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HomeMy WebLinkAboutCC - ACHD ReportPaul Woods, President Rebecca W. Arnold, Vice President Sara M. Baker, Commissioner Jim D. Hansen, Commissioner Kent Goldthorpe, Commissioner _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org July 17, 2017 To: Scott Curtis Treasure Valley YMCA 1177 W. State Street Boise, ID 83702 Representative: Kelly Kehrer KM Engineering, LLP 9233 W. State Street Boise, ID 83714 Subject: MPP17-0021/ Healthy Living Subdivision 3-lot short plat This is a staff level approval of a preliminary plat for Healthy Living Subdivision. On Date the Ada County Highway District reviewed and approved this site as part of MER16-0074 for the Meridian YMCA. The District had site specific requirements related to that application and the dedication of right-of-way and the construction of public streets to access the site. The site specific conditions of approval also apply to MPP17-0021/Healthy Living Subdivision. The applicant will be required to pay all applicable platting and review fees prior to final approval. If you have any questions, please contact me at (208) 387-6178. Sincerely, Mindy Wallace, AICP Planner III Development Services cc: City of Meridian Attachments: Staff Report – MER16-0074/ Meridian YMCA _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org Request for Appeal of Staff Decision 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 and Clerk of the District, 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. 1 Meridian Family YMCA Development Services Department Project/File: Meridian Family YMCA/ MER16-0074/ A-2016-0299 This is a certificate of zoning compliance application to allow for the development of a 61,000 square foot YMCA. The site is located at 5155 S. Howry Lane in Meridian, Idaho. Lead Agency: City of Meridian Site address: 5155 S. Howry Lane Staff Approval: November 8, 2016 Applicant: Scott Curtis Treasure Valley Family YMCA 1177 W. State Street Boise, ID 83709 Representative: Clayton Chaney Hummel Architects 2785 N. Bogus Basin Road Boise, ID 83702 Staff Contact: Mindy Wallace, AICP Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a certificate of zoning compliance application to allow for the development of a 61,000 square foot YMCA. The applicant’s proposal is consistent with the City of Meridian’s comprehensive plan. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Commercial C-N South Hillsdale Elementary School R-8 East Single family residential R-8 West Single family residential R-8 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: 2 Meridian Family YMCA • Hills Century Farm Commercial Subdivision, consisting of 20 commercial lots located directly north of the site was approved by ACHD on September 27, 2016. • Howry Lane Subdivision consisting of 136 building lots and 13 common lots is located southwest of the site and was approved by ACHD on May 9, 2016. • Hill’s Century Farm Subdivision consisting of 675 single family lots, 47 common lots, and 1 school site located directly south of the site is in various stages 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 0.50 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): • Eagle Road is listed in the IFYWP to be widened to 5 lanes between Amity Road and Victory Road, this project also includes widening the Amity Road/Eagle Road intersection to a dual lane roundabout with design scheduled to begin in 2018. • Amity Road is listed in the CIP to be widened to 5 lanes between Locust Grove Road and Eagle Road between 2026 and 2030. • Eagle Road is listed in the CIP to be widened to 5 lanes between Lake Hazel Road and Amity Road between 2021 and 2025. • Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Locust Grove and Eagle Road between 2021 and 2025. • Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Eagle Road and Cloverdale Road between 2021 and 2025. • The intersection of Amity Road and Locust Grove Road is listed in the CIP to be widened to 4 lanes on the north leg, 3 lanes on the south, 6 lanes east, and 5 lanes on the west leg, and signalized 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, 3 lanes east, and 4lanes 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, and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 3,380 vehicle trips per day; 275 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittleson & Associates, Inc. prepared a traffic impact study for the proposed Meridian YMCA Below is an executive summary of the findings as presented by Kittelson & Associates, 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. 3 Meridian Family YMCA The submitted TIS was prepare for Hillsdale Elementary, the YMCA Master Plan, and a future high school. The summary below is specific to the YMCA Master Plan. Summary The submitted traffic impact study we prepared for all 3 phases of the proposed development in this area and included the elementary school, YMCA Master Plan, and a future high school. The summary and recommendations noted below are for the YMCA only, as the Hillsdale Elementary School and the high school is not a part of the current development application. The Hillsdale Elementary School and YMCA Master Plan will include a new joint use elementary school building and a new high school. The joint use elementary school building will include an elementary school, a branch YMCA, a local branch library, and a small medical office. The elementary school will be accessed initially via an extension of Highlander Drive south from the Hill’s Century Farm development. With the YMCA building, Howry Lane will be reconstructed as a public street with an intersection at Amity Road and connected to Highlander Drive. Because Howry Lane and Highlander Drive will become one continuous street, for the purpose of this study the Howry Lane street name is assumed at all the site driveways even through the street name may transition within the elementary school development frontage. Findings Year 2015 Existing Conditions  All of the study intersection currently operate at an acceptable level of service during the weekday elementary school a.m. peak hour and weekday elementary school p.m. peak hour.  