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HomeMy WebLinkAboutCC - ACHD Comments ___________________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org Paul Woods, President Rebecca W. Arnold, Vice President Sara M. Baker, Commissioner Kent Goldthorpe, Commissioner Jim Hansen, Commissioner Date: February 24, 2017 (Via email) To: DevCo, LLC Jim Conger 4824 W Fairview Avenue Boise, ID 83706 Subject: East Ridge Estates/ MPP17-0001/ H-2016-0137 N of Lake Hazel Road & W of Eagle Road On February 24, 2017, the Ada County Highway District staff acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at (208) 387-6171. Sincerely, Stacey Yarrington Planner III Development Services Ada County Highway District CC: Project file City of Meridian (via email) Conger Management (via email) 1 East Ridge Estates/ MPP17-0001/ H-2016-0137 Development Services Department Project/File: East Ridge Estates/ MPP17-0001/ H-2016-0137 This is an annexation with rezone to R-8 and a preliminary plat consisting of 117 single family lots and 14 common lots on 41-acres. Lead Agency: City of Meridian Site address: N of Lake Hazel Road & W of Eagle Road Staff Approval: February 24, 2017 Applicant: DevCo LLC Jim Conger 4824 W Fairview Avenue Boise, ID 83706 Representative: Conger Management 4824 W Fairview Avenue Boise, ID 83706 Staff Contact: Stacey Yarrington Phone: 387-6171 E-mail: syarrington@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval to annex into Meridian with a rezone from RUT (Rural Urban Transition) to R-8 (Medium-density Residential) and preliminary plat consisting of 117 single family lots and 14 common lots on 41-acres. The City of Meridian’s comprehensive plan designates this area as low to medium density residential. The proposed zoning is consistent with medium density residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium low-density residential/ Rural Urban Transition R-4/ RUT South Medium low-density residential/ Rural Urban Transition R-4, RUT East Rural Urban Transition (Ada County) RUT West Rural Urban Transition RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Southern Highlands, a 169 lot single family development, located north of the site is in various phases of development, and was approved by ACHD on January 8, 2014. 2 East Ridge Estates/ MPP17-0001/ H-2016-0137 • Profile Ridge, a 14-lot single family development, located south of the site was approved by ACHD on July 30, 2014. • Hill’s Century Farm, a 675 lot single family development, located east of the site is in various phases of development, and was approved by ACHD on November 7, 2014. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 1.02 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): There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Integrated Five Year Work Plan (IFYWP). • Lake Hazel Road is listed in the CIP to be widened to 3-lanes from SH-69/Meridian Road to Locust Grove Road between 2026 and 2030. • Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Locust Grove Road to Eagle Road between 2026 and 2030. • The intersection of Lake Hazel Road and Eagle Road is listed in the CIP to be widened to 5- lanes on the north leg, 4-lanes on the south, 4-lanes east, and 3-lanes on the west leg, and signalized between 2021 and 2025. • The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be widened to 3-lanes on the north leg, 2-lanes on the south, 2-lanes east, and 3-lanes on the west leg, as a single-lane roundabout between 2026 and 2030. • The intersection of Lake Hazel Road and SH-69/Meridian Road is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Traffic Impact Study Thompson Engineers, Inc. prepared a traffic impact study for the proposed East Ridge Estates. Below is an executive summary of the findings as presented by Thompson Engineers, Inc. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. Proposed Development The project is a residential development of approximately 116 single family dwelling units. The preliminary plat was not finalized at the time of this report. The site is expected to access the transportation system via Lake Hazel Road and Cyanite Road. Study Area The area of influence is anticipated to be Ada County, Idaho. The primary impacts will be along Lake Hazel Road, Eagle Road, and Taconic Road. The study area will include the intersections of Lake Hazel Road and Eagle Road, Taconic and Eagle Road and Taconic and Cyanite Drive. 3 East Ridge Estates/ MPP17-0001/ H-2016-0137 Conclusions • This project is a proposed residential development of 116 single family dwellings. • Based on the trip generation methods recommended in the Trip Generation Manual, the site will generate 1104 trips per day, of which 87 trips will occur during the AM peak hour and 116 trips will occur during the PM peak hour. • The site will access the transportation system via Lake Hazel Road, and a connection to Cyanite Drive, an existing stub road. • The intersection of Lake Hazel Road and Eagle Road will operate at LOS D under total traffic conditions in the build out year. The critical peak hour is in the PM peak hour. • The intersection of Taconic and Cyanite will operate at LOS A under background traffic conditions and total traffic conditions in the build out year. The critical peak hour is in the PM peak hour and the critical movement is the northbound left turn movement. • The intersection of Lake Hazel Road and the site entrance will operate at acceptable levels of service under total traffic conditions in the build out year. The critical peak hour is in the PM peak hour. • A right turn lane is warranted at the site entrance on Lake Hazel Road. Staff Comments/Recommendations: ACHD’s Planning Review staff has reviewed the submitted traffic impact study (TIS) and has determined that it was conducted in accordance with District Policy 7106 Traffic Impact Studies. The (TIS) notes that a right turn lane is warranted at the site entrance on Lake Hazel Road. As noted above, Lake Hazel Road and the intersection of Lake Hazel Road and Eagle Road are expected to operate at acceptable levels of service under build out conditions. 2. 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 collector is “D” (425 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 Lake Hazel Road west of Eagle Road was 4,263 on 10/20/2016. • The average daily traffic count for Eagle Road south of Taconic Drive was 5,625 on 10/20/2016. • The average daily traffic count for Taconic Drive west of Eagle Road was 922 on 10/20/2016. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Lake Hazel Road 1,333-feet Principal Arterial 253 Better than “E” Better than “E” Eagle Road 0-feet Principal Arterial 322 Better than “E” Better than “E” Taconic Drive 0-feet Collector 54 Better than “D” Better than “D” Cyanite Drive 50-feet Local N/A N/A N/A 4 East Ridge Estates/ MPP17-0001/ H-2016-0137 C. Findings for Consideration 1. Lake Hazel Road a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes, 24-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Lake Hazel Road (25-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). 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 Lake Hazel Road is designated in the MSM as a Residential/Mobility Arterial with 5-lanes and on-street bike lanes, a 74-foot street section within 100-feet of right-of-way. 5 East Ridge Estates/ MPP17-0001/ H-2016-0137 c. Applicant Proposal: The applicant is proposing to dedicate 50-feet of right-of-way from centerline of Lake Hazel Road abutting the site. The applicant is proposing to construct a 5- foot wide detached meandering sidewalk along Lake Hazel Road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal to dedicate 50-feet of right- of-way from centerline of Lake Hazel Road abutting the site meets District policy and should be approved, as proposed. The applicant should be required to widen the pavement to a minimum of 17-feet with 3-foot wide gravel shoulder from centerline along Lake Hazel Road abutting the site; and construct a westbound right-turn lane with a minimum storage length of 100 feet on Lake Hazel Road at the East Ridge Avenue/ Lake Hazel Road intersection at the site’s entrance. The applicant should be required to construct a 5-foot wide detached sidewalk along Lake Hazel Road, located minimum 42-feet from section line abutting the site. The sidewalk should be located wholly within the public right-of-way or wholly within an easement. The applicant should provide a permanent right-of-way easement for any public sidewalk placed outside of the dedicated right-of-way. 2. Internal Streets (parking on both sides) a. Existing Conditions: There are no existing roadways internal to 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. 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. 6 East Ridge Estates/ MPP17-0001/ H-2016-0137 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’s Proposal: The applicant is proposing to construct the following streets as 34- foot street sections with rolled curb, gutter and attached 5-foot wide sidewalk within 48-feet of right-of-way: • Cyanite Drive into the site from the north property line to Gisborne Street. • Gisborne Street between Cyanite Drive and Genoard Avenue. • Genoard Avenue between Gisborne Street and Collingwood Street. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The applicant should provide written fire department approval for the reduced street section prior to final approval. 3. Internal Streets (parking on one side) a. Existing Conditions: There are no existing roadways internal to 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. One of the following three sets of design conditions shall apply. Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install ―NO PARKING signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot (minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are required. • Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no possibility that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local streets, 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. 7 East Ridge Estates/ MPP17-0001/ H-2016-0137 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 Proposal: The applicant is proposing to construct the following streets as 29-foot street sections with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43-feet of right-of-way: • Cyanite Drive south of Gisborne Street terminating in a cul-de-sac. • Genoard Avenue north of Gisborne Street terminating in a cul-de-sac. • Genoard Avenue south of Collingwood Street terminating in a cul-de-sac. • Collingwood Street east of Genoard Avenue terminating in a cul-de-sac. • Maesaia Way, located approximately 400-feet west of the east property line, terminating in a cul-de-sac. The applicant is proposing to construct East Ridge Avenue, located 830-feet west of the site’s east property line, as a 29-foot street section with rolled curb and gutter, within 33-feet of right- of-way, onto Lake Hazel Road from the site. The 8-foot wide planter strip and detached 5-foot wide sidewalk are to be located within an easement. The applicant is proposing no front-on housing; and “NO PARKING” along either side of East Ridge Avenue. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. Maesaia Way is separated from the other internal roadways due to the topography of the site. The applicant is proposing that it take access through future development of the adjoining parcel. As there is no existing roadway connection to Maesaia Way, this street cannot be constructed until such time that the property to the north is developed. The applicant should be required to provide written fire department approval for the reduced street sections prior to final plat approval. 8 East Ridge Estates/ MPP17-0001/ H-2016-0137 The applicant should install “NO PARKING” signs on one side of the street as specified by the District and in coordination with the Meridian Fire Department. The applicant should be required to construct the cul-de-sacs with a minimum turning radius of 45-feet. The applicant should provide a permanent right-of-way easement for any sidewalk placed outside of the dedicated right-of-way. 4. Roadway Offsets a. Existing Conditions: There are no existing roadways internal to the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant is proposing to construct a new local street onto Lake Hazel Road, located 830-feet west of the east property line, 3,162-feet east of Locust Grove Road. d. Staff Comments/Recommendations: Lake Hazel Road has vertical curves that may impact sight visibility. Therefore, a site distance study was conducted by ACHD traffic engineering staff on January 23, 2017. Staff recommends approval of the applicant’s proposal as the proposed local street access meets District Intersection Spacing and sight distance requirements. All internal local streets meet the minimum 125-feet offset policy. 5. Stub Streets a. Existing Conditions: Cyanite Drive is stubbed at the site’s north property line. b. Policy: Stub Street Policy: District policy 7207.2.4 (local) 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 (local), 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. Temporary Dead End Streets Policy: District policy 7207.2.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the 9 East Ridge Estates/ MPP17-0001/ H-2016-0137 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 construct a stub street to the west property line located between Block 2, Lot 36 and Block 3, Lot 2 to a 5-acre parcel. The stub street is proposed as a 34-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk within 48-feet of right-of-way, and is 140-feet in length. 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.” Additional stub streets may be required by the City of Meridian. IF an additional stub street is required by the city, staff recommends that the stub street be located a minimum of 125-feet north of Gisborne Street (measured centerline to centerline). Gisborne Street should not be extended as a stub street to the west as the street would exceed over 1,000 feet in length. 6. Driveways Lake Hazel Road a. Existing Conditions: There are no existing driveways onto Lake Hazel Road from the site. b. Policy Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 520- feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which “is permitted for use until appropriate alternative access becomes available”. 10 East Ridge Estates/ MPP17-0001/ H-2016-0137 Temporary access may be granted through a development agreement or similar method, and the developer shall be responsible for providing a financial guarantee for the future closure of the driveway. c. Applicant’s Proposal: The applicant is proposing to construct a 30-foot wide driveway along the site’s east property line, onto Lake Hazel Road from the site, to serve three single family lots. The proposed driveway is located approximately 120-feet west of an existing single family driveway (measured centerline to centerline). d. Staff Comments/Recommendations: The proposed driveway onto Lake Hazel Road, located approximately 120-feet west of an existing residential driveway, does not meet District Access Management or Successive Driveway policies as direct, full access driveways are typically prohibited or restricted to right-in/right-out on a principal arterial, and the minimum offset is 520-feet from another existing driveway. Staff has concerns regarding the proposed driveway due to the location of the driveway relative to the single family dwelling driveway to the east. However, staff supports the approval of the driveway as it meets the required site distance, it will serve only 3 single family lots (estimated 30 ADT and 3 trips in the PM peak hour) and it meets the site distance requirements. Residents will not have to back out on to Lake Hazel Road as there is sufficient room with the shared driveway. IF the City of Meridian approves the driveway, the applicant should construct it as proposed; and should be required to pave the driveway its entire width and at least 30 feet into the site beyond the edge of pavement of the roadway and install pavement tapers with a minimum 15- foot radii. However, IF the City of Meridian does not approve the driveway, the applicant should submit a revised preliminary plat without the driveway. 7. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 8. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 9. Other Access Lake Hazel 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. Site Specific Conditions of Approval 1. Dedicate 50-feet of right-of-way from centerline of Lake Hazel Road abutting the site. Compensation? 11 East Ridge Estates/ MPP17-0001/ H-2016-0137 2. Widen the pavement to a minimum of 17-feet from centerline with 3-foot wide gravel shoulder along Lake Hazel Road abutting the site. 3. Construct a westbound right-turn lane on Lake Hazel Road with a minimum storage length of 100 feet at the East Ridge Avenue/ Lake Hazel Road intersection. 4. Construct a 5-foot wide detached sidewalk along Lake Hazel Road, located a minimum 42-feet from centerline abutting the site. Locate the sidewalk wholly within the public right-of-way or wholly within an easement. Provide a permanent right-of-way easement for any public sidewalk placed outside of the dedicated right-of-way. 5. Construct Cyanite Drive into the site from the north property line to Gisborne Street, as a 34-foot street section with rolled curb, gutter and attached 5-foot wide sidewalk within 48-feet of right-of- way. 6. Construct Gisborne Street between Cyanite Drive and Genoard Avenue as a 34-foot street section with rolled curb, gutter and attached 5-foot wide sidewalk within 48-feet of right-of-way. 7. Construct Genoard Avenue between Gisborne Street and Collingwood Street as a 34-foot street section with rolled curb, gutter and attached 5-foot wide sidewalk within 48-feet of right-of-way. 8. Construct Cyanite Drive south of Gisborne Street as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43-feet of right-of-way; terminating in a cul-de-sac. 9. Construct Genoard Avenue north of Gisborne Street as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43-feet of right-of-way; terminating in a cul-de-sac. 10. Construct Genoard Avenue south of Collingwood Street as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43- feet of right-of-way; terminating in a cul-de-sac. 11. Construct Collingwood Street east of Genoard Avenue as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43-feet of right-of-way; terminating in a cul-de-sac. 12. Construct Maesaia Way, located 400-feet west of the east property line, as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43-feet of right-of-way; terminating in a cul-de-sac. Maesaia Way cannot be constructed until such time that the property to the north is developed. 13. Construct East Ridge Avenue, located 830-feet west of the site’s east property line, as a 29-foot street section with rolled curb and gutter, within 33-feet of right-of-way, onto Lake Hazel Road from the site. The 8-foot wide planter strip and detached 5-foot wide sidewalk are to be located within an easement. Install “NO PARKING” signs on both sides of the street in coordination with the District and the Meridian Fire Department. 14. Construct the cul-de-sacs with a minimum turning radius of 45-feet. 15. Install “NO PARKING” signs on one side of all 29-foot street sections, as specified by the District and in coordination with the Meridian Fire Department. 16. Provide a permanent right-of-way easement for any sidewalk placed outside of the dedicated right-of-way. 17. Construct a stub street, between Block 2, Lot 36 and Block 3, Lot 2, as proposed. 12 East Ridge Estates/ MPP17-0001/ H-2016-0137 18. IF the City of Meridian requires an additional stub street, locate the street a minimum 125-feet north of Gisborne Street. 19. Install a sign at the terminus of the stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 20. IF the City of Meridian approves the driveway on Lake Hazel Road, construct a 30-foot wide driveway along the site’s east property line,. Pave the driveway its entire width and at least 30 feet into the site beyond the edge of pavement of the roadway and install pavement tapers with a minimum 15-foot radii. 21. Payment of impacts fees are due prior to issuance of a building permit. 22. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of -way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right- of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of -way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 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. 13 East Ridge Estates/ MPP17-0001/ H-2016-0137 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 14 East Ridge Estates/ MPP17-0001/ H-2016-0137 VICINITY MAP 15 East Ridge Estates/ MPP17-0001/ H-2016-0137 SITE PLAN 16 East Ridge Estates/ MPP17-0001/ H-2016-0137 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 17 East Ridge Estates/ MPP17-0001/ H-2016-0137 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 18 East Ridge Estates/ MPP17-0001/ H-2016-0137 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing.