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2019-05-08 ACHD MPP18-0032 Gander Creek Staff Report   1 Gander Creek/ MPP18-0032/ H-2019-0013 Development Services Department Project/File: Gander Creek/ MPP18-0032/ H-2019-0013 This is an annexation, rezone and preliminary plat approval consisting of 401 building lots and 60 common lots on 117-acres. Lead Agency: City of Meridian Site address: SW Corner of N. McDermott Road & W. McMillan Road Staff Approval: April 23, 2019 Applicant: Trilogy Development, Inc. 9839 W Cable Car Street Boise, ID 83709 Representative: Bob Taunton Taunton Group, LLC 2724 S. Palmatier way Boise, ID 83716 Staff Contact: Dawn Battles Phone: 387-6218 Email: dbattles@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting annexation and a rezone from RUT (Rural Urban Transition) to R-8 Medium Density Residential, and a preliminary plat consisting of 401 building lots, 60 common lots (4 lots for ITD facilities and 1 lot for a future fire station & police sub- station), located on 117-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 Rural Urban Transition RUT South Medium Density Residential R-8 East Medium Density Residential & Rural Urban Transition R-8 & RUT West Rural Urban Transition RUT 3. Site History: ACHD staff previously reviewed this site as MPP16-0001/ H-2015-0029 in February 2016. The requirements of this staff report are generally consistent with those of the prior action. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 2 Gander Creek/ MPP18-0032/ H-2019-0013 • West Ada High School, a new high school campus to serve 1,800 students is located south of the site and was approved by the ACHD Commission on September 5, 2018. • Oakwind Subdivision, an 82-lot single family residential subdivision is located north of the site and was approved by ACHD in February 2018. • Oakmore Subdivision, an 18-lot single family residential subdivision is located northeast of the site and was approved by ACHD in January 2018. • Jump Creek, a 318-lot single family subdivision with 2 multi-family building lots (76 units) is located northeast of the site and was approved by the ACHD Commission in October 2014. • The Oaks, a mixed-use development consisting of 963 residential lots, 73 common lots, 4 multi-family lots, one mini-storage lot, 5 office lots, one recreational facility lot, and one fire station, located east and northeast of the site and was approved by the ACHD Commission December 2013. • Bridgetower Estates (formerly Volterra), a 613-lot mixed use subdivision is located northeast of the site and was approved by the ACHD Commission in September 2005 and is in various stages of construction. 5. Transit: Transit services are not available to serve this site. 6. 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. 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. 7. New Center Lane Miles: The proposed development includes 3.7 centerline miles of new public road. 8. 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. 9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan (IFYWP). • Black Cat Road is listed in the CIP to be widened to 5-lanes from Ustick Road to McMillan Road between 2021 and 2025. • Black Cat Road is listed in the CIP to be widened to 3-lanes from McMillan Road to US Hwy 20/26 (Chinden Boulevard) between 2026 and 2030. • McMillan Road is listed in the CIP to be widened to 3-lanes from Star Road to Black Cat Road between 2031 and 2035. 3 Gander Creek/ MPP18-0032/ H-2019-0013 • The intersection of McMillan Road and McDermott Road is listed in the CIP to be widened to 3-lanes on the north leg, 4-lanes on the south, 3-lanes east, and 3-lanes on the west leg and signalized between 2031 and 2035. • The intersection of McMillan Road and Black Cat Road is listed in the CIP to be constructed as a multi-lane roundabout with 4-lanes on the north and south legs, and 2-lanes on the west and east legs between 2026 and 2030. • The intersection of McMillan Road and Star Road is listed in the CIP to be constructed as a multi-lane roundabout with 4-lanes on the north leg, 3-lanes on the south leg, 3-lanes on the east leg, and 3-lanes on the west leg between 2031 and 2035. • The intersection of Black Cat Road and Ustick Road is listed in the CIP to be constructed as a dual-lane roundabout with 4-lanes on the north, south, west and east legs between 2021 and 2025. • The intersection of Black Cat Road and US Highway 20/26 (Chinden Boulevard) is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south leg, 6-lanes on the east leg, and 6-lanes on the west leg and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 3,645 vehicle trips per day; 376 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson & Associates prepared a traffic impact study for the proposed Gander Creek Subdivision. An executive summary of the findings as presented by Kittelson & Associates can be found below. 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. a. Executive Summary: Under existing conditions all study area intersections and roadways are anticipated to operate at an acceptable level of service planning threshold during the AM and PM peak hours. • Under 2028 background conditions all study area intersections and roadways are anticipated to operate at an acceptable level of service planning threshold during the AM and PM peak hours. • Under 2028 total traffic conditions all study area intersections and roadways are anticipated to operate at an acceptable level of service planning threshold during the AM and PM peak hours. • The study recommends the construction of a westbound center left turn lane on McMillan Road at Glassford Avenue and that the mid-mile collector, McCrosson Avenue, be constructed with 3 travel lanes at its intersection with McMillan Road. Staff Comments/Recommendations: ACHD’s Traffic Services and Planning Review staff have reviewed and agree with the finding and recommendations of the submitted traffic impact study. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service McMillan Road (McDermott to Black Cat) 2,469-feet Minor Arterial 250 Better than “E” 4 Gander Creek/ MPP18-0032/ H-2019-0013 * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). * Acceptable level of service for a two-lane collector is “D” (425 VPH). 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 McMillan Road from McDermott Road to Black Cat Road was 2,768 on September 18, 2018. • The average daily traffic count for McDermott Road from McMillan Road to Ustick Road was 913 on March 20, 2018. C. Findings for Consideration 2. SH-16 Extension The Idaho Transportation Department is in the process of designing the Idaho 16, I-84 to South Emmett Corridor. The project is planned to extend Idaho 16 south from Idaho 44 (State Street) to connect to I-84 between Nampa and Meridian. As western Ada County and eastern Canyon County develop, the ability to move traffic north-south is a primary concern. A connection between the highways requires a new crossing over the Boise River. Access options for I-84 are limited by the existing Garrity Interchange west of McDermott Road and the Ten Mile Road Interchange to the east. This project is anticipated to greatly improve north-south mobility in western Ada County and eastern Canyon County. Staff Comments/Recommendations: The applicant has coordinated and planned for the SH-16 extension with the Idaho Transportation Department (ITD) and ACHD. As such, the applicant has planned for the future right-of-way dedication to accommodate the future McMillan Road overpass at SH-16. Staff is supportive of the applicant’s pro-active approach in planning for the future SH- 16 extension. McDermott Road (McMillan to Ustick) 2,292-feet Collector 120 Better than “D” 5 Gander Creek/ MPP18-0032/ H-2019-0013 3. McMillan Road a. Existing Conditions: McMillan Road is improved with 2-travel lanes, 24-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 48-feet of right-of-way for McMillan Road (21-feet from centerline). There are 4 existing agricultural driveways onto McMillan Road. b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed 6 Gander Creek/ MPP18-0032/ H-2019-0013 within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of McMillan Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section within 74-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate 25-feet of right of way from centerline of McMillan Road abutting the site. The applicant is proposing to improve McMillan Road with 17-feet of pavement from centerline and sidewalk abutting the site. The sidewalk is proposed to be located approximately 35-feet from centerline of McMillan Road due to the existing Idaho Power Poles. A 5-foot wide detached concrete sidewalk is proposed to be constructed from the new north/south collector street (McCrosson Avenue) east to the entrance street (Glassford Avenue) and 10-foot wide detached concrete sidewalk is proposed from the entry street to the east property line. The applicant is proposing to close the 4 existing agricultural driveways onto McMillan Road with curb, gutter and landscaping. d. Staff Comments/Recommendations: The applicant’s proposal to dedicate 25-feet of right-of- way from centerline of McMillan Road abutting the site meets District policy and should be approved as proposed. The applicant should improve McMillan Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder and a borrow ditch abutting the entire site. The applicant’s proposal to construct 5-foot wide detached concrete sidewalk from the new north/south collector street (McCrosson Avenue) to the entrance street (Glassford Avenue) meets District policy and should be approved. The applicant’s proposal to construct 10-foot wide concrete sidewalk east of the entry street to the east property line exceeds policy and should be approved as proposed. The applicant’s proposal to locate the sidewalk on the east side of the existing Idaho Power poles, approximately 35-feet from centerline of McMillan Road, should be approved as proposed. The applicant should provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. Consistent with the traffic study, the applicant should construct a westbound center left turn lane on McMillan Road at Glassford Avenue when the entry street, Glassford Avenue, is constructed to interest McMillan road. 4. McDermott Road 7 Gander Creek/ MPP18-0032/ H-2019-0013 a. Existing Conditions: McDermott Road is improved with 2-travel lanes, 24-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for McDermott Road (25-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 7-lane street section shall be 96-feet (back-of-curb to back-of-curb) within 120- feet of right-of-way. This width typically accommodates three travel lanes in each direction, a continuous raised or landscaped median with intermittent turn lanes, and safety shoulders. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96- feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). 8 Gander Creek/ MPP18-0032/ H-2019-0013 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 McDermott Road is designated in the MSM as a 5-lane roadway, a 72-foot street section within 100-feet of right-of-way. c. Applicant’s Proposal: The applicant is not proposing any improvements to McDermott Road. The applicant is proposing to construct a 20-foot wide temporary emergency access to McDermott Road, located at the intersection of Alameda Creek Avenue and Mattawa Drive. d. Staff Comments/Recommendations: In 2013, as part of the Commission action for The Oaks Subdivision, McDermott Road abutting the site was reclassified as a collector roadway; however, the MSM was not been updated to reflect this change. Due to the current MSM classification for McDermott Road, the applicant should dedicate 50- feet of right-of-way from centerline of McDermott Road abutting the site. The applicant should improve McDermott Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a borrow ditch and 5-foot wide detached concrete sidewalk located a minimum of 43-feet from centerline of McDermott Road abutting the entire site. The applicant should be required to provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. This segment of McDermott Road is not listed in the CIP or the IFYWP. If the applicant chooses to move forward with this development prior to the completion of ACHD’s 2020 CIP update, then the applicant would not receive compensation for the McDermott Road right-of-way dedication. Depending on the timing of this development, this segment of McDermott Road may be included in the next CIP update, estimated to be complete in late 2020. If this segment of roadway is included in the 2020 CIP prior to the dedication of right-of-way, then the applicant may be reimbursed for impact fee eligible costs associated with the dedication of right-of-way. The applicant’s proposal to construct a 20-foot wide temporary emergency access to McDermott Road, located at the intersection of Alameda Creek Avenue and Mattawa Drive meets District policy and should be approved. The emergency access should be restricted with a gate or bollards, located outside of the right-of-way, as determined by the appropriate fire department. 5. North-South (Mid-Mile) Collector a. Existing Conditions: There are no mid-mile collector roadways adjacent to or within this site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. 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. 9 Gander Creek/ MPP18-0032/ H-2019-0013 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. Half Street Policy: District Policy 7206.2.2 required improvements to adjacent collector street shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 7-foot attached or 5-foot detached), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. 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. c. Applicant Proposal: The applicant is proposing to construct McCrosson Avenue, a new mid- mile collector roadway abutting the site’s west property line as half of a 36-foot street section with vertical curb, gutter, and a 10-foot wide detached concrete sidewalk from the north edge of the McFadden Drain to the north boundary of Five Mile Creek and a 5-foot wide detached concrete sidewalk will be constructed from the north edge of Five Mile Creek to McMillan Road. d. Staff Comments/Recommendations: The applicant should construct the North-south Collector roadway abutting the site’s west property line, McCrosson Avenue, as three full lanes at the McMillan Road intersection, as recommend in the traffic impact study; tapering to ½ of a 46-foot street section with vertical curb, gutter and concrete sidewalk, plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. The applicant’s proposal to construct a 10-foot wide detached concrete sidewalk from the north edge of the McFadden Drain to the north boundary of Five Mile Creek exceeds District policy and should be approved as proposed. The applicant’s proposal to construct 5-foot wide detached concrete sidewalk from the north edge of Five Mile Creek to McMillan Road meets District policy and should be approved as proposed. If the sidewalks are detached, then the right-of-way may extend from the borrow ditch to 2-feet behind the back of curb on the east side of the roadway. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. 10 Gander Creek/ MPP18-0032/ H-2019-0013 The mid-mile collector is proposed to terminate at the south property line. However, the City of Meridian has required the construction of the north-south (mid-mile) collector from Ustick Road north to the site’s south property line as part of their approvals for the new Owhyee High School. If the mid-mile collector is not built from the school property to the site’s south property line, the applicant should install a sign at the terminus of the mid-mile collector that states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 6. Internal Local Streets a. Existing Conditions: There are no internal local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in 11 Gander Creek/ MPP18-0032/ H-2019-0013 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. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • 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. Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined as a reduced width local street that provides direct lot access for residential uses, and in limited circumstances, commercial or mixed use as described below. Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of 24-feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is utilized in a gridded street system with alleys, vertical curb shall be required and direct lot access 12 Gander Creek/ MPP18-0032/ H-2019-0013 shall be restricted. Where the minor local street is utilized, with residential open space scenarios, rolled curb or ribbon curbing (with an inverted crown), is allowed if access to the rear of the parcels is provided from the minor local street. Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides, unless as otherwise described below or approved by ACHD and the lead land use agency. The sidewalk for this street section may be located within a permanent right-of-way easement. If the sidewalk is located within an easement, the minimum right-of-way width for this street section is 28-feet, to allow for 2-feet behind the back-of-curb on each side. Sidewalk may not be required, or may be required on one side only as determined by the lead land use agency, if the minor local street is used in residential areas where houses accessing the minor local street are built with the front of the house (including the front door) facing the common or open space lots that include a connected system of sidewalks or paved pathways and the lotting pattern is mirrored on both sides of the street. Parking: Parking is prohibited on both sides of this street section. “No Parking” signs are required. Alternative parking for guests, visitors, auxiliary residential parking, and deliveries shall be provided and shall be designated and located in coordination with the lead land use agency. Typically, this parking will be provided via community parking spaces located within walking distance of these types of residences. Walking distance shall be defined by the lead land use agency. Requirements (This street section may only be used if the following conditions are met): • The maximum projected ADT is less than 400. • The street connects to two other standard size streets. • There is support from the lead land use agency (either from staff or Commission/ Council). • Maximum block length of 600-feet. • In commercial or mixed use areas where urban designs utilizing alleys are desirable, but may be impractical due to access restrictions to classified roadways (arterials, collectors, and residential collectors). In this example, the minor local street would parallel the access-restricted roadway and would provide direct access to the commercial or mixed- use lots. • No portion of a building shall be over 30-feet in height. If any portion of a building is over 30-feet in height, aerial fire apparatus is required, and a 26-foot wide street is required (International Fire Code Appendix D Section C105). However, a 26-foot wide street, with a minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local street are met. c. Applicant’s Proposal: The applicant has proposed to construct three different street sections within the site. The applicant is proposing to construct 33-foot street sections within 57-feet of right-of-way with 5-foot wide detached concerte sidewalks north of Five Mile Creek and 33-foot street sections within 47-feet of right-of-way with 5-foot wide attached concrete sidewalks south of Five Mile Creek. The applicant has proposed to construct two streets, Arroyo Creek Avenue and Carmel Creek Avenue, as 24-foot wide minor urban local street sections with curb and gutter within 28-feet of right-of-way. No sidewalks are proposed on the minor local streets. The applicant is proposing to construct a 5-foot wide private detached concrete sidewalk abutting the front of mew side of the building lots on Carmel Creek Avenue and a 10-foot wide private detached concrete sidewalk abutting the front of mew side of the building lots on Arroyo Creek Avenue. The applicant is proposing to construct the entry portion of Glassford Avenue with a 10-foot wide center landscape island with two 21-foot wide travel lanes, curb, gutter and 5-foot wide detached/attached sidewalks within 70-feet of right-of-way. 13 Gander Creek/ MPP18-0032/ H-2019-0013 The applicant is proposing to construct knuckles with a minimum turning radius of 45-feet at the following intersections: • Los Flores Dr & Alameda Creek Avenue • Alameda Creek Avenue & Mattawa Drive • Mattawa Drive & Pale Creek Avenue • Los Flores Dr & Pale Creek Avenue • Los Flores St & Brandy Creek Avenue • Brandy Creek Avenue & Mattawa St • Mattawa St & Jarbidge Ave • Jarbidge Ave & Los Flores St • Millcreek Dr & Brandy Creek Ave • Millcreek Dr & Battle Creek Ave • Battle Creek Ave & Hayfork Creek Dr • Millcreek Dr & Alameda Creek Ave • Alameda Creek Ave & Redwood Creek Dr d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved. However, the applicant may provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. If the sidewalk is detached and an easement is provided, then the right-of-way should extend a minimum of 2-feet behind the back of curb. The applicant’s proposal to construct the two streets, Arroyo Creek Avenue and Carmel Creek Avenue, as 24-foot wide minor urban local street sections meets District policy, there is no direct lot access to the minor urban local streets, they provide frontage to building lots which front on a mew or open space lot and they intersect two standardized sized streets. The applicant should be required to provide written Fire Department approval for use of the minor urban local street sections. The center landscape islands proposed to be constructed within the entry portion of Glassford Avenue, Black Butte Street, should be platted as right-of-way owned by ACHD. The applicant or homeowner’s association should apply for a license agreement if landscaping is to be placed within the island. 