A review of historical crash data did not identify any existing safety concerns. Phase 1B Year 2018 Total Traffic Conditions (School +YMCA + Access to Amity Road) o All of the study intersections currently operate at an acceptable level of service during the weekday elementary school a.m. peak hour, the weekday p.m. peak hour, and the weekday p.m. peak hour with the exception of the of the following intersections:  A separate northbound left-left turn land with approximately 150-feet of vehicle storage.  An eastbound right turn lane with 100 feet of storage, or the minimum recommended by ACHD.  Widening of Amity Road to install a center turn lane for use as westbound left-turn lane and a two-way left turn lane for northbound left turns to use for a two-stage movement. The widening should provide turn to use for a two stage movement. The widening should provide approximately 100 feet of storage for the westbound left turn lane.  Monitor the intersection for signalization. Signalization is anticipated to be needed after the roadway is extended and the YMCA is occupied and signal warrants are projected to be met. A roundabout was also evaluated but not recommended due to the likely need for a multi-lane roundabout to accommodate future high-school traffic peaks, the additional right-of-way requirements for roundabouts, and the lack of ease to build lane improvements in phases. 4 Meridian Family YMCA o Addition of the following improvements are needed at the site access driveways for the Elementary School and the YMCA development are needed:  Addition of a 150-foot southbound right-turn lane at the elementary school north driveway to accommodate short periods (10-15 minutes) of queues associated with the drop-off and pick-up during the school peak hours. o Adequate intersection sight distance is available at the site driveways and at the Howry Lane/Amity Road intersection, but due to the curvature of Howry Lane and the Howry Lane/Amity Road intersection being relocated, special attention should be taken to maintain adequate sight line outside of the roadway right-of-way. o The following school speed zones should be installed:  On Howry Lane along the school frontage if not already installed as part of the elementary school.  On Amity Road in the vicinity of the Amity Road/Howry Lane intersection. Recommendations/Mitigation Plan Make the following improvements: o Construction of the following improvements at the Amity Road/Howry Lane intersection:  A separate northbound left-turn lane with approximately 150 feet of vehicle storage.  An eastbound right turn lane with approximately 100 feet of storage.  Widening of Amity Road to install a center turn lane that will provide a westbound left turn lane with 100 feet of storage and two way left turn lane for northbound left turns to use for a two stage movement.  Monitor the intersection for signalization. Signalization is anticipated to be needed after the roadway has been extended and the YMCA is occupied. o Addition of a southbound right-turn lane at the elementary school north parent loop driveway with approximately 150 feet of storage to accommodate short periods of queues associated with the drop-off and pick-up during the school peak hours. o Maintain adequate sight distance at the site driveways. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Development Review staff. The submitted traffic impact study recommends that the intersection of Amity Road/Howry Lane be signalized at build out of Phase 1B which includes the elementary school, YMCA, library, and medical office. Per ACHD policy the traffic impact study also included a roundabout analysis for the intersection. After reviewing the traffic impact study staff found that a single lane roundabout is expected to function better than a signalized intersection at build out of the proposed project (all phases including the high school). 5 Meridian Family YMCA 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a two-lane minor arterial is “D” (550 VPH). 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 Amity Road east of Eagle Road was 5,086 on 7/24/2014. • The average daily traffic count for Eagle Road south of Amity Road was 6,845 on 7/24/2014. C. Findings for Consideration 1. Howry Lane a. Existing Conditions: Howry Lane is an existing 20-foot wide private road which extends from Amity Road south abutting the sites east property line; and is located at the half mile between Eagle and Cloverdale Roads. 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. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector should be located at the half mile and extend north/south between Amity and Lake Hazel Road. The Residential Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Amity Road N/A Minor Arterial 310 Better than “D” Better than “D” Eagle Road N/A Principal Arterial 290 Better than “E” Better than “E” 6 Meridian Family YMCA Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 54-feet of right- of-way. 