Loading...
HomeMy WebLinkAboutPZ - ACHD 1 Aegean Subdivision Development Services Department Project/File: Aegean Subdivision/MPP17-0033/H-2017-0114 This is an annexation, rezone, and preliminary plat application to allow for the development of 215 single family building lots and 22 common lots on 63 acres. The site is located at McDermott Road south of McMillan Road. Lead Agency: City of Meridian Site address: McDermott Road south of McMillan Road Staff Approval: September 7, 2017 Applicant: Mario Panoutsopulos Premier Investments, LLC. 4235 W. White Ash Drive Meridian, ID 83646 Representative: Becky McKay Engineering Solutions, LLP 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: This is an annexation, rezone, and preliminary plat application to allow for the development of 215 single family building lots and 22 common lots on 63 acres. The site is located at McDermott Road south of McMillan Road. The City of Meridian’s Future Land Use Map calls for low density residential land uses on this parcel. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family residential R-4 South Rural urban transitional RUT (Ada County) East Single family residential R-4 West Rural urban transitional RUT (Ada County) 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 Aegean Subdivision • The Oaks Subdivision, consisting of 963 residential lots and 73 common lots, 4 multi-family lots, one mini-storage lot, 5 office lots, 1 Western Ada County Recreation Facility and 1 fire station, located directly north of the site, was approved by ACHD on December 13, 2013. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 2.17 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): • McMillan Road is listed in the CIP to be widened to 3-lanes from McDermott Road to Black Cat Road between 2031 and 2035. • The intersection of McMillan Road and McDermott Road is listed in the CIP to be widened to 3- lanes on the north leg, 4-lanes on the south, 3-lanes east, and 3-lanes on the west leg, and signalized between 2031 and 2035. • The intersection of Ustick Road and McDermott Road is listed in the CIP to be widened to 3- lanes on the north leg, 3-lanes on the south, 4-lanes east, and 4-lanes on the west leg, and signalized between 2031 and 2035. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 2,046 vehicle trips per day; 215 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Six Mile Engineering, PA prepared a traffic impact study for the proposed Aegean Subdivision. The executive summary of the findings as presented by Six Mile Engineering, PA can be found as attachment 3. 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. 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. The traffic study split the development into 2 phases, with phase 1 consisting of 108 single family residential lot with an anticipated build-out in 2020 and phase 2 consisting of 107 single family residential lot with an anticipated build-out in 2022. Under 2020 Phase 1 total traffic conditions (site + background) all study area roadways are anticipated to operate at an acceptable level of service. Under 2020 Phase 1 total traffic conditions (site + background) one intersection, McDermott Road and Ustick Road warrants the construction of a westbound right turn lane. Under 2022 Phase 2 total traffic conditions (site + background) all study area roadways are anticipated to operate at an acceptable level of service. A dedicated northbound left turn lane is warranted on McDermott Road at the Aegean Drive intersection. Staff recommends that this improvement be constructed when Aegean Drive is constructed and intersects McDermott Road. 3 Aegean Subdivision Under 2022 phase 2 background traffic conditions the intersection of Ustick Road and McDermott Road is expected to operate at LOS D. The TIS recommends the widening and signalization of the intersection to a 3 X 3 intersection (receiving lane, dedicated left, and thru/right lane). Staff recommends that prior to ACHD's signature on the final plat that contains the 109th building lot, that the applicant submit an intersection analysis for the Ustick Road and McDermott Road intersection to determine if improvements are warranted at that time. If at that time it is determined that intersection improvements are necessary, then the applicant should be required to improve the intersection, as recommend in the updated intersection analysis prior to ACHD's signature on the final plat that contains the 109th lot. If a signal is warranted, then a signal agreement will be required. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane collector is “D” (425 VPH). * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a three-lane principal arterial is “E” (880 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 McDermott Road south of McMillan was 892 on 6/2/17. • The average daily traffic count for Rustic Oak Way south of McMillan was 378 on 6/2/17. • The average daily traffic count for Ustick Road east of Black Cat was 7,354 on 8/14/14. C. Findings for Consideration 1. McDermott Road a. Existing Conditions: McDermott Road is improved with 2 travel lanes, and no curb, gutter or sidewalk abutting the site. There is 50 feet of right-of-way for McDermott Road (25 feet from centerline). 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 Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service McDermott Road 1,110-feet Collector 131 Better than “D” Rustic Oak Way N/A Collector 35 Better than “D” Ustick Road N/A Principal Arterial 414 Better than “E” 4 Aegean Subdivision considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right -of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of McDermott Road is designated in the MSM as a Residential Collector with 3-lanes and on-street bike lanes, a 46-foot street section within 74-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate 12-feet of additional right-of-way to total 37-feet from centerline and to construct 5 foot wide detached concrete sidewalk on McDermott Road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal to construct 5 foot wide meandering concrete sidewalk meets District Policy, and should be approved, as proposed. Consistent with the MSM, the applicant should be required to construct McDermott Road as half of a 46-foot street section with vertical curb, gutter, and a 5-foot wide detached (or 7-foot wide attached) concrete sidewalk abutting the site. If detached sidewalks are constructed outside of the dedicated right-of-way, then a permanent right-of-way easement should be provided. 