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HomeMy WebLinkAbout2021-08-12 ACHD Final Staff Report Development Services Department AO ACHD 'I 5iia­e Project/File: Briar Ridge/ MPP20-0036/ H-2021-0036 This is a rezone and a preliminary plat application to allow for the development of 274 lots on 39 acres. Lead Agency: City of Meridian _ Site address: 5585 S. Meridian Road & e �� - S1236417204 Staff Approval: August 12, 2021 E Applicant: Jane Suggs Gem State Planning 9840 W. Overland Road, Suite 120 Boise, ID 83709 Staff Contact: Dawn Battles, Planner 11 Phone: 387-6218 Y` ke Haa.i a'a-= E-mail: dbattles(a)achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a rezone from R-4 (Medium- Low Density Residential) to TN-R (Traditional Neighborhood Residential) and a preliminary plat to allow for the development of 274 lots consisting of 123 single family lots, 104 townhome lots and 47 common lots. This application also includes a modification to an existing development agreement with the City of Meridian to update the concept plan and requirements from the South Meridian Annexation in 2015. The applicant's proposal for a rezone to TN-R is consistent with the City of Meridian's future land use map which designates this site as Medium Density and Medium-High Density Residential. 2. Description of Adjacent Surrounding Area: Direction I Land Use Zoning North Medium Density Residential R-4 South Commercial-General C-G East Rural-Urban Transition Ada County) RUT West Medium Density Residential R-4 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Prevail North, a residential subdivision consists of 21 lots located southeast of the site and was approved by ACHD in April 2021. 1 Briar Ridge/ MPP20-0036/ H-2021-0036 • Percy Subdivision, a residential subdivision consists of 113 residential lots located northeast of the site and was approved by ACHD in October 2019. 5. Transit: Transit services are not available to serve this site. 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 1.9 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): • Amity Road is scheduled in the CIP to be widened to 5-lanes from Meridian Road (SH-69) to Locust Grove Road between 2036 and 2040. • Lake Hazel Road is listed in the CIP to 5-lanes from Meridian Road (SH-69) to Locust Grove Road between 2036 and 2040. • 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 east, and 7-lanes on the west leg, and signalized between 2031 and 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 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 Lake Hazel Road, located south of the site, as a Level 3 facility that will be constructed as part of a future ACHD project. The BMP also identifies level 1 facilities on the new collector roadway, Quartz Creek Street, within the site. The applicant will construct the new collectors consistent with the MSM and the Roadways to Bikeways Master plan. 2 Briar Ridge/ MPP20-0036/ H-2021-0036 B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,994 vehicle trips per day; 184 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson & Associates prepared a traffic impact study for the proposed Briar Ridge Subdivision. The executive summary of the findings as presented by Kittelson &Associates can be found as Attachment 3. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. Lill ~-J Amity Road �. 59 rRW uanz Creek Road r I - Study Intersections Lake Hazel Road x'- Site Accesses a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District's planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. 3 Briar Ridge/ MPP20-0036/ H-2021-0036 • If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour the applicant may suggest feasible alternative mitigation such as: sidewalks, bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District's future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. b. Staff Comments/Recommendations: The TIS indicates that all roadway segments in the study area are expected to operate at an acceptable level of service planning threshold during the AM and PM peak hours under existing traffic. The TIS indicates that the AM and PM peak hour trips for the segment of SH-69 from Amity Road to Lake Hazel Road is expected to exceed the acceptable level of service planning thresholds for a 5-lane principal arterial roadway for 2025 background traffic and 2025 total traffic conditions. However, this roadway segment is under the jurisdiction of ITD and ACHD does not set level of service planning thresholds for state highways. The TIS recommends mitigation measures for the following intersections to mitigate existing traffic, 2025 background traffic and 2025 total traffic conditions. The percentage of site generated traffic under total traffic conditions (2025) in the PM peak hour is provided in parentheses. Intersections: • SH-69/Amity Road (3.8%) ■ Westbound through-right exceeds ITD's threshold in the AM and PM peak hours under existing traffic conditions ■ Northbound through-right exceeds ITD's threshold in the AM peak hour under existing traffic conditions ■ Eastbound through-right movement exceeds ITD's threshold in the AM peak hour under 2025 background traffic and 2025 total traffic conditions 4 Briar Ridge/ MPP20-0036/ H-2021-0036 ■ Westbound through-right movement exceeds ACHD's and ITD's threshold in the AM and PM peak hours under 2025 background traffic and 2025 total traffic conditions ■ Northbound through-right exceeds ACHD's and ITD's threshold in the AM peak hour under 2025 background traffic and 2025 total traffic conditions ■ Southbound through-right exceeds ACHD's and ITD's threshold in the PM peak hour under 2025 background traffic and 2025 total traffic conditions o ITD's current study identifies a future Median U-Turn (MUT) intersection at this intersection under existing traffic conditions o Add a westbound right-turn lane on Amity Road, an additional northbound through lane, northbound right-turn lane and southbound through and right-turn lane on SH-69 for 2025 background traffic and 2025 total traffic conditions The TIS notes the overall intersection exceeds ACHD and ITD's operating standards during the AM peak hour under existing traffic conditions and in the AM and PM peak hours under 2025 background traffic and 2025 total traffic conditions. However, the addition of a northbound through lane, northbound right-turn lane and southbound through and right-turn lane are on SH- 69 and are under the jurisdiction of ITD, and ACHD does not set level of service planning thresholds for state highways. This intersection is located offsite and is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and signalized between 2031 and 2035. In addition, the proposed site traffic at this intersection will also be less than 10% of the 2025 total traffic conditions. Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold, which states, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation; no improvements are required at this intersection. Additionally, the TIS notes that this intersection is expected to operate at an acceptable level of service planning threshold in the AM and PM peak hours under 2025 background traffic and total traffic conditions with the planned improvements listed in the CIP. • SH-69/ Lake Hazel Road (1.1%) ■ Eastbound through-right movement exceeds ITD's threshold in the AM and PM peak hour under existing traffic and in the AM peak hour under 2025 background and 2025 total traffic conditions • Westbound through right movement exceeds ITD's threshold in the AM and PM peak hours under existing traffic, 2025 background traffic and 2025 total traffic and exceeds ACHD's threshold in the PM peak hour under 2025 background traffic and 2025 total traffic conditions ■ Northbound through-right movement exceeds ACHD's and ITD's threshold in the AM peak hour under 2025 background traffic and 2025 total traffic conditions ■ Southbound through-right movement exceeds ACHD's and ITD's threshold in the PM peak hour under 2025 background traffic and 2025 total traffic conditions 5 Briar Ridge/ MPP20-0036/ H-2021-0036 o ITD's current study identifies a future Median U-Turn (MUT) intersection at these intersections under existing traffic conditions. o Add an additional northbound through lane, a northbound right- turn lane and an additional southbound through and a southbound right-turn lane under 2025 background traffic and 2025 total traffic conditions The TIS notes the overall intersection exceeds ACHD and ITD's operating standards during the AM and PM peak hours under 2025 background traffic and 2025 total traffic conditions. However, the addition of a northbound through lane, a northbound right-turn lane and an additional southbound through and a southbound right-turn lane are on SH-69 and are under the jurisdiction of ITD, and ACHD does not set level of service planning thresholds for state highways. This intersection is located offsite and 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 and 2040. In addition, the proposed site traffic at this intersection will also be less than 10% of the 2025 total traffic conditions. Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold, which states, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation; no improvements are required at this intersection. Additionally, the TIS notes that this intersection is expected to operate at an acceptable level of service planning threshold in the AM and PM peak hours under 2025 background traffic and total traffic conditions with the planned improvements listed in the CIP. • SH-69/ Quartz Creek Street (5.7%) ■ Eastbound left and through-right exceeds ACHD's and ITD's threshold in the AM and PM peak hours for 2025 total traffic conditions o Add a left-turn lane on Quartz Creek Street, or a full traffic signal, or an RCUT intersection o Southbound right-turn lane is warranted on SH-69 The intersection of SH-69/Quartz Creek Street is anticipated to operate at an acceptable level of service planning threshold under 2025 total traffic conditions, however the critical movement at the intersection is expected to operate at LOS F in the AM and PM peak hours (eastbound left). Because of this and consistent with ACHD policy, a signal warrant analysis was completed for the intersection. The intersection analysis found that the intersection meets the peak hour, 8 and 4 hour warrants. However, Percy Subdivision located on the east side of SH-69 across from the site was required to construct a median on SH-69 to restrict the Quartz Creek Street access to right-in/right-out/left-in only (median was recently constructed) which limits Quartz Creek Street on the west side of SH-69 to right-in/right-out only for Briar Ridge. Furthermore, ITD's current study identifies converting this intersection to an RCUT configuration. In addition, the proposed site traffic at this intersection will also be less than 10% of the 2025 total traffic conditions. Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold, which states, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation; no improvements are required at this intersection. Additionally, the TIS notes this intersection is expected to operate at an acceptable level of service planning threshold in the AM and PM peak hours under 2025 total traffic conditions as a signalized intersection or the RCUT configuration. See Findings for Consideration 1 for ITD's comments on this intersection. 6 Briar Ridge/ MPP20-0036/ H-2021-0036 Site Access Evaluation • Site Access A, on Quartz Creek Street, a proposed local street to be located 1,170-feet west of SH-69 and 645-feet west of Site Access B. The TIS notes this street is anticipated to operate acceptably as an unsignalized full access without turn lanes. Additionally, if this access were removed, the daily traffic on Site Access B would nearly exceed ACHD's 2,000 average daily trips threshold. Staff recommends approval of the location of the local street as it meets District policy. • Site Access B, on Quartz Creek Street, a proposed local street to be located 523-feet west of SH-69 and 645-feet east of site Access A. The TIS notes this street is anticipated to operate acceptably as an unsignalized full access without turn lanes. Additionally, if this access were removed, the daily traffic on Site Access A would nearly exceed ACHD's 2,000 average daily trips threshold. Staff recommends approval of the location of the local street as it meets District policy. The TIS notes the accesses are not anticipated to exceed ACHD maximum threshold of 2,000 average daily trips. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour Classification Traffic Count "State Highway 69 1,349-feet Principal Arterial 1,656 Meridian Road ** ACHD does not set level of service thresholds for State Highways. 