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HomeMy WebLinkAboutPZ - ACHD   1 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 Development Services Department Project/File: Madden Subdivision / MPP17-0035 / H-2017-0121 The applicant is requesting to rezone 4.5 acres from C-G to I-L, and proposing a 3- lot commercial subdivision on 8.4 acres located at the northeast corner of Franklin Road and Locust Grove Road. Lead Agency: City of Meridian Site address: NEC of Locust Grove and Franklin Staff Approval: XXXX, 2017 Applicant: Doug Tamura Kobe LLC 732 Santa Paula Pl. Boise, ID 83712 Staff Contact: Austin Miller Phone: 387-6335 E-mail: amiller@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting to rezone 4.5 acres from C-G to I-L, and proposing a 3-lot commercial subdivision on 8.4 acres located at the northeast corner of Franklin Road and Locust Grove Road. The applicant’s proposal is consistent with the City of Meridian’s comprehensive plan. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Light Industrial District I-L South Medium High-Density Residential District & Rural to Urban Transition District R-15 & RUT East General Retail & Service Commercial District & Rural to Urban Transition District C-G & RUT West General Retail & Service Commercial District C-G 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:  Shallow Creek Subdivision, consisting of 16 high-density residential units, is located on the south side of Franklin Road across from the site and was approved by ACHD in May 2014. 5. Transit: Transit services are available to serve this site, as there is a Valley Ride bus stop at the intersection of Locust Grove Road and Franklin Road. 2 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 6. New Center Lane Miles: The proposed development does not include any centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Integrated Five Year Work Plan (IFYWP) or the District’s Capital Improvement Plan (CIP). B. Traffic Findings for Consideration 1. Trip Generation: The table below lists possible uses of this site and their estimated trip generation per 1,000 square feet, based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. Land Use Daily Trips PM Peak Hour Trips Light Industrial 6.97 0.97 Warehousing 3.56 0.32 Distribution Center 1.68 0.12 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). * Acceptable level of service for a five-lane minor arterial is “E” (1,540 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts.  The average daily traffic count for Franklin Road east of Locust Grove Road was 21,993 on May 23, 2017.  The average daily traffic count for Locust Grove Road north of Franklin road was 26,788 on April 12, 2017. C. Findings for Consideration 1. Franklin Road a. Existing Conditions: Franklin Road is improved with 5-travel lanes, vertical curb, gutter, and 7-foot wide attached sidewalk abutting the site. The right-of-way tapers from 91-feet to 102- Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Franklin Road 580-feet Principal Arterial 1,022 Better than “E” Locust Grove Road 660-feet Minor Arterial 1,213 Better than “E” Lanark Street 580-feet Collector N/A N/A Nola Road 660-feet Local N/A N/A 3 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 feet on Franklin Road abutting the site as you approach the intersection with Locust Grove Road (45-feet to 57-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. 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, arterial street requirements, and specific roadway features required through development. This segment of Franklin Road is designated in the MSM as a Planned Commercial Arterial with 5-lanes and on-street bike lanes, a 71-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Franklin Road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The applicant should be required to correct deficiencies or replace deteriorated facilities abutting the site. 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. 2. Locust Grove Road a. Existing Conditions: Locust Grove Road is improved with 5-travel lanes, vertical curb, gutter, and 7-foot wide sidewalk abutting the site. The right-of-way tapers from 95-feet to 108- feet abutting the site on Locust Grove Road as you approach the intersection with Franklin Road (47-feet to 55-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. 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, arterial street requirements, and specific roadway 4 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 features required through development. This segment of Locust Grove Road is designated in the MSM as an Industrial Arterial with 5-lanes and on-street bike lanes, a 71-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Locust Grove Road abutting the site. d. Staff Comments/Recommendations: The applicant should be required to update the pedestrian ramp at the intersection of Locust Grove Road and Franklin Road to be ADA compliant. The applicant should be required to correct deficiencies or replace deteriorated facilities abutting the site. 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. 3. Lanark Street a. Existing Conditions: Lanark Street is improved with 2-travel lanes (38-feet of pavement), and no curb, gutter or sidewalk abutting the site. There is 58-feet of right-of-way for Lanark Street (28-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 considered for the required street improvements. If there is no typology listed in t he 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. 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. 5 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant Proposal: The applicant is proposing to construct Lanark Street as ½ of a 40-foot street section, with vertical curb, gutter and attached 7-foot wide concrete sidewalk. The applicant is not proposing to dedicate additional right-of-way on Lanark Street abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. 4. Nola Road a. Existing Conditions: Nola Road is improved with 2-travel lanes, and no curb, gutter or sidewalk abutting the site. There is 55 to 63-feet of right-of-way for Nola Road abutting the site (18-feet from centerline). b. Policy: Industrial Roadway Policy: District Policy 7209.2.1 states that the developer is responsible for improving all commercial street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7209.5 states that right-of-way widths for new industrial roadways shall be 50-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking.  A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane.  A 52-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane and on-street parking. Sidewalk Policy: District Policy 7209.5.6 requires concrete sidewalks at least 5-feet wide to be constructed on one side of all industrial streets. If a separated sidewalk is proposed, a parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Half Street Policy: District Policy 7209.2.2 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. c. Applicant’s Proposal: The applicant is proposing to construct Nola Road as ½ of a 36-foot street section with vertical curb, gutter and 5-foot wide attached concrete sidewalk. The proposed alignment from south to north shifts to the west to align with the Nola/Lanark intersection. 6 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The applicant should be required to dedicate right-of-way to extend 2-feet past the back edge of sidewalk abutting the site. 5. Driveways 5.1 Franklin Road a. Existing Conditions: There are two existing 20-foot wide curb return type driveways onto Franklin Road from the site. The driveways are located 263 and 391-feet east of Locust Grove Road (measured centerline-to-centerline). b. Policy Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right- in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400- feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Applicant’s Proposal: The applicant is proposing to retain the 2 existing driveways on Franklin Road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal does not meet District Driveway Location or Successive Driveway policies which require driveways on principal 7 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 arterial roadways to be located a minimum of 355 from the nearest intersection and 400-feet from any other driveway. The existing driveways are 128-feet apart (400-feet required), and the western driveway is located 263-feet east of Locust Grove Road and within the influence area of the Franklin/Locust Grove intersection. The applicant should be required to close the existing driveway on Franklin Road located 263- feet east of Locust Grove with vertical curb, gutter and sidewalk to match the existing improvements. Staff recommends a modification of policy to allow the existing driveway on Franklin Road located 391-feet east of Locust Grove Road (271-feet west of Nola Road) to remain as a right- in/right-out only driveway. This driveway was constructed by ACHD in coordination with the property owner as part of the Locust Grove Road and Franklin Road intersection project. The driveway location was agreed upon at that time and met the spacing requirements at the time of construction. The 129-foot (32%) modification of policy is approved at the Development Services Manager level. To restrict the driveway to right-in/right-out only, the applicant should be required to install a 6” median on Franklin Road. The median should extend a minimum of 75-feet past the edge of the driveway. A median in this location would not restrict any existing driveways on Franklin Road. To make it easier for vehicles to turn right-in and right-out of the driveway, the applicant should widen the driveway to a width of 24 to 30-feet. The driveway should be reconstructed as a curb return type driveway with 30-foot radii and be paved its full width into the site, a minimum of 30-feet beyond the edge of Franklin Road. 5.2 Locust Grove Road a. Existing Conditions: There are two 20-foot wide driveways onto Locust Grove Road from the site, located 248-feet and 362-feet north of Franklin Road. b. Policy Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for 8 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lot s or parcels so that the driver does not need to re-enter the public street system. c. Applicant’s Proposal: The applicant is proposing to retain the 2 existing driveways onto Locust Grove Road from the site. e. Staff Comments/Recommendations: The applicant’s proposal does not meet District Driveway Location and Successive Driveway policies which require driveways on minor arterial roadways to be located a minimum of 355 from the nearest intersection and 330-feet from any other driveway. The existing driveways are 114-feet apart (330-feet required), and the southern driveway is located 248-feet north of Franklin Road within the 355-foot required spacing from the intersection and within the influence area of the Franklin/Locust Grove intersection. Staff recommends a modification of policy to allow the existing driveway on Locust Grove Road located 248-feet north of Franklin Road to remain as a right-in/right-out only driveway. This driveway was constructed by ACHD in coordination with the property owner as part of the Locust Grove Road and Franklin Road intersection project. The driveway location was agreed upon at that time and met the spacing requirements at the time of construction. To restrict the driveway to right-in/right-out only, the applicant should be required to install a 6” median on Locust Grove Road. The median should extend a minimum of 75-feet past the edge of the driveway. A median in this location will restrict an aligned driveway on the west side of Locust Grove Road. This driveway was also constructed by ACHD as part of the intersection project. To make it easier for vehicles to turn right-in and right-out of the driveway, the applicant should widen the southern driveway to a width of 24 to 30-feet. The driveway should be reconstructed as a curb return type driveway with 30-foot radii and be paved its full width into the site, a minimum of 30-feet beyond the edge of Locust Grove Road. The northern driveway was constructed by ACHD as part of the Locust Grove Road and Franklin Road intersection project, and is approved in its current location as a temporary full access driveway. The driveway may be restricted in the future as traffic conditions warrant at the discretion of ACHD. To make it easier for vehicles to enter and exit the temporary full access driveway, the applicant should widen the driveway to a maximum width of 36-feet. The driveway should be reconstructed as a curb return type driveway with 30-foot radii and be paved its full width into the site a minimum of 30-feet beyond the edge of Locust Grove Road. 5.3 Lanark Street a. Existing Conditions: There are no existing driveways on Lanark Street abutting the site. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. 9 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 35 MPH and daily traffic volumes greater than 200 VTD to align or offset a minimum of 285-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. c. Applicant’s Proposal: The applicant is proposing to construct one 36-foot wide driveway onto Lanark Street located approximately 350-feet west of Locust Grove Road (measured centerline-to-centerline). d. Staff Comments/Recommendations: The applicant’s proposal does not meet District successive driveways policy, as the proposed driveway offsets the existing driveway to the north by 33-feet, and should not be approved as proposed. The applicant should be required to construct one 36-foot wide driveway on Lanark Street located in alignment with the existing driveway to the north (approximately 327-feet west of Locust Grove road). The driveway should be constructed as a curb return type driveway with 30-foot radii. The driveway should be paved its full width and a minimum of 30-feet into the site. 5.4 Nola Road a. Existing Conditions: There are no existing driveways on Nola Road abutting the site. b. Policy: Driveway Location Policy: District policy 7209.4.1 requires driveways located near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest street intersection. Successive Driveways: District Policy 7209.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7209.4.3 restricts industrial driveways to a maximum width of 40-feet. Most industrial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7209.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. c. Applicant’s Proposal: The applicant is proposing to construct two 36-foot wide curb return type driveways onto Nola Road located 120-feet and 380-feet south of Lanark Street (measured centerline-to-centerline). 10 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The driveways should be paved their full width and a minimum of 30-feet into the site. 6. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 7. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 8. Cross Access District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. Cross access should be provided between all properties included in this development and should be noted on the final plat. 9. Other Access Franklin Road and Locust Grove Road are classified as arterial roadways; Lanark Street 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. D. Site Specific Conditions of Approval 1. Update the pedestrian ramp at the intersection of Locust Grove Road and Franklin Road to be ADA compliant. 2. Construct Lanark Street as ½ of a 40-foot street section, with vertical curb, gutter and attached 7- foot wide concrete sidewalk. 3. Construct Nola Road as ½ of a 36-foot street section with vertical curb, gutter and 5-foot wide attached concrete sidewalk. 4. Dedicate right-of-way on Nola Road to 2-feet behind the back of sidewalk. 5. Close the existing western driveway on Franklin Road abutting the site with vertical curb, gutter and sidewalk to match the existing improvements. 6. Widen the eastern driveway to a width of 24 to 30-feet. The driveway should be reconstructed as a curb return type driveway with 30-foot radii and be paved its full width into the site, a minimum of 30-feet beyond the edge of Franklin Road. 7. Install a 6” median on Franklin Road to prohibit left-turn movements at the eastern driveway. The median shall extend from Locust Grove Road to the east, a minimum of 75-feet past the far edge of the driveway. 11 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 8. Widen the southern driveway to a width of 24 to 30-feet. The driveway should be reconstructed as a curb return type driveway with 30-foot radii and be paved its full width into the site, a minimum of 30-feet beyond the edge of Locust Grove Road. 9. Install a 6” median on Locust Grove Road to prohibit left-turn movements at the southern driveway. The median shall extend from Franklin Road to the north, a minimum of 75-feet past the far edge of the driveway. 10. Reconstruct the existing northern driveway on Locust Grove Road as a 30 to 36-foot wide curb return type driveway with a minimum of 30-foot radii. The driveway is approved as a temporary full access driveway and may be restricted in the future as traffic conditions warrant at the discretion of ACHD. 11. Construct one 36-foot wide curb return type driveway with 30-foot radii, on Lanark Street located in alignment with the existing driveway to the north (approximately 327-feet west of Locust Grove road). 12. Construct two 36-foot wide driveways on Nola Road located 120-feet and 380-feet south of Lanark Street (measured centerline-to-centerline). 13. Pave all driveways abutting the site their full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 14. Provide cross access between all properties included in this development and note on the final plat. 15. Note on the final plat that direct lot access, other than the access specifically approved with this application, is prohibited to Franklin Road, Locust Grove Road and Lanark Street. 16. Payment of impacts fees are due prior to issuance of a building permit. 17. 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 t he 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 12 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 13 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 VICINITY MAP 14 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 SITE PLAN 15 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 16 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development applic ation to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter:  The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)  The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s)  Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way  Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal  At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company  Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 17 DRAFT Madden Subdivision / MPP17-0035 / H-2017-0121 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 a ppeal 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.