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HomeMy WebLinkAboutPZ- ACHD Staff Report 1 Blakeslee Commons Development Services Department Project/File: Blakeslee Commons/MPP16-0026/H-2016-0066 The applicant is requesting approval of a annexation, rezone, and preliminary plat application to allow for the development of 74 single family building lots and 12 common lots on 12.01 acres. The site is located at 2545 E. Ustick Road in Meridian, Idaho. Lead Agency: City of Meridian Site address: 2545 E. Ustick Road Staff Approval: September 20, 2016 Applicant: Ron Walsh Global Senior Housing, LLC PO Box 1297 Eagle, ID 83616 Representative: Wendy Shrief Horrocks Engineers 5700 E. Franklin Road, STE 160 Nampa, ID 83687 Staff Contact: Mindy Wallace, AICP 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 74 single family building lots and 12 common lots on 12.01 acres. The City of Meridian’s Future Land Use Map calls for medium density residential development on this site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family residential R-8 South Single family residential RUT (Ada County) East Single family residential R-1 West Single family residential RUT (Ada County) 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 Blakeslee Commons 5. 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. 6. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • The intersection of Ustick Road and Locust Grove Road is listed in the 2016 Capital Improvements Plan to be widened to 6-lanes on the north leg, 7-lanes on the south, 6-lanes east, and 7-lanes on the west leg, and signalized between 2021and 2025. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 704 additional vehicle trips per day; 74 additional vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a five-lane principal arterial is “E” (1,770 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Ustick Road east of Locust Grove Road was 18,369 on 9/10/14. C. Findings for Consideration 1. Ustick Road a. Existing Conditions: Ustick Road is improved with 5-travel lanes, vertical curb, gutter, and 5-foot wide sidewalk detached concrete sidewalks abutting the site. There is 96-feet of right- of-way for Arterial Roadway (48-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Ustick Road 600-feet Principal Arterial 1,079 Better than “E” Better than “E” 3 Blakeslee Commons Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Ustick Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant hasn’t proposed any improvements to Ustick Road abutting the site. d. Staff Comments/Recommendations: Ustick Road is already improved with 5-travel lanes, bike lanes, vertical curb, and a 5-foot wide detached concrete sidewalk abutting the site. Therefore staff recommends that no additional street improvements or right-of-way dedication be required as part of this application. Consistent with ACHD’s Minor Improvement policy, the applicant should be required to replace and broken or deteriorated portions of curb, gutter, and sidewalk on Ustick Road abutting the site. 2. Streets B, E, & F 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 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. Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: 4 Blakeslee Commons • 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. 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 has proposed to construct Streets B, E, and F as 33- foot street sections with vertical curb, gutter, and 5-foot wide attached concrete sidewalks within 50-feet of right-of-way. The applicant has proposed to terminate the east end of Street B in a dead end approximately 60-feet west of the east property line. 5 Blakeslee Commons The applicant has proposed to construct an off-set cul-de-sac at the terminus of Street F. The off-set cul-de-sac is proposed to be constructed with curb and gutter on a portion of the north side of the turnaround, with curb, gutter, and some sidewalk on the south, and is to be open with no curb, gutter, or sidewalk on the east end connecting to private driveways and common drive aisles. The applicant has proposed to construct a small parking lot consisting of 4 parking stalls on Street F. A portion of the parking lot is proposed to be located within the right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal to construct Streets B, E, and F as 33-foot street sections with vertical curb, gutter, and 5-foot wide attached concrete sidewalks within 50-feet of right-of-way meet’s District policy and should be approved, as proposed. 6 Blakeslee Commons The applicant’s proposal to terminate the east end of Street B in a dead end does not meet District policy and should not be approved, as proposed. The applicant should terminate Street B at Street D as a standard intersection and construct a driveway to provide access to the parcels located east of Street D as recommended during pre-application meetings. If the City of Meridian requires a stub street in this location, then Street B should be extended to the site’s east property line and a sign should be installed with stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” Due to the length of the stub street, a temporary turnaround would not be required. The applicant’s proposal to construct an offset cul-de-sac at the terminus of Street F with limited sections of curb, gutter, and sidewalk does not meet District policy and should not be approved, as proposed. The applicant should either terminate Street F at Street D as a standard intersection, and extend private drive aisles to the east as recommended during pre- application meetings; or construct a standard cul-de-sac turnaround at the terminus of Street F with vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the entire cul- de-sac with driveway approaches as necessary to serve the adjacent parcels. 7 Blakeslee Commons The applicant’s proposal to construct a portion of a parking lot within the right-of-way should not be approved, as proposed. If off street parking is desired, then it should be located completely outside of the right-of-way on Street F (and all street segments). 3. Streets A, C, & G a. Existing Conditions: There are no local streets within the site. b. Policy: 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 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. 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 and when all 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 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 large 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, and when all the following criteria are met: • The street is in a residential area. 8 Blakeslee Commons • 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 on 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. • 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. Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. 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.). c. Applicant Proposal: The applicant has proposed to construct Streets A, C, & G as 29-foot street sections with vertical curb, gutter, and 5-foot wide attached concrete sidewalks abutting the site. The applicant has proposed to terminate the north end of Street C in a dead end. The applicant has proposed to construct an offset cul-de-sac turnaround at the terminus of Street G. The applicant has proposed to extend 42-feet of right-of-way south of the cul-de-sac to the south property line, stubbing the right-of-way to the south property line. 9 Blakeslee Commons The applicant has proposed to construct 2 parking lots consisting of 9 and 5 parking stalls on Street G. A portion of the parking lot is proposed to be located within the right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal to construct Streets A and C as 29-foot street sections with vertical curb, gutter, and 5-foot wide attached concrete sidewalks meets District policy and should be approved, as proposed. The applicant’s proposal to terminate the north end of Street C in a dead end should not be approved, as proposed. As recommended during pre-application meetings Street C should be terminated at Street B as a standard intersection and a driveway should be constructed at the end of the street. Emergency access to Ustick Road is also approved at this location if required by the City. The applicant’s proposal to construct Street G as a 29-foot street section does meet District policy, as 29-foot street sections are not allowed as stub streets due to the restriction of no more than 1,000 trips per day. Staff recommends a modification of policy to allow the applicant to construct Street G as a 29-foot street section stubbing the right-of-way to the south property line as proposed. Staff’s recommendation is due to the fact that the development potential of the parcels south of the site is limited and if developed, it is anticipate that they would generate very little additional traffic. The applicant should be required to install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The applicant’s proposal to construct a portion of 2 parking lots within the right-of-way should not be approved, as proposed. If off street parking is desired, then it should be located completely outside of the right-of-way on Street G. Parking is restricted on one side of Streets A, C & G. The applicant should be required to coordinate a signage program and install “NO PARKING” signs on one side of the roadways. The applicant should be required to provide written Fire Department approval for use of the 29-foot street section. 10 Blakeslee Commons 4. Street D a. Existing Conditions: There are no minor urban local streets within the site. b. Policy: Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined as a reduced width local street that provides direct lot access for residential uses, and in limited circumstances, commercial or mixed use as described below. • Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of 24-feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is utilized in a gridded street system with alleys, vertical curb shall be required and direct lot access shall be restricted. Where the minor local street is utilized, with residential open space scenarios, rolled curb or ribbon curbing (with an inverted crown), is allowed if access to the rear of the parcels is provided from the minor local street. • Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides, unless as otherwise described below or approved by ACHD and the lead land use agency. The sidewalk for this street section may be located within a permanent right-of-way easement. If the sidewalk is located within an easement, the minimum right-of-way width for this street section is 28-feet, to allow for 2-feet behind the back-of-curb on each side. Sidewalk may not be required, or may be required on one side only as determined by the lead land use agency, if the minor local street is used in residential areas where houses accessing the minor local street are built with the front of the house (including the front door) facing the common or open space lots that include a connected system of sidewalks or paved pathways and the lotting pattern is mirrored on both sides of the street. • Parking: Parking is prohibited on both sides of this street section. “No Parking” signs are required. Alternative parking for guests, visitors, auxiliary residential parking, and deliveries shall be provided and shall be designated and located in coordination with the lead land use agency. Typically this parking will be provided via community parking spaces located within walking distance of these types of residences. Walking distance shall be defined by the lead land use agency. • Requirements (This street section may only be used if the following conditions are met):  The maximum projected ADT is less than 400.  The street connects to two other standard size streets.  There is support from the lead land use agency (either from staff or Commission/ Council).  Maximum block length of 600-feet.  In commercial or mixed use areas where urban designs utilizing alleys are desirable, but may be impractical due to access restrictions to classified roadways (arterials, collectors, and residential collectors). In this example, the minor local street would parallel the access-restricted roadway and would provide direct access to the commercial or mixed-use lots.  No portion of a building shall be over 30-feet in height. If any portion of a building is over 30-feet in height, aerial fire apparatus is required and a 26-foot wide street is required (International Fire Code Appendix D Section C105). However, a 26-foot wide street, with a minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local street are met. c. Applicant Proposal: The applicant has proposed to construct Street D as a minor urban local street with 24-feet of pavement, vertical curb, gutter, and a 5-foot wide attached concrete sidewalk. Street D is proposed to intersect 2 standard sized streets on either side. The applicant has proposed to construct a parking lot consisting of 7 parking stalls on Street D. All of the parking is proposed to be located outside of the right-of-way. 11 Blakeslee Commons d. Staff Comments/Recommendations: The applicant’s proposal for use of a 24-foot wide minor urban local street does not meet the intent of the policy, as this site is not being developed with a gridded street network, nor do the lots abutting the proposed minor urban local street front on a mew or open space lot. The applicant has indicated that to meet their density goals, use of the minor local street is necessary. Although the proposed minor urban local street does not meet the intent of the policy, it is proposed to intersect 2 standard sized streets; therefore, staff recommends a modification of policy to allow Street D to be constructed as a minor urban local street. Use of the minor urban local street requires approval by the City of Meridian’s City Council and Fire Department. If the Meridian City Council and/or Fire Department do not approve the use of the minor urban local street, then Street D should be redesigned as a 29-foot street section. Parking is prohibited on both side of Street D. Coordinate the a signage program with District Development Review staff for the installation of “NO PARKING” signs on both sides of Street D. Staff is supportive of the applicant’s proposal to construct a parking lot outside of the right-of- way on Street D. A 5-foot wide concrete sidewalk should be constructed around the outside of the parking lot tying into the sidewalk on either side. 5. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Local Street Intersection Spacing on Principal 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 1,320-feet as measured from all other existing roadways as identified in Table 1b (7205.4.7). c. Applicant’s Proposal: The applicant has proposed to construct one new local street, Street A to intersect Ustick Road, located approximately 450-feet east of Troxel Way/Wingate Lane. d. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy, which requires new public streets to intersect principal arterial roadways at the quarter mile. However, staff recommends a modification of policy to allow Street A to be located, as proposed. Staff’s recommendation is due to the fact that the site has sole frontage on Ustick Road a principal arterial roadway, Street A is proposed to be centered between the existing driveways on the south side of Ustick Road, and there are no driveways or public streets across from the site. 6. Driveways 6.1 Ustick Road a. Existing Conditions: There is one existing driveway from the site onto Ustick Road. b. Policy Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be 12 Blakeslee Commons based on Table 1b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right- in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 35 MPH to align or offset a minimum of 355- feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. c. Applicant’s Proposal: The applicant has proposed to construct one 20-foot wide emergency access driveway onto Ustick Road, located approximately 100-feet east of the west property line. d. Staff Comments/Recommendations: The applicant's proposal should be approved, as proposed. The driveway should be paved its full width at least 30-feet into the site beyond the edge of pavement of Ustick Road and should be restricted with a gate or bollards as determined by the Meridian Fire Department. 7. Stub Street a. Existing Conditions: There are no minor urban local streets within the site. b. Policy: Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. c. Applicant’s Proposal: The applicant is proposing to construct one stub street to the west, Street E, located at this site’s southwest property line. 13 Blakeslee Commons d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of the stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE. 8. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 9. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 10. Other Access Ustick Road is classified as a principal 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. Special Recommendation to the City of Meridian The applicant requested numerous modifications of ACHD policies to accommodate their desired densities and type of development (55 + community). Where feasible ACHD has accommodated deviating from design standards. ACHD recommends that the applicant and the City of Meridian continue to work together to allow for the use of private roadways within the Blakeslee Common Subdivision. E. Site Specific Conditions of Approval 1. Replace and broken or deteriorated portions of curb, gutter, and sidewalk on Ustick Road abutting the site. 2. Construct Streets B, E, and F as 33-foot street sections with vertical curb, gutter, and 5-foot wide attached concrete sidewalks within 50-feet of right-of-way, as proposed. 3. Terminate Street B at Street D as a standard intersection, and construct a driveway to provide access to the parcels located east of Street D. 4. If the City of Meridian requires a stub street to the east, then extend Street B to the site’s east property line. Install a sign at the terminus of Street B stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 5. Construct one stub street to the west, Street E, at the site’s southwest property line. Install a sign at the terminus of Street E stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 6. Terminate Street F at Street D as a standard intersection and construct private drive aisles to provide access to the parcels to the east. OR 14 Blakeslee Commons Construct a standard cul-de-sac turnaround at the east terminus of Street F with vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the entire cul-de-sac with driveway approaches as necessary to serve the adjacent parcels. Construct the standard cul-de-sac turnaround with a minimum turning radius of 45-feet. 7. Construct Streets A, C, & G as 29-foot street sections with vertical curb, gutter, and 5-foot wide attached concrete sidewalks within 42-feet of right-of-way. Parking is restricted on one side of Streets A, C & G. Coordinate a signage program and install “NO PARKING” signs on one side of the roadways. Provide written Fire Department approval for use of the 29-foot street section. 8. Construct a standard cul-de-sac turnaround with a minimum turning radius of 45-feet at the southern terminus of Street G. Extend 42-feet of right-of-way off the end of the cul-de-sac to the south property line, as proposed. 9. Install a sign at the terminus of Street G stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 10. Terminate Street C at Street B as a standard intersection and construct a driveway to provide access to the parcels to the north. 11. If parking lots are constructed on any street they shall be located entirely outside of the right-of- way. Construct a 5-foot wide concrete sidewalk around the outside of the parking lots tying into the sidewalk on either side. 12. If use of the minor urban local street section is approved by the Meridian City Council and Fire Department, then construct Street D as a 24-foot wide street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalk within 36-feet of right-of-way. 13. Parking is prohibited on both side of Street D. Coordinate the a signage program and install “NO PARKING” signs on both sides of Street D. 14. Provide written Fire Department and City Council approval for use of the 24-foot street section. 15. If the Meridian City Council and Fire Department do not approve the use of the 24-foot street section, then Street D shall be constructed as a 29-foot street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalks within 42-feet of right-of-way. 16. Construct, Street A to intersect Ustick Road, located 450-feet east of Troxel Way/Wingate Lane, as proposed. 17. Construct one 20-foot wide emergency access driveway onto Ustick Road, located 100-feet east of the west property line, as proposed. Pave the driveway its full width at least 30-feet into the site beyond the edge of pavement of Ustick Road. Restrict the driveway with a gate or bollards as determined by the Meridian Fire Department. 18. Direct lot access to Ustick Road is prohibited and shall be noted on the final plat. 19. Payment of impacts fees are due prior to issuance of a building permit. 20. Comply with all Standard Conditions of Approval. F. Standard Conditions of Approval 1. All irrigation facilities shall be relocated outside of the ACHD right-of-way. 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 15 Blakeslee Commons 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. G. 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. 16 Blakeslee Commons H. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 17 Blakeslee Commons VICINITY MAP 18 Blakeslee Commons SITE PLAN 19 Blakeslee Commons 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. 20 Blakeslee Commons 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. 21 Blakeslee Commons 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 ROWDS Manager when it is alleged that the ROWDS 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 ROWDS 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 ROWDS 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.