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HomeMy WebLinkAboutACHD report for Tree Farm Subdivision (Revised) 1 Tree Farm Subdivision Development Services Department Project/File: Tree Farm Subdivision/ MPP16-0033/ H-2016-0128 This is a rezone and preliminary plat application to allow for the development of a 176 lot subdivision consisting of 161 building lots and 15 common lots on 61.64 acres. The site is located at 4740 W. Chinden Boulevard in Meridian, ID. Lead Agency: City of Meridian Site address: 4740 W. Chinden Boulevard Commission Hearing: January 25, 2016 Regular Agenda Commission Approval: January 25, 2017 Applicant: Mark Tate M3 Companies, LLC 1087 W. River Street, STE 310 Boise, ID 83702 Representative: Kristi Watkins JUB Engineers, Inc. 250 S. Beechwood Avenue, STE 201 Boise, ID 83709 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 a rezone and preliminary plat application to allow for the development of a 176 lot subdivision consisting of 161 building lots and 15 common lots on 61.64 acres. The City of Meridian’s Future Land Use Map calls for medium and low density residential development on this site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural urban transitional (Ada County) RUT South Single family residential R-15 East Single family residential R-8 West Single family residential R-8 2 Tree Farm Subdivision 3. Site History: ACHD previously reviewed this site as Augusta Estates Subdivision in 2015. The Augusta Estates application was withdrawn and no formal action by ACHD was taken on the prior application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Spurwing Subdivision (Jayker) is under construction in various stages east of the site. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 1.2 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Black Cat is listed in the CIP to be widened to 3-lanes from Chinden Boulevard/US 20-26 to McMillan Road between 2026 and 2030. • The intersection of Black Cat and Chinden Boulevard/ US 20-26 is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south, 6-lanes east, and 6-lanes on the west leg, and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,530 vehicle trips per day; 160 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study A traffic impact study was not required for this application, as this site was previously included as part of the traffic impact study for Jayker Subdivision in 2007. However, Kittelson & Associates, Inc. prepared a trip generation and distribution analysis. The analysis was prepared to address traffic volumes in the case where developments are served by a single collector roadway. As ACHD policy limits developments with only one access to a pubic collector street to 3,000 vehicle trips per day. The only public street access that is constructed directly to the site is a local street/stub street. To provide access to the first 2 phases of the development, the applicant has proposed to construct an off-site extension of Tree Farm Way from its current terminus west to the site. Tree Farm Way is a collector roadway, which is signalized at its intersection with Chinden Boulevard. Tree Farm Way currently provides sole access to the various Spurwing Subdivisions and would provide sole access to the first 2 phases of Tree Farm Subdivision, under the applicant’s proposal. The traffic analysis includes 2 traffic counts on Tree Farm Way one north of Chinden Boulevard and one north of Jayker Way. North of Chinden Boulevard, Tree Farm Way has a current average daily traffic (ADT) of 3,070 north of Chinden Boulevard and 690 ADT north of Jayker Way. The analysis also notes that there are approximately 100 homes sites within the Spurwing Subdivision that have been approved, but not been built on yet. These lots would generate approximately 950 additional vehicle trips per day, making the total potential traffic on Tree Farm Way north of Chinden Boulevard approximately 4,020 trips per day, far exceeding the 3,000 ADT threshold without the additional traffic from the first 2 phases of the proposed Tree Farm Subdivision. With the addition of the traffic estimated to be generated with the first 2 phases of Tree Farm Subdivision the ADT for Tree Farm W ay north of Chinden Boulevard would be approximately 4,885. 3 Tree Farm Subdivision The applicant’s analysis recommends that the 3,000 ADT threshold be increased to 4,885 to accommodate the first 2 phases of the development for the following reasons: • Only a short section of Tree Farm Way would exceed the ACHD threshold of 3,000 ADT • The threshold will be exceeded based on existing approved development • With the development of Tree Farm Subdivision, the single collector access will be temporary • Emergency access is available o Existing unopened, unimproved right-of-way for Black Cat Road • The impacted section of Tree Farm Way has no driveways Staff Comments/Recommendations: ACHD’s Traffic Services and Planning Review staff has reviewed the traffic analysis submitted by the applicant’s engineer. Staff found the analysis to be technically correct, but does not agree with the recommendation to allow the first 2 phases of the development to use Tree Farm Way to access the site. Please see Finding for Consideration 1 below. SITE Current ADT = 3,070 Spurwing Build-out ADT = 4,020 Total Spurwing + first 2 phases of Tree Farm = 4,885 4 Tree Farm Subdivision 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a two-lane minor arterial is “D” (550 VPH). * Acceptable level of service for a two-lane collector is “D” (425 VPH). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. **Updated traffic counts for Chinden Boulevard and Black Cat Road where not required due to winter weather conditions. • The average daily traffic count for Chinden Boulevard west of Ten Mile Road was 15,262 on 3/26/14. • The average daily traffic count for Black Cat Road south of Chinden Boulevard was 2,268 on 1/29/15. • The average daily traffic count for Tree Farm Way north of Chinden Boulevard was 3,070 in October 2016. C. Findings for Consideration 1. Maximum Traffic on One Access Point a. Policy Maximum Traffic on One Access: District Policy 7206.3.3 states that if a proposed development only has one access to a public street that is classified a collector, or if it proposes to extend public streets from existing development with only one collector street access to the public street system, the maximum forecast ADT to be allowed at any point on the collector street is 3,000. This volume may be reduced or increased based on information received from the lead land use agency, the applicable fire department, and/or emergency services. The District will also take into consideration the following items when determining whether or not to reduce or increase the maximum allowable ADT: railroad crossings, canal crossings, and topography (foothills vs. flat land). Off-site Street: District policy 7206.2.3 states that if the proposed development is not served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or with a minimum of 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3- Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project **Chinden Boulevard/ US 20-26 N/A Principal Arterial/ Express Way 854 N/A N/A Black Cat N/A Minor Arterial 117 Better than “D” Better than “D” Tree Farm N/A Collector 140 Better than “D” Better than “D” 5 Tree Farm Subdivision foot gravel shoulders from the site to a public street specified by the District; OR the developer shall provide 24-feet of pavement with 3-foot gravel shoulders and a minimum 6-foot wide detached asphalt/concrete pedestrian facility, from the site to a public street specified by the District. Alternatives to pavement widening including sidewalks and pathways or other proposals, may be considered by the District. The extent of roadway improvements (improvement type and length) will be determined by evaluating certain criteria. Criteria to establish improvement type and length include but are not limited to: traffic volumes (existing and projected); number of pedestrians (existing and projected); location of pedestrian “attractors” and “generators” (i.e. parks and schools); number of access points/streets serving the proposed development; usable right-of-way; need for traffic calming; utilities and irrigation facilities. All utility relocation costs associated with the off-site street widening shall be borne by the developer. All utility relocation costs associated with the off-site street widening shall be borne by the developer. b. Applicant Proposal: The applicant is proposing to use Tree Farm Way, an existing collector roadway, to access the site for the first 2 phases of the development (91 buildable lots). The applicant has requested a modification of ACHD’s Maximum Traffic on One Access policy. c. Staff Comments: The current average daily traffic on Tree Farm Way is 3,070 and ACHD policy allows up to 3,000 vehicle trips per day on a collector roadway which provides sole access to a site. There are 950 daily vehicle trips that have been approved as part of the Spurwing Subdivision, but those houses have not been constructed. With the addition of the traffic estimated to be generated with the first 2 phases of Tree Farm Subdivision (865 trips), combined with the build-out of the Spurwing Subdivision (950 trips) the ADT for Tree Farm Way north of Chinden Boulevard would be approximately 4,885. Staff is not supportive of the applicant’s proposal to use Tree Farm way to provide access to the first 2 phases of the development, as it would far exceed ACHD’s threshold of 3,000 vehicle trips per day on a collector that provides sole access to a site. Property Dedication Agreement: On November 2, 2016 the ACHD Commission approved a property dedication agreement in which four area property owners proposed to dedicate right-of-way to ACHD for the future improvement of Black Cat Road and Tree Farm Way, as depicted on Exhibit A below. This Agreement was put forth to ACHD by the property owners, and was not required by ACHD. As part of the agreement ACHD accepted the dedicated land as unopened right-of-way, allowing it to be improved by others as necessary to serve the area as it develops. Since that time the agreement has been recorded and the right-of-way, dedicated to ACHD per Exhibit A. Although the applicant was not part of this agreement they benefit from the right-of-way dedications as they provide access to the site. The Master Street Map designates this segment of Black Cat Road as a collector. 6 Tree Farm Subdivision d. Staff Recommendations: The applicant’s proposal to use Tree Farm W ay to provide sole access to the first 2 phases (91 lots) of the development does not meet District Policy. The requested modification of ACHD’s Maximum Traffic on One Access policy should not be approved. The applicant’s proposal would far exceed ACHD’s policy threshold of 3,000 trips per day on a collector roadway that provides sole access to a site. Additionally, because of the November 2, 2016 Property Dedication Agreement, there is right-of-way for Black Cat Road abutting the site, and extending south to Chinden Boulevard, which can be improved to provide access to the site. With other development applications in the area, staff has been contacted by residents in Spurwing, with concerns about traffic volumes on Tree Farm Way, and the operation of the Tree Farm Way Black Cat Road 7 Tree Farm Subdivision signal at Tree Farm Way/Chinden Boulevard at peak times, due to one roadway serving the area. To ensure that there is adequate access to the site without overwhelming other area roadways staff recommends that the offsite portion of Black Cat Road be constructed prior to ACHD signature on the first final plat. Consistent with ACHD’s Offsite Street policy, the offsite portion of Black Cat Road should be constructed with 30-feet of pavement with 3-foot wide gravel shoulders from the site to Chinden Boulevard. At its intersection with Chinden Boulevard, Black Cat Road should be widened to 40-feet to provide a dedicated left turn lane at the intersection. The dedicated left turn lane should be designed to provide a minimum of 100-feet of storage. These improvements can be constructed within the right-of -way that was dedicated to ACHD in 2016. Commission Hearing: During the January 25, 2017 Commission meeting the staff presented the staff report and the Commission heard testimony from the applicant to support their request for a modification of the Maximum Traffic on One Access Point policy. After taking into consideration all of the information provided; the Commission voted to grant the applicant’s request for a modification of policy, allowing them to use the offsite portion of Tree Farm Way to access the first two phases of the development; 91 single family building lots. As part of the motion the Commission required the dedication of right-of-way and construction of the offsite portion of Tree Farm Way as proposed by the applicant to be constructed prior to ACHD’s signature on the first final plat. The applicant proposed to construct the full 36-foot street section with curb, gutter and sidewalk on both sides. Right-of-way dedication is necessary to construct the offsite improvement and shall be dedicated to ACHD prior to plan approval for the extension of Tree Farm Way as it is outside the plat boundary 2. Tree Farm Way a. Existing Conditions: Tree Farm Way is not constructed abutting the site, and dead-ends approximately 820-feet east of the site. East of the site Tree Farm Way is constructed as a 60-foot street section with 2 travel lanes and a center landscape island. There is 60-feet of unopened right-of-way for Tree Farm Way abutting the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should align with Tree Farm Way Road on the east site and continue through the property stubbing to the west. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 54-feet of right-of-way. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right -of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in 8 Tree Farm Subdivision which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. c. Applicant Proposal: Abutting the site, the applicant is proposing to construct Tree Farm Way abutting the site as a 36-foot street section with vertical curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached concrete sidewalks within 60-feet of right-of-way. The applicant has not proposed any improvements for the offsite portion of Tree Farm Way located directly east of the site. However, the applicant has indicated that they are proposing to construct the offsite portion of Tree Farm Way to provide additional access to the site. d. Staff Comments/Recommendations: The applicant’s proposal for Tree Farm Way abutting the site, meets District policy, is consistent with the MSM, and should be approved, as proposed. The right-of-way may be reduced to 2-feet behind the back of curb. If street trees are desired then the planter strip should be widened to 8-feet in width. With the construction of the offsite portion of Black Cat Road to provide access to the site the offsite extension of Tree Farm Way is not necessary to provide access to the site. However, the extension would improve circulation for vehicles, bikes/pedestrians, emergency services, trash, etc… If the applicant chooses to construct the offsite portion of Tree Farm Way between the site and its current terminus to the east, then the minimum off-site improvements are 30- feet of pavement with 3-foot wide gravel shoulders. If the applicant chooses to construct the full street section, then it should be constructed as a 36-foot street section with vertical curb, gutter and 5-foot wide detached (or 7-foot wide attached) concrete sidewalk. The applicant will have to acquire right-of-way to accommodate the offsite improvement. 9 Tree Farm Subdivision 3. Black Cat Road (Offsite) a. Existing Conditions: There is 85 to 65-feet of unopened right-of-way for Black Cat Road offsite; from the site south to Chinden Road. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Off-site Street: District policy 7206.2.3 states that if the proposed development is not served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or with a minimum of 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3- foot gravel shoulders from the site to a public street specified by the District; OR the developer shall provide 24-feet of pavement with 3-foot gravel shoulders and a minimum 6-foot wide detached asphalt/concrete pedestrian facility, from the site to a public street specified by the District. Alternatives to pavement widening including sidewalks and pathways or other proposals, may be considered by the District. The extent of roadway improvements (improvement type and length) will be determined by evaluating certain criteria. Criteria to establish improvement type and length include but are not limited to: traffic volumes (existing and projected); number of pedestrians (existing and projected); location of pedestrian “attractors” and “generators” (i.e. parks and schools); number of access points/streets serving the proposed development; usable right-of-way; need for traffic calming; utilities and irrigation facilities. All utility relocation Tree Farm Way Onsite = Offsite = SITE 10 Tree Farm Subdivision costs associated with the off-site street widening shall be borne by the developer. All utility relocation costs associated with the off-site street widening shall be borne by the developer. c. Applicant Proposal: The applicant has proposed to construct the offsite portion of Black Cat Road, from the site south to Chinden Boulevard after the first two phases of the development or 91 building lots have platted. Staff Comments/Recommendations: The applicant’s proposal should be approved, as proposed. Prior to ACHD signature on the final plat that contains the 91th building lot and consistent with ACHD’s Offsite Street policy, the applicant should be required to construct the offsite portion of Black Cat Road with 30-feet of pavement with 3-foot wide gravel shoulders from the site to Chinden Boulevard. At its intersection with Chinden Boulevard, Black Cat Road should be widened to 40-feet to provide a dedicated left turn lane at the intersection. The dedicated left turn lane should be designed to provide a minimum of 100-feet of storage. 4. Black Cat Road (Abutting the Site) a. Existing Conditions: There is 120 to 65-feet of unopened right-of-way for Black Cat Road abutting the site. Offsite there is 85 to 65-feet of unopened right-of-way for Black Cat Road. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should extend Black Cat Road to the Phyllis Canal. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 54-feet of right-of-way. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right -of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. 11 Tree Farm 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. Off-site Street: District policy 7206.2.3 states that if the proposed development is not served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or with a minimum of 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3- foot gravel shoulders from the site to a public street specified by the District; OR the developer shall provide 24-feet of pavement with 3-foot gravel shoulders and a minimum 6-foot wide detached asphalt/concrete pedestrian facility, from the site to a public street specified by the District. Alternatives to pavement widening including sidewalks and pathways or other proposals, may be considered by the District. The extent of roadway improvements (improvement type and length) will be determined by evaluating certain criteria. Criteria to establish improvement type and length include but are not limited to: traffic volumes (existing and projected); number of pedestrians (existing and projected); location of pedestrian “attractors” and “generators” (i.e. parks and schools); number of access points/streets serving the proposed development; usable right-of-way; need for traffic calming; utilities and irrigation facilities. All utility relocation costs associated with the off-site street widening shall be borne by the developer. All utility relocation costs associated with the off-site street widening shall be borne by the developer. c. Applicant Proposal: The applicant has proposed to construct Black Cat Road abutting the site as a 36-foot street section with vertical curb, and gutter on both sides of the roadway with a 6-foot wide planter strip and 5-foot wide detached concrete sidewalk within 64-feet of right- of -way. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The right-of-way may extend to 2-feet behind the back of curb. If street trees are desired, then 8-foot wide planter strips are required. The applicant should be required to provide a permanent right-of-way easement if detached sidewalks are located outside of the right-of- way. 5. Black Cat Road (Future Extension North) The extension of Black Cat Road and the crossing of the Phyllis Canal will be necessary in the future to provide access to the parcels located north of the Phyllis Canal due to limited access created by the SH-16 extension. These improvements are not necessary to serve this site. The MSM shows the extension of Black Cat Road from Chinden Boulevard north abutting the site and extending over the Phyllis Canal. Upon further review of the future alignment of Black Cat Road north of Chinden Boulevard and its extension over the Phyllis Canal via a site visit and preliminary engineering, it was determined by ACHD’s Engineering Manager that the future canal crossing should be located to the west of the Black Cat Road alignment due to topography, cost, and constructability issues. ACHD’s Engineering Manager recommended that the crossing of the Phyllis Canal occur to the west of the Black Cat alignment where the grade change is minimal. If the crossing were to occur along the property line of this site (Black Cat section line) there would be structural problems, as the bridge would need to be constructed on a downhill slope. From a design standpoint, construction of a bridge in this location may not even be feasible. If it was feasible, it would be very costly to construct, and then to maintain, compared to a crossing to the west. 12 Tree Farm Subdivision If the future roadway and bridge is located to the west of the Black Cat section line, the construction of the street and the bridge crossing become much more feasible. The location for the Black Cat Road crossing of the Phyllis Canal is conceptual and the exact location of the crossing will be determined upon development of the properties to the north and south of the canal. The two parcels on the north are currently under one ownership. *For illustrative purposed only 6. Internal Local Streets a. Existing Conditions: There are no internal local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 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. 13 Tree Farm Subdivision 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. 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. 14 Tree Farm Subdivision • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant has proposed to construct the 2 entry roads, Eynsford Avenue and Highland Fall Drive with two 22-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, and gutter within 60-feet of right-of-way with an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk outside of the right-of-way in an easement. The applicant has proposed to extend one stub street into the site, Snow Cherry Street, as a 36-foot street section with vertical curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-of-way. This proposal is consistent with the portion of Snow Cherry Street stubbed to the sites east property line. The applicant has proposed to construct all of the other internal local streets as 33-foot street sections with rolled curb, and gutter within 37-feet of right-of-way with an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks in an easement. This street section will allow parking on both sides of the roadway, which is desired by the applicant. The applicant has proposed to construct cul-de-sac turnarounds at the terminus of Greenspire Court, Exeter Place, and Salix Court. The cul-de-sacs are proposed to have center landscape islands within them. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to plat the center landscape islands on Eynsford Avenue, Highland Fall Drive and in all 3 cul-de-sacs as right- of -way owned by ACHD. The right-of-way may extend to 2-feet behind the back of curb. If street trees are desired, then 8-foot wide planter strips are required. The applicant should be required to provide a permanent right-of-way easement for the detached sidewalks located outside of the right-of- way. The cul-de-sac turnarounds should be designed to provide a minimum turnaround radius of 45-feet. The applicant should be required to provide written fire department approval for use of the 33- foot wide street section. 7. Roadway Offsets a. Policy: Collector Offset Policy: District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is ¼ mile to allow for adequate signal spacing and alignment. Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). 15 Tree Farm Subdivision 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). b. Applicant’s Proposal: The applicant is proposing to construct one roadway, Eynsford Avenue, to intersect Tree Farm Way, located approximately 330-feet east of Black Cat Road. The applicant has proposed to construct Highland Fall Drive to intersect Black Cat Road, located approximately 400-feet north of Black Cat Road. c. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. All of the internal local streets meet or exceed ACHD’s Offset policy. 8. Stub Streets a. Existing Conditions: There is one stub street to the site, Snow Cherry Street, located at the site’s east property line. b. Policy: Stub Street Policy: District policy 7206.2.4 and 7207.2.4 state that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.5.4 and 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.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4 and 7207.2.4 state that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to extend Snow Cherry Street into the site at the east property line, and to construct Black Cat Road to stub to the west and south property lines. d. Staff Comments/Recommendations: The applicant’s proposal for the extension of Snow Cherry Street and to stub Black Cat Road to the west , meets District policy and should be approved, as proposed. The applicant should be required to install a barricade at the north terminus of Black Cat Road stating that “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” Black Cat Road should not be constructed as a stub street to the south, as it will be constructed from the site south to Chinden Boulevard to provide access to the site. 16 Tree Farm Subdivision 9. 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. 10. 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. Other Access Tree Farm Way and Black Cat Road are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Prior to ACHD signature on the first final plat, construct the offsite portion of Tree Farm Way between the site and its current terminus as a full 36-foot street section with curb, gutter and sidewalk on both sides. 2. Dedicate the right-of-way necessary to construct the offsite extension of Tree Farm Way prior to plan approval. 3. Construct Tree Farm Way abutting the site as a 36-foot street section with vertical curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached concrete sidewalks within 60-feet of right-of- way. If street trees are desired then the planter strip shall be widened to 8-feet in width. 4. Prior to ACHD signature on the final plat that contains the 91th building lot, construct the offsite portion of Black Cat Road, from the site to Chinden Boulevard, with 30-feet of pavement and 3- foot wide gravel shoulders . At the Black Cat/Chinden intersection, widen Black Cat Road to a minimum width of 40-feet for a dedicated left turn lane at the intersection. Design the dedicated left turn lane to provide a minimum of 100-feet of storage. 5. Construct Black Cat Road abutting the site as a 36-foot street section with vertical curb, and gutter on both sides of the roadway with a 6-foot wide planter strip and 5-foot wide detached concrete sidewalk abutting the site within 64-feet of right-of-way, as proposed. 6. Construct Eynsford Avenue, to intersect Tree Farm Way, located 330-feet east of Black Cat Road. 7. Construct Highland Fall Drive to intersect Black Cat Road, approximately 400-feet north of Black Cat Road. 8. Construct the entry portion of Eynsford Avenue and Highland Fall Drive with two 22-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, and gutter within 60-feet of right-of-way with an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk outside of the right-of-way in an easement, as proposed. 9. Plat the center landscape islands on Eynsford Avenue, Highland Fall Drive as right-of-way owned by ACHD. The applicant or home owners association shall enter into a license agreement with ACHD if any landscaping is proposed to be located within the islands. 17 Tree Farm Subdivision 10. Construct all of the internal local streets as 33-foot street sections with rolled curb, and gutter within 37-feet of right-of-way with an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks in an easement. Provide written fire department approval for use of the 33-foot wide street section. Fire department approval… 11. Construct cul-de-sac turnarounds with a minimum radius of 45-feet and center landscape islands at the terminus of Greenspire Court, Exeter Place, and Salix Court. Plat the center islands within the cul-de-sacs as right-of-way owned by ACHD. The applicant or home owners association shall enter into a license agreement with ACHD if any landscaping is proposed to be located within the islands. 12. Extend Snow Cherry Street into the site, as a 36-foot street section with vertical curb, gutter, a 6- foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-of-way. 13. Construct Black Cat Road as a stub street to the west property line. Install a barricade at the terminus of Black Cat Road stating that “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 14. Black Cat Road and Tree Farm Way are classified as collector roadways. Direct lot access is prohibited to these roadways and shall be noted on the final plat. 15. Payment of impacts fees are due prior to issuance of a building permit. 16. 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. 18 Tree Farm Subdivision 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 19 Tree Farm Subdivision VICINITY MAP 20 Tree Farm Subdivision SITE PLAN 21 Tree Farm 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. 22 Tree Farm 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. 23 Tree Farm 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.