Loading...
HomeMy WebLinkAboutPZ - ACHD Comments 1 Whiteacre Subdivision Development Services Department Project/File: Whiteacre Subdivision/ MPP16-0012/ H-2016-0019 This is an annexation, rezone, and preliminary plat application to allow for the development of 197 single family building lots, and 33 common lots on 40.88 acres. The site is located at 4273 Meridian Road in Meridian, Idaho. Lead Agency: City of Meridian Site address: 4273 Meridian Road Staff Approval: March 31, 2016 Applicant: Mitch Armuth Providence Properties, LLC 701 S. Allen Street STE 103 Meridian, ID 83642 Representative: Kent Brown Kent Brown Planning 3161 E. Springwood Meridian, ID 83642 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation, rezone, and preliminary plat application to allow for the development of 197 single family building lots, and 33 common lots on 40.88 acres. The site is located at 4273 Meridian Road in Meridian, Idaho. The applicant’s proposal is consistent with the City of Meridian’s Comprehensive Plan, which calls for medium density residential uses. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family R-8 South Single family R-4 East Single family R-8 West Single family R-8 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Transit: Transit services are not available to serve this site. 2 Whiteacre Subdivision 5. New Center Lane Miles: 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/ Integrated Five Year Work Plan: • The intersection of Ustick Road and Meridian Road is scheduled in the IFYWP to be widened to 7-lanes on all approaches with signal modifications in 2017. • Meridian Road is listed in the CIP to be widened to 3-lanes from Ustick Road to McMillan Road between 2017 and 2021. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,875 vehicle trips per day; 197 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Thompson Engineers prepared a traffic impact study for the proposed Whiteacre Subdivison. Below is an executive summary of the findings as presented by Thompson Engineers. 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. Introduction Thompson Engineers, Inc. has been retained to prepare a traffic impact study for the proposed Whiteacre Subdivision in Meridian, Idaho. The project is located on Meridian Road. The purpose of this study is to evaluate the potential traffic impacts resulting from the project and making recommendations for mitigation of the impacts. The study is prepared in accordance with the requirements of the Ada County Highway District. Proposed Development The project is a residential development of approximately 197 single family dwelling units. The preliminary plat was not finalized at the time of this report. The site is expected to access the transportation system primarily via Meridian Road, however, it will also have access to the transportation system via stub streets to other developments. Study Area The area of influence is anticipated to be west Ada County, Idaho, including the City of Meridian. The primary impacts will be along Meridian Road. The study area includes • Halpin Drive and Meridian Road • Summit Way and McMillan Road Conclusions Below are the findings of this report: • Based on the trip generation methods recommended in the Trip Generation Manual, the site will generate 1,875 trips per day, of which 147 trips will occur during the AM peak hour and 197 trips will occur during the PM peak hour. 3 Whiteacre Subdivision • The site will access the transportation system primarily via Meridian Road. The site will also connect to existing stub roads which will also provide access to the transportation system. • The intersection of McMillan Road and Summit Way will operate at acceptable levels of service under background and total traffic conditions in the build out year. The critical peak hour is the PM peak hour. • The intersection of Meridian Road and Halpin Drive will operate at acceptable level of service under background and total traffic conditions in the build out year. The critical peak hour is the PM peak hour. • Meridian Road operates at an acceptable LOS D under existing traffic conditions on the ACHD policy for minor arterial roads. Meridian Road will need to be widened to three lanes to operate at LOS D or better. With three lanes, Meridian Road will operate at LOS D or better under total traffic conditions. • McMillan Road is operating at worse than LOS D under existing traffic conditions on the ACHD policy for minor arterial roads. McMillan Road will need to be widened to three lanes to operate at LOS D or better. With three lanes, McMillan Road will operate at LOS D or better under total traffic conditions. • The proposed site provides good circulation and good connectivity to other developments. • The site approach on Meridian Road will align with Halpin Drive, and is in conformance with ACHD access standards. A left turn lane is warranted. A right turn lane is not warranted. • A left turn lane is not warranted on McMillan Road at the intersection with Summit Way. The project does not contribute traffic to that movement. In fact, by providing alternative access, it is anticipated that the left turn volume will actually decrease. This project contributes about 1.5% more traffic to the intersection. Staff Comments/Recommendations: ACHD’s Traffic Services and Development Review staff have reviewed and generally agree with the findings and conclusions of the TIS. McMillan Road between Meridian and Linder Roads is listed as a constrained roadway segment in the CIP. This section of McMillan Road is not planned to be widened in the future. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is “D” (550 VPH). * Acceptable level of service for a three-lane minor arterial is “D” (720 VPH) Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Meridian Road 1,320- feet Minor Arterial 470 Better than “D” Better than “D” **McMillan Road N/A Minor Arterial 744 “F” “F” 4 Whiteacre Subdivision ** McMillan Road between Meridian and Linder Roads is listed as a constrained roadway segment in the CIP. This section of McMillan Road is not planned to be widened in the future. 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 Meridian Road south of McMillan Road was 9,812 on 1/5/16. • The average daily traffic count for McMillan Road west of Meridian Road was 11,717 on 1/5/16. C. Findings for Consideration 1. Meridian Road a. Existing Conditions: Meridian Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50 to 60-feet of right-of-way for Meridian Road (25-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. 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 Meridian Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section within 74-feet of right-of-way. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. 5 Whiteacre Subdivision 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). c. Applicant Proposal: The applicant is proposing to dedicated 37-feet of right-of-way fr om the centerline of Meridian Road abutting the site and to construct a 5-foot wide detached concrete sidewalk on Meridian Road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as, proposed. The detached sidewalk should be located a minimum of 32-feet from the centerline of Meridian Road abutting the site. The submitted traffic impact study requires the construction of a center left turn lane on Meridian Road at the Halpin Street intersection. In lieu of constructing the required center left turn lane staff recommends that the applicant widen Meridian Road with 19-feet of pavement, plus a 3-foot wide gravel shoulder from centerline. The requirement for pavement widening on Meridian is consistent with prior ACHD actions on the section of Meridian Road between McMillan and Ustick Roads. The requirement to widen the road with 19-feet of pavement from centerline abutting the site prevents a “weaving” roadway with unaligned center turn lanes. When the properties along Meridian Road develop, and widen the road 19-feet from centerline, then ACHD will stripe a center turn lane the entire length of the roadway. 2. Internal Local Streets a. Existing Conditions: There are no roadways 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 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that 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 concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of -curb) for developments with any buildable lot that is less than 1 acre in size. Reduced Urban Local Street—29-foot Street Section and Right-of-Way Policy: District Policy 7207.5.2 states that the width of a reduced urban local street shall be 29-feet (back-of- curb to back-of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 42-feet of right-of-way. Although some parking is allowed by the 6 Whiteacre Subdivision following subsections, the District will further restrict parking on a reduced width street if curves or other physical features cause problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. One of the following three sets of design conditions shall apply. Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install ―NO PARKING‖ signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot (minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are required. • Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no possibility that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. Design Condition #2: Parking is allowed on both sides of a reduced width street when the street layout has the qualities of a road grid system. This provides fire trucks and other emergency vehicles alternate routes of access since the ability to pass another vehicle may be compromised by placement of parked vehicles on both sides of the street. The following criteria shall be met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The block length of the street shall not exceed 500-feet, measured between centerlines. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. • A minimum of two street connections shall be provided to each end of the street with the reduced width. The two connecting streets shall each connect to the larger street system to provide the intended alternate routes of access. A street system that has one street connection to the larger street network on one end and a loop/circle street on the other end with no outlet shall not be approved. • Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot (minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are required. Design Condition #3: Parking is allowed on both sides of a reduced width residential street with passing pockets that are created when two driveways are constructed near the same property line, where a 50-foot segment will not have on–street parking on the side of the street with the driveways. This provides fire trucks and other vehicles areas to move to the side of the street to allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on both sides of a reduced width street when the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • Driveway locations are predetermined with curb cuts for the driveways to be installed when the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be ―paired‖ with an adjacent lot. If there are an odd number of lots, one lot at either end of the street will not be ―paired.‖ Each pair of lots shall locate its driveway 5- feet from the shared lot line of the pair. 7 Whiteacre Subdivision • Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot (minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are required. • The lots cannot abut an alley. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 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. 8 Whiteacre Subdivision Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements f or maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant has proposed to construct the internal local streets as follows: 29-foot street section with curb, gutter, and a 5-foot wide attached concrete sidewalk within 42-feet of right-of-way. • Wanda Street • Ambercreek Avenue • Halpin Street 33-foot street section with curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of-way. • Alester Avenue • Elsnore Avenue 36-foot street section with curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of-way. • Yosemite Street • Kaibab Trail Street • W A Street • Price Avenue • Alester Avenue (stub street extension) • Ambercreek Avenue (stub street extension) • Fallen Leaf Drive (stub street extension) 41-foot street section with curb, gutter, and a 5-foot wide attached concrete sidewalk within 60-feet of right-of-way. • Entry portion of Halpin Street 9 Whiteacre Subdivision The applicant is proposing to extend 4 stub streets into the site; Alester Avenue, Ambercreek Avenue, Fallen Leaf Drive, and Elsinore Avenue. The applicant is proposing to construct one cul-de-sac turnaround at the terminus of Price Place. The cul-de-sac is proposed to have a 50-foot wide radius. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy with the exception of the entry portion of Halpin Street. The entry portion of Halpin Street should be constructed as a standard 36 to 33-foot street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalks abutting the site. The applicant may construct all of the 36-foot street sections as 33-foot wide street sections. The applicant should be required to provide written Fire Department approval for use of the reduced street sections (less than 36-feet in width). The applicant should be required to sign one side of the 29-foot wide streets (Wanda, Ambercreek, & Halpin) for “No Parking”. Coordinate a signage program with District Development Review staff. 3. Alleys a. Existing Conditions: There are no alleys within the site. b. Policy: New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700- feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency’s required block length. Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16- foot alley= 20-feet for back-up space). Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset 10 Whiteacre Subdivision (measured centerline to centerline) from other local street intersections. For alley intersections with local streets, the District may consider a reduced offset if the lead land use agency’s required lot size allows for shorter buildable lots. Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of- way are discouraged and shall not result in dead-end alleys. c. Applicant Proposal: The applicant is proposing to construct one 20-foot wide alley. The alley is proposed to run east/west between Ambercreek Avenue and Elsinore Avenue. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to install “No Parking” signs within the alley. Coordinate a signage program with District Development Review staff. 4. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). 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 one roadway, Halpin Street, to intersect Meridian Road. Halpin Street is proposed to align centerline to centerline with Halpin Street on the east side of Meridian Road across from the site. d. Staff Comments/Recommendations: The applicant’s proposal to construct Halpin Street onto Meridian Road meets the intent of ACHD’s policy, by aligning centerline to centerline with Halpin Street on the east side of the Meridian Road and should be approved, as proposed. 5. Bridge for the White Drain The District will require that the applicant submit the bridge plans for the crossing of the White Drain (Elsinore Avenue) for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 6. 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. 7. 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. 11 Whiteacre Subdivision 8. Other Access Meridian Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate 37-feet of right-of-way from the centerline of Meridian Road abutting the site. The right- of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 2. Construct a 5-foot wide detached concrete sidewalk on Meridian Road abutting the site. The sidewalk should be located a minimum of 32-feet from the centerline of Meridian Road abutting the site. 3. Widen the pavement on Meridian Road to 19-feet from centerline, plus a 3-foot wide gravel shoulder abutting the site. 4. Construct one roadway, Halpin Street, to intersect Meridian Road as a 36-foot street section. Halpin Street shall align centerline to centerline with Halpin Drive on the east side of Meridian Road across from the site. 5. Extend 4 stub streets into the site; Alester Avenue, Ambercreek Avenue, Fallen Leaf Drive, and Elsinore Avenue, as proposed. 6. Construct the following roadways as 29-foot street section with curb, gutter, and a 5-foot wide attached concrete sidewalk within 42-feet of right-of -way, as proposed. Sign one side of the 29- foot wide streets for “No Parking”. Coordinate a signage program with District Development Review staff. • Wanda Street • Ambercreek Avenue • Halpin Street 7. Construct the following roadways as 33-foot street sections with curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of -way, as proposed. • Alester Avenue • Elsnore Avenue 8. Construct the following roadways as 33 or 36-foot street sections with curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of-way, as proposed. • Yosemite Street • Kaibab Trail Street • W A Street • Price Avenue • Alester Avenue (stub street extension) 12 Whiteacre Subdivision • Ambercreek Avenue (stub street extension) • Fallen Leaf Drive (stub street extension) 9. Provide written Fire Department approval for use of the reduced street sections (29 and 33-foot street sections). 10. Construct one cul-de-sac turnaround at the terminus of Price Place with a 50-foot wide radius, as proposed. 11. Construct one 20-foot wide alley to run east/west between Ambercreek Avenue and Elsinore Avenue, as proposed. 12. Submit the bridge plans for the crossing of the White Drain (Elsinore Avenue) for review and approval prior to the pre-construction meeting and final plat approval. 13. Direct lot access to Meridian Road is prohibited and shall be noted on the final plat. 14. Payment of impacts fees are due prior to issuance of a building permit. 15. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of -way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right- of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of -way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 13 Whiteacre Subdivision 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 14 Whiteacre Subdivision VICINITY MAP 15 Whiteacre Subdivision SITE PLAN 16 Whiteacre Subdivision 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. 17 Whiteacre Subdivision Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 18 Whiteacre Subdivision 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 of Highway Systems, 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. 19 Whiteacre Subdivision 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 3:00 p.m. on the day 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.