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2019-10-31 ACHD Staff Report   1 DRAFT Percy Subdivision/ MPP19-0016/ H-2019-0097 Development Services Department Project/File: Percy Subdivision/ MPP19-0016/ H-2019-0097 This is a rezone a preliminary plat application consisting of 124-lot subdivision on 28- acres and a 0.42-acre piece to be de-annexed from the City of Meridian. The site is located east of SH-69 (Meridian Road) between Shafer View Drive and Amity Road. Lead Agency: City of Meridian Site address: S. Meridian Road Staff Approval: October 23, 2019 Applicant: Schultz Development PO Box 1115 Meridian, ID 83680 Owner: Percy Farms LLC 1250 Stegerman Court Meridian, ID 83642 Staff Contact: Dawn Battles Phone: 387-6218 E-mail: dbattles@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval for a a rezone from R-4 (Medium-Low Density Residential) to R-8 (Medium-Density Residential) and a preliminary plat to allow for the development of a 124-lot subdivision, consisting of 113 single family building lots and 11 common lots on 28 acres and a 0.42-acre piece to be de-annexed from the City of Meridian in exchange for a 25-foot access easement from the adjacent parcel to the south of the site. The applicant’s proposal is consistent with the City of Meridian’s comprehensive plan which calls for Medium-Low Density Residential and Medium-Density Residential adjacent to the north. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Community Commercial (Ada County) C2 South Rural-Urban Transition (Ada County) RUT (Ada County) East Medium-Low Density R-4 West Medium-Low Density R-4 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs, and blended transitions shall be equal to the width of the shared use path. 2 Percy Subdivision/ MPP19-0016/ H-2019-0097 AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 5. New Center Lane Miles: The proposed development includes 1.25 centerline miles of new public road. 6. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Lake Hazel is listed in the CIP to be widened to 3-lanes from Linder Road to Locust Grove between 2026 and 2030. • The intersection of Lake Hazel Road and Linder Road is listed in the CIP to be constructed as a single lane roundabout between 2026 and 2030. • The intersection of Lake Hazel Road and Locust Grove Road is listing in the CIP to be constructed as a single lane roundabout between 2026 and 2030. • The intersection of Lake Hazel Road and Meridian Road (SH-69) is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and signalized between 2026 and 2030. • The intersection of Amity Road and Linder Road is listed in the CIP to be constructed as a single lane roundabout between 2031 and 2035. • The intersection of Amity Road and Meridian Road (SH-69) is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 6-lanes east, and 5-lanes on the west leg, and signalized between 2026 and 2030. • The intersection of Amity Road and Locust Grove Road is listed in the CIP to be widened to 4-lanes on the north leg, 3-lanes on the south, 6-lanes east, and 5-lanes on the west leg, and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,164 vehicle trips per day; 114 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study CR Engineering, Inc. prepared a traffic impact study for the proposed Percy Subdivision. Below is an executive summary of the findings as presented by CR Engineering, Inc. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. 3 Percy Subdivision/ MPP19-0016/ H-2019-0097 a. Executive Summary: Under existing conditions all study area intersections are expected to meet ITD’s and ACHD’s minimum operational thresholds with the exception of one intersection. Intersection: • Amity Road & SH-69 (Meridian Road) – westbound through/right-turn lane & the southbound through/right-turn lane group exceeds ITD’s thresholds in the PM peak hour but are within ACHD’s thresholds o No improvements are recommended to mitigate existing traffic impacts. • The Shafer View Drive and SH-69 intersection does not meet ITD’s turn-lane guidelines. Under 2021 background conditions there are two intersections that are expected to exceed ITD’s and ACHD’s minimum operational thresholds. Intersections: • Amity Road and SH-69 • Recommended Mitigation – o Construct a right-turn lane on the westbound approach o Construct a right-turn lane on the southbound approach • Lake Hazel Road and SH-69 (Meridian Road) – northbound through and northbound through lanes exceed ITD’s minimum v/c ratio in the AM peak hour and the southbound left-turn lane exceeds ITD’s and ACHD’s v/c ratio thresholds in the PM peak hour. ▪ The southbound left-turn movements were evaluated with a protected left-turn phase only with 15 seconds of minimum green split. Increasing the green split by six (6) seconds reduces the v/c ratio to 0.90. • No improvements are recommended to mitigate 2021 background traffic impacts. The study recommends a minor signal timing adjustment to address the deficiencies. • The Shafer View Drive and SH-69 intersection is not expected to meet ITD’s turn lane guidelines under 2021 background traffic conditions. Under 2021 build-out year total traffic conditions all study area intersections are expected to meet ITD’s and ACHD’s minimum operational thresholds with the exception of one intersection Intersection: • Amity Road and SH-69 • Recommended Mitigation – o Construct a right-turn lane on the northbound approach ▪ The overall intersection v/c ratio is expected to increase from 0.90 for 2021 background traffic to 0.93 during the PM peak hour. ▪ The southbound through lane group v/c ratio is expected to increase from 0.87 for 2021 background traffic to 0.91 during the PM peak hour. o The study states for the lane groups that are expected to exceed 0.90 or 1.00 v/c ratios the intersection may need signal timing and signing improvements to accommodate northbound U-turn site traffic. Based on passenger vehicle swept path analysis, no additional pavement widening is needed. • The site traffic is less than 3% of the total intersection traffic during the peak hours. The southbound through lane group is less than 3% of the total lane group traffic during the PM peak hour. 4 Percy Subdivision/ MPP19-0016/ H-2019-0097 The study notes that the Lake Hazel Road and SH-69 intersection needs no additional improvements beyond the minor signal timing and the estimated site traffic is less than 1% of the total intersection traffic during the peak hours. The Shafer View Drive and SH-69 intersection is not expected to meet ITD’s right-turn lane guidelines under 2021 build-out year total traffic conditions. The estimated site traffic is less than 1% of the total intersection traffic during the peak hours. The Quartz Creek Street and SH-69 intersection is not expected to meet ITD’s right-turn lane guidelines under 2021 build-out year total traffic conditions. The estimated site traffic is less than 4% of the total intersection traffic during the peak hours. b. Policy: Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour the applicant may suggest feasible alternative mitigation such as: sidewalks, bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District’s future Capital Projects. o Reducing the scope and/or scale of the project. 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. c. Staff Comments/Recommendations: Under existing conditions all study area intersections are expected to meet ACHD’s minimum operational thresholds. Therefore, no mitigation is required. 5 Percy Subdivision/ MPP19-0016/ H-2019-0097 The study notes for 2021 background and total traffic conditions that Amity Road & SH-69 and Lake Hazel Road and SH 69 intersections are not anticipated to operate at an acceptable level of service threshold. The study recommends the construction of a right-turn lane on the westbound approach and the southbound approach for the Amity Road and SH-69 intersection and minor signal timing adjustments for the Lake Hazel Road and SH-69 intersection. The study recommends the construction of right turn lanes on the westbound and northbound approaches of the Amity Road and SH-69 intersection as mitigation. However, ACHD has determined that it is not feasible to construct the additional right turn lanes at the Amity Road and SH-69 intersection due to the location of the existing signal poles and pedestrian facilities at the intersection. Minor signal timing adjustments are recommended at the Lake Hazel Road and SH-69 intersection. The proposed signal timing adjustments should be provided as part of the plan review submittal for consideration. The intersection of Amity Road and SH-69 is listed as a funded project in ACHD’s CIP. Therefore, consistent with District policy 7106.7.3 Alternative Mitigation Measures, which states, if an impacted roadway segment or intersection are programmed as funded in the IFYWP, or the CIP; no mitigation is required; no improvements are required. Additionally, the study notes that under total traffic conditions that the site traffic is less than 3% of the total intersection traffic entering the Amity Road and SH-69 intersection and less than 1% of the total traffic entering the Lake Hazel and SH-69 intersection. Therefore, consistent with District policy 7205.3.1 Level 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. ITD has the following requirements of the applicant: • Pay a proportionate share (2.75% of costs) to design and construct the westbound right, northbound right and southbound right turn lanes at the Amity Road and SH-69 intersection prior to any building occupancy. • Work with ACHD to install a ‘U-Turn” sign for the northbound to southbound turning movement at the Lake Hazel and SH-69 intersection. ITD has been recommended that the Quartz Street approach on to SH-69 be restricted to left- in/right-in/right-out; therefore, staff recommends the applicant coordinate a U-Turn signage program with ITD and ACHD for passenger vehicles at the Amity Road and SH 69 intersection. 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). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **State Highway 69 Meridian Road 1,035-feet Principal Arterial 1,729 N/A Lake Hazel Road 0-feet Principal Arterial 236 Better than “E” Amity Road 0-feet Minor Arterial 389 Better than “E” 6 Percy Subdivision/ MPP19-0016/ H-2019-0097 * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for SH69/Meridian Road south of Amity Road was 29,446 on March 15, 2018. • The average daily traffic count for Lake Hazel Road west of Eagle Road was 5,147 on June 12, 2018. • The average daily traffic count for Amity Road west of Locust Grove Road was 6,493 on August 29, 2018. C. Findings for Consideration 1. State Highway SH-69 /Meridian Road SH-69/Meridian Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and ITD should work together on the location of the emergency only access onto Meridian Road and determine if additional right-of-way or improvements are necessary on SH-69/Meridian Road. ITD has recommended approval for the proposal to construct a public street, Quartz Creek Street, located at the site’s south property boundary, which is consistent with the location of the mid-mile collector roadway designated on the Master Street Map. The approach will be restricted to left- in/right-in/right-out only. 2. East-West Collector- Quartz Creek Street a. Existing Conditions: There are no mid-mile collector roadways adjacent to or within the site. b. Policy: c. Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in t he Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. 7 Percy Subdivision/ MPP19-0016/ H-2019-0097 Half Street Policy: District Policy 7206.2.2 required improvements to adjacent collector street shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 7-foot attached or 5-foot detached), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Off-Site Streets Policy: District Policy 7206.2.3 states that if the proposed development is not served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or a minimum 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3-foot wide gravel shoulders from the site to the public street specified by the District; OR the developer shall provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum 6-foot wide detached asphalt/concrete pedestrian facility, from the site to a public street specified by the District. Alternatives to pavement widening including sidewalks and pathways or other proposals, may be considered by the District. The extent of roadway improvements (improvement type and length) will be determined by evaluating certain criteria. Criteria to establish improvement type and length include but are limited to: traffic volumes (existing and projected); number of pedestrians (existing and projected); location of pedestrian “attractors” and “generators” (i.e. parks and schools); number of access points/streets serving the proposed development; usable right-of-way; need for traffic calming; utilities and irrigation facilities. All utility relocation costs associated with the off-site street widening shall be borne by the developer. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should be constructed at the south property line and continue through the property stubbing to the east. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 54-feet of right-of-way. d. Applicant Proposal: The applicant is proposing to construct Quartz Creek Street, a new mid- mile collector roadway, as ½ of a 36-foot wide collector street section with curb, gutter and sidewalk abutting the site’s south property boundary and terminating at the east property line. The applicant has proposed to provide 30-feet of pavement width on the offsite portion of Quartz Creek Street from the site’s west property line west to SH-69. The two adjacent property owners are providing a 25-foot easement to ACHD to total 50-feet to provide access to the site. 8 Percy Subdivision/ MPP19-0016/ H-2019-0097 e. Staff Comments/Recommendations: The applicant should construct Quartz Creek Street, a new mid-mile collector, abutting the site’s south property boundary (depicted below in green) as ½ of a 36-foot street section with curb, gutter, 5-foot wide detached or 7-foot wide attached concrete sidewalk, plus 12-feet of additional pavement (to total 30-feet) widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side of the roadway. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. For the offsite portion of Quartz Creek Street (depicted below in red), between the site’s west property line and Meridian Road/SH-69 the applicant should construct Quartz Street with 30- feet of pavement and 3-foot wide gravel shoulders. Permanent right-of-way easements should be provided for the offsite portion of the roadway. 3. Internal Local Streets a. Existing Conditions: There are no internal local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Off-Site Portion Mid-Mile Collector 9 Percy Subdivision/ MPP19-0016/ H-2019-0097 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. c. Applicant’s Proposal: The applicant is proposing to construct the entrance street, Keara Avenue, as a 33-foot street section with rolled curb, gutter, 8-foot wide landscape strip and 5- foot wide detached concrete sidewalk within 63-feet of right-of-way. The applicant is proposing to construct all other internal local streets as 33-foot street sections with rolled curb, gutter and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. If detached sidewalks are constructed then the right-of-way should extend a minimum of 2-feet behind the back of curb and a permanent right-of-way easement should be provided, 4. Roadway Offsets a. Existing Conditions: There are no existing roadways within the site. b. Policy: 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 local street, Keara Avenue, to intersect Quartz Street (mid-mile collector), located 1005-feet east of Meridian Road. The applicant is proposing to construct all other local internal streets to align or offset a minimum of 125-feet from any other street. 10 Percy Subdivision/ MPP19-0016/ H-2019-0097 d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. 5. Stub Streets a. Existing Conditions: There are no existing stub streets to or from the site. b. Policy: Stub Street Policy: District policy 7206.2.4.3 and 7207.2.4.3 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 7206.2.4 and 7207.2.4, 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” and “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4.4 and 7207.2.4.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, t he entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to construct five stub streets; one stub street to the north, three stub streets to the east and one stub street to the south. They are proposed to be located as follows: • Arbon Avenue, to the north, located approximately 659-feet east of Meridian Road. • Kinport Street, to the east, located approximately 142-feet south of the north property line. • Kenton Street, to the east, located approximately 448-feet north of the south property line. • Ventura Avenue, to the south, located approximately 239-feet east of Meridian Road. • Quartz Creek Street to stub at the east property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. A turnaround is not required at the terminus of the stub streets as they do not extend greater than 150-feet. The applicant should install a sign at the terminus of the four stub streets, Arbon Avenue, Kinport Street, Kenton Street and Ventura Avenue that states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The applicant should install a sign at the terminus of Quartz Creek Street that states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. “THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 11 Percy Subdivision/ MPP19-0016/ H-2019-0097 The applicant and the property owner to the east (Brighton Development) are currently working to determine the location of a stub street to the east property line of the site. The applicant has provided a conceptual site plan (Attachment 3) to illustrate the location of one stub street to the east property line. Staff has reviewed the proposal and is supportive of the proposed modification of the stub street location. At the time of the final plat ACHD will accept either the originally proposed layout of the two stub streets to the east property line or the revised plan with the location of one stub street to the east property line. 6. Traffic Calming a. Speed Control and Traffic Calming Policy: 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: Ventura Avenue, Kinport Street and Scandia Avenue are long and straight roadways proposed within Percy Subdivision and will need to be redesigned or include the use of passive design elements. Stop signs, speed humps/bumps and valley gutters will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to ACHD’s signature on the first final plat. 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 Quartz Creek Street is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Redesign the following roadways to reduce the length of the roadways or to include the use of passive design elements and submit a revised preliminary plat showing the redesigned roadways for review and approval prior to ACHD’s signature on the first final plat. • Ventura Avenue • Kinport Street 12 Percy Subdivision/ MPP19-0016/ H-2019-0097 • Scandia Avenue. Stop signs, speed humps/bumps and valley gutters will not be accepted as traffic calming. 2. Coordinate a U-Turn signage program with ITD and ACHD for passenger vehicles at the Amity Road and SH 69 intersection. 3. Construct Quartz Creek Street abutting the site, as ½ of a 36-foot street section with curb, gutter, 5-foot wide detached or 7-foot wide attached concrete sidewalk, plus 12-feet of additional pavement widening beyond the centerline established for the street. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the south side of the roadway. 4. Construct the offsite portion of Quartz Creek Street (between the site and SH-69) with 30-feet of pavement and 3-foot wide gravel shoulders. Provide a permanent right-of-way easement for the offsite portion of Quartz Creek Street. 5. Construct the entrance street, Keara Avenue, as a 33-foot street section with rolled curb, gutter, 8- foot wide landscape strip and 5-foot wide detached concrete sidewalk within 63-feet of right-of-way. 6. Construct all other internal local streets as 33-foot street sections with rolled curb, gutter and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way. 7. Construct the entrance roadway, Keara Avenue, to intersect Quartz Creek Street, located 1005- feet east of Meridian Road. 8. Construct all other local internal streets to align or offset a minimum of 125-feet from any other street. 9. Construct five stub streets located as follows: • Arbon Avenue, to the north, located approximately 659-feet east of Meridian Road. • Kinport Street, to the east, located approximately 142-feet south of the north property line. • Kenton Street, to the east, located approximately 448-feet north of the south property line. • Ventura Avenue, to the south, located approximately 239-feet east of Meridian Road. • Quartz Creek Street to stub at the east property line. 10. Install a sign at the terminus of the four stub streets, Arbon Avenue, Kinport Street, Kenton Street and Ventura Avenue that states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 11. Install a sign at the terminus of Quartz Creek Street that states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 12. At the time of the final plat, ACHD will accept either the originally proposed layout of the two stub streets to the east property line or the revised plan (Attachment 3) with the location of one stub street to the east property line. 13. Direct lot access is prohibited to Quartz Creek Street, other than the access specifically approved with this application and should be noted on the final plat. 14. Payment of impact fees is due prior to issuance of a building permit. 15. Comply with all Standard Conditions of Approval. 13 Percy Subdivision/ MPP19-0016/ H-2019-0097 E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant 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. 14 Percy Subdivision/ MPP19-0016/ H-2019-0097 G. Attachments 1. Vicinity Map 2. Site Plan 3. Updated Stub Street Site Plan 4. Utility Coordinating Council 5. Development Process Checklist 6. Appeal Guidelines 15 Percy Subdivision/ MPP19-0016/ H-2019-0097 VICINITY MAP 16 Percy Subdivision/ MPP19-0016/ H-2019-0097 SITE PLAN 17 Percy Subdivision/ MPP19-0016/ H-2019-0097 UPDATED STUB STREET SITE PLAN 18 Percy Subdivision/ MPP19-0016/ H-2019-0097 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 19 Percy Subdivision/ MPP19-0016/ H-2019-0097 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. 20 Percy Subdivision/ MPP19-0016/ H-2019-0097 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.