5 Aegean Subdivision 2. Fawnridge Way a. Existing Conditions: There are no collector roadways constructed within the site. There is one collector roadway stubbed to the site’s north property line (Rustic Oak Way). b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right -of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of -curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should align with Rustic Oak Way north of the site and extend through the site stubbing to the south. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct Fawnridge Way from the site’s north property line; stubbing to the east property line, as a 33-foot street section with rolled curb, gutter, an 8-foot wide planter strip, and 1.5-feet of a 5-foot wide detached concrete 6 Aegean Subdivision sidewalk with 52-feet of right-of-way, with the remaining 3.5-feet of the sidewalk outside of the right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal to construct Fawnridge Way, a collector roadway, from the site’s north property line stubbing to the roadway to the east, meet’s the intent of the MSM and should be approved, as proposed. Consistent with the MSM, the applicant should be required to construct Fawnridge Way, as a 36-foot wide collector roadway with vertical curb, gutter, and a 5-foot wide detached (or 7-foot wide attached) concrete sidewalks within the site. If detached sidewalks are desired, then the right-of-way should extend to 2-feet behind the back of curb. If street trees are desired, then 8-foot wide planter strips should be required. To extend Fawnridge Way into the site from Rustic Way (stub street) a crossing of the Five Mile Creek will be required. In anticipation of a crossing in this location; as part of ACHD’s action on The Oaks Subdivision located north of the site, that applicant was required to provide the design and road trust for ½ of the canal crossing for Rustic Oak Way. The applicant should be required to design and construct the crossing of Five Mile Creek, Fawnridge Way. ACHD will reimburse the applicant for the other ½ of the costs from collected road trust monies from the development to the north. 3. Internal Local Streets a. Existing Conditions: There are no internal local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of-curb) for developments with any buildable lot that is less than 1 acre in size. 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. The following 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. 7 Aegean Subdivision • 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. 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. Half Street Policy: District Policy 7207.2.2 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. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: 8 Aegean Subdivision • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant has proposed to construct the entry portion of Aegean Drive with two 20-foot wide travel lanes, a 10-foot wide center landscape island, rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. The applicant has proposed to construct the entry portion of Mikonos Drive (east of Pindus Way), with two 12-foot wide travel lanes, a 10-foot wide center landscape island, rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. The applicant has proposed to construct all of the internal local street with the exception of Paros Avenue, Delfi Avenue, Larisa Street, Nemea Way, Kithnos Drive, and a portion of Parnassus Avenue (north of Kasos Street) as 33-foot street sections with rolled curb, gutter, an 8-foot planter strip, and 1.5-feet of a 5-foot wide detached concrete sidewalk with 52-feet of right-of-way, with the remaining 3.5-feet of the sidewalk outside of the right-of-way. The applicant has proposed to dedicate 30-feet of right-of-way for Paros Avenue and to construct the roadway as a half street with pavement widening and curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. The applicant has proposed to construct Delfi Avenue, Larisa Street, Nemea Way, Kithnos Drive, and a portion of Parnassus Avenue (north of Kasos Street) 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 4 knuckles within the site. d. Staff Comments/Recommendations: The applicant’s proposal for street sections and sidewalks meet’s District with the exception of the entry portion of Mikonos Drive, as 20-foot wide travel lanes are required on either side of center landscape island. The entry portion of Mikonos Drive should be constructed with two 20-foot wide travel lanes, a 10-foot wide center landscape island, rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. The applicant should be required to plat all of the islands as right-of-way owned by ACHD. The applicant or the home owners association should enter into a license agreement with ACHD is landscaping within the islands is desired. The applicant should reduce the right-of-way width to 2-feet behind the back of curb on all of the internal local street proposed to be constructed as 33-foot street section with detached sidewalks. A permanent right-of-way easement should be required for the detached concrete sidewalks. 9 Aegean Subdivision Parking is restricted on one side of all the 29-foot street sections. The applicant should be required to install “NO PARKING” signs on one side of the roadways. The applicant’s proposal to dedicate 30-feet of right-of-way for Paros Avenue, should be approved, as proposed. Staff recommends that in lieu of constructing improvements for Paros Avenue that the applicant provide a road trust deposit in the amount of $18,480.00 (140-feet X $132.00 per LF) for the construction of ½ of Paros Avenue. When the parcel east of the site develops the road trust deposit money will be used to construct a complete street. 4. Roadway Offsets a. Existing Conditions: There are no roadway offsets within the site. b. Policy: Collector Offset Policy: District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is ¼ mile to allow for adequate signal spacing and alignment. Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). 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 one street to intersect McDermott Road, Aegean Drive, located approximately 210-feet south of the north property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. 5. Stub Streets a. Existing Conditions: There is one stub street, Rustic Oak Way, stubbed to the site’s north property line. b. Policy: Stub Street Policy: District policies 7206.2.4 and 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 Sections 7206.2.5.4 and 7207.2.5.4 except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150- feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policies 7206.2.4 and 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. 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 10 Aegean Subdivision 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 Fawnridge Way into the site stubbing it to the east property line, as Kaso Street and to construct 3 stub streets to the south, proposed to located as follows: • Patimos Avenue, located approximately, 250-feet east of McDermott Road. • Kithira Avenue, located approximately, 1,200-feet east of McDermott Road. • Paros Avenue, located at the site’s southeast 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 Fawnridge Way/Kaso Street stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” The applicant should be required to install signs at the terminus of Patimos Avenue, Kithira Avenue, and Paros Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” Temporary turnarounds are not required, as the proposed stub street do not extend greater than 150-feet in length. 6. Unopened Right-of-Way There is 30-feet of unopened right-of-way abutting the site's south property line. This right-of-way was dedicated as part of the 1972 platting of the Apple Valley Subdivision located directly south of the site. Typically when a developing parcel abuts an unopened right-of-way, the applicant is required to either vacate or improve it. However, during pre-application meetings the City of Meridian indicated that a public street in this location was not desired. The right-of-way cannot be vacated as part of this application as it was not part of the initially developed parcel. The unopened right-of-way will remain as is until the parcels within the Apple Valley Subdivision redevelop. 7. Bridge for Five Mile Creek Crossing The District will require that the applicant submit the bridge plans for the crossing of the Five Mile Creek for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 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. 11 Aegean Subdivision 10. Other Access McDermott Road, Fawnridge Way, and Kasos Street are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Prior to ACHD's signature on the final plat that contains the 109th building lot, submit an intersection analysis for the Ustick Road and McDermott Road intersection. If it is determined that intersection improvements are necessary, then the applicant should be required to improve the intersection, as recommended in the updated intersection analysis prior to ACHD's signature on the final plat that contains the 109th lot. If a signal is warranted, then a signal agreement shall be required. 2. Dedicate additional right-of -way to total 37-feet of from the centerline of McDermott Road abutting the site. If detached sidewalks are constructed the right-of-way should extend to 2-feet behind the back of curb and a permanent right-of-way easement shall be required for the sidewalks. 3. Construct McDermott Road as half of a 46-foot street section with vertical curb, gutter, and a 5- foot wide detached (or 7-foot wide attached) concrete sidewalk abutting the site. 4. Design and construct the crossing of Five Mile Creek, Fawnridge Way. ACHD will reimburse the applicant for ½ of the costs from collected road trust monies from the development to the north. 5. Construct Fawnridge Way and Kasos Street, as a 36-foot wide residential collector roadway with vertical curb, gutter, and a 5-foot wide detached (or 7-foot wide attached) concrete sidewalks within the site. If detached sidewalks are desired, then the right-of-way should extend to 2-feet behind the back of curb. If street trees are desired, then 8-foot wide planter strips should be required. 6. Construct the entry portion of Aegean Drive and Mikonos Drive with two 20-foot wide travel lanes, a 10-foot wide center landscape island, rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. Plat the islands as right-of-way owned by ACHD. The applicant or the home owners association shall enter into a license agreement with ACHD is landscaping within the islands is desired. 7. Construct Delfi Avenue, Larisa Street, Nemea Way, Kithnos Drive, and Parnassus Avenue (north of Kasos Street) as 29-foot street sections with rolled curb, gutter, and 5-foot wide attached concrete sidewalks within 42-feet of right-of-way. Provide written fire department approval for the reduced street section. 8. Construct all of the internal local streets as 33-foot street sections with rolled curb, gutter, an 8- foot planter strip, and 5-foot wide detached concrete sidewalk. Extend the dedicated right-of-way to 2-feet behind the back of curb and provide a permanent right-of-way easement for the detached sidewalks located outside of the dedicated right-of-way. 9. Construct 4 knuckles, as proposed. 10. Dedicate 30-feet of right-of-way for Paros Avenue, as proposed. Provide a road trust deposit in the amount of $18,480.00 (140-feet X $132.00 per LF) for the construction of ½ of Paros Avenue. 11. Construct Aegean Drive to intersect McDermott Road, located 210-feet south of the north property line, as proposed. 12. Construct 1 stub street to the east, Fawnridge Way/Kaso Street, located 330-feet south of north property line. Install a sign at the terminus of the roadway, stating that, “THIS IS A DESIGNATED 12 Aegean Subdivision COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 13. Construct 3 stub streets to the south, located as follows: • Patimos Avenue, located, 250-feet east of McDermott Road. • Kithira Avenue, located, 1,200-feet east of McDermott Road. • Paros Avenue, located at the site’s southeast property line. Install signs at the terminus of the stub streets, stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 14. Payment of impacts fees are due prior to issuance of a building permit. 15. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized 13 Aegean Subdivision 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. Traffic Impact Study Summary 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines VICINITY MAP 14 Aegean Subdivision SITE PLAN 15 Aegean Subdivision Traffic Impact Study 16 Aegean Subdivision 17 Aegean Subdivision 18 Aegean Subdivision Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 19 Aegean Subdivision Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 20 Aegean Subdivision 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 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.