP 19-0006/
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4. Traffic Mitigation — Neighborhood Concerns
A�
The adjacent neighborhoods are concerned about traffic impacts from the proposed development.
The development is estimated to generate a total of 424 vehicle trips per day, and 45 trips in the
PM peak hour. Trips from the development will be distributed to the west via Dunwoody Court, to
the east via Barclay Street, and to the south via Dvorak Avenue. The connection of the stub streets
in the area will enhance the existing local street network, further distributing trips throughout the
square mile.
ACHD has received the following requests for traffic calming within the square mile in the last ten
years.
• South of the site: Mendelson, White Hawk to Meadow Creek, failed to meet the speed or
volume criteria for traffic calming (2009)
6 DRAFT Three Corners Ranch/ MPP 19-0006/
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South of the site: Mozart e/oSchubert, failed to meet the speed or volume criteria for traffic
calming (2014)
East of the site: Bristol Heights (collector) w/o Eagle Road, failed to meet the speed or
volume criteria for traffic calming (2015)
East of the site: Bennington (collector) s/o Chinden Boulevard, failed to meet the speed or
volume criteria for traffic calming (2015)
All traffic calming analysis, criteria, funding, etc ... is required to follow Policy Section 5000.
5. Traffic Calming Policies (Section 5000) — District/Traffic
Prior to implementing traffic calming:
1. A traffic safety investigation must be completed.
2. A neighborhood traffic speed watch program may be implemented. Participation is a factor in
setting priorities for traffic calming measures.
3. Residents must submit a petition showing support of 75% of the households on the impacted
section of the street. For a local street, signatures representing a minimum of 10 households
are required and may include other residents within the neighborhood where the number of
houses on the street doesn't allow for satisfaction of the requirement. For a collector street,
signatures representing 50% of the household of the adjacent local streets, as defined by
ACHD on a case-by-case basis, depending upon the collector for major street access, will
also be required.
4. For continuous collector streets, additional notification and public involvement of drivers may
be required. Collector streets, as defined by ACHD on a case-by-case basis, over 5,000
vehicles per day will generally not be appropriate for speed humps or other measures that
may divert traffic to other streets.
Neighborhood Participation and Financial Contribution: When the cut -through traffic threshold
established in policy is exceeded, ACHD will conduct a study to determine appropriate traffic
calming measures, perform the design, conduct the public information process, fund the
construction in accordance with available funds and priorities, administer the construction contract,
and place all supplementary traffic controls. When the cut -through criteria is NOT met but traffic
volume and/or speed thresholds are exceeded, the neighborhood is responsible for the construction
costs. ACHD will provide the other services. If none of the traffic thresholds are exceeded, the
options available to the neighborhood are the speed watch program, the speed trailer, and police
enforcement.
Thresholds for Traffic Calming: Policy 5104.2.4 and 5104.2.5 outline the criteria for traffic
calming on local and collector streets. Criteria include: peak hour volumes, average speed in peak
hour (based on roadway width), and cut through traffic. Also considered are: lack of sidewalks,
pedestrian traffic, vertical and horizontal alignment and sight distance, and on -street parking.
6. Stub Streets
a. Existing Conditions: There are 5 existing stub streets to this site. Sweet Valley Avenue
located at the northwest corner of the site, Shandee Drive located at the north property line,
Stafford Place located at the north property line, Barclay Street located at the east property line,
and Dvorak Avenue located at the south property line.
• Shandee Drive is a local street, approximately 22 -feet wide with no curb, gutter or sidewalk.
The stub street was required with Fuller Ranchettes, which final platted in 1963. Shandee
Drive is accessed off of Chinden Boulevard with no other street connections from the east
or west. When Chinden Boulevard is widened, it is anticipated that ITD will restrict Shandee
Drive to right-in/right-out operations.
7 DRAFT Three Corners Ranch/ MPP 19-0006/
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• Stafford Place is a local street, approximately 32 -feet wide, with curb, gutter and sidewalk
on both sides of the street, and it connects to other local and collector streets within Bristol
Heights. The stub street was required as a condition of Bristol Heights No 21, which final
platted in 2003.
8 DRAFT Three Corners Ranch/ MPP 19-0006/
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Barclay Street is a local street, approximately 36 -feet wide, with curb, gutter and sidewalk
on both sides of the street. The stub street was required as a condition of Bristol Heights No
18, which final platted in 1999.
Dvorak Avenue is a local street, approximately 36 -feet wide, with curb, gutter and sidewalk
on both sides of the street. The stub street was required as a condition of Vienna Woods
No 6, which final platted in 2002.
Sweet Valley Avenue is a local street, approximately 33 -feet wide, with curb, gutter and
sidewalk on both sides of the street. The stub street was required as a condition of Three
Corners Sub No 2, which final platted in 2014. At that time, ACHD raised concerns regarding
the ability to extend this stub street in the future due the recent construction of the large
home on the parcel directly south of the site. The home was being constructed by the Three
Corners 2 owner. The Three Corners 2 engineer indicated that the home was designed to
accommodate the extension of the stub street, and they provided an exhibit showing how
the road could be extended in the future. A statement was provided from the property/home
owner acknowledging that the roadway would be extended in the future and would be
located near their home.
9 DRAFT Three Corners Ranch/ MPP 19-0006/
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b. Policy:
Consideration for Future Development: The street design in a proposed development shall
cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. If a street ends at the
development boundary, it shall meet the requirements as described in this sub -section.
The District will consider the following items when determining when to require a stub
street:
• Property size and configuration of current application
• Property size and configuration of adjacent parcels
• Potential for redevelopment of adjacent parcels
• Location of vehicular and pedestrian attracting land use (i.e. schools, neighborhood
commercial, etc.)
• Comprehensive Plan and Zoning designations
• Needs of the emergency service providers
• Location of existing stub streets
• Location of canals and necessary crossings
• Cost vs. benefit of requiring canal crossing
• Functional Classification of adjacent and nearby roadways (i.e. will requiring a stub street
achieve the District's Access Management goals by reducing the potential need for additional
connection to a classified roadway)
• The Master Street Map
Benefits of Connectivity and Stub Streets include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity. Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
10 DRAFT Three Corners Ranch/ MPP 19-0006/
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• Promotes the efficient delivery of services including trash, mail, and deliveries.
• Promotes appropriate intra -neighborhood traffic circulation to schools, parks, neighborhood
commercial centers, transit stops, etc.
• Promotes orderly development.
Existing Adjacent Development
An existing street, or a street in an approved preliminary plat, which ends at a boundary of a
proposed development shall be extended in that development. The extension shall include
provisions for continuation of storm drainage facilities.
Stub Streets
Stub streets will be required to provide circulation or to provide access to adjoining properties.
c. Applicant Proposal: The applicant is proposing to construct a local street around the perimeter
of the site (north, east and south) and extend Shandee Drive, Stafford Place, Barclay Street and
Dvorak Avenue to connect to the new internal street.
The applicant is not proposing to extend Sweet Valley Avenue into the site at the north property
line due to the proximity of the existing house on the site; and is requesting a variance of District
policy. In lieu of extending the street, the applicant is proposing to extend an emergency
access/pedestrian pathway to connect to the internal streets.
d. Staff Comments/Recommendations: While the applicant's proposal to extend stub streets,
meets District policy, as designed, the stub streets will connect to a perimeter road which will
allow the new development to be gated, and which will prevent east -west cut -through traffic from
Barclay Street to Dunwoody Court. The perimeter road will add '/z mile of new public roadway for
maintenance by ACHD with little public benefit. The City of Meridian staff is recommending that
all of the stub streets be extended and connected, per the original site plan, including Sweet Valley
Drive. Because this square mile was developed without a collector network, ACHD staff is
concerned about east -west cut -through traffic.
The subdivisions to the south and east of the site are well connected with two collectors, and a
robust local street network. The subdivision to the west is not well connected, and only has
access to Locust Grove Road, but was developed as a larger lot subdivision with a rural street
section. The subdivision to the northwest of the site has only one public street access to Locust
Grove Road for 50 homes, and provides direct access to a private school. The subdivision directly
to the north clearly needs connectivity and access as Shandee Street will be restricted in the
future.
At the request of staff, the applicant provided a revised layout which does not include a perimeter
road along the east and south property line. The site is accessed from Barclay Street and
Dunwoody Court only with private roads. The stub street at the south property line is terminated
in a cul-de-sac, providing pedestrian but not vehicular connectivity. Along the north property line
the applicant has proposed to connect Shandee Drive and Stafford Place, but not Sweet Valley
Avenue.
11 DRAFT Three Corners Ranch/ MPP19-0006/
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Staff recommends approval of the revised layout, but recommends that the perimeter road along
the north property line connect all 3 stub streets, Sweet Valley Drive, Shandee Drive and Stafford
Place. This will provide east -west connectivity for Sweet Valley Drive and Shandee Drive,
providing a secondary means of access; and connectivity to Bristol Heights, but it will discourage
cut -through traffic, and will not add unnecessary lane miles to the ACHD network.
7. Dunwoody Court
a. Existing Conditions: Dunwoody Court is improved with 2 -travel lanes, 30 -feet of pavement,
and swales, with no curb, gutter or sidewalk abutting the site. There is 50 -feet of right-of-way
for Dunwoody Court (25 -feet from centerline). When this subdivision was approved, the
developer requested a waiver of curb, gutter and sidewalk in lieu of a rural street section with
2 -travel lanes and paved shoulders for pedestrians.
b. Applicant's Proposal: The applicant has approximately 80 -feet of frontage on Dunwoody
Court, and is proposing to access the site with a private/gated road off of Dunwoody Court. The
house on the property currently accesses Dunwoody Court at this location.
c. Staff Comments/Recommendations: There are no improvements required on Dunwoody
Court.
12 DRAFT Three Corners Ranch/ MPP 19-0006/
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8. New Local Internal Streets- 27 -foot Street Section
Guiness Street
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.
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.
13 DRAFT Three Corners Ranch/ MPP19-0006/
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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. Staff Comments/Recommendations: The applicant should construct Guiness Street along
the north property line as a 27 -foot street section with curb, gutter and sidewalk on both sides
of the street.
Parking is restricted on one side of the 27 -foot street sections. The applicant should be required
to install NO PARKING signs on one side of the streets. Coordinate a signage program with
District Development Review staff.
The applicant should be required to provide written approval from the appropriate fire
department for the 27 -foot street -sections.
Due to the length and alignment of Guiness Street, the applicant should construct bulb -outs at
the intersections with Shandee Drive and Stafford Place.
9. Private Roads
a. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County
establish the requirements for private streets. The District retains authority and will review the
proposed intersection of a private and public street for compliance with District intersection
policies and standards. The private road should have the following requirements:
• Designed to discourage through traffic between two public streets,
• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of
50 -feet from the near edge of the intersection and a turnaround shall be provided.
b. Applicant Proposal: The applicant is proposing to construct the development with private roads
and two gated entrances to serve the site, one off of Barclay Street and one off of Dunwoody
Court. The applicant has proposed private streets to prevent vehicular cut -through, but the
development will be open for pedestrians and bicycles on the private streets and pathways.
c. Staff Comments/Recommendations: If the City of Meridian approves the private roads, the
applicant shall be required to pave the private roadways their full width and at least 30 -feet into
the site beyond the edge of pavement of all public streets and install pavement tapers with 15 -
foot curb radii abutting the existing roadway edge. If private roads are not approved by the City
of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide
public standard local streets in these locations.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will
be accepted as a public road if such a request is made in the future. Substantial redesign and
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reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACRD:
• Dedicate a minimum of 50 -feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
10. 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.
11. 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.
D. Site Specific Conditions of Approval
1. Construct Guiness Street to connect Sweet Valley Drive, Shandee Drive and Stafford Place, as a
27 -foot street with curb, gutter and 5 -foot wide concrete sidewalk. Construct bulb -outs at the
intersections of Shandee Drive and Stafford Place. Install "NO PARKING" signs on one side of the
street. Provide written approval from the Fire Department for use of the reduced width street
section.
2. Extend Dvorak Avenue into the site as a cul-de-sac, with curb, gutter and sidewalk.
3. Construct a private street off of Dunwoody Court.
4. Construct a private street off of the terminus of Barclay Street.
5. Install street name signs and stop signs where the private streets intersect Dunwoody Court and
Barclay Street.
6. Locate gates/keypads for the private streets, a minimum of 50 -feet from the end of pavement of
the public street.
7. Complete the curb, gutter and sidewalk on the existing Barclay Street cul-de-sac.
8. 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.
9. Payment of impact fees is due prior to issuance of a building permit.
10. 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).
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2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
(ADA) requirements. The applicant's engineer should provide documentation of ADA compliance
to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
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.
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G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
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VICINITY MAP
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ORIGINAL SITE PLAN
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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.
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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.
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Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of
fact or law in the earlier action. The request may also be supported by oral testimony at
the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at which
the matter is to be returned. The Commission shall only take action on the original matter
at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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