7. Alleys a. Existing Conditions: There are no existing alleys within the site. b. Policy: New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700- feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency’s required block length. 14 Gander Creek/ MPP18-0032/ H-2019-0013 Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20- feet for back-up space). Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90- degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (as measured centerline to centerline). Alley/Alley Intersection Policy: District policy 7210.3.7.1 states that alley to alley intersection may only be considered or allowed under the specific circumstances identified below: • The lead land use agency supports the land use proposing an alley to alley intersection. • The intersecting alleys provide access to residential uses. On a case by case basis the District will consider allowing the alley to alley intersections for mixed use areas within a development. • For alley/alley intersections, base the sight triangle on the 10x20 and use ACHD Policy 7200 Figure 3, but decrease the driver’s eye location to 10’ from the edge of travel way. • For the horizontal curves in an alley base the clear sight triangle on AASHTO equation 3- 38. HSO=R(1-cos(28.65*S/R)). The value for S shall be based on a single vehicle approaching a nonmoving object at 15 mph. • Appropriate radii and site distances are accommodated at the alley/alley intersection. The minimum inside radius at the alley/alley intersection shall be 28-feet and the minimum outside radius shall be 48-feet. The radii at the intersection shall accommodate the planned design vehicle, most typically a sanitary services vehicle. • The sight triangles shall either be identified as common spaces with landscaping restrictions or permanent easements identified on the plat. • A coordination meeting is held with the applicable agency staff (fire department, police department, sanitary service provider, land use agency, and ACHD) to discuss and resolve potential issues. • The crossing alley has a maximum block length of 500-feet (measured near edge to near edge of the intersecting streets). The crossing alley shall intersect a public street at each end and shall not terminate at another alley. The crossing alley is the alley that has intersections with two public streets and an intersection with the perpendicular alley. Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local 15 Gander Creek/ MPP18-0032/ H-2019-0013 streets, the District may consider a reduced offset if the lead land use agency’s required lot size allows for shorter buildable lots. Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of-way are discouraged and shall not result in dead-end alleys. c. Applicant Proposal: The applicant is proposing to construct three 20-foot wide public alleys within the site. Two north/south alleys are proposed to run between Mill Creek Drive and Left Fork Drive and between Buffalo Creek and Red Wood Creek. The third alley runs east/west between Glassford Way and Camp Creek Drive. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. 8. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. 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). c. Applicant’s Proposal: The applicant is proposing to construct a local road, Glassford Street, to intersect McMillan Road located 1,235-feet west of McMillan Road and 1,145-feet east of McCrosson Avenue. The applicant is proposing to construct two local roads to intersect McCrosson Avenue, a north- south (mid-mile) collector. Quintale Street, located 490-feet south of McMillan Road and Black Butte Street, located 950-feet south of the proposed entrance, Quintale Street (measured centerline-to-centerline). All the other internal local streets are proposed to align or offset by a minimum of 125-feet. d. Staff Comments/Recommendations: The applicant’s proposal to construct Glassford Street meets our spacing policy and the need for the roadway was demonstrated through the traffic study and should be approved, as proposed. The applicant’s proposal to construct two local roads to intersect McCrosson Avenue, a mid- mile residential collector meets District policy and should be approved as proposed. The applicant’s proposal to construct the internal local street to align or offset by a minimum of 125-feet meets District policy and should be approved as proposed. 