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. c. Applicant Proposal: In coordination with Brighton Corporation and other area property owners, the applicant is proposing to construct Howry Lane as half of a 36-foot residential collector street section. To accommodate this improvement the applicant has proposed to improve Howry Lane with 6-feet of pavement vertical curb, gutter within 8- feet of right-of-way and has proposed to construct a 6-foot wide planter strip and an 8-foot wide detached sidewalks within an easement from the site’s north property line south to the proposed driveway, approximately 350-feet. South of the driveway there is an existing home that is to remain as a life estate. Abutting the existing home, the applicant has proposed to construct vertical curb, gutter, and to widen the pavement to accommodate a portion of a dedicated right turn lane for the northern driveway for Hillsdale Elementary School located directly south of the site. The applicant has proposed to construct an 8-foot wide detached concrete sidewalk along the north side of the proposed driveway west through the parking lot tying into the existing sidewalk abutting Hillsdale Elementary School. d. Staff Comments/Recommendations: The applicant’s proposal to construct Howry Lane as half of a 36-foot residential collector street in coordination with Brighton Corporation and other area property owners should be approved, as proposed. Consistent with ACHD’s MSM and prior actions on the Hillsdale Elementary School and Hill’s Century Farm Commercial Subdivision located north and south of the site, the applicant, iin coordination with Brighton Corporation and other area property owners, should be required to construct Howry Lane as half of a 36-foot residential collector street section plus 12-feet of pavement to total 30-feet, with vertical curb, gutter abutting the site. The applicant’s proposal for a 6-foot wide planter strip and 8-foot wide concrete sidewalk on Howry Lane abutting the site should be approved, as proposed. If street trees are desired then the planter strip should be widened to 8-feet in width and the proposed 8-foot wide sidewalk exceeds ACHD’s minimum sidewalk width of 5-feet. The applicant should be required to provide a permanent right-of-way easement for the detached sidewalks proposed to be located outside of the dedicated right-of-way. 7 Meridian Family YMCA The applicant’s proposal to construct a portion of a dedicated right turn lane for the northern driveway for Hillsdale Elementary School located directly south of the site should be approved, as proposed. As part of ACHD’s action on the Hillsdale Elementary School, the improvements to Howry Lane were stopped approximately 100-feet south of the north property line. The improvements were stopped short, as the exact alignment of Howry Lane north to Amity Road was unknown at that time. The submitted traffic impact study recommended the construction of a southbound right lane at the schools north driveway adjacent to the site, causing most of the dedicated right turn lane to be constructed abutting the YMCA site. The West Ada School District provided ACHD with a road trust deposit in the amount of $22,500 for the construction of the turn lane and the portion of Howry Lane not constructed as part of the Hillsdale Elementary School development. The applicant should be required to construct the extension of Howry Lane from its current terminus north and construct the turn lane necessary for the school using the road trust deposit funds held by ACHD. To accommodate the construction of the half street section for Howry Lane; 12-feet of pavement, gravel shoulder, and barrow ditch would need to be constructed within the existing 20-foot wide private road easement for Howry Lane. The 20-foot wide private road easement will need to be dedicated as right-of-way prior to plan acceptance for the YMCA site. The 20- foot wide private road easement is currently owned by SRS AZ Investors, LLC, and was required to be dedicated as right-of-way as part of ACHD’s action on Howry Lane Subdivision, located southeast of this site. If the applicant is unable to coordinate the dedication of the 20-foot wide private road easement as right-of-way prior to plan acceptance for the YMCA site, then Howry Lane may need to be shifted to the west to allow for the construction of the roadway. If the roadway does need to be shifted to the west, then the applicant should be required to submit a revised site plan to ACHD for review and approval. When the life estate home is removed and the YMCA parking lot is expanded, the applicant should be required to construct sidewalk on Howry Lane abutting the life estate parcel. 2. Howry Lane Improvements The submitted traffic impact study notes that Howry Lane will be reconstructed a public street with the development of the YMCA building between Amity Road the existing public street, Stockenham Way, abutting the Hillsdale Elementary School. As such, the extension of Howry Lane should be required as part of this application. ACHD recently acted on the Hills Century Commercial Subdivision located north of the site. As part of the approvals for the commercial subdivision they are required to dedicate right-of-way and construct Howry Lane, as public street from Amity Road south to the YMCA’s parcels north property line. There is a benefit to all of the area property owners in coordinating to complete the construction of Howry Lane from its current terminus north to Amity Road. The applicant should coordinate with the Brighton Corporation and SRS AZ Investors, LLC to dedicate the right-of-way necessary to accommodate the construction of Howry Lane from its current terminus north to Amity Road. If the applicant is unable to coordinate the dedication of the 20-foot wide private road easement as right-of-way, then Howry Lane may need to be shifted to the west to allow for the construction of the roadway. Howry Lane should be constructed as half of a 36-foot wide residential collector roadway, plus 12- additonal feet of pavement to total 30-feet with vertical curb, gutter, and a 5-foot wide detached or 7-foot wide attached concrete sidewalk abutting the site and a 3-foot wide gravel shoulder and 8 Meridian Family YMCA barrow ditch on the east side of the roadway. The dedicated right turn lane for the northern driveway of Hillsdale Elementary School should also be constructed. If the applicant is able to coordinate with Brighton Corporation and SRS AZ Investors, LLC to dedicate the right-of-way necessary for the construction of Howry Lane ACHD is willing to pay for the construction of the half street abutting the Hills Century Commercial site as part of a cooperative development agreement (CDA) with the Brighton Corporation and SRS AZ Investors, LLC. The CDA would note that ACHD would front the design and construction costs associated with constructing Howry Lane abutting the Hills Century Commercial site to complete the street and that Brighton Corporation and SRS AZ Investors, LLC would reimburse ACHD for their proportional share of the roadway design and construction when ACHD receives plan and final plat submittals for those sites. If the applicant is unable to coordinate the dedication of the 20-foot wide private road easement as right-of-way (SRS AZ Investment, LLC), then Howry Lane may need to be shifted to the west to allow for the construction of the roadway. In anticipation of the extension of Howry Lane north to Amity Road and due to the recommendations of the submitted traffic impact study the West Ada School District provided a road trust deposit in the amount of $29,000 for school zone flashers to be installed on Amity Road when Howry Lane is extended. After Howry Lane is extended to Amity Road ACHD will to design and install the school zone flashers on Amity Road using the road trust deposit funds provided by the West Ada School District. 3. Amity Road/Howry Lane Intersection The traffic impact study for the Hillsdale Elementary School & YMCA Master Plan recommends the construction of a northbound left turn lane on Howry Lane, an eastbound right turn lane on Amity Road, and a westbound center left turn lane on Amity Road at the intersection. The study also notes that when the YMCA is occupied that a signal or roundabout will need to be installed at the intersection. The Brighton Corporation, the applicant of the Hills Century Commercial Subdivision located directly south of the site, has planned for the ultimate build out of the intersection as they will be dedicating right-of-way to accommodate the future construction of a single lane roundabout. When Howry Lane is extended to Amity Road the eastbound right turn lane and the center left turn lane on Amity Road should be constructed. The applicant should be required to coordinate with the West Ada School District, Brighton Corporation, and other area property owners to acquire the right-of-way necessary to construct the eastbound right turn lane and center left turn lane on Amity Road, as it is required at this time. Long Term Intersection Improvements As noted above, long term, the Howry Lane intersection is planned to be constructed as a single lane roundabout. This is consistent with ACHD’s MSM (Master Street Map) which identifies a roundabout at the Amity Road/Howry Lane intersection. To serve the future traffic needs of the area, staff recommends that a single lane roundabout be constructed at the future Amity Road/Howry Lane intersection when warranted. In anticipation of the future roundabout at the Amity Road/Howry Lane intersection and consistent with area traffic impact studies, the applicant should provide a road trust deposit for their proportional share of the roundabout; $110,000 which is about 44% of the total cost. The road trust deposit should be provided prior to plan approval. Proposed Interim Improvements 9 Meridian Family YMCA The applicant and Brighton Corporation have proposed a series of interim improvements for the Amity Road/Howry Lane intersection, as not all of the property owners surrounding the intersection area ready to development. The applicant and Brighton Corporation’s proposal is as follows: 1. That the properties surrounding the Amity/Howry intersection reserve the needed land for ACHD right-of-way acquisition to accommodate the future roundabout. 2. That the Amity/Howry intersection be designed now as a standard intersection that could be signalized in the future; and that it be constructed concurrently with the YMCA and Brighton developments. 3. That each property owner impacting the roundabout place into a trust fund its share of the already established cost of the roundabout. 4. That, if a signal is warranted prior to the construction of the roundabout, trust fund dollars allocated for the roundabout be used to pay for the signal. Staff is supportive of items 1- 3 of the applicant’s proposal as this is already occurring and an interim intersection with turn lanes will be constructed as part of this application. Staff is not supportive and cannot accept proposal 4, as road trust funds allocated for the future construction of the roundabout, are for the roundabout only and cannot be used for other improvements. If all of the right-of-way necessary to allow for the construction of the roundabout at the intersection has not been dedicated prior plan approval of the YMCA, then the applicant should be required to install the a temporary signal at the Amity/Howry Lane intersection. Because the signal will be temporary, ACHD should provide the signal hardware. The applicant should be required to design and install the temporary signal at the intersection. 4. Hill Park Street a. Existing Conditions: Hill Park Street does not exist abutting the site. The applicant of the Hills Century Commercial Subdivision located directly south of the site proposed to construct Hill Park Street as a 36-foot street commercial street section with vertical curb, gutter, an 8- foot wide planter strip, and 5-foot wide detached concrete sidewalks. b. Policy: Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial 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 7208.5 states that right-of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking. • A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and on-street parking. • A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane. • A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane and bike lanes. 10 Meridian Family YMCA Continuation of Streets Policy: District Policy 7208.2.4 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 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, water and sewer. • Promotes orderly development. Half Street Policy: District Policy 7208.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all commercial 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. 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 has proposed to construct Hill Park Street with 10-feet of pavement vertical curb, gutter, an 8-foot wide planter strip, and 8-foot wide detached concrete sidewalks abutting the site in coordination with Hills Century Commercial Subdivision. d. Staff Comments/Recommendations: The applicant’s proposal to construct Hill Park Street with 10-feet of pavement in coordination with Brighton Corporation and the Hills Century Commercial Subdivision meets District policy and should be approved, as proposed. The applicant should be required to construct Hill Park Street as one half of a 36-foot commercial street section with plus 12 additional feet of pavement to total 30-feet with vertical curb and gutter abutting the site, a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the north side of the roadway. If the applicant is unable to coordinate with Brighton Corporation to construct the roadway as proposed, the applicant should be required to submit a revised site plan shifting the roadway to the south and prov ide sufficient right-of-way to construct Hill Park Street as one half of a 36-foot commercial street section with plus 12 additional feet of pavement to total 30-feet with vertical curb and gutter abutting the site. The applicant’s proposal to construct an 8-foot wide planter strip and 8-foot wide detached concrete sidewalk should be approved as proposed, as the proposed 8-foot wide sidewalk exceeds ACHD’s minimum sidewalk width of 5-feet. The applicant should be required to provide a permanent right-of-way easement for the detached sidewalks proposed to be located outside of the dedicated right-of-way. 11 Meridian Family YMCA 5. Driveways 5.1 Howry Lane a. Existing Conditions: There is one driveway from the site onto Howry Lane (private road). The existing driveway provides access to the life estate home located on the site. b. Policy: Access 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. District Policy 7206.1 states 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 at bicycle and bus routes. Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full- access driveway and a minimum of 220-feet from the signalized intersection for a right- in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 30 MPH and daily traffic volumes greater than 200 VTD to align or offset a minimum of 260-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 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, 7206.4.6, 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 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant’s Proposal: The applicant has proposed to construct one 36-foot wide driveway onto Howry Lane located approximately 350-feet south of Hills Park Street. d. Staff Comments/Recommendations: The applicant's proposal meet’s District policy and should be approved, as proposed. The driveway should be constructed as a curb return 12 Meridian Family YMCA driveway with a 30-foot radii and be paved its full width at least 30-feet into the site beyond the edge of pavement of its full width at least 30-feet into the site beyond the edge of pavement of Howry Lane. Driveway for the life estate home located on the site can remain as is until the home is removed and the parking lot for the YMCA is expanded. At that time the driveway should be closed with vertical curb, gutter, and sidewalk to match the improvements on either side. 5.2 Hill Park Street a. Existing Conditions: Park Hill Street does not exist abutting the site. b. Policy: Driveway Location Policy: District policy 7208.4.1 requires driveways located near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest street intersection. Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, 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. c. Applicant’s Proposal: The applicant has proposed to construct two 36-foot wide driveways onto Park Hill Street. The driveways are proposed to be located approximately 210 and 635- feet west of Howry Lane. d. Staff Comments/Recommendations: The applicant’s proposal meet’s District policy and should be approved, as proposed. The applicant should be required to pave both driveways their full width at least 30-feet into the site beyond the edge of pavement of Park Hill Street abutting the site. 6. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 7. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 8. Other Access Howry Lane is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway. 13 Meridian Family YMCA D. Site Specific Conditions of Approval 1. The existing 20-foot wide private road easement for Howry Lane, shall be dedicated as right-of- way prior to plans acceptance. 2. If the applicant is unable to coordinate the dedication of the existing 20-foot wide private road easement for Howry Lane, as right-of-way, then the road will need to be to be shifted to the west. If the roadway does need to be shifted to the west, then submit a revised site plan to ACHD for review and approval. 3. Coordinate with Brighton Corporation and other area property owners to construct Howry Lane as half of a 36-foot residential collector street section plus 12-feet of pavement to total 30-feet, with vertical curb, gutter, an 6-foot wide planter strip and 8-foot wide detached concrete sidewalk abutting the site and a gravel shoulder and barrow ditch on the opposite side of the roadway, as proposed. Provide a permanent right-of-way easement for the detached concrete sidewalks located outside of the right-of-way. If street trees are desired, widen the planter strip to a minimum width of 8-feet. 4. Construct a dedicated left turn lane on Howry Lane at the Amity Road intersection to as recommend in the Hillsdale Elementary & YMCA Master Plan TIS. Coordinate the design of the intersection (one entry/receiving lane, and simultaneous left and right turns onto Amity Road with District Planning Review staff. 5. Coordinate with the Brighton Corporation and SRS AZ Investors, LLC to dedicate the right-of-way necessary to accommodate the construction of Howry Lane abutting the Hills Century Commerical parcel. 6. If the applicant is able to coordinate with the Brighton Corporation and SRS AZ Investors, LLC to dedicate the right-of-way necessary for the construction of Howry Lane ACHD is willing to pay for the construction of the half street abutting the Hills Century Commercial site as part of a cooperative development agreement (CDA) with Brighton Corporation and SRS AZ Investors, LLC. The CDA would note that ACHD would front the design and construction costs associated with constructing Howry Lane abutting the Hills Century Commercial parcel to complete the street and that Brighton Corporation and SRS AZ Investors, LLC would reimburse ACHD for their proportional share of the roadway design and construction when ACHD receives development applications for those sites. 7. Utilize the road trust deposit in the amount of $22,500 provided by The West Ada School District to construct the extension of Howry Lane from its current terminus, abutting the Hillsdale Elementary School north to the property line and to construct the dedicated right turn lane for the schools northern driveway. 8. When the YMCA parking lot is expanded construct sidewalk on Howry Lane abutting the life estate parcel. 9. Coordinate with the West Ada School District and other area property owners to acquire the right- of -way necessary to construct the center left turn lane on Amity Road. 10. Construct a center left turn lane on Amity Road at the Howry Lane intersection. 11. Construct a dedicated right turn lane on Amity Road at the Howry Lane intersection. 12. If the necessary right-of-way has been dedicated construct a single lane roundabout at the Amity Road/Howry Lane intersection. If the right-of-way has not been dedicated, then design and install a temporary signal at the intersection. ACHD will provide the hardware for the temporary signal. 14 Meridian Family YMCA 13. Prior to plan approval provide a road trust deposit in the amount of $110,000 for the roundabout at the Amity Road/Howry Lane intersection. 14. Construct Hill Park Street in coordination with Brighton Corporation and the Hills Century Commercial Subdivision as one half of a 36-foot commercial street section with plus 12 additional feet of pavement to total 30-feet with vertical curb, gutter, an 8-foot wide planter strip, and 8-foot wide detached concrete sidewalk abutting the site, with a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff on the north side of the roadway. Provide a permanent right-of-way easement for the detached sidewalks proposed to be located outside of the dedicated right-of-way. 15. Construct one 36-foot wide driveway onto Howry Lane 350-feet south of Hills Park Street, as proposed. Construct the driveway as a curb return driveway with a 30-foot radii and paved the driveway its full width at least 30-feet into the site beyond the edge of pavement of Howry Lane. 16. When the parking lot for the YMCA is expanded the driveway for the life estate home shall be closed with vertical curb, gutter, and sidewalk to match the improvements on either side. 17. Construct two 36-foot wide driveways onto Park Hill Street located approximately 210 and 635- feet west of Howry Lane, as proposed. Pave both driveways their full width at least 30-feet into the site beyond the edge of Park Hill Street abutting the site. 18. Direct lot access is prohibited to Howry Lane. 19. Payment of impacts fees are due prior to issuance of a building permit. 20. 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. 15 Meridian Family YMCA 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 16 Meridian Family YMCA VICINITY MAP 17 Meridian Family YMCA SITE PLAN 18 Meridian Family YMCA 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. 19 Meridian Family YMCA 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. 20 Meridian Family YMCA 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.