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HomeMy WebLinkAbout2021-11-01 ACHD Development Services Department    Project/File: Outer Banks Subdivision and The 10 at Meridian/ MPP20-0040/ H-2021-0063 This is a preliminary plat to develop 25 buildable lots for residential and commercial uses on 36 acres and a conditional use permit application to construct 516 multi- family units within the residential portion of site. Lead Agency: City of Meridian Site address: The southwest corner of Franklin Road and Ten Mile Road. Staff Approval: XXXX, 2021 Vicinity Map Applicant: Wendy Shrief JUB Engineers, Inc. 250 S. Beechwood Avenue, Suite 201 Boise, ID 83709 Representative: Same as above Staff Contact: Paige Bankhead, E.I. Phone: 387-6293 E-mail: pbankhead@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a preliminary plat to develop 25 buildable lots for residential and commercial uses on 36 acres and a conditional use permit application to construct 364 apartment units, 126 flat style units and 26 townhome style units for a total of 516 units for the residential portion of the site (The 10 at Meridian). The City of Meridian’s Future Land Use Map designates this area as high density residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Neighborhood Business C-N South Community Business C-C East General Retail/Service Commercial C-G West High Density Residential R-40 3. Site History: ACHD previously reviewed the traffic impact study and the initial rezoning application for this site and provided preliminary commentary on potential requirements for the development with the future development application based on District Policy. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 1 DRAFT Outer Banks Subdivision/The 10 at Meridian MPP20-0040/H-2021-0063  TM Center Subdivision, 9 high-density residential lots, 74 commercial lots and 2 common lots on 132.42 acres located directly southeast of the site and approved by ACHD in August 2020.  TM Creek Subdivision, 49 lots for mixed use office, retail, and high density residential on 41 acres located directly west of the site and was approved by ACHD in February 2014.  TM Crossing Subdivision, 50 commercial lots on 75 acres located southeast of the site and approved by ACHD in March 2013.  Gateway at 10 Mile, a mixed-use commercial and high density development for 440 multi- family units and townhomes on 41.28 acres located northeast of the site and is currently under review.  Meridian 118, a high density residential and commercial development on 112 acres located to the southwest of the site. The traffic impact study has been accepted by ACHD, but an application has not yet been transmitted by the City of Meridian. 5. Transit: Transit services are available to serve this site via Route 40. 6. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 7. New Center Lane Miles: The proposed development includes 0.0 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): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan (IFYWP) or the District’s Capital Improvement Plan (CIP). 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. 2 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063  The BMP identifies Ten Mile Road and Franklin Road as Level 2 facilities that will be constructed as part of a future ACHD project. This segment of Ten Mile Road has bike lanes.  The BMP also identifies level 1 facilities on the new collector roadway within the site. The applicant will construct the new collectors consistent with the MSM and the Roadways to Bikeways Master plan. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 5,863 additional vehicle trips per day, 615 trips in the AM peak hour and 606 trips in the PM peak hour additional vehicle trips per hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson & Associates, Inc. prepared a traffic impact study for the proposed The 10 at Meridian/Outer Banks Subdivision development. The executive summary of the findings as presented by Kittelson & Associates is in Attachment 3. The executive summary is not the opinion of ACHD staff. 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 with the future development application. Intersections and Access Points in the study 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. 3 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 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.  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: Staff has reviewed the submitted traffic impact study (TIS) and generally agrees with the findings and recommendations. The following sections list the improvements required by ACHD with this development application based on the traffic impact study and District policy. Access The District’s Number of Driveways on Arterials Policy limits the number of driveways on arterial roadways to those that are necessary to serve the site. In pre-application meetings with the applicant, staff recommended that the applicant revise their site layout to be oriented to use Cobalt Drive as the main access point and that the applicant provide analyses to show that additional access points are necessary to serve the site, consistent with the District’s Number of Access Points on arterial roadways, District Policy 7205.4.4. The applicant did not revise the site plan per staff recommendations, but did provide analyses for different access scenarios. The study shows that access on Cobalt Drive and Access A on Franklin Road are necessary to serve the site and both access points will operate acceptably under 2023 total traffic conditions. The study recommends restricting Cobalt Drive on Ten Mile Road to right-in/right-out/left-in only and Access A be a full access for this access scenario. 