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 SH-69 south of Amity Road was 28,395 on October 24, 2019. C. Findings for Consideration 1. State Highway SH-69 /Meridian Road SH-69 is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on SH-69. Staff Comments/Recommendations: On January 20, 2021, ITD issued a comment letter on the traffic impact study prepared for Briar Ridge Subdivision, see Attachment 4. ITD has recommended approval for the proposal to construct a public street, Quartz Creek Street, located at the site's north property line, which is consistent with the location of the mid-mile collector roadway designated on the Master Street Map. Furthermore, as part of ITD's SH-69/Meridian Road corridor study, the construction of an RCUT is recommended at the SH-69/Quartz Creek Road intersection. To accommodate the planned intersection improvement to the state highway system, ITD has recommended that the applicant provide their proportionate share of$242,133 to the City of Meridian for future improvements programmed by ITD and mitigation required as part of the TIS. 7 Briar Ridge/ MPP20-0036/ H-2021-0036 Quartz Creek Street was recently constructed to intersect SH-69 on the east side of SH-69 across from the site and was restricted to right-in/right-out/left-in as required with Percy Subdivision in 2020. 2. East-West Collector—Quartz Creek Street a. Existing Conditions: There are no mid-mile collector roadways adjacent to or within 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. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Sidewalk Policy: District policy 7206.5.6 requires a concrete 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. 8 Briar Ridge/ MPP20-0036/ H-2021-0036 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 should align with Quartz Creek Street on the east side of SH-69 and continue through the property stubbing to the west. The Residential Collector typology recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct Quartz Creek Street, a new mid- mile collector roadway as '/z of a 36-foot wide residential collector street section with 30-feet of pavement, vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within 55-feet of right-of-way abutting the site's north property line and terminating at the west property line. d. Staff Comments/Recommendations: The applicant should be required to construct Quartz Creek Street as 1/2 of a 36-foot wide residential collector street with 30-feet of pavement, vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within 55-feet of right-of-way abutting the site's north property line and terminating at the west property line meets District policy. However, the applicant should be required to construct a 3- foot gravel shoulder and a borrow ditch on the north side of Quartz Creek Street consistent with District Half Street policy. The applicant may reduce the right-of-way width to 2-feet behind back of curb and provide a permanent right-of-way easement for the sidewalk to extend 2-feet behind back of the sidewalk proposed to be located outside of the right-of-way. 3. 33-foot Internal Local Streets a. Existing Conditions: There are no local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. 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. 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. 9 Briar Ridge/ MPP20-0036/ H-2021-0036 Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. c. Applicant's Proposal: The applicant is proposing to construct Jarvis Street, Heliotrope Street, Aventurine Street, Rock Crystal Street, Chrysocolla Street, Carnelian Way, Blue Quartz Avenue and Ametrine Way as 33-foot wide local street sections with curb, gutter, an 8-foot wide planter strip within 47-feet of right-of-way and 5-foot wide concrete sidewalk located outside of the right- of-way. The applicant is proposing to construct Jasper Avenue as a 36-foot street section with curb, gutter an 8-foot wide planter strip within 50-feet of right-of-way and 5-foot wide detached concrete sidewalk located outside of the right-of-way. The applicant is proposing to construct Howlite Street, abutting the southeast property line, as a 29-foot street section with curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk on the north side of the roadway. The applicant has proposed to construct a knuckle at the Jarvis Street and Blue Quartz Avenue intersection. d. Staff Comments/Recommendations: The applicant's proposal to construct Jarvis Street, Heliotrope Street, Aventurine Street, Rock Crystal Street, Chrysocolla Street, Carnelian Way, Blue Quartz Avenue and Ametrine Way as 33-foot wide local street sections with curb, gutter an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk meets District policy and should be approved. The applicant's proposal to construct Jasper Avenue as a 36-foot wide street section exceeds District policy and should not be approved as proposed. The applicant should construct Jasper Avenue as a 33-foot wide local street section with curb, gutter an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk. The applicant's proposal to construct Howlite Street, abutting the southeast property line, as a 29-foot street section with curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk on the north side of the roadway does not meet District policy and should not be approved as proposed. The applicant should construct Howlite Street as a 33-foot wide local street section with curb and gutter on both sides of the street and an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk on the north side of the roadway to allow for additional on-street parking within the site. The right-of-way for Howlite Street should extend to the south property line. The applicant's proposal to construct a knuckle at the Jarvis Street and Blue Quartz Avenue intersection meets District policy and should be approved, as proposed. The applicant should be required to 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. If the sidewalk is detached, then the right-of-way should extend a minimum of 2-feet behind the back of curb. 4. 27-foot Internal Local Streets a. Existing Conditions: There are no local streets within the site. b. Policy: Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District Policy 7207.5.2 states that the width of a reduced urban local street shall be 27-feet (back-of- 10 Briar Ridge/ MPP20-0036/ H-2021-0036 curb to back-of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 41-feet of right-of-way. Unless approved in writing by the land use agency, this street section is not allowed by the City of Kuna and City of Star. In some cases this street width may not accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional roadway width is necessary to extend the utilities. Although some parking is allowed by the following subsections, the District will further restrict parking on a reduced width street if curves or other physical features cause problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. One of the following three sets of design conditions shall apply. Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install NO PARKING signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no possibility that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. Design Condition #2: Parking is allowed on both sides of a reduced width street when the street layout has the qualities of a road grid system. This provides fire trucks and other emergency vehicles alternate routes of access since the ability to pass another vehicle may be compromised by placement of parked vehicles on both sides of the street. The following criteria shall be met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The block length of the street shall not exceed 500-feet, measured between centerlines. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. • A minimum of two street connections shall be provided to each end of the street with the reduced width. The two connecting streets shall each connect to the larger street system to provide the intended alternate routes of access. A street system that has one street connection to the larger street network on one end and a loop/circle street on the other end with no outlet shall not be approved. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. Design Condition #3: Parking is allowed on both sides of a reduced width residential street with passing pockets that are created when two driveways are constructed near the same property line, where a 50-foot segment will not have on—street parking on the side of the street with the driveways. This provides fire trucks and other vehicles areas to move to the side of the street to allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on both sides of a reduced width street when the following criteria are met: • The street is in a residential area. 11 Briar Ridge/ MPP20-0036/ H-2021-0036 • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • Driveway locations are predetermined with curb cuts for the driveways to be installed when the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be paired with an adjacent lot. If there are an odd number of lots, one lot at either end of the street will not be paired. Each pair of lots shall locate its driveway 5-feet from the shared lot line of the pair. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • The lots cannot abut an alley. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local streets, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. c. Applicant Proposal: The applicant is proposing to construct Celestine Avenue as a 28-foot wide local street section with curb, gutter and an 8-foot wide planter strip within 42-feet of right- of-way and 5-foot wide detached concrete sidewalk located outside of the dedicated right-of- way. Staff Comments/Recommendations: The applicant's proposal to construct Celestine Avenue as a 28-foot wide local street section does not meetDistrict policy and should not be approved as proposed. The applicant should be required to construct Celestine Avenue as a 27-foot wide local street section with curb, gutter an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk. Provide written approval from the appropriate fire department for the 27- foot street section. Parking is restricted on one side of the 27-foot street section. The applicant should be required to install "NO PARKING" signs on one side of the street. Coordinate a signage program with District Development Review staff. The applicant should be required to 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. If the sidewalk is detached, then the right-of-way should extend a minimum of 2-feet behind the back of curb. 5. Minor Urban Local Street and Alleys a. Existing Conditions: There are no minor urban local streets or alleys within the site. 12 Briar Ridge/ MPP20-0036/ H-2021-0036 b. Policy: Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined as a reduced width local street that provides direct lot access for residential uses, and in limited circumstances, commercial or mixed use as described below. Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of 24-feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is utilized in a gridded street system with alleys, vertical curb shall be required and direct lot access shall be restricted. Where the minor local street is utilized, with residential open space scenarios, rolled curb or ribbon curbing (with an inverted crown), is allowed if access to the rear of the parcels is provided from the minor local street. Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides, unless as otherwise described below or approved by ACHD and the lead land use agency. The sidewalk for this street section may be located within a permanent right-of-way easement. If the sidewalk is located within an easement, the minimum right-of-way width for this street section is 28-feet, to allow for 2-feet behind the back-of-curb on each side. Sidewalk may not be required, or may be required on one side only as determined by the lead land use agency, if the minor local street is used in residential areas where houses accessing the minor local street are built with the front of the house (including the front door) facing the common or open space lots that include a connected system of sidewalks or paved pathways and the lotting pattern is mirrored on both sides of the street. Parking: Parking is prohibited on both sides of this street section. "No Parking" signs are required. Alternative parking for guests, visitors, auxiliary residential parking, and deliveries shall be provided and shall be designated and located in coordination with the lead land use agency. Typically, this parking will be provided via community parking spaces located within walking distance of these types of residences. Walking distance shall be defined by the lead land use agency. Requirements (This street section may only be used if the following conditions are met): • The maximum projected ADT is less than 400. • The street connects to two other standard size streets. • There is support from the lead land use agency (either from staff or Commission/ Council). • Maximum block length of 600-feet. • In commercial or mixed use areas where urban designs utilizing alleys are desirable but may be impractical due to access restrictions to classified roadways(arterials, collectors, and residential collectors). In this example, the minor local street would parallel the access-restricted roadway and would provide direct access to the commercial or mixed- use lots. • No portion of a building shall be over 30-feet in height. If any portion of a building is over 30-feet in height, aerial fire apparatus is required and a 26-foot wide street is required (International Fire Code Appendix D Section C105). However, a 26-foot wide street, with a minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local street are met. Alley Access: District Policy 7210.1 states that an alley may serve as the primary vehicular access to a lot or building, but an alley should not provide the sole public right-of-way frontage. A lot served by an alley shall also have public street frontage. New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall 13 Briar Ridge/ MPP20-0036/ H-2021-0036 provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700- feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency's required block length. Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right-of-way is prohibited. "No Parking" signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20- feet for back-up space). Alleys as Stub Street Policy: District Policy 7210.3.5 states that alleys may be constructed as stubs to adjacent properties if the same land use pattern is desired by the lead land use agency and the continuation of the alley is associated with a parallel stub street with an appropriate turnaround. The District will only consider an alley as a stub street if there is full support from the lead land use agency (indicated either by staff or Commission/Council support). Some lead land use agencies may require a temporary turnaround at the end of the stubbed alley. Typically support will be granted from the lead land use agency if the property being stubbed to is either zoned similarly or has the same comprehensive plan designation as the property being developed (i.e. densities and land use layout are anticipated to be similar). Prior to the District approving an alley as a stub, the applicant shall seek comment and/or a conceptual plan from the adjacent property owner. If an alley is to be stubbed to an adjacent property for future development the area should have an established circulation plan that supports, the temporary dead-end. An alley may be stubbed to an adjacent property; there may be interim restrictions on building lots, turnarounds, sanitary service provision, emergency access provision, and other related items. Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90- degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline to centerline). Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local 14 Briar Ridge/ MPP20-0036/ H-2021-0036 streets, the District may consider a reduced offset if the lead land use agency's required lot size allows for shorter buildable lots. Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of-way are discouraged and shall not result in dead-end alleys. c. Applicant Proposal: The applicant is proposing to construct seven 20-foot wide public alleys within the site located as follows: Three public alleys that run east/west: • Between Carnelian Way and Ametrine Way • Between Ametrine Way and Jasper Avenue • Between Jasper Avenue and Celestine Avenue The applicant is proposing to provide an offset of 22-feet between the alleys located between Carnelian Way and Ametrine Way and the alley located between Ametrine Way and Jasper Avenue. Four public alleys that run north/south • Between Jarvis Street and Aventurine Street • Three Between Rock Crystal Street and Howlite Street d. Staff Comments/Recommendations: The applicant's proposal to construct two 20-foot wide public alleys that run east/west located between Carnelian Way and Ametrine Way and between Jasper Avenue and Celestine Avenue and the alley that runs north/south between Jarvis Street and Aventurine Street meet District policy and should be approved as proposed. Except, the alley between Carnelian Way and Ametrine Way should align or offset any other alley by 100- feet. The applicant's proposal to construct a 20-foot wide public alley that runs east/west located between Ametrine Way and Jasper Avenue and the three proposed 20-foot wide public alleys that run north/south between Rock Crystal Street and Howlite Street does not meet District Alley Access policy which does not allow an alley to provide the sole public right-of-way frontage to a lot or building. Many of the proposed lots that access the alley do not have frontage onto a public street. Therefore, the applicant should be required to construct the seven proposed alleys within the site as private alleys. OR, Construct the proposed alley that runs east/west located between Ametrine Way and Jasper Avenue and the three proposed alleys that run north/south located between Rock Crystal Street and Howlite Street as 24-foot wide minor urban local streets with curb and gutter. ACHD and City Staff are supportive of no sidewalk along these streets as there is a connected system of sidewalks. 6. Roadway Offsets a. Existing Conditions: There are no 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). 15 Briar Ridge/ MPP20-0036/ H-2021-0036 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 local streets to intersect the proposed collector street, Quartz Creek Street, located at the following locations: • Carnelian Way, located 1,170-feet west of SH-69 • Jasper Avenue, located 523-feet west of SH-69 d. Staff Comments/Recommendations: The applicant's proposal to construct two local street to intersect the proposed collector street, Quartz Creek Street, located at the following locations meets District policy and should be approved, as proposed: • Carnelian Way, located 1,170-feet west of SH-69 • Jasper Avenue, located 523-feet west of SH-69 The applicant should be required to construct all other local internal streets to align or offset a minimum of 125-feet from any other street. 7. Stub Streets a. Existing Conditions: There are no existing stub streets to or from the site. b. Policy: Stub Street Policy: District policy 7207.2.4.3 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4.4 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 3 stub streets in the following locations: • Heliotrope Street to the west, located 428-feet south of, Quartz Creek Street. • Chrysocolla Street to the west, located 764-feet south of Heliotrope Street. • Ametrine Way to the south, located 872-feet west of SH-69. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. A turnaround is not required at the terminus of the stub streets as they do not extend greater than 150-feet. 16 Briar Ridge/ MPP20-0036/ H-2021-0036 The applicant should be required to install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 8. Driveways 8.1 Local Street Name a. Existing Conditions: Celestine Avenue has not been constructed within the site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway. c. Applicant's Proposal: The applicant is proposing to construct a 26-foot wide emergency only access only driveway onto Celestine Avenue in alignment with Howlite Street. d. Staff Comments/ Recommendations: The applicant's proposal to construct a 26-foot wide emergency access only driveway onto Celestine Avenue in alignment with Howlite Street meets District policy; however, the driveway should be constructed as a curb return type driveway approach and be designed to look like a driveway and not an extension of Howlite Street. The emergency access only driveway should be restricted with a gate or bollards, located outside of the right-of-way, as determined by the appropriate fire department. $ a �oscaae � 17 s '+ + 1 20, 12 4 — 14 a 10 a4 t Be i3 j ee• PIRdOPOSIMIDRIVIEW .7.74' --------_„__,----- -------- ----------- 9. Traffic Calming a. Speed Control and Traffic Calming Policy: District policy 7206.3.8 states that collector streets should be designed to discourage speeds above 35 MPH and in a residential area, collector 17 Briar Ridge/ MPP20-0036/ H-2021-0036 streets should be designed to discourage speeds above 30 MPH. The design of collector 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. 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, or the streets extend greater than 750-feet in length, 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 maintenance and/or license agreement. b. Staff Comments/ Recommendations: There is a long section of a collector roadway and several local roads proposed that are greater in length than 750-feet in length and will need to be redesigned to the reduce the length of the roadways or to include the use of passive design elements. The following roadways greater than 750-feet in length are as follows: • Quartz Creek Street • Jarvis Street • Aventurine Street • Rock Crystal Street Speed humps/bumps and valley gutter will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to plan approval and ACHD's signature on the first final plat. 10. 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. 11. 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. 12. 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 these roadways and should be noted on the final plat. 18 Briar Ridge/ MPP20-0036/ H-2021-0036 D. Site Specific Conditions of Approval 1. Prior to ACHD's signature on the first final plat, submit a revised preliminary plat showing the redesigned roadways to reduce the length of the roadways or to include the use of passive design elements for review and approval: • Quartz Creek Street • Jarvis Street • Aventurine Street • Rock Crystal Street Speed humps/bumps and valley gutter will not be accepted as traffic calming. 2. Construct Quartz Creek Street, abutting the site, as '/2 of a 36-foot street section with curb, gutter and 8-foot wide planter strip, 5-foot wide detached concrete sidewalk, plus 12-feet of additional pavement widening beyond the centerline established for the street. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the north side of the roadway. The applicant may reduce the right-of-way width to 2-feet behind back of curb and provide a permanent right-of-way easement for the sidewalk proposed to be located outside of the right-of-way. 3. Construct Jarvis Street, Heliotrope Street, Aventurine Street, Rock Crystal Street, Chrysocolla Street, Carnelian Way, Jasper Avenue, Blue Quartz Avenue and Ametrine Way as 33-foot wide local street sections with curb, gutter an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk. Extend the right-of-way to 2-feet behind back of curb and 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. 4. Construct Howlite Street as a 33-foot wide local street section with curb and gutter on both sides of the street and an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk on the north side of the roadway. Extend the right-of-way to 2-feet behind back of curb and 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. 5. Construct Celestine Avenue as a 27-foot wide local street section with curb, gutter an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk. Extend the right-of-way to 2-feet behind back of curb and 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. 6. Provide written approval from the appropriate fire department for the 27-foot street section. Parking is restricted on one side of Celestine Avenue. Install "NO PARKING" signs on one side of the street. Coordinate a signage program with District Development Review staff. 7. Construct a knuckle at the Jarvis Street and Blue Quartz Avenue intersection meets District policy and should be approved, as proposed. 8. Construct the seven alleys within the site as private alleys located as follows: Three alleys that run east/west: • Between Carnelian Way and Ametrine Way • Between Ametrine Way and Jasper Avenue • Between Jasper Avenue and Celestine Avenue 19 Briar Ridge/ MPP20-0036/ H-2021-0036 Four alleys that run north/south • Between Jarvis Street and Aventurine Street • Three between Rock Crystal Street and Howlite Street OR, Construct the proposed public alley that runs east/west located between Ametrine Way and Jasper Avenue and the three proposed public alleys that run north/south between Rock Crystal Street and Howlite Street as 24-foot wide minor urban local streets with curb and gutter. 9. Construct two local street to intersect the proposed collector street, Quartz Creek Street, located at the following locations, as proposed: • Carnelian Way, located 1,170-feet west of SH-69 • Jasper Avenue, located 523-feet west of SH-69 10. Construct all other local internal streets to align or offset a minimum of 125-feet from any other street. 11. Construct 3 stub streets in the following locations, as proposed: • Heliotrope Street to the west, located 428-feet south of the proposed collector street, Quartz Creek Street • Chrysocolla Street to the west, located 764-feet south of Heliotrope Street • Ametrine Way to the south, located 872-feet west of SH-69 12. Install a sign at the terminus of the 3 stub streets, Heliotrope Street, Chrysocolla Street and Ametrine Way that states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 13. Construct a 26-foot wide emergency access only driveway onto Celestine Avenue in alignment with Howlite Street, designed to look like a driveway and not an extension of Howlite Street and restricted with a gate or bollards, located outside of the right-of-way, as determined by the appropriate fire department. 14. Direct lot access is prohibited to Quartz Creek Street and should be noted on the final plat. 15. 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. 16. Payment of impact fees is due prior to issuance of a building permit. 17. 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. 20 Briar Ridge/ MPP20-0036/ H-2021-0036 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. TIS Executive Summary 4. ITD Comment Letter 5. Utility Coordinating Council 6. Development Process Checklist 7. Appeal Guidelines 21 Briar Ridge/ MPP20-0036/ H-2021-0036 VICINITY MAP •' �r¢;� ofsic st zE=Quartr free t k .r r f.pr�rrie 'Vievr y ti f/f[xw DF i 22 Briar Ridge/ MPP20-0036/ H-2021-0036 SITE PLAN — — PLANT PALETTE sr+ cwir�w,re earnw�,�r� size 16 © r, srzrtls s�i+oW��n5�e � nrais sv w�sR�x �u�eee .e.+ ��°° xxl • ®.. a u®.. LdUiSLAPE mn 5vncrN new e rr ® �'� �• TPW5(.TP), .51ce (rIPI CAM ) o DEVELOPMENT DATA LANDBGAPE -- r � _- � ilk � R P BRIAR RIDGE SUBDIVISION MARCH 10,2021 23 Briar Ridge/ MPP20-0036/ H-2021-0036 Patterson Mixed-Use Development TIS February 2021 Executive Summary EXECUTIVE SUMMARY Kittelson & Associates, Inc. (Kittelson) has prepared a Transportation Impact Study (TIS) for the Briar Ridge development.The Briar Ridge development is located west of SH 69 between Amity Road and Lake Hazel Road. The proposed site is currently vacant farmland and consists of approximately 38.27 acres. The development will be annexed into the City of Meridian. The development plan proposes to build approximately 122 single-family houses and 104 multi-family town houses.The anticipated buildout year is 2025. The TIS resulted in the following findings and recommendations. FINDINGS Existing Conditions ■ All study intersections were found to exceed ITD's desired operational thresholds during the existing weekday a.m. and p.m. peak hours: o SH 69/Amity Road: ■ The westbound through/right movement operates at V/C >0.90 (0.92) and LOS F during the a.m. and p.m. peak hours. ■ The northbound through/right movement operates at V/C>0.90(0.96) during the a.m. peak hour. ■ The overall intersection operates at a V/C >0.90 (0.91) in the weekday a.m. peak hour. o SH 69/ Lake Hazel Road (AM peak hour): ■ The eastbound through/right movement operates at LOS E during the a.m. and p.m. peak hours. ■ The westbound through/right movement operates at LOS E during the a.m. peak hour and LOS F during the p.m. peak hour (with V/C of 0.93). ■ ITD is currently finalizing a corridor study for SH 69 in this area and the vision presented by that study identifies a future Median U-Turn (MUT) intersection at both above intersections along with the widening of SH 69 to three lanes in each direction from Overland Road to Lake Hazel Road and transitioning to two lanes in each direction south of the intersection. ■ All study roadway segments operate within the volume threshold for LOS D under existing conditions. ■ Crash data at the study intersections and roadway segments for the most recent five years of complete data (2015-2019)were analyzed for existing crash trends.The most common crash type was a rear-end crash at SH 69/Amity Road. I� 2 Kittelson&Associates,Inc. Patterson Mixed-Use Development TIS February 2021 Executive Summary Year 2025 Background Traffic Conditions ■ As under existing conditions,year 2025 background traffic analysis(without inclusion of site- generated traffic) found that all study intersections are expected to operate above ITD desired thresholds during the weekday a.m. and p.m. peak hours. o SH 69/Amity Road ■ The overall intersection as well as the westbound and northbound through movements are projected to operate at LOS F and overcapacity in the a.m. peak hour. ■ The southbound and westbound movements are projected to operate at LOS F and overcapacity in the p.m. peak hour. ■ To meet ITD and ACHD operating guidelines under 2025 background conditions, an exclusive westbound right-turn lane, a third northbound through lane, an exclusive northbound right-turn lane, a third southbound through lane, and an exclusive southbound right-turn lane would be needed. ■ ITD is currently completing a corridor study for SH 69 in this area and the vision presented by that study identifies a future Median U Turn (MUT) intersection at this location along with widening of SH 69 to three lanes in each direction from Overland Road to Lake Hazel Road. o SH 69/ Lake Hazel Road ■ The overall intersection operates at a V/C > 0.90 in both the a.m. and p.m. peak hours (0.97 and 1.07, respectively). ■ The northbound through/right movement operates overcapacity and LOS F during the a.m. peak hour. ■ The westbound and northbound movements operate overcapacity and at LOS F during the p.m. peak hour. ■ To meet ITD and ACHD operating guidelines under 2025 background conditions, a third northbound through lane, an exclusive northbound right- turn lane, a third southbound through lane, and an exclusive southbound right-turn lane would be needed. ■ ITD is currently completing a corridor study for SH 69 in this area and the vision presented by that study identifies a future Median U Turn (MUT) intersection at this location along with widening of SH 69 to three lanes in each direction from Overland Road to Lake Hazel Road (likely through the intersection and then tapering to two lanes in each direction south of Lake Hazel Road). ■ 2025 background traffic volumes on SH 69 roadway segments are projected to exceed LOS D volume thresholds in its current 5 lane configuration. Trip Generation and Distribution ■ The development proposes 122 single family homes and 104 townhomes. I� 3 Kittelson&Associates,Inc. Patterson Mixed-Use Development TIS February 2021 Executive Summary ■ The development is estimated to generate a total of 1,994 daily net new trip ends, of these 141 are estimated to occur in the weekday a.m. peak hour(34 inbound/ 107 outbound), and 134 are estimated to occur in the weekday p.m. peak hour (116 inbound/68 outbound). Year 2025 Total Traffic Conditions ■ Except for the eastbound approach to the SH 69/Quartz Creek Street intersection, no additional operational deficiencies and no additional mitigations beyond those outlined under 2025 background conditions resulted from the inclusion of site generated trip on the transportation system. ■ SH 69/Quartz Creek Road o As a full movement intersection,the eastbound approach operates overcapacity(V/C > 1.00) and LOS F during the a.m. peak hour and overcapacity and LOS F during the p.m. peak hour. o The intersection is projected to meet all three MUTCD volume-based signal warrants under 2025 total traffic conditions. o To meet agency operating standards the intersection is proposed as either a traffic signal or RCUT intersection. ■ ITD is currently completing a corridor study for SH 69 in this area and the vision presented by that study identifies a future RCUT intersection at this location along with widening of SH 69 to three lanes in each direction from Overland Road to Lake Hazel Road. ■ The intersection can be mitigated to under capacity conditions by adding an exclusive eastbound left-turn lane, however, it will exceed ITD's desire V/C threshold of 0.90. ■ With an exclusive eastbound left-turn lane, up to 120 units of the Briar Ridge development can be occupied maintain this intersection as a full movement intersection before exceeding ITD's v/c threshold of 0.90. o The intersection meets ITD turn lane warrants for a southbound right turn lane on SH 69. ■ As under background conditions, 2025 total traffic volumes on SH 69 roadway segments are projected to exceed LOS D volume thresholds in its current 5 lane configuration. I wr 4 Kittelson&Associates,Inc. Patterson Mixed-Use Development TIS February 2021 Executive Summary RECOMMENDATIONS Based on the report's analyses and evaluation findings, recommendations were developed accordingly for time scenario's conditions. Existing & Year 2025 Background Traffic Condition Mitigations (Without the Proposed Development) The following mitigations are recommended to accommodate the year 2025 background traffic volumes. SH 69/Amity Road • Implement ACHD CIP project IN2020-0090 • Implement ITD SH 69 corridor plan vision for improvement along SH 69 SH 69/Lake Hazel Road • Implement ACHD CIP project IN2020-0655 • Implement ITD SH 69 corridor plan vision for widening along SH 69 Additional Year 2025 Mitigations Needed with the Briar Ridge Development SH 69/Quartz Creek Road ■ Install an exclusive eastbound left-turn lane on Quartz Creek Road. ■ Install southbound right turn lane with approximately 100 feet of vehicle storage. ■ Up to 120 units of the Briar Ridge development can be occupied before movement restrictions at the intersection are required. All Site Accesses ■ Construct all accesses to the development with the following designations: All local streets within the development should be constructed with one travel lane in each direction. o Site driveways with access to public streets should provide sufficient stacking distance for four vehicles (100 feet) to ensure acceptable operation and accommodate larger vehicles, including utility service and delivery vehicles. o Site accesses along Quartz Creek Road should match the existing grade or be higher at the intersection to ensure the best possible sight distance. JFj 5 Kittelson&Associates,Inc. Patterson Mixed-Use Development TIS February 2021 Executive Summary o All accesses and internal streets should be designed to provide adequate intersection site distance. Shrubbery and landscaping near the intersection and site access point should be maintained to ensure adequate sight distance is maintained. o Site accesses are assumed to match the existing grade of the connected roadway at the intersection and back at least one car length. Significant changes to the approach grade could impact the sight distances. o Shrubbery, weeds, and landscaping near the internal intersections and site access points should be maintained to ensure adequate sight distance. o If widening occurs along any of the site access road, care should be taken to ensure adequate grades and intersection sight distance is maintained. jFj 6 Kittelson&Associates,Inc. �pANO * F Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT a P.O. Box 8028 • Boise, ID 83707-2028 yyn Q�� Your Economic Opportunity (208)334-8300 • itd.idaho.gov A�gTg71 pN Q? January 20, 2021 Shawn Brownlee Trilogy Development 9839 W Cable Car Street, Suite 101 Boise, ID 83709 Shawn@trilogyidaho.com Phone: 208-895-8858 VIA EMAIL RE: Briar Ridge Subdivision—ITD Development Condition Memo Dear Mr. Brownlee, I really appreciate the work you are doing to help those who are living in this beautiful area of Meridian, ID.The Briar Ridge Subdivision Traffic Impact Study (TIS) provided by Kittelson &Associates has been reviewed.The trips generated by your development adds congestion to SH-69. ITD is working with the city of Meridian to enter into an agreement to collect a proportionate share contribution from each new development for impacts to the State highway system. As two agencies we will work together to accelerate highway construction on SH-69 to accommodate new development growth. ITD values your contribution to the transportation system so we can help keep goods, services and the public moving efficiently. ITD determined Briar Ridge Subdivision's proportionate share contribution to be$242,133 (4.12%).This is based off the development's site trips through the intersection of SH-69/Quartz Road in comparison to total 2040 traffic volumes as identified in ITD's SH-69 Corridor Study.The SH-69 corridor study has identified that the ultimate configuration for this intersection shall be a reduced conflict U-turn (RCUT). Details of the RCUT configuration and proportionate share calculation are included in the attached ITD Staff Technical Report. Thank you again for your partnership. If there are any questions or concerns please don't hesitate to email me at Justin.Price@itd.idaho.gov or give me a call at 208-334-8340. Sincerely, oqubtin Cftice Justin Price ITD District 3 Traffic Engineer Page 1 of 2 59RH0 i* Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT = P.O. Box 8028 • Boise, ID 83707-2028 yynAQ PQ�� Your Economic Opportunity (208) 334-8300 • itd.idaho.gov �rartooH�Q Cc: Sonya Allen—City of Meridian Mindy Wallace—ACHD Page 2 of 2 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. 24 Briar Ridge/ MPP20-0036/ H-2021-0036 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. 25 Briar Ridge/ MPP20-0036/ H-2021-0036 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. 26 Briar Ridge/ MPP20-0036/ H-2021-0036