Loading...
HomeMy WebLinkAboutPZ - ACHD Draft Comments   1 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 Development Services Department Project/File: Caven Ridge Estates East / MPP17-0008 / H-2017-0020 The applicant is requesting a development agreement modification (with the City) and preliminary plat approval for Caven Ridge Estates East subdivision. The proposed subdivision consists of 93-single family lots, and 7-common lots on 32.6- acres. Lead Agency: City of Meridian Site address: s/o Victory Road & e/o Meridian Road Commission Hearing: XXXX, 2016 Commission Approval: Staff Approval: XXXX, 2016 Applicant: New Cavanaugh, LLC 3327 N. Eagle Rd. Ste. 110 Meridian, ID 83646 Representative: JUB Engineers, Inc. 250 S. Beechwood Ave. Ste. 201 Boise, ID 83709 Staff Contact: Austin Miller Phone: 387-6335 E-mail: amiller@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting a development agreement modification and preliminary plat approval for Caven Ridge Estates East subdivision. The proposed subdivision consists of 93-single family lots, and 7-common lots. The 32.6-acre site is located south of Victory Road, east of Meridian Road. The site is currently zoned R-8 and is consistent with the City of Meridian’s comprehensive plan. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium-Density Residential R-8 South Rural-Urban Transition & Medium-Density Residential RUT & R-8 East Medium-Density Residential R-8 West Medium-Density Residential R-8 2 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 3. Site History: ACHD previously approved this site as Cavanaugh Subdivision (MPP-07-015) in October 2007. The requirements of this staff report are generally consistent with those of the prior action. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site:  Caven Ridge Estates Subdivision phase 1, consisting of 38 residential lots, abuts this site to the northwest, was approved by ACHD in 2007 and is currently under construction.  Cavanaugh Ridge Subdivision, consisting of 250 residential lots, abuts the site to the south and east, was approved by ACHD in 2009 and is currently under construction.  Cavanaugh Subdivision No. 1, consisting of 126 residential lots, is located north of the site immediately north of the Ridenbaugh Canal, was approved by ACHD in 2013 and is currently under construction.  Silverwater North and South, consisting of 61 residential lots, is located northeast of the site, just south of Victory Road. Both subdivisions were approved by ACHD in 2016 and are currently in various stages of development.  Red Wing Subdivision, consisting of 48 single-family lots and 1 multi-family lot (228-units), is located just north of the site, was approved by ACHD in 2013 and is in various stages of development. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.93 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):  Victory Road is listed in the CIP to be widened to 3-lanes from Meridian Road to Locust Grove Road between 2026 and 2030.  Amity Road is listed in the CIP to be widened to 5-lanes from Meridian Road to Locust Grove Road between 2026 and 2030.  Locust Grove Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory Road between 2031 and 2035.  The intersection of Amity Road and Meridian Road is listed in the CIP to be widened to 6- lanes on the north leg, 6-lanes on the south, 6-lanes east, and 5-lanes on the west leg, and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 885 additional vehicle trips per day; 93 additional vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. 2. Traffic Impact Study Thompson Engineers Inc. prepared a traffic impact study for the proposed Caven Ridge Estates East subdivision, and the conceptual Caven Ridge Estates West. The traffic impact study is based on trips generated from both sites, which is 1,341 vehicle trips per day (total) and 139 vehicle trips in the PM peak hour (total). The executive summary is not the opinion of ACHD staff. ACHD has 3 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 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. Conclusions from Thompson Engineers Inc:  The intersection of Meridian Road and Victory Road will operate at LOS C under total traffic conditions in the build out year. The critical peak hour is int eh PM peak hour. The west and east bound approaches will operate at LOS D.  The intersection of Victory Road and Standing Timber Way will operate at LOS C under total traffic conditions in the build out year. The critical peak hour is in the PM peak hour.  The intersection of Meridian Road and Rumpel Lane (Harris Street) currently operates at LOS F under existing traffic conditions. The critical peak hour is in the PM peak hour. The poor LOS is due to the eastbound left turn movement from Harris Street on to Meridian Road, and the very large volume of traffic on Meridian Road. Additional lanes on Harris Street will not improve the operation of the intersection. This intersection will not warrant a traffic signal. Caven Ridge will not add traffic to this movement.  Victory Road is operating below the maximum recommended volume for LOS D under total traffic conditions.  Standing Timber Way is operating below the maximum recommended volume for LOS D under total traffic conditions.  Due to the longer travel distance, out of direction travel, and acceptable level of service of the intersection of Standing Timber Way and Victory Road, it is unlikely that traffic from this subdivision will use Shimmering Way and Wrightwood Drive as an access to Caven Ridge. Staff Comments/Recommendations: ACHD Traffic Services and Planning Review staff has reviewed and generally agree with the findings and conclusions of the submitted traffic impact study for Caven Ridge Estates Subdivision. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a three-lane minor arterial is “E” (720 VPH) * Acceptable level of service for a two-lane collector is “D” (425 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts.  The average daily traffic count for Meridian Road (SH-69) south of Victory Road was 26,648 on July 19, 2016.  The average daily traffic count for Victory Road east of Meridian Road (SH-69) was 7,399 on January 26, 2017 (Counts for Victory Road are based on the submitted traffic impact study, not collected by ACHD) . Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **State Highway 69 Meridian Road None State Highway 1,564 N/A Victory Road None Minor Arterial 599 Better than “E” Standing Timber Way None Collector 29 Better than “D” Wrightwood Drive None Local 49 N/A 4 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020  The average daily traffic count on Standing Timber Way south of Victory was 490 on January 26, 2017 (Counts for Standing Timber Way are based on the submitted traffic impact study, not collected by ACHD).  The average daily traffic count for Wrightwood Drive east of Locust Grove Road was 749 on January 13, 2016. C. Findings for Consideration 1. Plans and Studies The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP identifies Victory Road to be improved from 2-lanes to 3-lanes. 2. Standing Timber Way a. Existing Conditions: Standing Timber Way does not exist internal to the site, but was constructed as a collector stub street to the site with Caven Ridge 1 Subdivision as a 46-foot street section. b. Policy: Collector Function: District policy 7206.1 state that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated as bicycle and bus routes. Level of Service: District policy 7206.3.1 states that the level of service for collector streets is LOS D. 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 as 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). Through Traffic: District policy 7206.3.4 states that the purpose of a collector street is to carry local traffic to an arterial roadway. Collectors in residential areas may serve land uses that can increase traffic volumes during certain periods of the day or times of the year, such as neighborhood parks, community centers, elementary schools, and some mixed land uses. The design of a collector street in a residential area should promote safe pedestrian movement and lower speeds. 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. 5 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right -of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. 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 47-foot street section within 69-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct Standing Timber Way internal to the site as a 46-foot street section with vertical curb, gutter and 5-foot wide detached sidewalk. The applicant is proposing to dedicate 56-feet of right of way for Standing Timber Way. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The traffic impact study (TIS) indicates that Standing Timber Way is operating below the maximum recommended volume for LOS under total traffic conditions. The TIS also notes that the intersection of Standing Timber Way and Victory Road is anticipated to operate at LOS C under total traffic conditions in the build out year. The right of way for Standing Timber Way should extend to the western property line a minimum of 50-feet wide in alignment with Pisa Drive, to allow for the future extension of a public street to the undeveloped site to the west. 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. 3. Rumpel Lane 6 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 a. Existing Conditions: Rumpel Lane is currently a private road owned by the applicant that extends to Meridian Road (SH-69). 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. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right -of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. 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 47-foot street section within 69-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct Rumpel Lane east of Standing Timber Way, abutting the site, as a 36-foot street section, with vertical curb, and gutter. Sidewalk is proposed to only be constructed on the north side of Rumpel Lane as the necessary right-of-way is not available at this time. The applicant is proposing to dedicate the offsite portion of Rumpel Lane to ACHD as right-of- way for the future construction of the full public street. 7 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 d. Staff Comments/Recommendations: Rumpel Lane is designated as a residential collector street on the Master Street Map from Meridian Road (SH-69) to Windstone Avenue. The applicant’s proposal to construct a portion of Rumple Lane meets District policy and should be approved as proposed. With future development and street connections on the east and west side of Meridian Road (SH-69), a traffic signal will be warranted at the intersection of Rumpel Lane / Harris Street and Meridian Road (SH-69). The applicant should be required to submit a road trust of $16,750 for the proportionate 6.7% share of the traffic signal. An additional road trust of $8,250 will be required with the Caven Ridge Estates West subdivision (when that site is developed), based on the submitted traffic study. Because the right-of-way for Rumple Lane from Standing Timber Way to Meridian Road (SH- 69) is only 25-feet wide, and because the applicant does not own property to either the north or the south of Rumple Lane, there is not adequate right-of-way to improve this segment of Rumple Lane. As adjacent properties develop, improvements will be required. This applicant should be required to provide a road trust of $38,700 for 25-feet of pavement on Rumpel Lane from the site to Meridian Road (SH-69). Prior to further development of the adjacent parcels, Rumpel Lane will operate as unopened and unmaintained right-of-way. 4. Internal Local Streets a. Existing Conditions: No local streets exist 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. 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. 8 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020  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.  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. Tangent Length Approaching Intersections Policy: District policy 7207.5.14 states that the minimum centerline tangent length approaching an intersection shall be 150-feet from the 9 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 near edge of the travel way. If the street is planned for future widening, then the tangen t shall be measured from the near edge of the future travel way. Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. c. Applicant’s Proposal: The applicant is proposing to. The applicant has proposed to extend Pisa Drive off of Standing Timber Way, to the east, for approximately 1,500-feet. d. Staff Comments/Recommendations: The applicant’s proposal to construct internal local streets as 33-foot street sections with rolled curb, gutter and 5-foot wide detached sidewalk meets District policy and should be approved as proposed. 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. The proposed intersection design of Pisa Drive and Twilight Rise Way does not meet District policy as the provided tangent approaching the intersection is less than 150-feet feet in length. The applicant should be required to redesign the intersection to provide a minimum tangent length of 150-feet OR The applicant should be required to redesign the intersection to a T- type intersection (intersecting at a 90˚ angle) and provide center landscape medians or chicanes on Pisa Drive to serve as traffic calming for the elongated street segment. The applicant should be required to dedicate right-of-way for Pisa Drive to a minimum of 2- feet behind the back of curb. 5. Roadway Offsets a. Existing Conditions: No roadways exist internal to the site. b. Policy: Local Offset Policy: District policy 7207.4.2, requires local roadways intersecting collector roadways to align or provide a minimum offset of 330-feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant is proposing to construct Pisa Drive to intersect Standing Timber Way located 220-feet north of Rumpel Lane (measured centerline to centerline). d. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy because the offset is 220-feet instead of the required 330-feet. However staff recommends a modification of policy to allow Pisa Drive to intersect Standing Timber as proposed because there is not adequate frontage on Standing Timber Way to meet spacing requirements. This is a 33% modification of policy and can be approved at the discretion of the Development Services Manager. 6. Stub Streets a. Existing Conditions: There are 5 existing stub streets that have been constructed or platted to this site, located as follows: 10 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020  Standing Timber Way (a collector street) stubs to the north property line.  Palermo Drive stubs to the north property line.  Cannon Way stubs to the north property line.  Sicily Drive stubs to the west property line.  Mona Lisa Street stubs to the east property line. b. Policy: Stub Street Policy: District policies 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 Sections 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. c. Applicant Proposal: The applicant is proposing to extend all stub streets into the site. No new stub streets are proposed with this application. d. Staff Comments/Recommend ations: The applicant's proposal meets District policy and should be approved, as proposed. 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 Standing Timber Way and Rumpel Lane are classified as collector roadways. Direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Construct Standing Timber Way internal to the site as a 46-foot street section with vertical curb, gutter and 5-foot wide detached sidewalk. Dedicate a minimum of 50-feet of right of way for Standing Timber Way. 11 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 2. Provide a permanent right-of-way easement for all public sidewalks 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. 3. Construct Rumpel Lane east of Standing Timber Way, abutting the site, as a 36-foot street section, with vertical curb, and gutter. Construct 5-foot wide (minimum) detached concrete sidewalk on the north side of Rumpel Lane. Dedicate a minimum of 40-feet of right-of-way for this segment of Rumpel Lane, extending to the southern property line. 4. Dedicate the offsite portion of Rumpel Lane west of Standing Timber Way to Meridian Road (SH- 69) to ACHD as right-of-way for the future construction of the full public street. 5. Provide a road trust of $16,750 for the Rumpel Lane / Harris Street and Meridian Road (SH-69) traffic signal. 6. Provide a road trust of $38,700 for the off-site portion of Rumpel Lane to Meridian Road (SH-69). 7. Construct internal local streets as 33-foot street sections with rolled curb, gutter and 5-foot wide detached sidewalk. Dedicate a minimum of 37-feet of right-of-way for all internal local streets. 8. Construct Pisa Drive to intersect Standing Timber Way located 220-feet north of Rumpel Lane. 9. Extend the existing stub streets as follows into the site:  Standing Timber Way  Palermo Drive  Cannon Way  Sicily Drive  Mona Lisa Street 10. Extend the right of way for Standing Timber Way to the western property line a minimum of 50- feet wide in alignment with Pisa Drive, to allow for the future extension to the undeveloped site to the west. 11. Redesign the intersection of Pisa Drive and Twilight Rise Way to provide a minimum tangent length of 150-feet OR Redesign the intersection to a T-type intersection (intersecting at a 90˚ angle) and provide center landscape medians or chicanes on Pisa Drive. 12. Standing Timber Way and Rumpel Lane are classified as collector roadways. Direct lot access is prohibited to these roadways and should be noted on the final plat. 13. Payment of impacts fees are due prior to issuance of a building permit. 14. 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. 12 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 13 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 VICINITY MAP 14 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 SITE PLAN 15 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 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. 16 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development applic ation to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter:  The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)  The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s)  Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way  Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal  At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company  Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 17 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 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. 18 DRAFT Caven Ridge Estates East / MPP17-0008 / H-2017-0020 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 Co mmission 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 m eeting 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.