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2019-06-20 ACHD draft report1 Charlene Way From:Sonya Allen Sent:Thursday, June 20, 2019 3:39 PM To:Charlene Way; Chris Johnson Subject:FW: Draft Staff Report for MPP19-0014 Silver Springs Attachments:MPP19-0014 Silver Springs.pdf Please include this in the project file. thx From: Stacey Yarrington <SYarrington@achdidaho.org> Sent: Wednesday, June 19, 2019 9:23 AM To: Dave Yorgason (dyorgason6@gmail.com) <dyorgason6@gmail.com> Cc: Todd Campbell <tddcampbell@gmail.com>; Sonya Allen <sallen@meridiancity.org> Subject: Draft Staff Report for MPP19-0014 Silver Springs Dave, Attached is the draft staff report for your review. Please let me know by COB on Friday, June 21 st if you have any comments, concerns, or questions. Thanks, Stacey Yarrington Planner III Ada County Highway District PH: 208.387.6171 (direct) Development & Technical Services is now located at 1301 N Orchard Street, Ste. 200   1 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP Development Services Department Project/File: Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP This is an annexation with rezone to R-4 and a preliminary plat application consisting of 57 buildable lots on 19.74-acres. Lead Agency: City of Meridian Site address: 805, 905, 1035, & 1157 E McMillan Road Staff Approval: XXXX, 2019 Applicant: Todd Campbell Construction PO Box 140298 Boise, ID 83714 Representative: Tall Timber Consulting, LLC Dave Yorgason 14254 W Battenberg Drive Boise, ID 83713 Staff Contact: Stacey Yarrington, Planner III Phone: 387-6171 E-mail: syarrington@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of 5.19 acres for annexation with rezone to R-4 (Medium-low density Residential) and a preliminary plat consisting of 57 buildable lots (53 new lots and 4 existing homes) and 6 common lots located on 19.74-acres. The City of Meridian’s Future Land Use Map designates this area as Low density Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium-low density Residential/ Rural Urban Transition R-4, RUT South Medium-low density Residential R-4 East Rural Urban Transition (Ada County) RUT West Medium-low density Residential R-4 3. Site History: ACHD previously reviewed one lot of this site as Clearsprings Subdivision/ MPP-06- 054/ MAZ-06-056 in November 2006 and 2 lots of this site as Silversprings Subdivision/ MPP/ MAZ- 06-029 in July 2006. The requirements of this staff report are consistent with those of the prior action. 4. Transit: Transit services are not available to serve this site. 2 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP 5. 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. 6. New Center Lane Miles: The proposed development includes 0.49 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan (IFYWP). • McMillan Road is listed in the CIP to be widened to 3-lanes from Meridian Road to Locust Grove Road between 2021 and 2025. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Ustick Road to McMillan Road between 2021 and 2025. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from McMillan Road to Chinden Boulevard (SH20/26) between 2031 and 2035. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 402 additional vehicle trips per day (ADT), (98 ADT existing for the landscape use (Nursery) and 38 ADT for the existing homes); 51 additional vehicle trips per hour in the PM peak hour (2 VPH for the landscape use and 4 VPH for the existing homes), based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service McMillan Road 1,355-feet Minor Arterial 896 “F” Locust Grove Road 0-feet Minor Arterial 340 “E” 3 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for McMillan Road east of Red Horse Way was 15,787 on 04/17/2018. • The average daily traffic count for Locust Grove Road south of Chinden Boulevard was 7,706 on 01/31/2018. C. Findings for Consideration 1. Level of Service Planning Threshold: a. Policy: Level of Service Planning Thresholds: District Policy 7205.3.1 states that, Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. b. Staff Comments/Recommendations: McMillan Road currently exceeds the acceptable level of service threshold “F” for a 2-lane Minor Arterial. The trips generated from this site will contribute less than 1% to the total PM peak hour traffic on McMillan Road. Therefore, consistent with District policy 7205.3.1 Lever of Service Planning Threshold, which states, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation; no improvements are required at this intersection. 2. McMillan Road a. Existing Conditions: McMillan Road is improved with 2-travel lanes, between 26 to 48-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is between 55 to 61-feet of right-of-way for McMillan Road (33 to 34-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 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. 4 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of 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 4 additional feet of right-of-way to total 37-feet of right-of-way from centerline of McMillan Road abutting the site. The applicant is not proposing any improvements to McMillan Road abutting the site. d. Staff Comments/Recommendations: Therefore, the applicant’s proposal to dedicate 4 additional feet of right-of-way meets District policy and is approved. McMillan Road is listed in the CIP and impact fee eligible for compensation. The applicant should be required to widen the pavement on McMillan Road to a minimum 17- feet from centerline with 3-foot wide gravel shoulder abutting the site. The applicant should be required to construct 5-foot wide detached sidewalk located a minimum 35-feet from centerline to front face of sidewalk along McMillan Road abutting the site. The applicant should provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right -of-way. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 3. Internal Streets a. Existing Conditions: Mooney Falls Way is stubbed at the site’s south property line located 1,071-feet east of Red Horse Way (measured centerline-to-centerline). 5 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP 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 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. 6 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP 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. c. Applicant’s Proposal: The applicant is proposing to extend Mooney Falls Way into the site and construct the internal local streets as 33-foot street sections with curb and gutter within 47- feet of right-of-way; and a 5-foot wide detached sidewalk within an easement. The applicant is proposing a cul-de-sac turnaround at the terminus of Legacy Woods Place, Morpheus Place, and Heritage Woods Place. The applicant is proposing to construct the entrance of Saguaro Hills Avenue with two 19-foot wide travel lanes, curb, gutter, a 12-foot wide by 50-foot long landscape median within 50-feet of right-of-way; and a 5-foot wide detached sidewalk within an easement. d. Staff Comments/Recommendations: The applicant’s proposal to continue Mooney Falls Way into the site and construct the internal local streets as 33-foot street sections with curb and gutter within 47-feet of right-of-way and a 5-foot wide detached sidewalk within an easement, meets District policy and should be approved, as proposed. The applicant should be required to construct the three cul-de-sacs with a minimum turning radius of 45-feet. The applicant should be required to construct the entrance of Saguaro Hills Avenue with minimum two 20-foot wide travel lanes, curb, gutter, a maximum 12-foot wide landscape median and minimum 5-foot wide sidewalk. 7 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP The center landscape islands proposed to be constructed on Saguaro Hills Avenue 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 islands. The applicant should be required to provide a permanent right-of-way easement to 2-feet behind back of sidewalk for sidewalk placed outside of the dedicated right-of-way. 4. Roadway Offsets a. Existing Conditions: There are no existing streets internal to the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant is proposing to construct a new local street, Saguaro Hills Avenue, from the site onto McMillan Road located 575-feet east of Red Horse Way and 430-feet west of Lakewood Place (measured centerline-to-centerline). The applicant is proposing to off-set the local internal streets a minimum of 125-feet. d. Staff Comments/Recommendations: The applicant’s proposal to construct the local streets with a minimum 125-foot off-set meets District policy and is approved. The applicant’s proposal to construct a new local street located 575-feet east of Red Horse Way and 430-feet west of Lakewood Place does not meet District Local Street Intersection Spacing on a Minor Arterial policy because it does not meet the required offset of 660-feet. However, staff is recommending a modification of policy as the site does not have access to a lesser classified street and the access is necessary to serve the site. This is a 35% modification to the dimensional standard and is approved at the Development Services Manager’s discretion. 5. Stub Streets a. Existing Conditions: There is an existing local street, Mooney Falls Way, stubbed at the site’s south property line located 1,071-feet east of Red Horse Way (measured centerline-to- centerline). b. Policy: Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. 8 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP Temporary Dead End Streets Policy: District policy 7207.2.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to extend Mooney Falls Way into the site. The applicant is proposing to construct a 145-foot long local stub street, Territory Street, to the site’s east property line located between Lot 28, Block 3 and Lot 4, Block 4. 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.” 6. Driveways McMillan Road a. Existing Conditions: There are seven driveways onto McMillan Road from the site. b. Policy Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 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, 7205.4.8, 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 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. 9 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP c. Applicant’s Proposal: The applicant is proposing to continue to use to existing residential circular driveway (future Lot 12, Block 3) onto McMillan Road to serve the existing home that is to remain. The eastern leg of the driveway is located in alignment with Lakewood Place and the western leg of the driveway is located 152-feet west of Lakewood Place. The applicant is proposing to continue the use of the existing two driveways that are serving the most eastern parcel being used as a landscaping business located approximately 114-feet and 178-feet east of Lakewood Place until that portion of the site is developed in phase 2 of the project. d. Staff Comments/Recommendations: The applicant's proposal does not meet District Access Management or Successive Driveway policy as the west leg of the existing circular driveway and the two existing driveways serving the landscape business do not meet the minimum 330- foot off-set requirement and the existing homes will have access to lesser classified streets. Therefore, staff recommends that the applicant be required to close the existing driveways located approximately 198-feet, 376-feet, and 426-feet east of Red Horse Way and the existing (west leg) driveway located 152-feet west of Lakewood Place with 5-foot wide sidewalk prior to signing the final plat for phase 1. The applicant should be required to close the existing two driveways located approximately 114- feet and 178-feet east of Lakewood Place (landscape use) with 5-foot wide sidewalk prior to signing the final plat for phase 2. The eastern leg of the driveway that aligns with Lakewood Place is approved as a temporary full access to continue to serve the existing home. At such time the lot redevelops the driveway will be required to be closed and access taken from within the site. 7. Traffic Calming a. Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. b. Staff Comments/Recommendations: Territory Street is proposed to be extended from the east property line west through the site and will be greater than 1,000-feet in length when completed. Territory Street will need to be redesigned to include the use of passive design elements between the Territory Street/Saguaro Hills Avenue intersection and the east property line. The applicant should be required to submit a revised preliminary plat showing the redesigned roadway for Territory Street for review and approval prior to ACHD’s signature on the first final plat. 8. 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. 9. 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 10 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP 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. 10. Other Access McMillan Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate an additional right-of-way to total 37-feet from centerline of McMillan Road abutting the site. McMillan is listed in the CIP and impact fee eligible for compensation. 2. Widen the pavement on McMillan Road to a minimum 17-feet from centerline with 3-foot wide gravel shoulder abutting the site. 3. Construct 5-foot wide detached sidewalk located a minimum 35-feet from centerline to front face of sidewalk along McMillan Road abutting the site. 4. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right-of-way. Sidewalks shall be located wholly within the public right-of-way or wholly within an easement. 5. Continue Mooney Falls Way into the site and construct the internal local streets as 33-foot street sections with curb and gutter, within 47-feet of right-of-way, with a detached 5-foot wide sidewalk within an easement. 6. Construct the three cul-de-sacs located at the terminus of with a minimum turning radius of 45- feet. 7. Construct the entrance of Saguaro Hills Avenue with minimum two 20-foot wide travel lanes, curb, gutter, and a maximum 12-foot wide landscape median and minimum 5-foot wide sidewalk. 8. Plat the center landscape islands to be constructed on Saguaro Hills Avenue 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 islands. 9. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right-of-way. 10. Construct a new local street, Saguaro Hills Avenue onto McMillan Road located 575-feet east of Red Horse Way and 430-feet west of Lakewood Place from the site. 11. Construct the local streets with a minimum 125-foot off-set. 12. Construct a 145-foot long local stub street, Territory Street, to the site’s east property line located between Lot 28, Block 3 and Lot 4, Block 4. 13. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 14. Close the existing driveways located approximately 198-feet, 376-feet, and 426-feet east of Red Horse Way and the existing driveway located 152-feet west of Lakewood Place with 5-foot wide sidewalk prior to signing the final plat for phase 1. 11 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP 15. Close the existing two driveways located approximately 114-feet and 178-feet east of Lakewood Place with 5-foot wide sidewalk prior to signing the final plat for phase 2. 16. The existing driveway to serve 1035 E McMillan Road, (Lot 12, Block 3) that aligns with Lakewood Place is approved as a temporary full access. Upon future redevelopment of the lot, the driveway is to be closed and access taken from within the development. 17. Submit a revised preliminary plat showing the redesigned roadway for Territory Street for review and approval prior to ACHD’s signature on the first final plat. 18. Other than the access specifically approved with this application, direct lot access is prohibited to McMillan Road and should be noted on the final plat. 19. 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. 20. Payment of impact fees is due prior to issuance of a building permit. 21. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right -of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 12 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP 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 13 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP VICINITY MAP 14 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP SITE PLAN 15 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeti ng the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 16 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development 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. 17 DRAFT Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing.