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HomeMy WebLinkAboutPZ - ACHD Staff Report Sara M. Baker, President Rebecca W. Arnold, Vice President Jim D. Hansen, Commissioner Kent Goldthorpe, Commissioner Paul Woods, Commissioner Committed to Service Development Services July 16, 2018 TO: ACHD Board of Commissioners FROM: Mindy Wallace, ACIP SUBJECT: Tanner Creek Subdivision South side of Waltman Lane west of Meridian Road Staff Report for July 25, 2018 Commission Meeting ___________________________________________________________________________________ Executive Summary The applicant is requesting approval of a comprehensive plan amendment, conditional use permit, development agreement modification, rezone, and preliminary plat application to allow for the development of 141 residential building lots and 18 common lots on 38 acres. The conditional use permit application is to allow for the development of 272 multi-family units within the site. This application meets all ACHD policies and the applicant is in agreement on all findings for consideration and site specific conditions of approval. This item is on the consent agenda because staff is recommending that ACHD enter into a Cooperative Development Agreement with the applicant to extend Corporate Drive north of the site, and reconstruct a bridge on Waltman Lane. Both projects have been contemplated for several years with the development of this property, but the property was sold and development delayed. These improvements will benefit existing and future residential and commercial properties in the area between Meridian Road and Linder Road, north of I-84. Recommendation Staff recommends approval of the staff report, as written. Attachment(s): Staff Report COMPASS Check List 1 DRAFT Tanner Creek Subdivision Development Services Department Project/File: Tanner Creek/ MPP18-0014/ H-2018-0023 CPAM, CUP, MDA, RZ, PP This is a comprehensive plan amendment, conditional use permit, development agreement modification, rezone, and preliminary plat application to allow for the development of 141 building lots and 18 common lots on 38 acres. The conditional use permit application is to allow for the development 272 multi-family units within the site. Lead Agency: City of Meridian Site address: Waltman Lane west of Meridian Road Commission Hearing: July 25, 2018 Consent Agenda Applicant: Matt Schultz Schultz Development PO BOX 1115 Meridian, ID 83680 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 a comprehensive plan amendment, conditional use permit, development agreement modification, rezone, and preliminary plat application to allow for the development of 141 residential building lots and 18 common lots on 38 acres. The conditional use permit application is to allow for the development 272 multi-family units within the site. The City of Meridian’s Comprehensive Plan calls for commercial uses on the site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family residential RUT/R-1 South I-84 N/A East Commercial C-G/RUT West Single family residential R-4 2 DRAFT Tanner Creek Subdivision 3. Site History: ACHD previously reviewed this site as Browning Plaza in March of 2008. The requirements of this staff report are not consistent with those of prior action due to a 2011 update to ACHD’s Policy Manual and the proposed land uses are different from those of the prior application. 4. Transit: Transit services are not available to serve this site. 5. New Center Lane Miles: The proposed development includes 0.98 centerline miles of new public road. 6. 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. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Linder Road is listed in the CIP to be widened to 5-lanes from Overland Road to Franklin Road between 2031 and 2035. This does not include funding for ITD’s portion of the I-84 overpass. • The intersection of Linder Road and Franklin Road is listed in the CIP to be widened to 6- lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and signalized between 2021and 2025. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 2,928 vehicle trips per day; 282 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Thompson Engineers, Inc. prepared a traffic impact study for the proposed Tanner Creek Subdivision. Below is an executive summary of the findings as presented by Thompson Engineers, Inc. The executive summary can be found as attachment 3. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Development Review staff. The traffic impact study notes that all study roadways and intersections are anticipated to operate at an acceptable level of service at build-out of the development in 2022. 3 DRAFT Tanner Creek Subdivision 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane collector is “D” (425 VPH). * Acceptable level of service for a three-lane collector is “D” (530 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 Waltman Lane east of Johnson Street was 190 on 10/16/17. • The average daily traffic count for Eider Drive east of Pelican Way was 679 on 10/16/17. • The average daily traffic count for Pelican Way south of Waltman Lane was 679 on 10/16/17. C. Findings for Consideration 1. Corporate Drive Extension The applicant has proposed to enter into a cooperative development agreement (CDA) to construct the extension of Corporate Drive from its current terminus north of Ten Mile Creek to Waltman Lane. The applicant has proposed to make this improvement as part of the first phase of their development (54 building lots). This will provide additional access to the site and the area and provide for additional access while the Ten Mile Creek Bridge on Waltman Lane is reconstructed (see finding no. 2 below). Staff is supportive of the applicant’s proposal to enter into a CDA with ACHD for the construction of the Corporate Drive extension, which will also include the construction of a new bridge over the Ten Mile Creek. ACHD previously acquired the right-of-way to allow for the construction of the Corporate Drive extension. The north of the bride the roadway should be constructed as a 40-foot wide commercial street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalks. The crossing of Ten Mile Creek will require a 58-foot wide bridge with 2-foot parapets. South of the bridge to Waltman Lane Corporate Drive should be constructed with a minimum of 30-feet of pavement, with 3-foot gravel shoulders. Based on traffic information provided by the applicant and reviewed by staff, ACHD should be responsible for 70% of the cost of the Corporate Drive extension and the applicant should be responsible for 30%. The Cooperative Development Agreement should include the roadway and bridge design and construction, as well as allocation of costs (70% ACHD and 30% the applicant). In order to ensure that Corporate Drive will be extended, the following items must be in place prior plans acceptance or the final plat necessitating the improvements. • Cooperative Development Agreement; Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Waltman Lane 1,070-feet Local (proposed collector) 17 N/A (Better than “D”) Eider Drive N/A Local 17 N/A Pelican Way N/A Local 39 N/A 4 DRAFT Tanner Creek Subdivision • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Full design and approved plans for the roadway and bridge. 2. Waltman Lane a. Existing Conditions: Waltman Lane is improved with 2-travel lanes, and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Waltman Lane (30-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. Half Street Policy: District Policy 7206.2.2 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. 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 Proposal: The applicant has proposed to construct a 5-foot wide detached sidewalk on Waltman Lane abutting the site. d. Staff Comments/Recommendations: 5 DRAFT Tanner Creek Subdivision Reclassification of Waltman Lane: Waltman Lane is currently classified as a local street. With this application daily traffic volumes are anticipated to exceed 2,000 vehicle trips per day, exceeding the planning level threshold for local streets. Due to the fact that the traffic volumes are anticipated to exceed 2,000 vehicle trips per day on Waltman Lane, and that the existing function of Waltman Lane is to collect and carry traffic to Meridian Road, staff recommends that Waltman Lane be re-classified as a collector roadway from Meridian Road west to Kearney Avenue and that the Master Street Map be updated to reflect this change. On-Site Improvements: Abutting the site, the applicant should be required to improve Waltman Lane as ½ of a 36-foot wide collector street section, plus 12-feet of additional pavement (to total 30-feet) with vertical curb, gutter, and a 5-foot wide detached (or 7-foot wide attached) concrete sidewalk with a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff constructed on the north side of the roadway. If detached sidewalks are constructed, then the right-of-way may extend to 2-feet behind the back of curb and the sidewalks can be placed in a permanent right-of-way easement. Staff recommends that center left turn lanes be constructed on Waltman Lane at the apartment driveway located approximately 430-feet east of Corporate Drive and at Kearney Avenue. Bridge Crossing: Roadway improvements to Waltman Lane will require the reconstruction of the existing Ten Mile Creek bridge crossing on Waltman Lane. The bridge should be reconstructed as a full 36-foot street section with vertical curb and 5-foot wide attached concrete sidewalks. This will require a 54-foot wide bridge with 2-foot parapets. ACHD is responsible for replacing the existing 28-foot wide bridge, plus the widening to the north to 41- feet; 76%. The applicant is responsible for an additional 13-feet of widening to the south; 24%. The applicant has proposed to replace this bridge after phase 1 improvements have been made, which include the Corporate Drive extension. To ensure the existing Ten Mile Creek bridge crossing on Waltman Lane is improved when necessary and to allocate costs, the applicant should be require to enter into a Cooperative Development Agreement with ACHD. The Cooperative Development Agreement should include bridge design and construction, as well as allocation of costs (76% ACHD and 24% the applicant). In order to ensure that Waltman Lane bridge is constructed, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Full design and approved plans for the bridge. 3. Internal Local Streets a. Existing Conditions: There are no 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. 6 DRAFT Tanner Creek Subdivision 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 7 DRAFT Tanner Creek Subdivision 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 extend 1 stub street into the site, Ruddy Drive, and to construct the entry portion of Ruddy Drive with two 21-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, within 50-feet of right-of- way, and a 5-foot wide attached concrete sidewalk located outside of the right-of-way. The applicant has proposed to construct the entry portion of Kearney Avenue with two 21-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, and a portion of an 8-foot wide planter strip within 60-feet of right-of-way with a 5-foot wide detached concrete sidewalk located outside of the right-of-way. The applicant has proposed to construct all other internal local streets as 33-foot street sections with rolled curb, gutter, and 5-foot wide attached concrete sidewalks within 47-feet of right-of-way. The applicant has proposed to construct an off-set cul-de-sac turnaround at the terminus of SW 7th Street. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy with the exception of the right-of-way with proposed for the entry portion of Ruddy Drive. The right-of- way should extend to 2-feet behind the back of the sidewalk. The center landscape islands on the entry portion of Ruddy Drive and Kearney Avenue should be platted as right-of-way owned by ACHD. The applicant or the future owners association should enter into a license agreement for any landscaping proposed to be located within the islands. The offset cul-de-sac should be designed to provide a minimum radii of 45-feet. 4. Alleys a. Existing Conditions: There are no alleys within the site. b. Policy: Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential 8 DRAFT Tanner Creek Subdivision alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700- feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency’s required block length. Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16- foot alley= 20-feet for back-up space). Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90-degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (as measured centerline to centerline). Alley/Alley Intersection Policy: District policy 7210.3.7.1 states that alley to alley intersection may only be considered or allowed under the specific circumstances identified below: • The lead land use agency supports the land use proposing an alley to alley intersection. • The intersecting alleys provide access to residential uses. On a case by case basis the District will consider allowing the alley to alley intersections for mixed use areas within a development. • For alley/alley intersections, base the sight triangle on the 10x20 and use ACHD Policy 7200 Figure 3, but decrease the driver’s eye location to 10’ from the edge of travel way. • For the horizontal curves in an alley base the clear sight triangle on AASHTO equation 3-38. HSO=R(1-cos(28.65*S/R)). The value for S shall be based on a single vehicle approaching a nonmoving object at 15 mph. • Appropriate radii and site distances are accommodated at the alley/alley intersection. The minimum inside radius at the alley/alley intersection shall be 28-feet and the minimum outside radius shall be 48-feet. The radii at the intersection shall accommodate the planned design vehicle, most typically a sanitary services vehicle. • The sight triangles shall either be identified as common spaces with landscaping restrictions or permanent easements identified on the plat. 9 DRAFT Tanner Creek Subdivision • A coordination meeting is held with the applicable agency staff (fire department, police department, sanitary service provider, land use agency, and ACHD) to discuss and resolve potential issues. • The crossing alley has a maximum block length of 500-feet (measured near edge to near edge of the intersecting streets). The crossing alley shall intersect a public street at each end and shall not terminate at another alley. The crossing alley is the alley that has intersections with two public streets and an intersection with the perpendicular alley. Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local streets, the District may consider a reduced offset if the lead land use agency’s required lot size allows for shorter buildable lots. Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of- way are discouraged and shall not result in dead-end alleys. c. Applicant Proposal: The applicant has proposed to construct three 20-foot alleys within the site. The first alley is proposed to run east/west between Kearney Avenue and Malayan Avenue. The second alley is proposed to run north/south between Jacksnipe Drive and Backwoods Drive. The third alley is proposed to run north from Jacksnipe Drive and curve to the east to intersect Malayan Avenue. d. Staff Comments/Recommendations: The applicant’s proposal to construct three 20-foot wide alleys meets District policy and should be approved, as proposed. All alleys with horizontal curves should be designed using the AASHTO equation 3-38. HSO= R (1 – cos(28.65*S/R)) using S = 80. 5. Roadway Offsets a. Existing Conditions: There are no roadway offsets within the site. b. Policy: Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125- feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant has proposed to construct 1 local street, Kearney Avenue, to intersect Waltman Lane, located approximately 330-feet west of Corporate Drive. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. All of the local streets align or offset by 125-feet. 6. Driveways 6.1 Waltman Lane a. Existing Conditions: There are 5 driveways onto Waltman Lane from the site. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is 10 DRAFT Tanner Creek Subdivision 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 greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. c. Applicant’s Proposal: The applicant has proposed to construct one 24-foot wide full access driveway onto Waltman Lane located approximately 430-feet east of Corporate Drive. All of the existing driveways are proposed to be closed with the construction of curb, gutter, and sidewalk. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 6.2 Malayan Avenue a. Existing Conditions: There are no local streets within the site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 11 DRAFT Tanner Creek Subdivision c. Applicant’s Proposal: The applicant has proposed to construct one 28-foot wide driveway onto Malayan Avenue located 300-feet south of Eider Drive. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. Staff recommends that this driveway be signed for “NO PARKING” as there are single family building lots on either side of the driveway. 7. Parking As part of this application 272 (70 one bedroom and 202 two and three bedroom) apartments are proposed to be constructed on the east side of the site. The applicant has proposed to provide 537 parking stalls for the apartments exceeding the 519 required parking stalls required by the City of Meridian by 18 stalls. Staff is supportive of this proposal as it provides additional parking for residents and visitors of the apartments and will help to prevent on-street parking in the adjacent neighborhood, where single family homes are proposed to be constructed. 8. Traffic Calming As part of this development, the applicant has proposed to extend an existing stub street within The Landing Subdivision, Ruddy Drive, into and through the site to intersect Waltman Lane. This will provide alternative access to the residents of The Landing Subdivision who want an eastbound alternative to using Linder Road. The extension of the stub street is anticipated to increase traffic on Eider Drive, Gander Drive, Pelican Way, and Pintail Drive and may necessitate the need for future traffic calming on those roadways. A speed study and updated traffic counts will be necessary after Ruddy Drive is extended and subdivision is built-out. Staff recommends that the applicant provide a road trust deposit in the amount of $18,000 to pay for future traffic calming on local streets within The Landing Subdivision. The road trust deposit should be provided when Ruddy Drive is extended into the site. 9. Stub Streets a. Existing Conditions: There is one stub street to the site’s west property line, Ruddy Drive. b. Policy: Stub Street Policy: District policy7207.2.4 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. 12 DRAFT Tanner Creek Subdivision c. Applicant Proposal: The applicant has proposed to construct 7th Avenue as a stub street to the north property line to a x acre site, located 130-feet east of the west property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of the stub street stating that “THIS ROADWILL BE EXTENDED IN THE FUTURE”. A temporary turnaround is not required, as the stub street does not extend greater than 150- feet in length. 10. Bridge for Ten Mile Creek Crossing The District will require that the applicant submit the bridge plans for the crossing of the Ten Mile Creek (Cooperate Drive and Waltman Lane) for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 11. 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. 12. 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. 13. Other Access Waltman Lane is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Prior to plan approval and ACHD signature on the first final plat enter into a Cooperate Development Agreement with ACHD for the construction of the Corporate Drive extension, which will also include the construction of a new bridge over the Ten Mile Creek. Construct Corporate Drive north of the bridge as a 40-foot wide commercial street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalks. The crossing of Ten Mile Creek will require a 58-foot wide bridge with 2-foot parapets. South of the bridge construct Corporate Drive with a minimum of 30-feet of pavement and 3-foot wide gravel shoulders. The Cooperative Development Agreement shall include the roadway and bridge design and construction, as well as allocation of costs (70% ACHD and 30% the applicant). 2. In order to ensure that Corporate Drive will be extended, the following items must be in place prior plans acceptance for the first final plat. 13 DRAFT Tanner Creek Subdivision • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Full design and approved plans for the roadway and bridge. 3. Abutting the site, improve Waltman Lane as ½ of a 36-foot wide collector street section, plus 12- feet of additional pavement (to total 30-feet) with vertical curb, gutter, and a 5-foot wide (or 7-foot wide attached) detached concrete sidewalk with a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff constructed on the north side of the roadway. 4. If detached sidewalks are constructed, then the right-of-way may extend to 2-feet behind the back of curb and the sidewalks can be placed in a permanent right-of-way easement. 5. Construct center left turn lanes on Waltman Lane at the apartment driveway located approximately 430-feet east of Corporate Drive and at Kearney Avenue. 6. Reconstruct of the existing Ten Mile Creek bridge crossing on Waltman Lane as a full 36-foot street section with vertical curb and 5-foot wide attached concrete sidewalks. This will require a 54-foot wide bridge with 2-foot parapets. To ensure the existing Ten Mile Creek bridge crossing on Waltman Lane is improved when necessary and to allocate costs, the applicant shall enter into a Cooperative Development Agreement with ACHD. The Cooperative Development Agreement should include bridge design and construction, as well as allocation of costs (76% ACHD and 24% the applicant). 7. In order to ensure that the Waltman Lane bridge is constructed, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Full design and approved plans for the bridge. 8. Install “NO PARKING” signs on Waltman Lane abutting the site. 9. Extend 1 stub street into the site, Ruddy Drive, with two 21-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, within 50-feet of right-of-way, and a 5-foot wide attached concrete sidewalks. 10. Construct 1 local street, Kearney Avenue, to intersect Waltman Lane, 330-feet west of Corporate Drive. 11. Construct the entry portion of Kearney Avenue with two 21-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, and a portion of an 8-foot wide planter strip within 60-feet of right-of-way with a 5-foot wide detached concrete sidewalks. 12. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of-way. 13. Plat all of the center landscape islands as right-of-way owned by ACHD. The applicant or the home owners association shall apply for a license agreement if landscaping is desired within the islands. 14. Construct all other internal local streets as 33-foot street sections with rolled curb, gutter, and 5- foot wide attached concrete sidewalks within 47-feet of right-of-way. 14 DRAFT Tanner Creek Subdivision 15. Construct an off-set cul-de-sac turnaround with a minimum radius of 45-feet at the terminus of SW 7th Street. 16. Construct three 20-foot alleys within the site, located as follows: • One east/west alley to run between Kearney Avenue and Malayan Avenue. • One north/south alley to run between Jacksnipe Drive and Backwoods Drive. • One alley to run north from Jacksnipe Drive and curve to the east to intersect Malayan Avenue. 17. All alleys with horizontal curves shall be designed using the AASHTO equation 3-38. HSO= R (1 – cos(28.65*S/R)) using S = 80. 18. Construct one 24-foot wide full access driveway onto Waltman Lane located approximately 430- feet east of Corporate Drive. 19. Construct one 28-foot wide driveway onto Malayan Avenue located 300-feet south of Eider Drive. Sign this driveway for “NO PARKING”. 20. Construct 1 stub street to the north, 7th Avenue, located 130-feet east of the west property line. Install a sign at the terminus of the stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 21. Provide a road trust deposit in the amount of $18,000 to pay for future traffic calming on local streets within The Landing Subdivision provided when Ruddy Drive is extended into the site. 22. Other than access specifically approved with this application direct lot access to Waltman Lane is prohibited and shall be noted on the final plat. 23. Payment of impact fees is due prior to issuance of a building permit. 24. 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 15 DRAFT Tanner Creek Subdivision 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. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Traffic Impact Study 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines 16 DRAFT Tanner Creek Subdivision VICINITY MAP 17 DRAFT Tanner Creek Subdivision SITE PLAN 18 DRAFT Tanner Creek Subdivision Traffic Impact Study Summary 19 DRAFT Tanner Creek Subdivision 20 DRAFT Tanner Creek 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. 21 DRAFT Tanner Creek 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. 22 DRAFT Tanner Creek Subdivision Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 11:00 a.m. 2 days prior to the Commission’s next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. Communities in Motion 2040 Development Review The Community Planning Association of Southwest Idaho (COMPASS) is the metropolitan planning organization (MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to evaluate whether land developments are consistent with the goals of Communities in Motion 2040 (CIM 2040), the regional long-range transportation plan for Ada and Canyon Counties. This checklist is not intended to be prescriptive, but rather a guidance document based on CIM 2040 goals. Recommendations This proposal exceeds growth forecasted for this area. Transportation infrastructure may not be able to support the new transportation demands. The site is not currently served by public transportation. The ValleyConnect 2.0 Growth scenario proposes bus service along Meridian Road with 20-minute frequencies in the peak hours to connect northwest Boise and Kuna via the Meridian Village. The location is an infill site in an employment-centric area, with thousands of jobs within a mile of the site. Additionally, it is within a walkable or bikeable distance to the downtown Meridian Major Activity Center. This location may reduce trip length and encourage bicycle and pedestrian use. The proposal encourages non-motorized travel via a shared pathway along the Ten Mile Creek and 10’ pedestrian bridge. More information about COMPASS and Communities in Motion 2040: Web: www.compassidaho.org Email info@compassidaho.org More information about the development review process: http://www.compassidaho.org/dashboard/devreview.htm Development Name: Tanner Creek (H-2018-0023) Agency: Meridian CIM Vision Category: Mixed Use New households: 272 New jobs: 0 Exceeds CIM forecast: YES Farmland contributes to the local economy, creates additional jobs, and provides food security to the region. Development in farm areas decreases the productivity and sustainability of farmland. Farmland consumed: No Farmland within 1 mile: 107 acres Housing within 1 mile: 2,777 Jobs within 1 mile: 7,775 Jobs/Housing Ratio: 2.8 Nearest bus stop: 0.9 miles Nearest public school: 1.4 miles Nearest public park: 0.7 miles Nearest grocery store: 0.5 miles CIM Corridor: N/A Pedestrian level of stress: N/A Bicycle level of stress: N/A A good jobs/housing balance – a ratio between 1 and 1.5 – reduces traffic congestion. Higher numbers indicate the need for more housing and lower numbers indicate an employment need. Residents who live or work less than ½ mile from critical services have more transportation choices. Walking and biking reduces congestion by taking cars off the road, while supporting a healthy and active lifestyle. Level of Stress considers facility type, number of vehicle lanes, and speed. Roads with G or PG ratings better support bicyclists and pedestrians of all ages and comfort levels. Nearest police station: 1 mile Nearest fire station: 1.2 miles Developments within 1.5 miles of police and fire stations ensure that emergency services are more efficient and reduce the cost of these important public services.