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HomeMy WebLinkAboutCC - ACHD Staff Report 1 Sky Mesa Development Services Department Project/File: Sky Mesa/ MPP17-0023/ H-2017-0068 This is a rezone and preliminary plat application to allow for the development of 278 single family building lots and 31 common lots on 99 acres. The site is located on the west side of Eagle Road at Taconic Drive in Meridian, Idaho. Lead Agency: City of Meridian Site address: 5899 S. Eagle Road Commission Hearing: August 9, 2017 Regular Agenda Commission Approval: August 9, 2017 Applicant: Chad Hamel Boise Hunter Homes 1025 S. Bridgeway Place, STE 290 Eagle, ID 83616 Representative: Becky McKay Engineering Solutions 1029 N. Rosario Street, STE 100 Meridian, ID 83642 Staff Contact: Mindy Wallace, AICP Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a rezone and preliminary plat application to allow for the development of 278 single family building lots and 31 common lots on 99 acres. The site is located on the west side of Eagle Road at Taconic Drive in Meridian, Idaho. The City of Meridian’s Future Land Use Map identifies low density residential development on this site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family residential R-1/RUT South Single family residential RUT East Single family residential R-8 2 Sky Mesa West Single family residential R-4 3. Site History: ACHD has previously reviewed this site as Blackrock Subdivision in August of 2004 and as Blackrock Castle Greens in February of 2007. The conditions of this report differ from those of the prior actions due to a 2011 update to Section 7200 of the ACHD Policy Manual, and recommendations from the Traffic Impact Study. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Whitebark Subdivision, consisting of 62 single family building lots, located northwest of the site, was approved in October of 2013. • Southern Highlands Subdivision, consisting of 162 single family building lots, located northwest of the site was approved in January 2014. • Hill’s Century Farm Subdivision, consisting of 675 single family building lots and 1 school, located east of the site, was approved in November of 2014. • Firenze Plaza Subdivision, consisting of 11 commercial lots, located north of the site, was approved December of 2016. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 2.78 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 and construction in 2021. • Amity Road is listed in the CIP to be widened to 5 lanes between Locust Grove Road and Eagle Road between 2022 and 2026. • Eagle Road is listed in the CIP to be widened to 5 lanes between Lake Hazel Road and Amity Road between 2022 and 2026. • Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Locust Grove and Eagle Road between 2022 and 2026. • Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Eagle Road and Cloverdale Road between 2027 and 2031. • The intersection of Lake Hazel Road and Eagle Road is listed in the CIP to be widened to 6 lanes on the north leg, 6 lanes on the south, and 7 lanes on the east leg and 7 lanes on the west leg, and signalized between 2027 and 2031. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 2,656 vehicle trips per day; 279 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Six Mile Engineering prepared a traffic impact study for the Sky Mesa Subdivision, the executive summary is attached. Below is a list of recommendations and mitigation measures as 3 Sky Mesa recommended in the analysis. 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. Staff Comments/Recommendations: ACHD’s Traffic Services and Development Review staff has reviewed the submitted traffic impact study (TIS) and generally agree with the findings and recommendations. Marsala Way/Amity Road intersection Staff had requested that the Marsala Way/Amity Road intersection be analyzed for turn lanes as part of the analysis. Although located offsite, the residents of the proposed Sky Mesa development will be able to use this intersection to access the site, as the stub streets are extended and access to existing local streets becomes available. The study recommends the construction of an eastbound dedicated right turn lane and a westbound center left turn lane on Amity Road at the Marsala Way/Amity Road intersection to serve the additional traffic to be generated by the development. This improvement is warranted at build-out of the development in 2022. To ensure the turn lanes are constructed prior to build-out of the site, the applicant should be required to construct an eastbound dedicated right turn lane and a westbound center left turn lane on Amity Road at the Marsala Way/Amity Road intersection prior to ACHD’s signature on the final plat that contains the 201st building lot. Eagle Road/Taconic Drive Intersection The Eagle Road/Taconic Drive intersection was included as part of the analysis. This intersection was also included in the TIS for the Hill’s Century Farm development located on the east side of Eagle Road directly across from the site. The Hill’s Century Farm traffic impact study recommended the construction of a single lane roundabout or signal at the Eagle Road/Taconic Drive intersection after build out of the 2nd phase of the development. In anticipation of intersection improvements at the Eagle Road/Taconic Drive intersection, right-of-way was dedicated on the east side of Eagle Road to accommodate the construction of the single lane roundabout. The applicant of Hill’s Century Farm is required to provide an updated traffic impact study to ensure the intersection is improved when warranted. The Sky Mesa TIS recommends that the Eagle Road/Taconic Drive intersection be improved with either a single lane roundabout or a signal when the site is 60% built-out or when 168 building lots have final platted. Although recommended in the TIS, construction of a single lane roundabout at the Eagle Road/Taconic Drive intersection would be an interim improvement. With the future widening of Eagle Road to 5-lanes a multi-lane roundabout will be necessary. In lieu of constructing the single lane roundabout when warranted, ACHD is working with the developer of the Hills Century Farm development, Brighton Corporation, on the possibility of entering into a cooperative development agreement which would provide for the design and construction of a multi-lane roundabout at the Eagle Road/Taconic Drive intersection. To accommodate the future construction of a multi-lane roundabout at the Eagle Road/Taconic Drive intersection the applicant may enter into a development agreement with ACHD. The development agreement should note that when necessary to accommodate the construction of the multi-lane roundabout, the applicant would dedicated all necessary right-of-way, relocate the existing irrigation facilities outside of the right-of-way, and provide a financial contribution of $120,000.00, the estimated cost of the east leg of the intersection. The agreement should be executed prior to ACHD’s signature on the first final plat. 4 Sky Mesa By entering into the agreement the Eagle Road/Taconic Drive intersection would be improved in its ultimate configuration at one time, instead of constructing an interim single lane roundabout, which would need to be removed, and replaced in the future. This would provide an economic benefit to the applicant by reducing throw away construction costs and to the community, by providing a permanent intersection improvement for those using Eagle Road/Taconic Drive intersection to access the new Meridian YMCA, public park, library, and Hillsdale Elementary School. If the applicant does not enter into an agreement with ACHD as outlined above, then to ensure that a roundabout can be constructed at the Eagle Road/Taconic drive intersection when warranted, the applicant should be required to dedicate all of the right-of-way on the west side of Eagle Road necessary to accommodate the construction of a roundabout consistent with the template shown as attachment 3, relocate all of the irrigation facilities outside of the influence area of the intersection, and provide the road trust deposit in the amount of $120,00.00, the estimated cost of the east leg of the intersection, prior to ACHD’s signature on the first final plat. In the interim, there are other improvements planned to be constructed by other developments at the Eagle Road/Taconic Drive intersection, see finding C 2 below. To ensure the improvements identified in the submitted traffic impact study and phasing plan are installed when warranted the applicant will be required to submit an update to the traffic impact study for review prior to plans acceptance and signature of the final plat that contains the 167th building lot if the roundabout has not been constructed. If the roundabout is warranted based on the updated traffic impact study, then the applicant should be required to design and construction a single lane roundabout at the Eagle Road/Taconic Drive intersection, prior to ACHD’s signature on the final plat that contains the 167th lot. The roundabout shall be designed meeting all of the requirements of ACHD’s Roundabout Design Manual (District policy 5188). 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 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 Amity Road west of Eagle Road was 6,285 on 11/10/16. • The average daily traffic count for Eagle Road south of Taconic Drive was 5,625 on 10/20/2016. • The average daily traffic count for Taconic Drive west of Eagle Road was 922 on 10/20/2016. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Amity Road N/A Principal Arterial 411 Better than “E” Better than “E” Eagle Road 800-feet Principal Arterial 322 Better than “E” Better than “E” Taconic Drive 2,770-feet Collector 54 Better than “D” Better than “D” 5 Sky Mesa C. Findings for Consideration 1. South Meridian Transportation Study The South Meridian Transportation Plan (SMTP) is a long range planning tool developed to plan for future growth in the South Meridian Area by identifying future roadway, intersection, and corridor needs. The SMTP provides a framework for future roadway improvements based on the land use designations. The plan also investigates alternative transportation solutions including pedestrian and bicycle pathways. The plan was created in collaboration the City of Meridian and was adopted by the ACHD Commission in May of 2009. The SMTP recommends preserving right-of-way for future widening of Eagle Road to 5-lanes. 2. Improvements by Others The traffic impact study notes that intersection control, either a single lane roundabout or signal will be warranted at the Eagle Road/Taconic Drive intersection when the site is 60% built-out. Although this improvement isn’t warranted at this time, there other improvements which will be, or have already been constructed by other area developments to improve the safety and function of the Eagle Road/Taconic Drive intersection. These improvements include the construction of a southbound dedicated right turn lane on Eagle Road at Taconic Drive (Southern Highlands), a center left turn lane on Eagle Road at Taconic Drive, and a northbound dedicated right turn lane (Hill’s Century Farm) on Eagle Road at Taconic Drive. A HAWK pedestrian signal will be installed by the West Ada School District this summer (2017). This will significantly increase the safety of those pedestrians and bicyclists crossing Eagle Road to access Hillsdale Elementary School, the future park, and community center. 3. Eagle Road a. Existing Conditions: Eagle Road is improved with 2 to 4-travel lanes, and no curb, gutter or sidewalk abutting the site. There is 73 to 98-feet of right-of-way for Eagle Road (25 to 48-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. 6 Sky Mesa Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Arterial Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the site. The applicant is proposing to construct a 5-foot wide detached concrete sidewalk on Eagle Road abutting the site. The sidewalk is proposed to be located outside of the right-of-way within an easement. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to provide a permanent right-of-way easement for the sidewalks proposed to be located outside of the dedicated right- of-way. The applicant should be required widen the pavement on Eagle Road to a minimum width of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Consistent with the findings and recommendation of the submitted traffic impact study, the applicant should be required to dedicate additional right-of-way on Eagle Road at the Eagle Road/Taconic Drive intersection to accommodate the construction of a multi-lane roundabout consistent with attachment 3 and to relocate all irrigation facilities outside of the right-of-way on Eagle Road abutting the site. The irrigation facilities may need to be relocated outside of the right-of-way prior to platting along Eagle Road to accommodate the Eagle Road/Taconic Drive intersection improvement, per the development agreement. As an alternative to constructing a 5-foot wide detached concrete sidewalk within the influence area of the future roundabout, the applicant may construct a 5-foot wide asphalt path, which would be replaced with concrete sidewalk when the roundabout is constructed. 4. Taconic Drive a. Existing Conditions: The entry portion of Taconic Drive is improved with two 20-foot wide travel lanes and center landscape islands. West of the center landscape islands, Taconic Drive is improved with 24-feet of pavement, 3-foot gravel shoulders, 8-foot barrow ditch, and a 10-foot asphalt path on the south side of the roadway. There is 50 to 75-feet of right-of-way for Taconic Drive (25 to 35-feet from centerline). 7 Sky Mesa 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. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 8 Sky Mesa Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Taconic Drive is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to widen Taconic Drive from Eagle Road to approximately 450-feet west of Calais Way as a 36-foot wide collector roadway with vertical curb and gutter. The applicant is proposing to construct an 8-foot wide planter strip and a 5- foot wide detached concrete sidewalk on the north side of the roadway and to maintain the existing 10-foot wide detached sidewalk on the south side of Taconic Drive. As Taconic Drive extends further west/south the applicant is proposing to widen Taconic Drive to a complete 36-foot collector roadway with vertical curb and gutter on the south side of the roadway. The north side of this portion of Taconic Drive was improved with pavement widening, vertical curb, gutter, and sidewalk as part of the adjacent Southern Highlands Subdivision. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to provide a permanent right-of-way easement for sidewalks located outside of the dedicated right-of -way. In anticipation of the construction of a multi-lane roundabout at the Eagle Road/Taconic Drive intersection, the applicant should be required to dedicate additional right-of-way on Taconic Drive at the Eagle Road/Taconic Drive, consistent with attachment 3 and should be required to dedicate the existing the center landscape islands on the entry portion of Taconic Drive, as right-of-way prior to ACHD’s signature on the first final plat. Commission Hearing: During the August 9, 2017 ACHD Commission meeting, the Commission heard testimony from staff and neighboring property owners regarding the speeding and traffic calming on Taconic Drive. As a result of the testimony the Commission required the applicant and staff to work together on a traffic calming plan for Taconic Drive. The traffic calming plan should be approved prior to ACHD’s signature on the first final plat. 5. Internal Local Streets a. Existing Conditions: There are no internal local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This 9 Sky Mesa 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. Reduced Urban Local Street—29-foot Street Section and Right-of-Way Policy: District Policy 7207.5.2 states that the width of a reduced urban local street shall be 29-feet (back-of- curb to back-of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 42-feet of right-of-way. Although some parking is allowed by the following subsections, the District will further restrict parking on a reduced width street if curves or other physical features cause problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. One of the following three sets of design conditions shall apply. Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install ―NO PARKING‖ signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot (minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are required. • Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no possibility that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. Design Condition #2: Parking is allowed on both sides of a reduced width street when the street layout has the qualities of a road grid system. This provides fire trucks and other emergency vehicles alternate routes of access since the ability to pass another vehicle may be compromised by placement of parked vehicles on both sides of the street. The following criteria shall be met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The block length of the street shall not exceed 500-feet, measured between centerlines. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. • A minimum of two street connections shall be provided to each end of the street with the reduced width. The two connecting streets shall each connect to the larger street system to provide the intended alternate routes of access. A street system that has one street connection to the larger street network on one end and a loop/circle street on the other end with no outlet shall not be approved. • Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot (minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are required. Design Condition #3: Parking is allowed on both sides of a reduced width residential street with passing pockets that are created when two driveways are constructed near the same property line, where a 50-foot segment will not have on–street parking on the side of the street with the driveways. This provides fire trucks and other vehicles areas to move to the side of 10 Sky Mesa the street to allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on both sides of a reduced width street when the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • Driveway locations are predetermined with curb cuts for the driveways to be installed when the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be ―paired‖ with an adjacent lot. If there are an odd number of lots, one lot at either end of the street will not be ―paired.‖ Each pair of lots shall locate its driveway 5- feet from the shared lot line of the pair. • Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot (minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are required. • The lots cannot abut an alley. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the 11 Sky Mesa emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. c. Applicant’s Proposal: The applicant is proposing to construct Montague Way north of Rockhampton Street as a 29-foot street section with rolled curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of-way. The applicant has proposed to construct Lawton, Menard, Radiant, and Raphine Streets as 29-foot street sections with rolled curb, gutter, and 5-foot wide attached concrete sidewalks within 42-feet of right-of-way. The applicant has proposed to construct all of the other internal local streets as 33-foot wide street sections with rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-of-way. The applicant has proposed to construct cul-de-sac turnarounds at the terminus of the following roadways: • Montague • Genoard • Renwick • Rosalia • Stromboli d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The right-of-way may be reduced to 2-feet behind the back of curb if detached sidewalks are constructed. If detached sidewalks are located outside of the dedicated right-of-way, then a permanent right-of-way easement should be provided. The cul-de-sac turnarounds should be constructed to provide a minimum turning radius of 45- feet. Parking is restricted on one side of a 29-foot wide street section. The applicant should be required to install “NO PARKING” signs on one side of the following roadways: • Montague Way north of Rockhampton Street • Lawton • Menard • Radiant • Raphine 6. Roadway Offsets a. Existing Conditions: Taconic Drive, an existing collector roadway, intersects Eagle Road at the half mile between Amity and Lake Hazel Roads. 