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HomeMy WebLinkAbout2021-10-22 ACHD Development Services Department CHD `'"' Project/File: Pera Place/ MPP21-0020/ H-2021-0056 This is an annexation with rezone and a preliminary plat application to allow for the development of 73 lots on 17 acres. Lead Agency: Cityof Meridian y\.'_ 1 _ � � 1 Site address: Black Cat Road (S0427235702), < „ �4546 W. Daphne & � - y �71, Ced-aGrov T_f U� ` w'Ce 4600 W. Daphne Street = w I'M- Commission z=pm , Approval: October 6, 2021 rarir.� Applicant: Dan Lardie N Nil".-St Leavitt&Associates Engineers, Inc. _ - 1324 1st Street South Nampa, ID 83651 ► - 1.7 . Owner: Tony Tseng Applied Media Inc. _ = 6518 N. Fairborn Avenue Meridian, ID 83646 Staff Contact: Dawn Battles, Planner II Phone: 387-6218 E-mail: dbattlesCa�achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of annexation with a rezone of 10 acres from RUT (Rural-Urban Transition)to R-8 (Medium Density Residential) and a preliminary plat to allow for the development of 73 lots consisting of 65 single family residential lots and 8 common lots. This application also includes a modification to an existing development agreement with the City of Meridian to remove the R-4 zoned parcel from the existing agreement and enter into a new agreement consistent with the proposed preliminary plat. The applicant's rezone proposal is consistent with the City of Meridian's future land use map which designates medium density residential in this area. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium Density Residential R-4 South Rural Urban Transition RUT East Medium Density Residential & Rural Urban Transition R-4 & RUT West Medium Density Residential & Rural Urban Transition R-8 & RUT 1 Pera Place/ MPP21-0020/ H-2021-0056 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: • Daphne Square, a 33 residential subdivision consisting of 30 residential lots and 3 common lots located south of the site at the northeast corner of Black Cat Road and McMillan Road was approved by ACHD in November 2020. • Brody Square, a residential subdivision consisting of 65 residential lots, 7 common lots and 2 other lots is located south and west of the site and was approved by ACHD in May 2020. • Summerwood, a residential subdivision consisting of 26 residential lots and 5 common lots, located east and southeast of the site and was approved by ACHD in July 2017. 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 0.47 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): • The intersection of McMillan Road and Black Cat Road is scheduled in the IFYWP for the installation of an interim traffic signal in 2022. • Black Cat Road is listed in the CIP to be widened to 5-lanes from Ustick Road to McMillan Road between 2031 and 2035. • Black Cat Road is listed in the CIP to be widened to 5-lanes from McMillan Road to Chinden Boulevard between 2036 and 2040. • McMillan Road is listed in the CIP to be widened to 5-lanes from Black Cat Road to Ten Mile Road between 2031 and 2035. • The intersection of McMillan Road and Black Cat Road is listed in the CIP to be reconstructed as a multi-lane roundabout with 4-lanes on the north leg, 4-lanes on the south, 2-lanes east, and 2-lanes on the west leg, and between 2031 and 2035. 2 Pera Place/ MPP21-0020/ H-2021-0056 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 Black Cat Road as a Level 3 facility that will be constructed as part of a future ACHD project and Gondola Drive, located north of the site, is identified as an existing Level 3 facility. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 595 additional vehicle trips per day (19 existing); 63 additional vehicle trips per hour in the PM peak hour (2 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 10t" edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Functional PM Peak Hour PM Peak Roadway Frontage Classification Traffic Count Hour Level of Service Black Cat Road 258-feet Minor Arterial 269 Better than "E" McMillan Road None Minor Arterial 335 Better than "E" Daphne Street 666-feet Local N/A N/A Joy Street None Local N/A N/A * Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Black Cat Road south of Chinden Boulevard was 5,381 on June 24, 2021. • The average daily traffic count for McMillan Road west of Ten Mile Road was 4,905 on January 31, 2018. • There are no current traffic counts for Daphne Street or Joy Street. C. Findings for Consideration 1. Black Cat Road a. Existing Conditions: Black Cat Road is improved with 2-travel lanes, 24-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 72-feet of right-of-way for Black Cat Road (24-feet from centerline). b. Policy: 3 Pera Place/ MPP21-0020/ H-2021-0056 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. 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 Black Cat Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 48- feet from centerline of Black Cat Road abutting the site. The applicant is proposing to construct 5-foot wide detached concrete sidewalk on Black Cat Road abutting the site. 4 Pera Place/ MPP21-0020/ H-2021-0056 d. Staff Comments/Recommendations: Consistent with the MSM, the applicant should be required to dedicate additional right-of-way to total 50-feet from centerline of Black Cat Road abutting the site. The additional dedicated right-of-way is impact fee eligible for compensation. The applicant's proposal to construct 5-foot wide detached concrete sidewalk on Black Cat Road abutting the site meets District policy and should be approved. Locate the sidewalk a minimum of 43-feet from centerline of Black Cat Road abutting the site. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. The applicant should be required to improve Black Cat Road with 17-feet of pavement from centerline plus a 3-foot wide gravel shoulder abutting the site. 2. Off-Site Sidewalk — Black Cat Road a. Existing sidewalk: There is 765-feet of 5-foot wide concrete sidewalk on the east side of Black Cat Road, from the north property line of the site to Gondola Drive. This sidewalk was constructed as required with Vicenza Subdivision and connects to sidewalk on Gondola Drive. b. Required, but not yet constructed sidewalk: South of the site, ACHD has required the construction of 1,215-feet of 5-foot wide concrete sidewalk on the east side of Black Cat Road, with Brody Square and Daphne Square Subdivisions. c. Sidewalk gap: Between the site, and Brody Square Subdivision, there is a parcel with 190- feet of frontage on Black Cat Road that has not been developed. When the adjacent subdivisions construct sidewalk, there will be a 190-foot sidewalk gap. '� 1I � 7 2 �1 W!L0ad*Rap!St.0 c f)r '� ` PLEASANT VIEW r?w.Gimdoh Dr ELEMENTARY SCHOOLSIDEWALK EXISTING � Or _w= - W Maggio Grob ,ted Z W-Twisted DrSt `I SIDEWALK GAP S a philomev% t irk, REQUIRED, • YET CONSTRUCTED SIDEWALK d. Staff recommendation: Staff recommends that the applicant contact the adjacent property owner regarding right-of-way dedication. If that owner is willing to dedicate right-of-way, ACHD 5 Pera Place/ MPP21-0020/ H-2021-0056 will purchase the right-of-way and will enter into a Cooperative Development Agreement with the applicant to construct off-site sidewalk and complete a sidewalk gap on Black Cat Road. This would provide continuous sidewalk on Black Cat Road from McMillan Road to Gondola Drive. Pleasant View Elementary School is located on Gondola Drive east of Black Cat Road. 3. Daphne Street a. Existing Conditions: Daphne Street is improved with 2-travel lanes, 25-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Daphne Street (24-feet from centerline). 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. 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. Half Street Policy: District Policy 7207.2.2 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. c. Applicant's Proposal: The applicant is proposing to construct Daphne Street as '/2 of a 33- foot street section to include pavement widening, curb, gutter and 5-foot wide attached concrete within the existing 50-feet of right-of-way abutting the site. 6 Pera Place/ MPP21-0020/ H-2021-0056 d. Staff Comments/Recommendations: The applicant's proposal to construct Daphne Street as '/z of a 33-foot street section to include pavement widening, curb, gutter and 5-foot wide attached concrete sidewalk within the existing 50-feet of right-of-way abutting the site meets District policy and should be approved, as proposed. 4. Internal Local Streets a. Existing Conditions: There are no local streets within the site. There is one local street, Sepino Avenue, that stubs to the site's north property line. As part of ACHD's approval of Brody Square subdivision There is one local street, Avilla Drive, proposed to stub to the site's west property line. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb)for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-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 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in 7 Pera Place/ MPP21-0020/ H-2021-0056 accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. c. Applicant's Proposal: The applicant is proposing to extend both stub streets into the site and to construct the internal local streets as 33-foot wide local street sections with curb, gutter and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way. The applicant is proposing to construct a cul-de-sac turnaround with a 50-foot turning radius at the terminus of Philomena Court. d. Staff Comments/Recommendations: The applicant's proposal to extend the stub streets into the site and construct the internal local streets as 33-foot street sections with curb, gutter and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way meets District policy and should be approved, as proposed. The applicant's proposal to construct a cul-de-sac turnaround with a 50-foot turning radius at the terminus of Philomena Court meets District policy and should be approved, as proposed. 5. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: 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, Colosseum Avenue and Lichfield Avenue to intersect Daphne Street located 832-feet and 1,177-feet east of Black Cat Road. The applicant is proposing to construct all internal streets to align or offset a minimum of 125- feet. d. Staff Comments/Recommendations: The applicant's proposal to construct two local streets, Colosseum Avenue and Lichfield Avenue to intersect Daphne Street located 832-feet and 1,177-feet east of Black Cat Road meets District policy and should be approved, as proposed. 8 Pera Place/ MPP21-0020/ H-2021-0056 The applicant's proposal to construct all internal streets to align or offset a minimum of 125-feet meets District policy and should be approved, as proposed. 6. Stub Streets a. Existing Conditions: There is one local street, Sepino Avenue, that stubs to the site's north property line. As part of ACHD's approval of Brody Square subdivision there is one local street, Avilla Drive, proposed to stub to the site's west property line. 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 extend both stub streets into the site and construct one stub street, Avilla Drive, to stub to the site's west property line located 530-feet north of Daphne Street. 9 Pera Place/ MPP21-0020/ H-2021-0056 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." A temporary cul-de- sac turnaround is not required at the ... terminus of Avilla Drive, as it does not extend greater than - 150-feet in length. s; n u* - g MIM After the stub streets have been extended with this subdivision, there will local street - ---- a be oca see a ��� ` u connectivity to -Z - ,Gondola Drive for r�, students living g J-®�- L--_ south of the Pleasant View f L- J Y 1 Elementary School, j on the east side of _� Black Cat Road. - 7. Driveways 7.1 Sepino Avenue a. Existing Conditions: Sepino 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 20-foot wide shared access driveway onto Sepino Avenue in alignment with Philomena Court. d. Staff Comments/Recommendations: The applicant's proposal to construct a 20-foot wide shared access driveway meet District policy and should be approved, as proposed. 8. Traffic Calming a. Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If 10 Pera Place/ MPP21-0020/ H-2021-0056 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: Avilla Drive, a stub street proposed at the site's west property line, is proposed to be extended into the site which will create a long straight roadway greater than 750-feet in length and will need to be redesigned to reduce the length of the roadway or to include the use of passive design elements. Speed humps/bumps and valley gutters will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to plan approval and ACHD's signature on the first final plat. 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 Black Cat Road is classified as a minor arterial roadway. Direct lot access is prohibited to this roadway and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Prior to ACHD's signature on the first final plat, submit a revised preliminary plat showing Avilla Drive has been redesigned to reduce the length of the roadway or to include the use of passive design elements for review and approval. Speed humps/bumps and valley gutter will not be accepted as traffic calming. 2. Dedicate additional right-of-way to total 50-feet from centerline of Black Cat Road abutting the site. Compensation will be provided for this right-of-way dedication. 3. Improve Black Cat Road with 17-feet of pavement from centerline plus a 3-foot wide gravel shoulder and 5-foot wide detached concrete sidewalk abutting the site. Locate the sidewalk a minimum of 43-feet from centerline of Black Cat Road. If street trees are desired, provide an 8-foot wide planter strip. 4. Contact the adjacent property owner to the south of the site on Black Cat Road regarding right-of- way dedication to complete a sidewalk gap on Black Cat Road. If that owner is willing to dedicate right-of-way, ACHD will purchase the right-of-way and will enter into a Cooperative Development Agreement with the applicant to construct off-site sidewalk. This would provide continuous sidewalk 11 Pera Place/ MPP21-0020/ H-2021-0056 on Black Cat Road from McMillan Road to Gondola Drive. Pleasant View Elementary School is located on Gondola Drive east of Black Cat Road. 5. Construct Daphne Street as'/2 of a 33-foot street section to include pavement widening, curb, gutter and 5-foot wide attached concrete sidewalk within the existing 50-feet of right-of-way abutting the site; plus 12-feet of additional pavement widening, where it does not exist, beyond the centerline of the roadway with a 3-foot wide gravel shoulder and borrow ditch sized to accommodate the roadway storm runoff on the south side of the roadway. 6. Extend the proposed stub street to the site's west property line and the stub street at the site's north property line into the site and construct the internal local streets as 33-foot street sections with curb, gutter and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way, as proposed. 7. Construct a cul-de-sac turnaround with a 50-foot turning radius at the terminus of Philomena Court, as proposed. 8. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. 9. Construct two local streets, Colosseum Avenue and Lichfield Avenue to intersect Daphne Street located 832-feet and 1,177-feet east of Black Cat Road, as proposed. 10. Construct all internal streets to align or offset a minimum of 125-feet, as proposed. 11. Construct one stub street, Avilla Drive, to stub to the site's west property line located 530-feet north of Daphne Street, as proposed. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 12. Construct a 20-foot wide shared access driveway onto Sepino Avenue in alignment with Philomena Court, as proposed. Pave the driveway its full width and at least 30-feet beyond the edge of pavement of Sepino Avenue. 13. 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. 14. Payment of impact fees is due prior to issuance of a building permit. 15. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 12 Pera Place/ MPP21-0020/ H-2021-0056 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. COMPASS Checklist 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines 13 Pera Place/ MPP21-0020/ H-2021-0056 VICINITY MAP w �41L�4� 2Lti1 -a kVO't) —a .; Cedar'Groi W.-C_e r• —j 1N h4ae�yi�rl ,b � � crrow = + ?` Twisted-� T o , Dr istedCreek-fit- Jek Dri aJ I �bl V-Plrtloi nab&t� Maio �z ` I , I 'I I� [l�oj#.ilot�i Srt - � ir . i.. w . W. WW V N3iVIL lN3ialIilolf S.�t�r, . 1,41 � � 1. .I �.... .r 14 Pera Place/ MPP21-0020/ H-2021-0056 SITE PLAN PERA PLACE SUBDIVISION r PRELIMINARY PLAT "#° . 1�14- TAN,AN,RIW,SEC.27 MERIDIAN,ADA COUNTY,IDAHO 1E All k. .T' m— aa . . .,q unrmrs: -777 I it I� '- mw.id•M w.a � �� .. �m.r: ..x...u....w ma.e, w t w• —m sm...W.. i I I r. r~� YI �®s9�,j�j.wMMi.H®s� I ® 117W®slli®ells®slln�s� n � � mawwnir � s.6Sa..e1L v1,��L I 6�1��IItIJ�112��IIQ�t_8l� °pE°^r'4 I °m �.�i I f_ _� wmo�mxxa�a u gyp. a � � II �I KSY I -- --- -------- 15 Pera Place/ MPP21-0020/ H-2021-0056 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. 16 Pera Place/ MPP21-0020/ H-2021-0056 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. 17 Pera Place/ MPP21-0020/ H-2021-0056 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. 18 Pera Place/ MPP21-0020/ H-2021-0056