9. Stub Streets a. Existing Conditions: There are no stub streets to and from the site. b. Policy: 16 Gander Creek/ MPP18-0032/ H-2019-0013 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 7207.2.4.4, 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 g uaranteeing 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 Glassford Way to the south, where the McFadden Drain is located, as a stub street, located approximately 1,374-feet west of the east property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The applicant should be required to install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The property boundary does not extend to the middle of the McFadden Drain; therefore, the applicant is not required to provide a road trust deposit and a temporary turn around is not required at the terminus of the stub street as it does not extend greater than 150-feet. 10. Driveways McDermott Road a. Existing Conditions: There is an undefined driveway on McDermott Road encompassing the northern 335-feet of the property. There are 5 existing driveways on McDermott Road that provide access to a shop and the residence located approximately 455-feet, 535-feet, 570-feet, 635-feet 729-feet south of McMillan Road, and another driveway that provides access to a residence located 2,100 feet north of Becky Drive. There is a private lane on McDermott Road to provide access to an existing residence located 1,024-feet north of Becky Drive (measured centerline-to-centerline. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. 17 Gander Creek/ MPP18-0032/ H-2019-0013 Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 50 MPH and daily traffic volumes less than 100 VTD to align or offset a minimum of 150-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. c. Staff Comments/Recommendations: The applicant should be required to close the undefined driveway on McDermott Road encompassing the northern 335-feet of the property, the driveways located 455-feet, 570-feet and 635-feet south of McMillan Road with landscaping, barricades or bollards. The applicant should close the private lane on McDermott Road located 1,204-feet north of Becky Drive with landscaping, barricades or bollards. Staff recommends the driveways listed below to remain open because they provide access to the residences and a shop, located as follows: • 535-feet south of McMillan Road in alignment with Quintale Drive • 735-feet south of McMillan Road • 2,100-feet north of Becky Drive Pave the driveways their full width and a minimum of 30-feet into the site. 11. Fire/Police Station Lot 7 Block 2 located in the southwest corner of the site is proposed to be a future fire/police station. The access to this parcel will be evaluated with a future development application for access to McCrosson Avenue the new north-south (mid-mile) collector. If this parcel were to be developed as a commercial use instead of a fire/police station, the access should be located internal to the site. 12. Bridge for Five Mile Creek Crossing The District will require that the applicant submit the bridge plans for the crossing of the Five Mile Creek (Glassford Way) 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. 13. 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 18 Gander Creek/ MPP18-0032/ H-2019-0013 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. 14. 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. 15. Other Access McMillan Road is classified as a minor arterial roadway. McDermott Road is classified as collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate additional right-of-way to total 25-feet from centerline on McMillan Road abutting the site. 2. Improve McMillan Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a borrow ditch and concrete sidewalk. Locate the sidewalk on the east side of the existing Idaho Power poles, approximately 35-feet from centerline of McMillan Road abutting the site. 3. Construct the 5-foot wide detached concrete sidewalk on McMillan Road from the new north/south collector street (McCrosson Avenue) to the entrance street (Glassford Avenue) and a 10-foot wide concrete sidewalk east of the entry street to the east property line. 4. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk on McMillan Road placed outside of the dedicated right-of-way. 5. Construct a westbound center left turn lane on McMillan Road at Glassford Avenue when the entry street, Glassford Avenue, is constructed. 6. Improve McDermott Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a borrow ditch and 5-foot wide detached concrete sidewalk located a minimum of 43-feet from centerline of McDermott Road abutting the entire site. Dedicate 50-feet of right-of-way from centerline of McDermott Road abutting the site. Compensation will not be provided for this right-of- way dedication or the construction of the roadway improvements. OR 7. If this segment of roadway is included in the 2020 CIP prior to the dedication of right -of-way, then the applicant may be reimbursed for impact fee eligible costs associated with the dedication of right- of -way. 8. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk on McDermott Road placed outside of the dedicated right-of-way abutting the site. 9. Construct a 20-foot wide temporary emergency access only onto McDermott Road, located at the intersection of Alameda Creek Avenue and Mattawa Drive, restricted with a gate or bollards, located outside of the right-of-way, as determined by the appropriate fire department. 10. Construct the north-south Collector Roadway, McCrosson Avenue, abutting the site’s west property line as three full lanes at the McMillan Road intersection and tapering to ½ of a 46-foot street section with vertical curb, gutter and concrete sidewalk, plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the 19 Gander Creek/ MPP18-0032/ H-2019-0013 pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. 11. Construct 10-foot wide detached concrete sidewalks on the north-south collector roadway, McCrosson Avenue, from the north edge of the McFadden Drain to the north boundary of Five Mile Creek and construct 5-foot wide detached concrete sidewalk from the north edge of Five Mile Creek to McMillan Road. If the sidewalks are detached, then the right-of-way may extend from the borrow ditch to 2-feet behind the back of curb on the east side of the roadway. Provide a permanent right- of -way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. 12. Install a sign at the terminus of the north-south collector at the site’s south property line, if the school property has not constructed their portion of the north-south collector, that states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 13. Construct the internal streets as 33-foot street sections within 57-feet of right-of-way with 5-foot wide detached concrete sidewalks north of Five Mile Creek and 33-foot street sections within 47- feet of right-of-way with 5-foot wide attached concrete sidewalks south of Five Mile Creek. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. If the sidewalk is detached, then the right-of-way should extend a minimum of 2-feet behind the back of curb. 14. Construct the two streets, Arroyo Creek Avenue and Carmel Creek Avenue, as 24-foot wide minor urban local street sections with curb and gutter within 28-feet of right-of-way. Provide written Fire Department approval for use of the minor urban local street sections. 15. Construct the entry portion of Glassford Avenue with a 10-foot wide center landscape island with two 21-foot wide travel lanes, curb, gutter and 5-foot wide detached/attached sidewalks within 70- feet of right-of-way. Plat the islands as right-of-way owned by ACHD. The applicant or future home owners association shall enter into a license agreement if landscaping is desired within the islands. 16. Construct knuckles with a minimum turning radius of 45-feet at the following intersections: • Los Flores Dr & Alameda Creek Avenue • Alameda Creek Avenue & Mattawa Drive • Mattawa Drive & Pale Creek Avenue • Los Flores Dr & Pale Creek Avenue • Los Flores St & Brandy Creek Avenue • Brandy Creek Avenue & Mattawa St • Mattawa St & Jarbidge Ave • Jarbidge Ave & Los Flores St • Millcreek Dr & Brandy Creek Ave • Millcreek Dr & Battle Creek Ave • Battle Creek Ave & Hayfork Creek Dr • Millcreek Dr & Alameda Creek Ave • Alameda Creek Ave & Redwood Creek Dr 17. Construct three 20-foot wide public alleys within the site. Two north/south alleys are proposed to run between Mill Creek Drive and Left Fork Drive and between Buffalo Creek and Red Wood Creek. The third alley runs east/west between Glassford Way and Camp Creek Drive. 18. Construct a local road, Glasfford Street, to intersect McMillan Road located 1,235-feet west of McMillan Road and 1,145-feet east of McCrosson Avenue. 20 Gander Creek/ MPP18-0032/ H-2019-0013 19. Construct two local roads to intersect McCrosson Avenue, a north-south (mid-mile) collector. Quintale Street, located 490-feet south of McMillan Road and Black Butte Street, located 950-feet south of the proposed entrance, Quintale Street (measured centerline-to-centerline). 20. Align or offset the internal local streets a minimum of 125-feet. 21. Construct Glassford Way to the south, where the McFadden Drain is located, as a stub street, located approximately 1,374-feet west of the east property line. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 22. Close the undefined driveway on McDermott Road encompassing the northern 335-feet of the property and the driveways located 455-feet, 570-feet and 635-feet south of McMillan Road with landscaping, barricades or bollards. 23. Close the private lane on McDermott Road located 1,024-feet north of Becky Drive with landscaping, barricades or bollards. 24. Pave the driveways on McDermott Road located 535-feet south of McMillan Road in alignment with Quintale Drive, 735-feet south of McMillan Road and 2,100-feet north of Becky Drive their full width and a minimum of 30-feet into the site. 25. Access to Lot 7 Block 2, the future fire/police station will be determined as part of a future development application and shall be noted on the final plat. 26. Direct lot access is prohibited to McMillan Road and McDermott Road, other than the access specifically approved with this application, and should be noted on the final plat. 27. 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. 28. Payment of impact fees is due prior to issuance of a building permit. 29. 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 21 Gander Creek/ MPP18-0032/ H-2019-0013 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 22 Gander Creek/ MPP18-0032/ H-2019-0013 VICINITY MAP 23 Gander Creek/ MPP18-0032/ H-2019-0013 SITE PLAN 24 Gander Creek/ MPP18-0032/ H-2019-0013 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. 25 Gander Creek/ MPP18-0032/ H-2019-0013 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development applic ation to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the 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. 26 Gander Creek/ MPP18-0032/ H-2019-0013 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing.