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HomeMy WebLinkAbout2021-02-01 ACHD Development Services Department ACHD Project/File: Shafer View Terrace Subdivision / MPP21-0002 / H-2020-0117 This is an annexation and preliminary plat application to allow the development of 60 lots on 39.01 acres. Lead Agency: City of Meridian _ t* a, Site address: Meridian Road Parcel #R7824220044 Staff Approval: February 1 s', 2021 r Applicant: Breckon Land Design v Mary Wall P.O. Box 44465 = . ' RUM" ., . Boise, ID 83711 Staff Contact: Brenna Garro Phone: 387-6346 E-mail: bgarro(@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is proposing to annex 39.01 acres with R-2 and R-4 zoning and subdivide the property into 50 single family lots and 10 common lots. The City of Meridian's Future Land Use Map designates this area as Low Density Residential. The proposal is consistent with the City of Meridian's Comprehensive Plan. 2. Description of Adjacent Surrounding Area: Direction I Land Use Zoning North Medium Density Residential RUT, R-8, and R-4 South Low Density Residential RUT East Low Density Residential R-4 West Medium and Med-High Density Residential R-4 3. Site History: ACHD previously reviewed this site as an annexation and rezoning application as part of a larger development called Apex Subdivision, MER20-0068 / H-2020-0066, in June 2020. ACHD does not set site specific conditions of approval for annexation and rezoning applications. The requirements of this staff report are consistent with the comments provided for the initial annexation and rezoning application for this site and have been updated to reflect the current proposal. 4. Transit: Transit services are not available to serve this site. 5. New Center Lane Miles: The proposed development includes 0.6 centerline miles of new public road. 1 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 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. The impact fee assessment will not be released until the civil plans are approved by ACHD. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • The intersection of Amity Road and Meridian Road/SH-69 is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes on the east, and 7-lanes on the west leg, and signalized between 2031-2035. • The intersection of Lake Hazel Road and Meridian Road/SH-69 is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes on the east, and 7-lanes on the west leg, and signalized between 2036-2040. • Amity Road is listed in the CIP to be widened to 5-lanes from Meridian Road/SH-69 to Locust Grove Road between 2036-2040. • Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Linder Road to Meridian Road/SH-69 between 2036-2040. • Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Meridian Road/SH-69 to Locust Grove Road between 2036-2040. • Amity Road is scheduled in the IFYWP for pavement rehabilitation and pedestrian ramp construction from Meridian Road/SH-69 to Locust Grove Road in 2022. 8. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies level 1 facilities on the new residential collector roadway at the site's north property line. The facilities will be constructed with this development. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 472 vehicle trips per day; 50 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, loth edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional Classification **SH-69 770-feet Principal Arterial Meridian Road ** ACHD does not set level of service thresholds for State Highways. 2 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 C. Findings for Consideration 1. South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The South Meridian Transportation Plan indicates a proposed residential collector on the site's north property line. 2. State Highway SH-69 / Meridian Road SH-69/Meridian Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, the City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on SH-69/Meridian Road. ITD has recommended approval for the proposal to construct a public street, Quartz Creek Street, located at the site's north property boundary, which is consistent with the location of the mid-mile collector roadway designated on the Master Street Map. ITD has indicated that the approach will be restricted to left-in/right-in/right-out only. 3. East/West Collector - Quartz Creek Street a. Existing Conditions: There are no collector roadways within the site. There is one collector road, Quartz Street, that is proposed to be constructed as '/2 of a 36-foot wide street section with an additional 12-feet of pavement with Percy Subdivision abutting the site's north property line, and is proposed to be constructed as a 30-foot wide paved road for the remaining portion of Quartz Street from that site's west property line to Meridian Road/SH-69. This roadway is currently under construction and was approved as part of ACHD's action on Percy Subdivision located directly north of the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. 3 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 Half Street Policy: District Policy 7206.2.2 required improvements to adjacent collector street shall consist of pavement widening to one-half the required width, including, curb, gutter and concrete sidewalk (minimum 7-foot attached or 5-foot detached), 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 sidewalk 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. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway is located mid-mile between Amity Road and Lake Hazel Road. The new collector roadway should intersect Meridian Road/SH-69 to the west and continue at the site's north property line stubbing to the east. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 50 to 70-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct Quartz Creek Street along the site's north property line as '/2 of a 36-foot street section with vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 18-feet of right-of-way to complete the construction of Quartz Creek Street abutting Percy Subdivision shown in green below and complete the south side of Quartz Creek Street from Percy Subdivision's west property line to Meridian Road/SH-69, below in red. The applicant is also proposing to construct vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. d. Staff Comments/Recommendations: The applicant's proposal to construct Quartz Creek Street at the site's north property line is consistent with the MSM and meets District Policy and should be approved, as proposed. The applicant's proposal to only construct Quartz Creek Street to Keara Avenue intersection (1,189-feet east of SH-69 centerline) does not meet District policy and should not be approved, as proposed. The applicant should be required construct the segment of Quartz Creek Street to the east of Percy Subdivision, shown in yellow below, as half of a 36-foot wide street section plus 12-feet of additional pavement to total 30-feet beyond the centerline established for the street to provide an adequate roadway surface and a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff constructed on the north side of the street. 4 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 The right-of-way for Quartz Creek Street should touch the site's north property line. To accommodate the construction of the detached sidewalks the applicant should either dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk or reduce the right-of- way to 2-feet behind the back of curb and provide a permanent right-of-way easement. If street trees are desired an 8-foot wide planter strip is required. ,Percy Subdivision Offsite _Percy Sub' Imprtviements . f improve • CA. .,., . 1� r r , • '4 -View Dr ' 4. Internal Local Streets and Shafer View Drive a. Existing Conditions: Shafer View Drive is improved with 2-travel lanes, curb, gutter, 33-feet of pavement, and no sidewalk within 50-feet of right-of-way abutting the site's southwest property line. There are no other local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 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. 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. 5 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 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 written approval of the agency providing emergency fire service for the area where the development is located. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. 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. 6 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 c. Applicant's Proposal: The applicant is proposing to construct the entry roadway, Prevail Way with two 20-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 52-feet of right- of-way. The applicant is proposing to construct Terrace Ridge Circle, an internal local street, as 33.5- foot wide local street sections with curb, gutter, 5-foot wide attached concrete sidewalk on one side within 40-feet of right-of-way, and an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk on the other side outside of the right-of-way. The applicant is proposing to construct Terrace Ridge Drive and Crystal Creek Way, internal local streets, as 33-foot wide local street sections with curb, gutter, within 35-feet of right-of- way, and an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks located outside of the right-of-way. The applicant is proposing to construct a cul-de-sac with a 51.5-foot radius at the terminus of Terrace Ridge Drive. The applicant is proposing to construct a knuckle at the Terrace Ridge Drive and Terrace Ridge Circle intersection. The applicant is proposing to construct a 20-foot wide emergency access only driveway from the cul-de-sac at the terminus of Terrace Ridge Drive onto Shafer View Drive. d. Staff Comments/Recommendations: The applicant's proposal for the entry roadway, Prevail Way, meets District Policy and should be approved as proposed, except for the 20-foot wide travel lanes. The applicant should be required to construct the entry roadway, Prevail Way with two 21-foot wide travel lanes. The 10-foot wide center landscape island should be platted as right-of-way owned by ACHD. The applicant or homeowner's association should enter into a license agreement for any landscaping proposed within the island. The applicant's proposal for the internal local street sections meets District Policy and should be approved as proposed, except for the applicant's proposal to construct Terrace Ridge Circle as 33.5-foot wide street sections. The applicant should be required to construct all internal local streets as standard 33-foot local street sections with curb, gutter, and 5-foot wide concrete sidewalk within 47-feet of right-of-way. The applicant should provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. The applicant's proposal to construct a cul-de-sac with a 51.5-foot radius at the terminus of Terrace Ridge Drive meets District policy and should be approved as proposed. The applicant's proposal to construct a knuckle at the Terrace Ridge Drive and Terrace Ridge Circle intersection meets District policy and should be approved as proposed. The applicant's proposal to construct a 20-foot wide emergency access only driveway from the Terrace Ridge Drive cul-de-sac onto Shafer View Drive meets District Policy and should be approved, as proposed. The applicant should be required to pave the driveway its full width and a minimum of 30-feet beyond the edge of pavement for Terrace Ridge Drive and Shafer View Drive. The driveway should be restricted with a gate or bollards located outside of the right-of- way, as determined by the Meridian Fire Department. The applicant should be required to construct a 5-foot wide concrete sidewalk on Shafer View Drive abutting the site consistent with the District's Sidewalk policy, as the lots abutting this portion of the roadway will be less than 1 acre in size. 7 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 5. Roadway Offsets a. Existing Conditions: There are no existing roadways within the site. b. Policy: Collector Offset Policy: District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). c. Applicant's Proposal: The applicant is proposing to construct two new local roadways, Prevail Way and Crystal Creek Way, to intersect Quartz Creek Street . Prevail Way is proposed to be located 1,003-feet east of Meridian Road/SH-69 (measured centerline to centerline). Crystal Creek Way is proposed to be located 1,639-feet east of Meridian Road/SH-69 (measured centerline to centerline). The applicant is proposing to construct all other internal local streets to align or offset a minimum of 125-feet from any other street. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved as proposed. 6. Stub Street a. Existing Conditions: There are no existing stub streets to or from the site. b. Policy: Stub Street Policy: District policy 7206.2.4.3states 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.2.4, 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 IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED 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 7206.2.4.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to construct Quartz Creek Street as a stub street to the east located approximately 1,189-feet from Meridian Road/SH-69 on the site's north property line. d. Staff Comments/Recommendations: The applicant should stub Quartz Creek Street to the east approximately 1,760-feet from Meridian Road/SH-69 centerline on the site's north property line. 8 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 The applicant should install a sign at the terminus of Quartz Creek Street that states "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE." 7. 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: The District requires traffic calming for local streets that exceed 700-feet. Terrace Ridge Drive is a 1,494-foot long and straight roadway proposed within the Shafer View Terrace Subdivision and will need to be redesigned or include the used of passive design elements. Stop signs, speed humps/bumps, and valley gutters will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadway for review and approval prior to plan submittal. 8. 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. 9. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 10. Other Access Quartz Creek Street 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. Submit revised preliminary plat for review and approval prior to plan submittal showing a redesigned roadway for Terrace Ridge Drive to include passive design elements for traffic calming. Stop signs, speed humps/bumps, and valley gutters will not be accepted as traffic calming. 2. Construct Quartz Creek Street at the site's north property line from Meridian Road/SH-69 to Percy Subdivision's east property line, approximately 1,189-feet as '/2 of a 36-foot wide collector street section with vertical curb, gutter and 5-foot wide detached (or 7-foot wide attached concrete sidewalk), as proposed. If street trees are desired, then 8-foot wide planter strips should be provided. 9 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 3. Construct the segment of, Quartz Creek Street, east of Percy Subdivision at the site's north property line as '/2 of a 36-foot street section with curb, gutter, and 5-foot wide detached or 7-foot wide attached concrete sidewalk, plus 12-feet of additional pavement (to total 30-feet) widening beyond the centerline with the pavement crowned at the centerline. Construct a 3-foot wide gravel shoulder and a borrow ditch to accommodate the roadway storm runoff on the unimproved side of the roadway. If street trees are desired, then 8-foot wide planter strips should be provided. 4. The dedicated right-of-way for Quartz Creek Street east of Percy Subdivision should touch the north property line. 5. For detached sidewalks dedicate additional right-of-way to extend to 2-feet behind the back of the sidewalk or reduce the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement. 6. Construct the entry roadway, Prevail Way, with two 21-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, and 5-foot wide concrete sidewalks within 66-feet of right-of- way. Plat the center landscape island as right-of-way owned by ACHD. Enter into a license agreement with ACHD for any landscaping proposed within the island. 7. Construct Terrace Ridge Circle as a 33-foot wide local street section with curb, gutter, 8-foot wide planter strips, and 5-foot wide detached concrete sidewalks on one side and curb, gutter, and 5- foot wide attached concrete sidewalks on the other side within 47-feet of right-of-way. Or the applicant should provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. 8. Construct Terrace Ridge Drive and Crystal Creek Way as standard 33-foot wide local street sections with curb, gutter, 8-foot wide planter strips, and 5-foot wide concrete sidewalk within 47- feet of right-of-way. Or the applicant should provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. 9. Construct a cul-de-sac with a 51.5-foot radius at the terminus of Terrace Ridge Drive, as proposed. 10. Construct a knuckle at the Terrace Ridge Drive and Terrace Ridge Circle intersection, as proposed. 11. Construct a 20-foot wide emergency access only driveway from the cul-de-sac at the terminus of Terrace Ridge Drive onto Shafer View Drive with a gate or bollards located outside of the dedicated right-of-way, as determined by the Meridian Fire Department. Pave the driveway its full width and a minimum of 30-feet into the site beyond the edge of pavement for Shafer View Drive and Terrace Ridge Drive. 12. Construct a 5-foot wide concrete sidewalk on Shafer View Drive abutting the site. 13. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside the dedicated right-of-way. 14. Construct Prevail Way to intersect Quartz Creek Street 1,003-feet east of Meridian Road/SH-69 (measured centerline to centerline), as proposed. 15. Construct Crystal Creek Way to intersect Quartz Creek Street 1,639-feet east of Meridian Road/SH- 69 (measured centerline to centerline), as proposed. 16. Sub Quartz Creek Street 1,760-feet from Meridian Road/SH-69 centerline on the site's north property line. 17. Install a sign at the terminus of Quartz Creek Street that states, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE." 18. Direct lot access to Quartz Creek Street is prohibited and should be noted on the final plat. 10 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 19. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 20. Payment of impact fees is due prior to issuance of a building permit. 21. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled)are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 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. 11 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 12 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 VICINITY MAP rr-' •�CRi'ye yr - d�:.,+,-� c �- Af 1. f Ma, �nr'P i.tli i r'i'�Ltly - � McPhe m • E T riya V ,. •._ .. ' ���pYi•�y l l t �' ..��" i r. L � T M Lake Flazel Rcl lake Hazel Rd - _ r �.a.li�tf blr.lr5e 11 This asap is a representation of features on the ground and is not survey-grade .r� 1: 12,288 :accurate.ACCHH9jDshall not be liable for any inaccuracies thereon. 13 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 SITE PLAN PLAT LEGEND CONTACTS TYPICAL 49 R.O.W.ROAD SECTION HA�IKAt NOTES �4�71 AL 36 FLOW ROAD SECTICN DEVELOPMENT INFORMATION LU cr Cr LU LL PRELIMINARY PLAT 14 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 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. 15 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 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. 16 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117 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. 17 Shafer View Terrace Subdivision MPP21-0002 / H-2020-0117