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HomeMy WebLinkAbout2021-04-06 ACHD Staff Report Development Services Department    Project/File: Artemisia Subdivision/ MPP21-0008/ H-2021-0014 This is an annexation and rezoning application to annex 25.67 acres with a C-G zoning district, and a preliminary plat application to develop 9 commercial lots on 19.26 acres. Lead Agency: City of Meridian Site address: 1690 W. Overland Road Vicinity Map Commission Meeting: XXXX, 202X Staff Approval: XXXX, 202X Applicant: Shari Stiles Engineering Solutions 1029 N. Rosario Street, Suite 100 Meridian, ID 83642 Representative: Becky McKay Same as above Staff Contact: Paige Bankhead, E.I. Phone: 387-6293 E-mail: pbankhead@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation and rezoning application to annex 25.67 acres with a C-G (General Retail & Service Commercial) zoning district, and a preliminary plat application to develop 9 commercial lots on 19.26 acres for a 92,307 square foot Kendall Ford Auto Center for the sale of large commercial trucks and motorhomes, and lots for retail and office space. The City of Meridian’s Future Land Use Map designates this area as Mixed Use Residential and Industrial. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North I-84 NA South Community Business C-C East Light Industrial I-L West Rural Urban Transition (Ada County) RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 1 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site:  Blue Valley Elementary School, a public elementary school on 11.51 acres located to the south of the site, approved by ACHD on July 6, 2020. 5. Transit: Transit services are available to serve this site via Route 42 and 40. 6. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 7. New Center Lane Miles: The proposed development includes 0.XX centerline miles of new public road. 8. 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. 9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):  Linder Road is scheduled in the IFYWP to be constructed as a new 4-lane I-84 overpass and widened to 5-lanes on each side of I-84 with a level 3 bike facility from Franklin Road to Overland Road in the future.  The intersection of Overland Road and Linder Road is listed in the CIP to be widened 6-lanes on the north and south legs and 7-lanes on the east west legs and signalized between 2036 and 2040. 10. 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 Linder Road as a Level 3 facility and Overland Road as a Level 2 facility that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: The Kendal Ford Auto Center is estimated to generate 2,570 trips per day and 225 trips in the PM peak hour based on the Automobile Sales – New, ITE Code 840, in the Institute th of Transportation Engineers Trip Generation Manual, 10 edition. However, the actual trips 2 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 generated by the auto center may be less than the estimated trips from the ITE since the auto center is proposed to only sell large commercial trucks and motorhomes. The following table includes the trip generates rates for the future anticipated land uses, based on th the Institute of Transportation Engineers Trip Generation Manual, 10 edition. PM Peak Unit of Average Daily Land Use Hour Trip Measurement Trips Generation Per 1,000 square General Office 9.74 1.15 feet Per 1,000 square Shopping Center 37.75 3.81 feet 2. Traffic Impact Study Staff determined that a traffic impact study was not necessary for this development since Overland Road abutting the site is fully improved and the intersection of Overland Road/Linder Road is listed in the CIP to be widened and signalized between 2036 and 2040. However, a traffic impact study or additional traffic analysis may be required with future developments within Artemisia Subdivision to evaluate the increase in the average daily traffic on Spanish Sun Way since it is currently the sole access to the development. See Finding 4. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) PM Peak Hour Functional PM Peak Hour Roadway Frontage Level of Classification Traffic Count Service Principal Overland Road 870-feet 520 Better than “D” Arterial Linder Road 0-feet Minor Arterial 188 Better than “D” * Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). * Acceptable level of service for a three-lane minor arterial is “E” (720 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 Overland Road east of Ten Mile Road was 9,101 on 07/14/2020.  The average daily traffic count for Linder Road south of Overland Road was 2,967 on 08/15/2018. C. Findings for Consideration 1. Overland Road a. Existing Conditions: Overland Road is improved with 5-travel lanes, vertical curb and gutter no sidewalk abutting the site. There is 114-feet to 128-feet total of right-of-way and permanent right-of-way easements for Overland Road (60-feet from centerline). b. Policy: 3 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96- feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. 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. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Overland Road is designated in the MSM as a Planned Commercial Arterial with 5-lanes and bike facilities, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct a 5-foot detached concrete sidewalk abutting the site on Overland Road within the existing right-of-way and permanent right-of-way easements. 4 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. The applicant should be required to provide a minimum 6- foot wide landscape strip between the sidewalk and Overland Road abutting the site. If street trees are desired, an 8-foot wide planter strip is required.. For detached sidewalk located outside of the right-of-way or the existing right-of-way easements, the applicant should provide a permanent right-of-way easement that extends from the right-of-way line or easement line to 2-feet behind the back of sidewalk. There is already 114-feet to 128-feet of right-of-way for Overland Road abutting the site, exceeding the requirement in the MSM. Therefore, staff recommends no additional right-of-way dedication be required on Overland Road abutting the site with this development application. Consistent with the District’s Minor Improvements Policy, the applicant should be required to replace any broken or deteriorated segments of curb and gutter on Overland Road abutting the site. 2. Linder Road – Unopened Right-of-Way a. Existing Conditions: Linder Road has not yet been constructed abutting the site. There is 100-feet to 150-feet of unopened right-of-way for the construction of Linder Road in the future. This segment of Linder Road is listed in the IFYWP to be constructed as a 5-lane roadway and a 4-lane overpass in the future. b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96- feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. 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. 5 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Linder Road is designated in the MSM as a Residential Arterial with 5-lanes and bike facilities, a 72-foot street section within 100-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct a 10-foot wide concrete pathway within a landscape easement located outside of the right-of-way for Linder Road abutting the site. The applicant has proposed to continue the pathway along the perimeter of the property to connect to Tasa Street on the west side of the property. d. Staff Comments/Recommendations: This segment of Linder Road is listed in the IFYWP to be constructed as a new 4-lane I-84 overpass and widened to 5-lanes on each side of I-84 with a level 3 bike facility from Franklin Road to Overland Road in the future. In order to accommodate the construction of the Linder Road and the I-84 overpass in the future, the applicant should be required to dedicate additional right-of-way for the overpass abutting the site so that it mirrors the existing right-of-way extents and taper to the east, see the figure below. Compensation will be provided for this right-of-way dedication since it listed in the IFYWP. 6 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 Approximate ROW extents extents of ROW and taper on and taper required the east side The CIP indicates that 114-feet of right-of-way is required for the future intersection improvements for the 500-feet of Linder Road that extends north from Overland Road abutting the site. The widening of the right-of-way for the overpass begins approximately 370-feet north of the site’s south property line. The applicant should be required to dedicate additional right- of-way to total 57-feet from the section line, consistent with the CIP, for Linder Road abutting the site beginning at the site’s south property line to where the taper for the overpass begins. Compensation will be provided for this right-of-way dedication since it listed in the CIP. Typically, the applicant would be required to construct 34-feet of pavement, 3-foot wide gravel shoulders and 5-foot wide detached concrete sidewalk within the unopened right-of-way for Linder Road abutting the site. However, this segment of Linder Road is listed to be constructed as a 5-lane roadway and an overpass and has not yet been designed. If pavement and sidewalk were constructed in the unopened right-of-way with this development application, it would need to be removed with the construction of the overpass in the future. Therefore, the applicant should not be required to construct the pavement, gravel shoulder or sidewalk improvements within the unopened right-of-way for Linder Road with this development application. The applicant’s proposal to construct a 10-foot pathway for Linder Road abutting the site exceeds District Policy which requires a 5-foot wide detached or 7-foot wide attached sidewalk on arterial roadways. However, as stated above, construction sidewalk improvements of Linder Road is not required with this development application. Therefore, staff recommends that the pathway remain a private pathway with this development. 3. Spanish Sun Way and Tasa Street a. Existing Conditions: There are no roadways within the site. b. Policy: 7 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial 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 7208.5 states that right-of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking.  A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and on-street parking.  A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane.  A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane and bike lanes. Continuation of Streets Policy: District Policy 7208.2.4 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 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, water and sewer.  Promotes orderly development. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, 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. 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 7208.5.7 states that the minimum radius permitted for a turnaround is 55-feet to back-of-curb. c. Applicant’s Proposal: The applicant has proposed to construct Spanish Sun Way to intersect Overland Road and continue it through the site to intersect Tasa Street which will stub to the site’s west property line. The applicant has proposed to construct Spanish Sun Way as a 40- foot wide commercial street section with vertical curb, gutter and 5-foot wide attached concrete sidewalk within 60-feet of right-of-way with right-of-way that extends to 5-feet behind the back of sidewalk. The applicant has proposed to construct Tasa Street as a 36-foot wide commercial street section with vertical curb, gutter and 5-foot wide attached concrete sidewalk within 60- feet of right-of-way with right-of-way that extends to 5-feet behind the back of sidewalk. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. The applicant may reduce the right-of-way width to 2-feet behind the back of sidewalk. 8 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 The applicant should be required to construct a temporary cul-de-sac with a minimum radius of 55-feet at the terminus of Tasa Street since it is a stub street that is longer than 150-feet, consistent with Finding 6. 4. Maximum Traffic on One Access – Spanish Sun Way a. Policy: Maximum Traffic on One Access: District Policy 7208.3.3 states that if a proposed development only has one access to a public street that is a commercials street, or if it proposes to extend public streets from existing development with only commercial street access to the public street system, the maximum forecast ADT (Average Daily Trips) to be allowed at any point on the commercial street access is 3,000. This volume may be reduced or increased based on information received from the lead land use agency, the applicable fire department, and/or emergency services. The District will also take into consideration the following items when determining whether or not to reduce or increase the maximum allowable ADT: railroad crossings, canal crossings, and topography. b. Staff Comments/Recommendations: Spanish Sun Way, a commercial roadway, will be the sole access to the development until Tasa Street is extended to the west and connects to another public roadway that will provide a second access to the development. The Kendall Ford Auto Center is estimated to generate 2,570 trips per day and 225 trips in the PM peak hour based on the Automobile Sales – New, ITE Code 840, in the Institute of Transportation th Engineers Trip Generation Manual, 10 edition. However, the actual trips generated by the auto center may be less than the estimated trips from the ITE since the auto center is proposed to only sell large commercial trucks and motorhomes. Nonetheless, per District Policy, the maximum projected ADT allowed on a commercial street that is the sole access for a development is 3,000. Spanish Sun Way will not exceed the threshold with proposed Kendall Ford Auto Center; however, it is possible that the additional trips generated from future developments within the Artemisia Subdivision may cause the ADT on Spanish Sun Way to exceed 3,000. If Spanish Sun Way is the only access to Artemisia Subdivision at the time of construction of future development(s) within the subdivision, those development(s) may be required to submit an analysis showing that the ADT on Spanish Sun Way will not exceed 3,000 with the additional daily trips generated from the development(s). 5. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways as identified in Table 1b (7205.4.7). Commercial Street Spacing: District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). c. Applicant’s Proposal: The applicant has proposed to construct Spanish Sun Way to intersect Overland Road and align it centerline to centerline with Spanish Sun Way on the south side of Overland Road located 706-feet west of Linder Road. The applicant has proposed to construct Tasa Street to intersect Spanish Sun Way 470-feet north of Overland Road, as measured along the centerline of Spanish Sun Way. 9 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 d. Staff Comments/Recommendations: The applicant’s proposal to construct Tasa Street intersect Spanish Sun Way meets District Policy and should be approved, as proposed. The applicant’s proposal to construct Spanish Sun Way to intersect Overland Road does not meet the 1,320-feeet of spacing required for local streets intersecting a principal arterial roadway. However, it meets the intent of the Policy since it aligns with Spanish Sun Way on the south side of Overland Road across from the site. Therefore, the applicant’s proposal meets District Policy and is approved as proposed. 6. Stub Streets a. Existing Conditions: There are no stub streets to the site. b. Policy: Stub Street Policy: District policy 7208.2.4.3 (commercial) 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 7208.2.4 (commercial), 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: 7208.2.4.4 (commercial) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to construct Tasa Street to stub to the site’s west property line 410-feet north of the site’s south 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 ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, the proposed stub street is longer than 150-feet. Consistent with District Policy, the applicant should be required to construct a temporary cul-de-sac at the terminus of the stub street. 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. 7. Driveways 7.1 Overland Road a. Existing Conditions: There is one existing 20-foot wide paved driveway from the site onto Overland Road located 296-feet west of Linder road. There is one 50-foot wide curb return type 10 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 driveway cut from the site onto Overland Road located 706-feet west of Linder Road that aligns with Spanish Sun Way. b. Policy: Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal 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 1b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right- in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 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, 7205.4.8, 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 7205.4.8. c. Applicant’s Proposal: The applicant has proposed to close the existing driveway located 296- feet west of Linder Road with curb, gutter and sidewalk. The applicant has proposed to construct Spanish Sun Way at the existing curb return approach located 706-feet west of Linder Road aligning with Spanish Sun Way on the south side of Overland Road. d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed. 7.2 Spanish Sun Way and Tasa Street a. Existing Conditions: There are no existing roadways within the site. b. Policy: Driveway Location Policy: District policy 7208.4.1 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/arterial or arterial street intersection. Successive Driveways: District Policy 7208.4.1 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. 11 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, 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. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements:  Designed to discourage through traffic between two public streets,  Graded to drain away from the public street intersection, and  If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. c. Applicant’s Proposal: The applicant has proposed to construct one 36-foot wide paved private road with a curb return type approach onto Spanish Sun Way on the west side of the street located 330-feet north of Overland Road that will provide access to Spanish Sun Way for the lots proposed on the east side of the site. The applicant has also proposed to construct a 30-foot wide paved curb return type driveway onto the west side of Spanish Sun Way located 65-feet north of the private drive. The applicant has proposed to construct a 40-foot wide curb return type driveway on the north side of Tasa Street aligning with Spanish Sun Way. The applicant has also proposed to construct a 28-foot wide paved curb return type driveway onto the north side of Tasa Street located 233- feet west of the 40-foot wide driveway. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. If the City of Meridian approves the private road, the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:  Dedicate a minimum of 50-feet of right-of-way for the road.  Construct the roadway to the minimum ACHD requirements.  Construct a stub street to the surrounding parcels. 12 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 8. Irrigation Lateral Crossing It appears there may be an unidentified irrigation lateral which Spanish Sun Way will cross within the site. If this is an irrigation lateral, the District will require that the applicant submit the crossing plans for the crossing of the lateral 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 th should be submitted to ACHD for review no later than December 15 for construction in the following year prior to irrigation season. 9. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 10. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 11. Other Access Overland Road and Linder Road are classified as principal arterials roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Construct 5-foot wide detached concrete sidewalk with a minimum 6-foot wide planter strip on Overland Road abutting the site. If street trees are desired, an 8-foot wide planter strip is required. 2. Replace any broken or deteriorated segments of curb and gutter on Overland Road abutting the site. 3. In order to accommodate the construction of the Linder Road I-84 overpass in the future abutting the site, dedicate additional right-of-way abutting the site so that it mirrors the extents of the existing right-of-way taper to the east, as shown in Finding 2. Compensation will be provided for this right- of-way dedication. 4. Dedicate additional right-of-way to total 57-feet from the section line, consistent with the CIP, for Linder Road abutting the site beginning at the site’s south property line to where the taper for the overpass begins. Compensation will be provided for this right-of-way dedication. 5. Construct Spanish Sun Way as a 40-foot wide commercial street section with vertical curb, gutter 5-foot wide attached concrete sidewalk within 60-feet of right-of-way, as proposed. The applicant may reduce the right-of-way width to 2-feet behind the back of sidewalk. 6. Construct Spanish Sun Way to intersect Overland Road and align it centerline to centerline with Spanish Sun Way on the south side of Overland Road located 706-feet west of Linder Road, as proposed. 7. Construct Tasa Street as a 36-foot wide commercial street section with vertical curb, gutter and 5- foot wide attached concrete sidewalk within 60-feet of right-of-way, as proposed. The applicant may reduce the right-of-way width to 2-feet behind the back of sidewalk. 13 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 8. Construct Tasa Street to intersect Spanish Sun Way 470-feet north of Overland Road, as measured along the centerline of Spanish Sun Way, as proposed. 9. Construct Tasa Street to stub to the site’s west property line 410-feet north of the site’s south property line, as proposed. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 10. Construct a temporary cul-de-sac at the terminus of Tasa Street with a minimum radius of 55-feet. 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. 11. Close the existing driveway from the site onto Overland Road located 296-feet west of Linder Road with curb, gutter and sidewalk to match improvements on either side, as proposed. 12. Construct one 36-foot wide paved private road with a curb return type approach onto Spanish Sun Way on the west side of the street located 330-feet north of Overland Road, as proposed. 13. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. 14. Construct one 30-foot wide paved curb return type driveway onto the west side of Spanish Sun Way located 65-feet north of the private drive, as proposed. 15. Construct one 40-foot wide paved curb return type driveway on the north side of Tasa Street aligning with Spanish Sun Way, as proposed. 16. Construct one 28-foot wide paved curb return type driveway onto the north side of Tasa Street located 233-feet west of the 40-foot wide driveway, as proposed. 17. For detached sidewalk located outside of the right-of-way or the existing right-of-way easements, the applicant should provide a permanent right-of-way easement that extends from the right-of-way line or easement line to 2-feet behind the back of sidewalk. 18. Submit the crossing plans for the crossing of the irrigation lateral for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe th crossings of irrigation facilities should be submitted to ACHD for review no later than December 15 for construction in the following year prior to irrigation season. 19. Other than the access specifically approved with this application, direct lot access is prohibited to Overland Road and the future Linder Road and should be noted on the final plat. 20. 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. 21. Payment of impact fees is due prior to issuance of a building permit. 22. 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. 14 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 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 OR Appeal Guidelines 15 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 VICINITY MAP 16 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 SITE PLAN 17 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 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. 18 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 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. 19 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 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. 20 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014 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. 21 DRAFT Artemisia Subdivision/ MPP21-0008/ H-2021-0014