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2019-09-30 ACHD Draft Report   1 DRAFT Adera/ MER19-0072/ H-2019-0092 Development Services Department Project/File: Adera/ MER19-0072/ H-2019-0092 & H-2019-0094 Request to modify a Development Agreement and Condition Use Permit to include a new development plan for mixed use consisting of multi-family residential, a self- service storage facility, office and retail uses on 4.61 acres located at the northwest corner of Liner Road and Ustick Road. Lead Agency: City of Meridian Site address: 1680 Ustick Road Staff Approval: XXXX, 2019 Applicant: Chad Olsen 104 E. Fairview #233 Meridian, ID 83642 Representative: Same as above Staff Contact: Paige Bankhead Phone: 387-6293 E-mail: pbankhead@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting to modify the existing Development Agreement and approval of a Conditional Use Permit to construct 8 residential townhomes, a 42,000 square foot self-storage facility, and 9,728 square feet of retail and office uses. The site is identified as mixed-use community on the City of Meridian’s Future Land Use Map. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family home/farm lane RUT (Ada County) South Paramedic Station C-C East Single family home/farm land/vacant land C-C/RUT (Ada County) West Single family residential R-8 3. Site History: ACHD previously reviewed this site as a rezone, conditional use permit and development agreement modification to allow for the development of 96-multi-family units in October 2018. The requirements of this staff report differ from those of the prior action due to the modification to the development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: Vicinity Map 2 DRAFT Adera/ MER19-0072/ H-2019-0092 • Alpina Townhomes, a preliminary plat, conditional use and development agreement to the east of the site to construct 60 residential townhouse units and one office lot located on 4 acres. This was approved by ACHD in October 2018. 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 0.10 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. 9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • ACHD is approaching completion for the Linder Road Improvements as specified in the IFYWP. Linder Road has been widened to 5-lanes from Ustick Road to McMillan Road. • Linder Road is listed in the CIP to be widened to 3-lanes from Cherry Lane to Ustick Road between 2031 and 2035. • Ustick Road is listed in the CIP to be widened to 3-lanes from Ten Mile Road to Linder Road between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 122 additional vehicle trips per day and 12 trips per hour in the PM peak hour for the townhomes and self-storage unit uses, based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. In addition, the following table includes trip generation rates for the anticipated office and retail uses, based on the Transportation Engineers Trip Generation Manual, 10th edition. 2. Land Use Unit of Measurement Average Daily Trips PM Peak Hour Trip Generation General Office Per 1,000 square feet 9.74 1.15 Shopping Center Per 1,000 square feet 37.75 3.81 3 DRAFT Adera/ MER19-0072/ H-2019-0092 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) *Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). ** Linder Road will operate at an acceptable level of service after the planned widening of the roadway in 2019. 1. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Linder Road north of Ustick Road was 17,225 on 5/9/18. • The average daily traffic count for Ustick Road east of Linder Road was 17,546 on 5/9/18. C. Findings for Consideration 1. City of Meridian Pathways Master Plan The southern boundary of the site adjacent to Ustick Road is designated in the City of Meridian’s Pathways Master Plan as the Five Mile Creek pathway. The pathway is specified to be a 10-foot wide concrete or asphalt pathway. The pathway is designed to accommodate two-way bicycle and pedestrian traffic. 2. Linder Road a. Existing Conditions: The IFYWP improvements for Linder Road are nearing completion. The improvements included widening Linder Road from 2 and 3 lanes to 5 lanes, with vertical curb, gutter and 7-foot wide attached sidewalk from Ustick Road to McMillan Road. There is 102 to 92-feet of right-of-way for Linder Road (44 to 56-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96- feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Linder Road 580-feet Principal Arterial 972 “F” Ustick Road 297-feet Principal Arterial 960 Better than “E” 4 DRAFT Adera/ MER19-0072/ H-2019-0092 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). 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 Linder Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant has not proposed any improvements to Linder Road. d. Staff Comments/Recommendations: As noted above, ACHD has almost completed the widening for Linder Road to 5 lanes from Ustick Road to McMillan Road. This widening project included the construction of 7-foot wide sidewalks abutting the site. No additional right-of-way dedication or street improvements should be required as part of this application. There are storm drain facilities on the west side of Linder Road. Please contact DigLine 811 to request facility locates prior to any excavations. Since ACHD is nearing completion of the Linder Road widening project, all new pavement on Linder Road is under moratorium and will require a letter of approval from the moratorium committee prior to any pavement cuts. 5 DRAFT Adera/ MER19-0072/ H-2019-0092 Consistent with ACHD’s Minor Improvement Policy, the applicant should be required to repair any broken or deteriorated portions of curb, gutter and sidewalk abutting the site. 3. Ustick Road a. Existing Conditions: Ustick Road is improved with 6-travel lanes, vertical curb, gutter, and 7- foot attached wide sidewalk abutting the site. There is 102-feet of right-of-way for Ustick Road (51-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96- feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction 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 6 DRAFT Adera/ MER19-0072/ H-2019-0092 features required through development. This segment of Ustick Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to replace the existing 7-foot wide attached concrete sidewalks abutting the site with 10-foot wide attached concrete sidewalks, as specified in the City of Meridian’s Master Pathway Plan for the Five Mile Creek pathway. Staff Comments/Recommendations: Ustick Road is already improved with 6 travel lanes, bike lanes, vertical curb, gutter, and 7-foot wide attached concrete sidewalks abutting the site. The applicant’s proposal to extend the 7-foot concrete sidewalks to 10-foot concrete sidewalks is approved, as proposed. A permanent right-of-way easement shall be provided if the sidewalk is 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. Staff does not recommend any additional right-of-way dedication or street improvements as part of this application. Consistent with ACHD’s Frontage Improvement policy, the applicant should be required to replace any broken or deteriorated portions of curb, gutter, and sidewalk on Ustick Road abutting the site. 4. Crosswinds Street a. Existing Conditions: There are no local streets within the site. Crosswind Street stubs to the site’s west property line as a 36-foot street section with rolled curb, gutter, and sidewalk within 50-feet of right-of-way. 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. 7 DRAFT Adera/ MER19-0072/ H-2019-0092 • 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. 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. Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. c. Applicant’s Proposal: The applicant is proposing to continue Crosswinds Street into the site as a 36-foot street section with 2 travel lanes, rolled curb, gutter and 5-foot wide attached 8 DRAFT Adera/ MER19-0072/ H-2019-0092 concrete sidewalk within 50-feet of right-of-way to match Crosswinds Street that stubs to the west. The applicant is proposing to stub Crosswinds Street to the north property line. d. Staff Comments/Recommendations: The applicant’s proposal for Crosswinds Street into the site as a 36-foot wide street section matches the improvements constructed to the west of the site and should be approved, as proposed. Due to sight distance and the curve of the roadway, the applicant should be required to sign the roadway for “NO PARKING”. The applicant’s proposal to stub Crosswinds Street to the north property line 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”. 5. Driveways 5.1 Linder Road & Ustick Road a. Existing Conditions: There is one 30-foot wide driveway onto Linder Road located 400-feet north of Ustick Road. There is one 40-foot wide driveway onto Ustick Road located 265-feet west of Linder Road. b. Policy Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal 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 1b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right- in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 35 MPH to align or offset a minimum of 355-feet from any existing or proposed driveway and with a speed limit 40 MPH to align or offset a minimum of 400-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. Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which “is permitted for use until appropriate alternative access becomes available”. Temporary access 9 DRAFT Adera/ MER19-0072/ H-2019-0092 may be granted through a development agreement or similar method, and the developer shal l be responsible for providing a financial guarantee for the future closure of the driveway. 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. c. Applicant’s Proposal: The applicant is proposing to utilize the existing driveway off Ustick Road as a 35-foot wide gated emergency access. The applicant is also proposing to construct a new 25-foot wide full access driveway onto Linder Road that is located 540-feet north of Ustick Road. Staff Comments/Recommendations: The location of the proposed driveway onto Linder Road meets District Driveway Location policy, which when allowed, requires driveways on principal arterial roadways to be right-in/right-out only and to be located a minimum of 355-feet from an intersection. Staff recommends approval of the driveway onto Linder Road as temporary full access driveway as the location of the proposed driveway, 540-feet north of Ustick Road, is located outside of the influence area of the Linder Road/Ustick Road intersection, there are no driveways or public streets across Linder Road from the site, and the current average daily traffic count on Linder Road is below 24,000. This driveway may be restricted to right-in/right out only at any time at the discretion of ACHD. The width of the driveway proposed onto Linder Road meets District policy and should be approved as proposed. The driveway should be constructed as a curb return type driveway. The existing driveway onto Linder Road 400-feet north of Ustick Road will be closed as part of ACHD’s Linder Road widening project. If it has not been closed, the driveway should be closed with the construction of 7-foot wide attached sidewalk. The location of the proposed emergency access driveway onto Ustick Road should be approved as proposed and should be restricted to Emergency Access only with a gate or bollards as determined by the Meridian Fire Department. Close the remaining driveway on Ustick Road with vertical curb, gutter, and 7-foot wide attached sidewalk to match the improvements on either side. The width of the driveway proposed onto Ustick Road does not meet District policy and should not be approved as proposed. The driveway should be constructed as a curb return type driveway and be restricted to a maximum width of 30-feet. 5.2 Crosswinds Street a. Existing Conditions: Crosswinds Street is not yet constructed on site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 10 DRAFT Adera/ MER19-0072/ H-2019-0092 7207.4.3, 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. c. Applicant’s Proposal: The applicant is proposing to construct an approximate 20-foot wide emergency access driveway with bollards to access Crosswinds Street, approximately 110-feet to the east of the property line. d. Staff Comments/Recommendations: The applicant’s proposal should be approved, as proposed. Bollards or gate should be installed, as determined by the Meridian Fire Department. 6. Parking The applicant has proposed to provide 2 on-site parking spaces per townhome to accommodate the residents and guests, and 27 parking spaces for the office and self-storage users. The City should verify that there is adequate guest, tenant, and office parking for this site. The parking needs generated by this development should be provided on-site, as there may not be adequate availability of on-street parking. The Institute of Transportation Engineers (ITE) Parking Generation Manual, 4th Edition recommends 1.7 parking stalls for per dwelling unit for townhomes, 4.0 spaces per 1,000 square feet for office buildings, and 0.2 spaces per 1,000 square feet gross floor area (GFA). 7. 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. 8. 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. 9. Other Access Linder Road and Ustick Road are classified as principal arterial roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways. D. Site Specific Conditions of Approval 1. ACHD is nearing completion of the Linder Road widening project. A 5-year no-cut moratorium will be implemented for new pavement on Linder Road. New pavement cuts to any new pavement will require a letter of approval from the moratorium committee. The moratorium cut request form can be found at the following link: http://hdlf.achdidaho.org/Forms/RoadMoratorium 2. Replace any broken or deteriorated portions of curb, gutter, and sidewalk on Ustick Road and Linder Road abutting the site. 3. Construct and continue Crosswinds Street into the site as 36-foot street section with 2 travel lanes, rolled curb, gutter and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way and stub to the north property line. a. Due to sight distance and the curve of the roadway, the applicant should be required to sign the roadway for “NO PARKING”. 11 DRAFT Adera/ MER19-0072/ H-2019-0092 b. 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”. 4. Construct the 20-foot wide emergency access 110-feet east of the property line onto Crosswinds Street. Install bollards or a gate, as determined by the Meridian Fire Department. 5. Close the unused portion of the existing driveway on Ustick Road that will be utilized for emergency access, located 310-feet west of Linder Road. The driveway is restricted to a maximum width of 30-feet and shall be constructed as a curb return driveway. Bollards or a gate should be installed, as determined by the Meridian Fire Department. Curb, gutter and sidewalk should be constructed to match the improvements on either side for the closed portion of the driveway. 6. Construct one temporary full access driveway onto Linder Road located 540-feet north of Ustick Road as proposed. The driveway is restricted to a maximum width of 36-feet and shall be constructed as a curb return driveway. This driveway maybe restricted to right -in/right-out at anytime, as determined by ACHD. 7. The existing driveway onto Linder Road will be closed as part of ACHD’s Linder Road widening project. If it has not been closed, the driveway should be closed with the construction of 7-foot wide attached sidewalk. 8. Other than access approved as part of this application direct lot access to Linder Road and Ustick Road is prohibited. 9. 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. 10. Payment of impact fees is due prior to issuance of a building permit. 11. 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. 12 DRAFT Adera/ MER19-0072/ H-2019-0092 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. Request for Reconsideration Guidelines 13 DRAFT Adera/ MER19-0072/ H-2019-0092 VICINITY MAP 14 DRAFT Adera/ MER19-0072/ H-2019-0092 SITE PLAN 15 DRAFT Adera/ MER19-0072/ H-2019-0092 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. 16 DRAFT Adera/ MER19-0072/ H-2019-0092 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 Adera/ MER19-0072/ H-2019-0092 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. 18 DRAFT Adera/ MER19-0072/ H-2019-0092 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 11:00 a.m. 2 days prior to the Commission’s next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission.