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HomeMy WebLinkAboutCC - ACHD Revised Staff Report1 Charlene Way From:Sonya Allen Sent:Monday, February 26, 2018 1:32 PM To:Barbara Shiffer; C.Jay Coles; Charlene Way; Christopher Johnson Subject:FW: MPP18-0003/H-2017-0170 Oaks West Subdivision Attachments:MPP18-0003 Oaks West Revised Staff Report.pdf From: Dawn Battles [ mailto:Dbattles@achdidaho.org ] Sent: Monday, February 26, 2018 9:36 AM To: 'tmokwa@hayden-homes.com' Cc: 'es-beckym@qwestoffice.net'; Sonya Allen; Bill Parsons Subject: RE: MPP18-0003/H-2017-0170 Oaks West Subdivision I revised the staff report to show that Quintale Drive is only a collector street from McDermott Road to Trident Avenue. The changes I made are in the following areas of the report: Section 5c. 11. Other Access D Site Specific Condition #8 Thanks, Daw Daw Daw Daw n Battles n Battles n Battles n Battles Planner Planner Planner Planner Ada County Highway District 3775 Adams St. Garden City, ID 83714 Tel:208.387.6218 dbattles@achdidaho.org "We drive quality transportation for all Ada County-Anytime…Anywhere!" From: Dawn Battles Sent: Wednesday, February 14, 2018 4:14 PM To: tmokwa@hayden-homes.com Cc: es-beckym@qwestoffice.net ; sallen@meridiancity.org ; bparsons@meridiancity.org Subject: MPP18-0003/H-2017-0170 Oaks West Subdivision I have made the changes to the Oaks West report as requested; therefore, here is the finalized report for the request located at 4730 N. McDermott Road. Please let me know if you have any questions. Thanks, 2 Dawn Battles Dawn Battles Dawn Battles Dawn Battles Planner Planner Planner Planner Ada County Highway District 3775 Adams St. Garden City, ID 83714 Tel:208.387.6218 dbattles@achdidaho.org "We drive quality transportation for all Ada County-Anytime…Anywhere!" 1 Oaks West / MPP18-0003/ H-2017-0170 Development Services Department Project/File: Oaks West Subdivision/ MPP18-0003/ H-2017-0170 The applicant is requesting a comprehensive plan amendment, a development agreement modification, rezone, and preliminary plat approval for Oaks West Subdivision. The proposed subdivision consists of 100 residential lots on 31 acres. Lead Agency: City of Meridian Site address: 4730 N. McDermott Road Staff Approval: February 14, 2018 Applicant: Hayden Homes Idaho, LLC 1406 N. Main Street, Suite 109 Meridian, ID 83642 Representative: Becky McKay Engineering Solutions, LLP 1029 N. Rosario Street, Suite 100 Meridian, ID 83642 Staff Contact: Dawn Battles Phone: 387-6218 E-mail: dbattles@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting a comprehensive plan amendment, a development agreement modification, a rezone the portion of the site from L-O (Limited Office District to R-8 (Medium Density Residential), and a preliminary plat consisting of 100 residential lots 20 common lots and 2 other lots for a well and lift station on 31 acres. The applicant’s proposal is consistent with the comprehensive plan for the City of Meridian. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium-Density & Medium High-Density Residential R-8 & R-15 South Medium-Density Residential R-8 East Medium Low-Density & Medium-Density Residential R-4 & R-8 West Rural Urban Transition RUT 3. Site History: ACHD Commission previously reviewed this site as The Oaks Subdivision in December 2013. The requirements of this staff report are generally consistent with those of the prior action. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 2 Oaks West / MPP18-0003/ H-2017-0170 • Jump Creek, a 318 lot single family subdivision with 2 multi-family building lots (76 units) is located to the northeast of the site and was approved by the ACHD Commission October 15, 2014. • Bridgetower Estates (formerly Volterra), a 613-lot mixed use subdivision is located northeast of the site and was approved by the ACHD Commission in September 2005 and is in various stages of construction. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.96 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). • Black Cat Road is listed in the CIP to be widened to 3-lanes from Ustick Road to US Hwy 20/26 (Chinden Boulevard) between 2021 and 2025. • McMillan Road is listed in the CIP to be widened to 3-lanes from Star 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 McMillan Road and Black Cat Road is listed in the CIP to be constructed as a multi-lane roundabout with 4-lanes on the north and south legs, and 2-lanes on the west and east legs between 2026 and 2030. • The intersection of McMillan Road and Star Road is listed in the CIP to be constructed as a multi-lane roundabout with 4-lanes on the north leg, 3-lanes on the south leg, 3-lanes on the east leg, and 3-lanes on the west leg between 2031 and 2035. • The intersection of Black Cat Road and Ustick Road is listed in the CIP to be constructed as a dual-lane roundabout with 4-lanes on the north, south, west and east legs between 2021 and 2025. • The intersection of Black Cat Road and US Highway 20/26 (Chinden Boulevard) is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south leg, 6-lanes on the east leg, and 6-lanes on the west leg and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 952 vehicle trips per day; 100 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) 3 Oaks West / MPP18-0003/ H-2017-0170 * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). * Acceptable level of service for a two-lane collector is “D” (425 VPH). ** ACHD does not set level of service thresholds for State Highways. 