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HomeMy WebLinkAboutPZ - ACHD Staff ReportSara M. Baker, President Rebecca W. Arnold, Vice President Jim D. Hansen, Commissioner Kent Goldthorpe, Commissioner Paul Woods, Commissioner _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org August 8, 2018 To: Engineering Solutions, LLP Becky McKay 1029 N Rosario Street, Ste. 100 Meridian, ID 83642 Subject: Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP 943 W McMillan Road On August 8, 2018 the Ada County Highway District staff acted on your application for the above referenced project. The attached report includes site specific conditions of approval. If you have any questions, please feel free to contact me at (208) 387-6171. Sincerely, Stacey Yarrington Planner III Development Services Ada County Highway District CC: Project File City of Meridian (via email) 4345 Linder Road, LLC (via email) 1 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP Development Services Department Project/File: Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP This is a rezone to R-4 and a preliminary plat consisting of 128 single-family lots on 40.6-acres. Lead Agency: City of Meridian Site address: 943 W McMillan Road Staff Approval: August 8, 2018 Applicant: 4345 Linder Road, LLC Todd Amyx 13967 Wainwright Drive, Ste. 102 Boise, ID 83713 Representative: Engineering Solutions, LLP Becky McKay 1029 N Rosario Street, Ste. 100 Meridian, ID 83642 Staff Contact: Stacey Yarrington, Planner III Phone: 387-6171 E-mail: syarrington@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a rezone from RUT (Rural Urban Transition) to R-4 (Medium-low residential) and a preliminary plat consisting of 128 single-family lots located on 40.6-acres. The applicant’s proposal is consistent with the City of Meridian’s comprehensive plan. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium Residential R-8 South Medium Residential R-8 East Limited Office, Medium Residential L-O, R-8 West Medium Residential R-8 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Decatur Estates, a 99-lot single family development located west of the site is in various phases of development and was approved by ACHD in April 2015. 2 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 1.34 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): • Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Ustick Road to McMillan Road in 2021. • Linder Road is listed in the CIP to be widened to 5-lanes from McMillan Road to SH-20/26- Chinden Boulevard between 2021 and 2025. • McMillan Road is listed in the CIP to be widened to 3-lanes from Ten Mile Road to Linder Road between 2031 and 2035. • McMillan Road is listed in the CIP to be widened to 3-lanes from Linder Road to Meridian Road between 2031 and 2035. • McMillan Road is listed in the CIP to be widened to 3-lanes from Meridian Road to Locust Grove Road between 2021 and 2025. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,199 additional vehicle trips per day (9 existing); 126 additional vehicle trips per hour in the PM peak hour (1 existing), based on the traffic impact study. 2. Traffic Impact Study Thompson Engineers, Inc. prepared a Traffic Impact Study (TIS) for the proposed Whitecliffe Estates Subdivision. Below is an executive summary of the findings as presented by Thompson Engineers, Inc. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted TIS 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 TIS can be found below under staff comments. Executive Summary The development is estimated to generate 1,208 trips per day, 95 trips during the AM peak hour and 127 trips during the PM peak hour at full build-out. The estimated site traffic was distributed and assigned to the transportation system based on the existing traffic patterns in the area. Approximately 60% of the site traffic is expected to have origins/destinations east of the site and 40% west of the site. The proposed site access, Buckstone Avenue, on McMillan Road is located approximately 700 feet east of Fox Run Way, a collector street. The Fox Run Way and McMillan Road intersection is un-signalized. There are no existing or proposed signals in the vicinity of the site. The proposed site access location meets ACHD access spacing on a minor arterial. The proposed Buckstone Avenue and McMillan Road intersection was evaluated for turn lane needs with 2025 total traffic using ACHD guidelines. Based on the estimated 2025 total traffic, the following turn lane is warranted. • Westbound left-turn lane 3 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP Based on analysis results, all minor movements are expected to operate at LOS C or better with a v/c ratio of 0.13 or less during the peak hours with 2025 total traffic, which meets ACHD minimum operational thresholds. According to ACHD policy per AASHTO guidelines, the minimum intersection sight distance visibility for a 40 mph posted speed limit is 445 feet. The proposed Buckstone Avenue and McMillan Road intersection is expected to have adequate intersection sight distance but should be verified during construction. Building setback and landscaping should be located and designed to ensure adequate intersection sight distance. All internal roadways are expected to carry less than 1,000 vehicles per day (vpd) at full build-out. Some site traffic is expected to access the transportation system through the existing adjacent subdivisions roadway network, which are made up of local and collector streets. With the additional site traffic, these adjacent off-site roadways are not expected to exceed ACHD ADT thresholds. Based on the ACHD Policy Manual, Section 7200, the maximum ADT on new and existing local streets is 2,000 and 5,000 on existing collector streets in residential areas. Based on the above information, a westbound left-turn lane is warranted at the proposed site access on McMillan Road. All internal roadways are not expected to exceed 1,000 ADT. The project is not expected to have significant impacts on the surrounding roadways. Staff Comments/Recommendations: ACHD Traffic Services and Development Review staff have reviewed the submitted TIS and found it to meet ACHD’s policy and standards. Staff agrees with the findings and recommendations of the TIS. The TIS notes that a westbound left-turn lane is warranted at the proposed Buckstone Avenue and McMillan Road intersection. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a three-lane minor arterial is “E” (720 VPH). * Acceptable level of service for a two-lane collector is “D” (425 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for McMillan Road west of Meridian Road was 11,755 on 10/27/2015. • The average daily traffic count for Summit Way south of McMillan Road was 1,499 on 03/19/2015. • The average daily traffic count for Zachary Way north of Ann Taylor Street was 417 on 06/07/2017. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project McMillan Road 1,340-feet Minor Arterial 677 Summit Way 0-feet Collector 100 Better than “D” Better than “D” Zachary Way 0-feet Local 26 Better than “D” Better than “D” 4 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP C. Findings for Consideration 1. McMillan Road a. Existing Conditions: McMillan Road is improved with 2-travel lanes, and no curb, gutter or sidewalk abutting the site. There is 73-feet of right-of-way for McMillan Road (25-feet from centerline). There is an existing residential driveway from the site onto McMillan Road. b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. 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. 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 5 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of McMillan Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 49-foot street section within 74-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate 12-feet of additional right-of-way to total 37-feet from centerline along McMillan Road abutting the site. The applicant is proposing to construct a detached 5-foot wide sidewalk, located approximately 60-feet from centerline to face of sidewalk along McMillan Road abutting the site. d. Staff Comments/Recommendations: There is 73-feet of right-of-way for McMillan Road abutting the site. Due to the size and location of the Lemp Canal on the south side of McMillan Road, ACHD has obtained more right-of-way on the north side of McMillan Road, through development, to not impact the canal. The existing right-of-way width is sufficient because the applicant is proposing to locate the sidewalk on the south side of the canal within a sidewalk easement. The applicant should be required to widen the pavement on McMillan Road to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder abutting the site. Consistent with the recommendation of the TIS the applicant should be required to construct a westbound left-turn lane on McMillan Road at the Buckstone Avenue /McMillan Road intersection. The applicant should construct the 5-foot wide concrete sidewalk to be located on the south side of the canal along McMillan Road abutting the site consistent with District policy. The applicant should tie into existing improvements west and east of the site; and provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right-of-way. The applicant should be required to close the existing residential driveway, located approximately 496-feet west of the east property line (measured centerline to property line) with 5-foot wide concrete sidewalk. 2. Internal Streets a. Existing Conditions: There are two stub streets at the west property line; one stub street at the east property line; and one stub street at the south property line. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 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. 6 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP 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. Tangent Length Approaching Intersections: District Policy 7207.5.14 states that the minimum centerline tangent length approaching an intersection shall be 150-feet from the near edge of the travel way. c. Applicant’s Proposal: The applicant is proposing to continue the four stub streets into the site and construct the internal streets as 33-foot street sections with curb, gutter, and attached 5-foot wide sidewalk within 50-feet of right-of-way. d. Staff Comments/Recommendations: The applicant should construct the internal streets as 33-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalk within 47- feet of right-of-way. The applicant should tie into existing improvements where continuing the stub streets into the site. The intersection at Bird Wing Drive/Buckstone Avenue does not meet the minimum 150-feet tangent length requirement. The applicant should be required to redesign the intersection to District policy standards. 7 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP 3. Roadway Offsets a. Existing Conditions: There are no existing streets 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). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). Average Daily Traffic (ADT) Policy: District policy 7207.3.1, states that ADT on new and existing local streets should typically be less than 2,000. This ADT applies to both existing and new streets. For new streets that are stubbed to connect to adjacent land that is not fully developed, the allowable ADT for the new street will typically be no more than 1,000 ADT, to accommodate future additional traffic from the adjacent land, depending on the location and type of the stub street and the location and size of the adjacent undeveloped land. When stub streets are connected and properties fully developed, local streets should not exceed 2,000 ADT. c. Applicant’s Proposal: The applicant is proposing to construct a new local street, Buckstone Avenue onto McMillan Road, located approximately 710-feet west of Fox Run Way and 640- feet from the east property line from the site. d. Staff Comments/Recommendations: The location of the proposed main entrance to the subdivision, Buckstone Avenue, meets District policy and should be approved, as proposed. Local streets typically intersect collector streets, however, there is only one existing collector on the south side of McMillan Road and there is no direct access to that collector street from this development. Where feasible, mid-mile collectors serve multiple developments, and local street intersections on arterial roads are limited to 2 to 3 per mile. On the south side of McMillan Road between Linder Road and Meridian Road there is one collector street that intersects McMillan Road and one local street. On the north side of McMillan Road in this segment there is one collector street intersection and 3 local street intersections. No analysis was provided in the TIS regarding the impact to the surrounding local streets/stub streets without the connection onto McMillan Road; however, it can be assumed that without the connection there would be more impact to the existing streets. If the City of Meridian does not allow a connection to McMillan Road, it is not anticipated that any of the roads in the existing 8 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP or proposed subdivision would exceed local volume thresholds, but without obtaining traffic counts on each of the roadways, and additional analysis from the applicant’s traffic engineer, that cannot be confirmed. The internal local streets meet the minimum 125-foot offset requirement. 4. Traffic Calming a. Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. b. Staff Comments/Recommendations: There are 3 streets, McKinley Park Avenue, Loretta Street, and Bryce Canyon Avenue that are between 900 to 1050-feet in length. Staff recommends that the applicant work with District staff to provide traffic calming on McKinley Park Avenue, Loretta Street and Bryce Canyon Avenue. 5. Bridge for Lemp Canal Crossing The District will require that the applicant submit the bridge plans for the crossing of the Lemp Canal (Buckstone Avenue) 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. 6. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 7. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 8. Other Access McMillan Road is classified as a minor arterial 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. Improve McMillan Road with additional pavement widening to total 17-feet of pavement from centerline plus a 3-foot wide gravel shoulder abutting the site. 2. Construct a westbound left-turn lane on McMillan Road at the Buckstone/McMillan intersection. 9 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP 3. Construct a 5-foot wide concrete sidewalk on the south side of the canal along McMillan Road abutting the site and tie into existing improvements west and east of the site. 4. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right-of-way. 5. Close the existing residential driveway on McMillan Road, located 496-feet west of the east property line with 5-foot wide concrete sidewalk. 6. Continue the four stub streets into the site and construct the internal streets as 33-foot street sections with curb, gutter, and attached 5-foot wide sidewalk within 47-feet of right-of-way. 7. Redesign the Bird Wing Drive onto Buckstone Avenue intersection to meet District policy. 8. Construct a new local street, Buckstone Avenue onto McMillan Road, located 710-feet west of Fox Run Way and 640-feet from the east property line from the site. 9. Construct the internal local streets with minimum 125-foot offset. 10. Provide traffic calming on McKinley Park Avenue, Loretta Street, and Bryce Canyon Avenue. 11. Submit the bridge plans for the crossing of the Lemp Canal (Buckstone Avenue) for review and approval prior to the pre-construction meeting and final plat approval. 12. McMillan Road is classified as a minor arterial roadway; direct lot access is prohibited to this roadway and should be noted on the final plat. 13. Payment of impact fees is due prior to issuance of a building permit. 14. 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. 10 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines 11 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP VICINITY MAP 12 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP SITE PLAN 13 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP 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. 14 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP 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. 15 Whitecliffe Estates/ MPP18-0011/ H-2018-0074-AZ/ PP 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.