12 Sky Mesa b. Policy: Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125- feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant has proposed to construct 7 roadways to intersect Taconic Drive. The roadways are proposed to be located as follows: • Radiant Avenue, north and south of Taconic Drive, located approximately 210-feet west of Eagle Road. • Raphine Way, north and south of Taconic Drive, located approximately 480-feet west of Eagle Road. • Calais Way, north and south of Taconic Drive, located approximately 1,300-feet west of Eagle Road. • Lodge Trail Drive, south side of Taconic Drive, located approximately, 2,600-feet west of Eagle Road. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy, with the exception of the offset for Radiant Avenue, which is proposed to be located 210-feet west of Eagle Road; an offset of 330-feet is required. Although the offset for Radiant Avenue doesn’t meet District policy, staff recommends a modification of policy to allow the roadway to be located, as proposed. Staff’s recommendation is due to the fact that the roadway is needed to provide access and circulation and that Radiant Avenue will be restricted to right- in/right-out when the Eagle Road/Taconic Drive roundabout is constructed in the future. This is a 36% modification of policy and is approved at the Development Services Manager’s level. 7. Stub Streets a. Existing Conditions: As part of ACHD’s approval of Southern Highlands Subdivision, a stub street is required to be constructed to the site’s west property line. This stub street, Rockhampton Drive, hasn’t been constructed yet. b. Policy: Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. 13 Sky Mesa The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to extend Rockhampton Drive into the site and to construct 1 to the stub street to the north and 2 stub streets to the south. The stub streets are proposed to be located as follows: • Stub street to the north, Montague Way, located approximately 200-feet east of the west property line. The applicant has proposed to construct a temporary turnaround at the terminus of Montague Way; the turnaround is proposed to encompass a building lot. • Stub street to the south, Bentwaters Way, located approximately, 130-feet west of the east property line. • Stub street to the south, Mores Trail Court, located approximately, 1,010-feet west of the east property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of the 3 stub streets which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The temporary turnaround at the terminus of Montague Way should be paved and constructed to the dimensional requirements of a standard cul-de-sac. The applicant should be required to grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of -way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. A stub street to the east is not required, as the adjacent parcel is proposed to be a storage facility. 8. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 9. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 10. Other Access Eagle Road is classified as a principal arterial roadway. Taconic Drive is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. 14 Sky Mesa D. Site Specific Conditions of Approval 1. Prior to ACHD’s signature on the final plat that contains the 201st building lot, construct an eastbound dedicated right turn lane and a westbound center left turn lane on Amity Road at the Marsala Way/Amity Road intersection. 2. With the first final plat, dedicate 48-feet of right-of-way from the centerline line of Eagle Road abutting the site and dedicate additional right-of-way on the west side of Eagle Road to accommodate the construction of the multi-lane roundabout at the Eagle Road/Taconic Drive intersection consistent with attachment 3. 3. Enter into a development agreement with ACHD which notes that when necessary to accommodate the construction of the multi-lane roundabout, all of necessary right-of-way will be dedicated, all irrigation facilities will be located outside of the right-of-way, and provide a financial contribution of $120,000.00, the estimated cost of the east leg of the intersection. The agreement shall be executed prior to ACHD’s signature on the first final plat and will specify the timing of the financial contribution. 4. If the applicant does not enter into an agreement with ACHD as outlined above, then dedicate all of the right-of-way on the west side of Eagle Road necessary to accommodate the construction of a multi-lane roundabout consistent with the template shown as attachment 3, relocate all of the irrigation facilities outside of the influence area of the intersection, and provide the road trust deposit in the amount of $120,000.00, the estimated cost of the east leg of the intersection, prior to ACHD’s signature on the first final plat. 5. Submit an update to the traffic impact study for review and approval prior to plans acceptance and signature of the final plat that contains the 167th building lot if the roundabout at Eagle Road/Taconic Drive has not been constructed. 6. If the applicant doesn’t enter into the development agreement, and if a roundabout is warranted based on the updated traffic impact study, construct a single lane roundabout at the Eagle Road/Taconic Drive intersection prior to ACHD’s signature on the final plat that contains the 167th lot. The roundabout shall be designed meeting all of the requirements of ACHD’s Roundabout Design Manual (District policy 5188). 7. Construct a 5-foot wide detached concrete sidewalk on Eagle Road abutting the site, as proposed. The sidewalk shall be located a minimum of 41-feet from the centerline of Eagle Road abutting the site. Provide a permanent right-of-way easement for the detached sidewalks located outside of the dedicated right-of-way. 8. A 5-foot wide asphalt path may be constructed within the influence area of the roundabout on Eagle Road. 9. Widen the pavement on Eagle Road to a minimum width of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. 10. Widen Taconic Drive from Eagle Road to 450-feet west of Calais Way, to a 36-foot wide collector with vertical curb, gutter, an 8-foot wide planter strip and a 5-foot wide detached concrete sidewalk on the north side of the roadway, maintaining the existing 10-foot wide detached sidewalk on the south side of Taconic Drive. 15 Sky Mesa 11. Dedicate additional right-of -way on Taconic Drive at the Eagle Road/Taconic Drive intersection to accommodate the construction of the multi-lane roundabout, consistent with attachment 3 prior to ACHD’s signature on the first final plat. 12. Dedicate the 2 existing center landscape islands on the entry portion of Taconic Drive as right-of- way owned by ACHD prior to ACHD’s signature on the first final plat. 13. As Taconic Drive extends further west/south widen Taconic Drive to a complete 36-foot wide collector roadway with vertical curb and gutter on the south side of the roadway, maintaining the existing 10-foot wide detached sidewalk on the south side of Taconic Drive. 14. Prior to ACHD’s signature on the first final plat, coordinate a traffic calming plan for Taconic Drive with ACHD staff. 15. Construct Montague Way north of Rockhampton Street as a 29-foot street section with rolled curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of-way, as proposed. Install “NO PARKING” signs on one side of Montague Way. 16. Construct Lawton, Menard, Radiant, and Raphine Streets as 29-foot street sections with rolled curb, gutter, and 5-foot wide attached concrete sidewalks within 42-feet of right-of-way, as proposed. Install “NO PARKING” signs on one side of Lawton, Menard, Radiant, and Raphine Streets. 17. Construct all of the other internal local streets as 33-foot wide street sections with rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-of-way. 18. Provide written Fire Department approval for use of the reduced street sections. 19. Construct cul-de-sac turnarounds with a minimum radius of 45-feet at the terminus of the following roadways: • Montague • Genoard • Renwick • Rosalia • Stromboli 20. Construct 7 roadways to intersect Taconic Drive as follows: • Radiant Avenue, north and south of Taconic Drive, located approximately 210-feet west of Eagle Road. Radiant Avenue shall be restricted to right-in/right-out when the Eagle Road/Taconic Drive roundabout is constructed. • Raphine Way, north and south of Taconic Drive, located approximately 480-feet west of Eagle Road. • Calais Way, north and south of Taconic Drive, located approximately 1,300-feet west of Eagle Road. • Lodge Trail Drive, south side of Taconic Drive, located approximately, 2,600-feet west of Eagle Road. 21. Construct one stub street to the north, Montague Way, located 200-feet east of the west property line. Install a sign at the terminus of the stub street which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” Construct a temporary turnaround at the terminus of Montague 16 Sky Mesa Way encompassing a building lot, as proposed. Provide an easement for the temporary turnaround. The easement shall the entire lot shall be encumber the entire lot and be identified on the plat as a non-buildable lot until the street is extended. 22. Construct one stub street to the south, Bentwaters Way, 130-feet west of the east property line, as proposed. Install a sign at the terminus of the stub street which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 23. Construct one stub street to the south, Mores Trail Court, located 1,010-feet west of the east property line, as proposed. Install a sign at the terminus of the stub street which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 24. Direct lot access is prohibited to Eagle Road and Taconic Drive and shall be noted on the final plat. 25. Payment of impacts fees are due prior to issuance of a building permit. 26. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 17 Sky Mesa 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. Multi-lane Roundabout Template 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines 18 Sky Mesa VICINITY MAP 19 Sky Mesa SITE PLAN 20 Sky Mesa Multi-lane Roundabout Template 21 Sky Mesa Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 22 Sky Mesa Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 23 Sky Mesa Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 11:00 a.m. 2 days prior to the Commission’s next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission.