Loading...
HomeMy WebLinkAboutPZ - ACHD 1 Turf Farm Subdivision Development Services Department Project/File: Turf Farm Subdivision/ MPP17-0041/ H-2017-0149 AZ, PP This is an annexation and preliminary plat application to allow for the development of 120 building lots and 11 common lots on approximately 35 acres. Lead Agency: City of Meridian Site address: NEC of Eagle and Lake Hazel Roads Staff Approval: December 28, 2017 Applicant: Mike Wardle Brighton Corporation 12601 W. Explore Drive, #200 Boise, ID 83713 Representative: Same as above Staff Contact: Mindy Wallace, AICP Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation and preliminary plat application consisting of 120 single family lots and 11 common lots on approximately 35 acres. The applicant’s proposal is consistent with the City of Meridian’s Future Land Use Map which calls for residential land uses on the site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family residential R-8 South Rural urban transitional RUT East Single family residential R-8 West Rural urban transitional RUT 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: • Hill’s Century Farm Subdivision, consisting of 675 single family lots, 47 common lots, and 1 school site and located directly north of the site, was approved by ACHD on November 7, 2014 and is in various stages of the development. 5. Transit: Transit services are not available to serve this site. 2 Turf Farm Subdivision 6. New Center Lane Miles: The proposed development includes 1.07 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Eagle Road is listed in the IFYWP to be widened to 5 lanes between Amity Road and Victory Road, this project also includes widening the Amity Road/Eagle Road intersection to a dual lane roundabout with design scheduled to begin in 2018 and construction in 2021. • Amity Road is listed in the CIP to be widened to 5 lanes between Locust Grove Road and Eagle Road between 2022 and 2026. • Eagle Road is listed in the CIP to be widened to 5 lanes between Lake Hazel Road and Amity Road between 2022 and 2026. • Lake Hazel Road is listed in the CIP to be widened to 3 lanes between Locust Grove and Eagle Road between 2026 and 2030. • Lake Hazel Road is listed in the CIP to be widened to 3 lanes between Eagle Road and Cloverdale Road between 2021 and 2035. • The intersection of Lake Hazel Road and Eagle Road is listed in the CIP to be widened to 6 lanes on the north leg, 6 lanes on the south, and 7 lanes on the east leg and 7 lanes on the west leg, and signalized between 2027 and 2031. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,142 vehicle trips per day; 120 additional vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. 2. Traffic Impact Study Typically a traffic impact study would be required for this application, however, this preliminary plat is an extension of the Hill’s Century Farm Subdivision, which is required to provide updated traffic impact studies. This site will be included as part of the next traffic impact for Hill’s Century Farm which is anticipated to be completed in the spring of 2018, once Howry Lane is extended to Amity Road and site generated traffic distribution can be evaluated. Based on the finding and recommendations of the updated traffic impact study additional improvements may be required at the Eagle Road/Woodsman Way intersection. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Amity Road N/A Principal Arterial 411 Better than “E” Eagle Road 1,030-feet Principal Arterial 322 Better than “E” Lake Hazel Road 950-feet Principal Arterial 394 Better than “E” Taconic Drive N/A Collector 54 Better than “D” 3 Turf Farm Subdivision * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a two-lane collector is “D” (425 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Amity Road west of Eagle Road was 6,285 on 11/10/16. • The average daily traffic count for Eagle Road south of Taconic Drive was 5,625 on 10/20/2016. • The average daily traffic count for Lake Hazel Road east of Eagle Road was 6,177 pm 12/8/15. • The average daily traffic count for Taconic Drive west of Eagle Road was 922 on 10/20/2016. C. Findings for Consideration 1. South Meridian Transportation Study The South Meridian Transportation Plan (SMTP) is a long range planning tool developed to plan for future growth in the South Meridian Area by identifying future roadway, intersection, and corridor needs. The SMTP provides a framework for future roadway improvements based on the land use designations. The plan also investigates alternative transportation solutions including pedestrian and bicycle pathways. The plan was created in collaboration the City of Meridian and was adopted by the ACHD Commission in May of 2009. The SMTP recommends preserving right-of-way for future widening of Eagle Road to 5-lanes and preserving right-of-way for the future widening of Lake Hazel Road to 5-lanes and the construction of 7-foot wide detached sidewalks on Lake Hazel Road. 2. Eagle Road a. Existing Conditions: Eagle Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 65-feet of right-of-way for Eagle Road (25-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. 4 Turf Farm Subdivision No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Eagle Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate 23 additional feet of right-of-way, to total 48-feet from centerline and to construct a 5-foot wide detached concrete sidewalk on Eagle Road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The 5-foot wide detached concrete sidewalks should be located a minimum of 41-feet from the centerline of Eagle Road abutting the site. The applicant should be required to provide a permanent right-of-way easement for the sidewalks located outside of the dedicated right-of-way. The applicant should be required widen the pavement on Eagle Road to a minimum width of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. 3. Lake Hazel Road a. Existing Conditions: Lake Hazel 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 Lake Hazel Road (25-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. 5 Turf Farm Subdivision Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Lake Hazel Road is designated in the MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate 23 additional feet of right -of-way to total 48-feet of right-of-way from the centerline of Lake Hazel Road abutting the site. The applicant has proposed to construct a 5-foot wide detached concrete sidewalk on Lake Hazel Road abutting the site. d. Staff Comments/Recommendations: Consistent with the MSM the applicant should be required to dedicated 50-feet of right-of-way from the centerline of Lake Hazel Road abutting the site. The SMTP required 7-foot wide detached sidewalks on Lake Hazel Road. Consistent with the SMTP the applicant should be required to construct 7-foot wide detached concrete sidewalks on Lake Hazel Road abutting the site. The 7-foot wide detached concrete sidewalk should be located a minimum of 42-feet from the centerline of Lake Hazel Road abutting the site. The applicant should be required widen the pavement on Lake Hazel Road to a minimum width of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. 6 Turf Farm Subdivision 4. 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. 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- 7 Turf Farm Subdivision of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant has proposed to construct Woodsman Way, with two 20-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8- foot wide planter strip, and 5-foot wide detached concrete sidewalks within 81-feet of right-of- way. The applicant has proposed to construct all of the other internal local streets as 33-foot street sections with rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-of-way. The applicant’s proposed to construct 2 cul-de-sac turnarounds within the site; one at the terminus of Tindaris Place and the other at the terminus of Berghan Court. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to plat the center landscape island as right-of-way owned by ACHD. The applicant or the future home owners association should enter into a license agreement for any landscaping proposed in the island. The applicant may reduce the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement for the detached sidewalks. The applicant should be required to construct the 2 cul-de-sac turnarounds with a minimum radius of 45-feet. 8 Turf Farm Subdivision 5. Roadway Offsets a. Existing Conditions: There are no roadway offsets within the site. b. Policy: Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways as identified in Table 1b (7205.4.7). Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). Local Offset Policy: 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 new local street, Woodsman Way, to intersect Eagle Road located at the ¼ mile north of Lake Hazel Road and ¼ mile south of Taconic Drive. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. 6. Stub Streets a. Existing Conditions: There is one existing stub street, Tindaris Avenue, which stubs to the site’s north property line. b. Policy: Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to extend Tindaris Avenue into the site and to construct 1 stub street to the south, located approximately 240-feet east of Eagle Road (illustrated in Attachment 3). 9 Turf Farm Subdivision Staff Comments/Recommendations: The applicant’s proposal to construct a stub street to the south meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The applicant should be required to construct a temporary cul-de-sac turnaround at the terminus of the stub street, as it extends greater than 150-feet in length. The temporary cul- de-sac turnaround should be paved and constructed to the same dimensional as a stand cul- de-sac. Additionally, the applicant should be required to dedicate a 47-foot wide portion of Block 2 Lot 39 as right-of-way which would stub to the site’s west property line. This would allow the adjacent parcel to develop with a loop type roadway instead of a cul-de-sac increasing connectivity between the sites. The applicant may enter into a license agreement with the District to landscape the right-of-way. 7. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 8. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 10 Turf Farm Subdivision 9. Other Access Eagle Road and Lake Hazel Road are classified as principal arterial 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. Dedicate additional right-of-way on Eagle Road to total 48-feet from centerline, as proposed. 2. Construct a 5-foot wide detached concrete sidewalk on Eagle Road located a minimum of 41-feet from the centerline of the roadway abutting the site. Provide a permanent right-of-way easement for the sidewalks located outside of the dedicated right-of-way. 3. Widen the pavement on Eagle Road to a minimum width of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. 4. Dedicate additional right-of-way to total 50-feet of right-of-way from the centerline of Lake Hazel Road abutting the site. 5. Construct a 7-foot wide detached sidewalk on Lake Hazel Road located a minimum of 42-feet from the centerline of the roadway. Provide a permanent right-of-way easement for the sidewalks located outside of the dedicated right-of-way. 6. Widen the pavement on Lake Hazel Road to a minimum width of 17-feet from centerline plus a 3- foot wide gravel shoulder adjacent to the entire site. 7. Construct Woodsman Way, to intersect Eagle Road located at the ¼ mile north of Lake Hazel Road and ¼ mile south of Taconic Drive, as proposed. 8. Construct Woodsman Way, with two 20-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalks within 81-feet of right-of-way, as proposed. Plat the center landscape island as right-of- way owned by ACHD. The applicant or the future home owners association shall enter into a license agreement for any landscaping proposed in the island. The applicant may reduce the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement for the detached sidewalks. 9. Construct all of the other internal local streets as 33-foot street sections with rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-of- way, as proposed. The applicant may reduce the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement for the detached sidewalks. 10. Construct cul-de-sac turnarounds with a minimum radius of 45-feet at the terminus of Tindaris Place and Berghan Court, as proposed. 11. Construct 1 stub street to the south, located approximately 240-feet east of Eagle Road, as proposed (see attachment 3). Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 12. Construct a temporary cul-de-sac turnaround at the terminus of the stub street, as it extends greater than 150-feet in length. The temporary cul-de-sac turnaround should be paved and constructed to the same dimensional as a stand cul-de-sac. 13. Dedicate a 47-foot wide portion of Block 2 Lot 39 as right-of-way to stub to the site’s west property line. Enter into a license agreement with the District to landscape the right-of-way. 14. Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and Lake Hazel Road and should be noted on the final plat. 11 Turf Farm Subdivision 15. Payment of impact fees is due prior to issuance of a building permit. 16. 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 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. 12 Turf Farm Subdivision 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. Stub Street Location 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines VICINITY MAP 13 Turf Farm Subdivision SITE PLAN 14 Turf Farm Subdivision Stub Street Location 15 Turf Farm 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. 16 Turf Farm 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. 17 Turf Farm 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.