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 Chinden Boulevard west of Black Cat Road was 17,464 on July 7, 2015. • The average daily traffic count for McMillan Road west of Black Cat Road was 3,265 on August 16, 2016. • The average daily traffic count for McDermott Road south of Ustick Road was 572 on March 16, 2010. • The average daily traffic count for Black Cat Road north of Ustick Road was 4,131 on October 27, 2015. C. Findings for Consideration 1. Phase 1 Improvements for The Oaks The proposed preliminary plat for Oaks West includes 100-single family building lots and 2 other lots for a Well and a Lift Station. There are currently 233-platted single-family lots within The Oaks Subdivision that will generate 2,218 vehicle trips per day. The 952 vehicle trips per day that are generated from the 100-single family building lots in Oaks West Subdivision counts towards the 5,157 total vehicle trips per day (3,170 VTD total for The Oaks and Oaks West Subdivision) allowed before traffic mitigation is to be constructed for Traffic Phase 1 mitigation pictured below. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project **Chinden Boulevard US 20/26 0-feet Expressway 918 N/A N/A McMillan Road 1,093-feet Minor Arterial 267 Better than “E” Better than “E” McDermott Road 1,024-feet Collector 36 Better than “D” Better than “D” 4 Oaks West / MPP18-0003/ H-2017-0170 5 Oaks West / MPP18-0003/ H-2017-0170 2. SH-16 Extension The Idaho Transportation Department is in the process of designing the Idaho 16, I-84 to South Emmett Corridor. The project is planned to extend Idaho 16 south from Idaho 44 (State Street) to connect to I-84 between Nampa and Meridian. As western Ada County and eastern Canyon County develop, the ability to move traffic north-south is a primary concern. A connection between the highways requires a new crossing over the Boise River. Access options for I-84 are limited by the existing Garrity Interchange west of McDermott Road and the Ten Mile Road Interchange to the east. This project is anticipated to greatly improve north-south mobility in western Ada County and eastern Canyon County. Staff Comments/Recommendations: The applicant has coordinated and planned for the SH-16 extension with the Idaho Transportation Department (ITD) and ACHD. As such, the applicant has planned for the future right-of-way dedication to accommodate the future McMillan Road overpass at SH-16. Staff is supportive of the applicant’s pro-active approach in planning for the future SH- 16 extension. 3. McMillan Road a. Existing Conditions: McMillan Road is improved with 2-travel lanes, 24-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 48-feet of right-of-way for McMillan Road (25-feet from centerline). b. Policy: 6 Oaks West / MPP18-0003/ H-2017-0170 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 Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. 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. 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). 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. 7 Oaks West / MPP18-0003/ H-2017-0170 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 McMillan Road is designated in the MSM as a Residential Arterial 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 additional right-of-way to total 37-feet from centerline of McMillan Road abutting the site. The applicant is proposing to improve McMillan Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a borrow ditch and 5-foot wide detached sidewalk. The applicant is proposing to provide a permanent easement for the public sidewalk placed outside of the dedicated right-of-way. The easement encompasses the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. 4. McDermott Road a. Existing Conditions: McDermott Road is improved with 2-travel lanes, 24-feet of pavement 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 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. 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. 8 Oaks West / MPP18-0003/ H-2017-0170 Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of 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 additional right-of-way to total 37-feet from centerline of McDermott Road abutting the site. The applicant is proposing to improve McDermott Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a borrow ditch and 5-foot wide detached sidewalk. The applicant is proposing to provide a permanent easement for the public sidewalk placed outside of the dedicated right-of-way. The easement encompasses the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. d. Staff Comments/Recommendations: The applicant’s proposal to dedicate additional right- of-way to total 37-feet from centerline of McDermott Road abutting the site should be approved as proposed. The applicant’s proposal for improvements to McDermott Road does not meet District policy due to the fact that this section of McDermott Road between Ustick and Chinden Boulevard was modified in the Master Street Map (MSM) as a 3 lane collector roadway with the Oaks Subdivision application consisting of a 46-foot street section with vertical curb, gutter, and 5- foot wide detached concrete sidewalk within 74-feet of right-of-way. Staff recommends a modification of our policy because when State Highway 16 is constructed to the west and the overpass for McMillan Road is installed; the portion of McDermott Road north of Quintale Drive will be abandoned. The applicant should improve McDermott Road from McMillan Road south to Quintale Drive with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a borrow ditch and 5-foot wide detached sidewalk and construct McDermott Road from Quintale Drive south abutting the site as ½ of a 46-foot street section with vertical curb, gutter and 5-foot wide detached sidewalk within 74-feet of right-of-way. 5. Trident Avenue & Quintale Drive a. Existing Conditions: There are no collectors constructed on the site. There is 1 existing stub street, Quintale Drive, located at the east property line that will continue into the site. 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 9 Oaks West / MPP18-0003/ H-2017-0170 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. c. Applicant’s Proposal: The applicant is proposing to construct a new north/south collector, Trident Avenue, located 200-feet west of the east property line as a 36-foot street section with vertical curb, gutter, an 8-foot planter strip and 5-foot wide detached concrete sidewalk within 50-feet of right-of-way and a permanent easement will be provided for a portion of the planter strip and sidewalk including 2-feet behind the back edge of sidewalk. The applicant is proposing to construct a new east/west collector, Quintale Drive, from McDermott Road to Trident Avenue as a 36-foot street section with vertical curb, gutter, an 8- foot planter strip and 5-foot wide detached concrete sidewalk within 50-feet of right-of-way and a permanent easement will be provided for a portion of the planter strip and sidewalk including 2-feet behind the back edge of sidewalk. Quintale Drive is a local street east of Trident Avenue. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved. The applicant should provide a permanent right-of-way easement for any public sidewalk 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 sidewalk. 6. Internal Local Roadways a. Existing Conditions: There are no local roadways constructed internal to 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. 10 Oaks West / MPP18-0003/ H-2017-0170 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 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-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 wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the 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 11 Oaks West / MPP18-0003/ H-2017-0170 written approval of the agency providing emergency fire service for the area where the development is located. c. Applicant’s Proposal: The applicant is proposing to construct all internal local streets as 34- foot street sections with curb, gutter, 8-foot wide planter strip and 5-foot wide detached sidewalk within 38-feet of right-of-way and a permanent easement will be provided for a portion of the planter strip and sidewalk including 2-feet behind the back edge of sidewalk. The applicant is proposing to construct a cul-de-sac at the terminus of Los Flores Court. d. Staff Comments/Recommendations: The applicant’s proposal to construct all internal local streets as 34-foot street sections with curb, gutter, 8-foot wide planter strip and 5-foot wide detached sidewalk within 38-feet of right-of-way and a permanent easement will be provided for a portion of the planter strip and sidewalk including 2-feet behind the back edge of sidewalk does not meet District policy and should not be approved as proposed. The applicant should be required to construct all local internal streets as 33-foot street sections with curb, gutter, and an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within 47-feet of right-of-way. The applicant should be required to provide a permanent right-of-way easement for public sidewalks 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. The applicant should be required to construct the cul-de-sac at the terminus of Los Flores Court with a minimum turning radius of 45-feet. 7. Roadway Offsets a. Existing Conditions: There are no roads constructed internal to the site. b. Policy: 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). Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. 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. c. Applicant’s Proposal: The applicant is proposing to construct a new collector street, Trident Avenue, to intersect McMillan Road located approximately 918-feet east of McDermott Road (measured centerline-to-centerline). The applicant is proposing to construct a new collector street, Quintale Drive, to intersect McDermott Road located approximately 500-feet south of McMillan Road (measured centerline-to-centerline). d. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy for spacing requirements, as the collector road intersection for Trident Avenue does not provide 1,320-feet offset from McDermott Road and Quintale Drive does not provide an offset of 1,320 feet from McMillan Road; however, staff recommends a modification of policy to allow the collector streets to be located as proposed due to the fact the new collector streets are located out of the influence area of the intersection, they meet spacing requirements from all other public streets, and both new collector streets will create minimal traffic volumes. The 12 Oaks West / MPP18-0003/ H-2017-0170 30% modification of policy is approved at the Development Services Manager’s level of authority and the 62% modification of policy is approved at the Director’s level of authority. 8. Driveways 8.1 McDermott Drive a. Existing Conditions: There are two existing driveways from the site onto McDermott road located approximately 690-feet and 770-feet from McMillan Road (measured centerline-to- centerline). b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 50 MPH and daily traffic volumes less than 100 VTD to align or offset a minimum of 150-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant’s Proposal: The applicant is proposing that the two paved existing driveways from the site onto McDermott Road are to remain. d. Staff Comments/Recommendations: The applicant's proposal does not meet District Successive Driveway policy because they do not align or offset another driveway by 150-feet; however, staff recommends a modification of policy to allow the driveways to remain as proposed due to the fact that they serve a well site and a lift station for the City of Meridian, and they are low volume traffic driveways. 8.2 Trident Avenue 13 Oaks West / MPP18-0003/ H-2017-0170 e. Existing Conditions: Trident Avenue is not currently constructed. f. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes less than 100 VTD to align or offset a minimum of 150-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. g. Applicant’s Proposal: The applicant is proposing to construct a 25-foot wide shared driveway onto Trident Avenue located approximately 220-feet south of McMillan Road (measured centerline-to-centerline). h. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The applicant should pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 9. 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. 14 Oaks West / MPP18-0003/ H-2017-0170 10. 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. Other Access McMillan Road is classified as minor arterial roadway; McDermott Road, Trident Avenue and Quintale Drive west of Trident Avenue 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. Dedicate additional right-of -way to total 37-feet from centerline of McMillan Road abutting the site. 2. Improve McMillan Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a borrow ditch and 5-foot wide detached sidewalk. 3. Dedicate additional right-of -way to total 37-feet from centerline of McDermott Road abutting the site. 4. Improve McDermott Road from McMillan Road south to Quintale Drive with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a borrow ditch and 5-foot wide detached sidewalk. 5. Construct McDermott Road from Quintale Drive south abutting the site as ½ of a 46-foot street section with vertical curb, gutter and 5-foot wide detached sidewalk. 6. Provide a permanent easement for any public sidewalk placed outside of the dedicated right-of- way on McMillan Road and McDermott Road. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. 7. Construct the new north/south collector, Trident Avenue, located 200-feet west of the east property line as a 36-foot street section with vertical curb, gutter, an 8-foot planter strip and 5-foot wide detached concrete sidewalk within 50-feet of right-of-way. The right-of -way width can be reduced to 2-feet behind the back of curb if the applicant constructs the detached sidewalk as proposed. 8. Construct a new east/west collector, Quintale Drive, from McDermott Road to Trident Avenue as a 36-foot street section with vertical curb, gutter, an 8-foot planter strip and 5-foot wide detached concrete sidewalk within 50-feet of right-of-way. The right-of-way width can be reduced to 2-feet behind the back of curb if the applicant constructs the detached sidewalk as proposed. 9. Construct Trident Avenue to intersect McMillan Road located approximately 918-feet east of McDermott Road. 10. Construct Quintale Drive through the site to intersect McDermott Road located approximately 500- feet south of McMillan Road. 11. Provide a permanent easement for any public sidewalk placed outside of the dedicated right-of- way on Trident Avenue and Quintale Drive. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. 12. Construct all local internal streets as 33-foot street sections with curb, gutter, and an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within 47-feet of right-of-way. The right- 15 Oaks West / MPP18-0003/ H-2017-0170 of -way width can be reduced to 2-feet behind the back of curb if the applicant constructs the detached sidewalk as proposed. 13. Construct the cul-de-sac at the terminus of Los Flores Court with a minimum turning radius of 45- feet. 14. Provide a permanent right-of-way easement for public sidewalks placed outside of the dedicated right-of-way on the local streets. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. 15. The two existing paved driveways from the site onto McDermott Road located approximately 690- feet and 770-feet from McMillan Road are to remain open. 16. Construct a 25-foot wide shared driveway onto Trident Avenue located approximately 220-feet south of McMillan Road. Pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 17. Direct lot access is prohibited to McMillan Road, McDermott Road, Trident Avenue and Quintale Drive other than the access specifically approved with this application and shall be noted on the final plat. 18. Payment of impact fees is due prior to issuance of a building permit. 19. 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 16 Oaks West / MPP18-0003/ H-2017-0170 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. Appeal Guidelines 17 Oaks West / MPP18-0003/ H-2017-0170 VICINITY MAP 18 Oaks West / MPP18-0003/ H-2017-0170 SITE PLAN 19 Oaks West / MPP18-0003/ H-2017-0170 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. 20 Oaks West / MPP18-0003/ H-2017-0170 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. 21 Oaks West / MPP18-0003/ H-2017-0170 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.