4 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 However, staff also has concerns about the operation at Access A and the Ten Mile Road and Franklin Road intersection in the future given the rapidly increasing development in the area. Therefore, staff also supports additional restricted access onto Ten Mile Road and Franklin Road in order to help alleviate future traffic concerns at Access A and at the intersection of Ten Mile Road and Franklin Road. Staff supports the following access scenario:  Access C as right-out only,  Access D as right-in/right-out only, and  Access B as right-in/right-out only. The study recommends restricting Cobalt Drive to right-in/right-out/left-in only on Ten Mile Road to mitigate the existing and 2023 background conditions traffic conditions due to the failing movement in the westbound left-turn lane, and for the 2023 total traffic conditions to mitigate the failing movement in the eastbound left-turn lane when the Cobalt Drive west of Ten Mile Road is constructed to intersection Ten Mile Road. The applicant should be required to restrict this intersection to right-in/right-out/left-in only when Cobalt Drive is constructed to intersect Ten Mile Road, consistent with the study recommendations. The study recommends constructing an eastbound right-turn lane on Franklin Road at Access B, and southbound right-turn lane on Ten Mile Road at Access D and Cobalt Drive. The applicant should be required to construct these turn lanes consistent with the study recommendations with the construction of those access points. The study also recommends a northbound left-turn lane on Ten Mile Road at Cobalt Drive, however, there is already an existing northbound left-turn lane at this location. The study shows that there is adequate storage in this turn lane for the 2023 total traffic. A westbound left-turn lane is recommended on Franklin Road at Access A, however, there is already a two-way center turn lane at this location. 5 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 Accesses proposed for the development onto Ten Mile Road and Franklin Road. Ten Mile Road/Franklin Road The study recommends adding an eastbound right-turn overlap phase to the signal at the intersection of Ten Mile Road/Franklin Road to mitigate the 2023 total traffic conditions in the scenario with all of the proposed access points. However, the intersection meets ACHD’s acceptable v/c ratios in the PM peak hour under the 2023 total buildout traffic for the scenario where the development has only Access A on Franklin Road and access onto Cobalt Drive (restricted to right-in/right-out/left-in only on Ten Mile Road), and it barely exceeds acceptable v/c ratio threshold of 0.90 in the AM peak hour with a v/c ratio of 0.93. Therefore, staff does not recommend any changes to the intersection phasing with this development application. The traffic impact study shows that the eastbound, westbound, southbound and northbound right turn lanes at this intersection do not have enough storage length under the 2023 total traffic conditions. The site traffic only contributes to the eastbound right-turn and southbound right-turn lanes. Therefore, the applicant should be required to extend the eastbound right-turn lane abutting the site to 450-feet with the phase of the development that abuts Franklin Road, consistent with the TIS recommendations. Typically, the applicant would be required to extend the southbound right-turn lane, but that segment does not abut the site and there is not enough existing right-of-way to extend the southbound right-turn lane on Ten Mile Road. Therefore, staff does not recommend that turn lane be extended with this development application. Ten Mile Road The study shows that the segment of Ten Mile Road south of Franklin Road exceeds ACHD’s Acceptable Level of Service (LOS) Thresholds under the 2023 background traffic conditions in the PM peak hour, but meets ACHD LOS thresholds in the shoulder hour. Therefore, consistent with District’s Alternative Mitigation Policy 7106.7.3, the applicant recommended alternative mitigation 6 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 measures which included multi-use pathways within the site, widening the sidewalk on Ten Mile Road and connecting sidewalk and bike lane gaps within the vicinity of the development. However, staff does not recommend any additional improvements be required for this segment of Ten Mile Road with this development application due to the fact that it is already fully improved to a 5-lane principal arterial road consistent with the Master Street Map and gaps in pedestrian improvements will be addressed in the near future with the adjacent developments in the area. In addition, the completion of the construction of SH-16 from Chinden Boulevard to Interstate 84 within the next five years will divert a significant amount of traffic from Ten Mile Road to SH-16 in order to reach I-84. Therefore, staff does not recommend any widening or additional pedestrian improvements be required on Ten Mile Road be required with this development application. Ten Mile Road/I-84 Interchange The Ten Mile Road and I-84 interchange exceeds the Idaho Transportation Department LOS thresholds under the 2023 background and total traffic conditions. The study shows that the southbound left-turn lane does not have adequate storage under the 2023 background and 2023 total traffic conditions. Currently, ITD and ACHD do not have plans to improve the interchange. Approximately 700-feet of storage is needed for this turn lane for the future conditions. The ACHD Legal Department has confirmed that this right-of-way has not been accepted by ACHD. Therefore, staff recommends that ITD consider requiring the applicant to modify the landscape median on Ten Mile Road to extend the storage for the southbound left-turn lane to accommodate the required storage length of 700-feet. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) PM Peak PM Peak Existing Functional Roadway Frontage Hour Hour Level Plus Classification Traffic Count of Service Project Principal Better than *Ten Mile Road 1,250-feet 1,695 “F” Arterial “D” Principal Better than Better than **Franklin Road 1,260-feet 880 Arterial “D” “D” *Acceptable level of service for a five-lane principal arterial with median-control, channelized left-turn lanes at major intersections is “E” (1,960 VPH). ** Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts.  The average daily traffic count for Ten Mile Road south of Franklin Road was 36,035 on 10/27/2020.  The average daily traffic count for Franklin Road west of Ten Mile Road was 13,963 on 10/27/2020. C. Findings for Consideration 1. Ten Mile Interchange Specific Area Plan The transportation element of the TMISAP is to guide transportation decisions in the Ten Mile Interchange Area. It was developed concurrently with the Land Use and Design Elements and has been designed to preserve the integrity of the arterial road system and the proposed Ten Mile interchange; provide for the use of public transit; enhance pedestrian and bicycle mobility and 7 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 accessibility; and create transportation infrastructure and promote land use patterns that encourage the sustainable use of resources and reduces demands on natural resources. The TMISAP recommends the construction of an east/west collector roadway from Ten Mile Road through the site to stub to the site’s south property line. The applicant has proposed to construct the east/west collector roadway, Cobalt Drive, from Ten Mile Road extending through the site to stub to the site’s south property line and construct an off-site portion of Cobalt Drive in coordination with the property owner directly south of the site, consistent with the TMISAP and MSM. 2. I-84 Interchange The I-84 Interchange on Ten Mile Road 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 for the interchange with the future development application. The Ten Mile Road and I-84 interchange exceeds the Idaho Transportation Department LOS thresholds under the 2023 background and total traffic conditions. The study shows that the southbound left-turn lane does not have adequate storage under the 2023 background and 2023 total traffic conditions. Currently, ITD and ACHD do not have plans to improve the interchange. Approximately 700-feet of storage is needed for this turn lane. The ACHD Legal Department has confirmed that this right-of-way has not been accepted by ACHD. Staff recommends that ITD consider requiring the applicant to modify the landscape median on Ten Mile Road to extend the storage for the southbound left-turn lane to accommodate the required storage length of 700-feet. 3. Ten Mile Road/Franklin Road Intersection The traffic impact study shows that the eastbound, westbound, southbound and northbound right turn lanes at this intersection do not have enough storage length under the 2023 total traffic conditions. The site traffic only contributes to the eastbound right-turn and southbound right-turn lanes. Therefore, the applicant should be required to extend the eastbound right-turn lane to 450- feet on Franklin Road abutting the site with the first phase of the development so that there is adequate storage length and dedicate additional right-of-way as needed to accommodate the turn lane extension. Compensation will not be provided for pavement widening and additional right-of- way dedication required for extending the turn lane. Typically, the applicant would be required to extend the southbound right-turn lane, but that segment does not abut the site and there is not enough existing right-of-way to lengthen the southbound right-turn lane on Ten Mile Road. Therefore, staff does not recommend that the applicant be required to extend the southbound right-turn lane at the intersection with this development application. 4. Cobalt Drive/Ten Mile Road Intersection The study recommends restricting Cobalt Drive to right-in/right-out/left-in only on Ten Mile Road to mitigate the existing and 2023 background conditions traffic conditions due to the failing movement in the westbound left-turn lane, and for the 2023 total traffic conditions to mitigate the failing movement in the eastbound left-turn lane when the Cobalt Drive west of Ten Mile Road is constructed to intersection Ten Mile Road. The applicant should be required to restrict this intersection to right-in/right-out/left-in only when Cobalt Drive is constructed to intersect Ten Mile Road, consistent with the traffic impact study recommendations. The construction of the raised median to restrict Cobalt Drive to right-in/right-out/left-in only shall be constructed in such a way as to allow right-in/right-out/left-in movements for Cobalt Drive to the east of Ten Mile Road. The applicant should also be required to construct a southbound right-turn lane at Cobalt Drive/Ten Mile Road intersection when Cobalt Drive is constructed to intersect Ten Mile Road, 8 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 consistent with the traffic impact study recommendations. Compensation will not be provided for additional pavement widening or right-of-way dedication required for the turn lane. 5. Ten Mile Road a. Existing Conditions: Ten Mile Road is improved with 5-travel lanes with bike lanes, vertical curb, gutter and a 7-foot wide attached asphalt path abutting the site. There is 100 to 120-feet of right-of-way for Ten Mile Road (50 to 70-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. 9 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 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 Ten Mile Road is designated in the MSM as a Residential Mobility Arterial with 5-lanes, a 72-foot street section within 100-feet of right-of-way. c. Staff Comments/Recommendations: Ten Mile Road is fully improved with 5-lanes, vertical curb, gutter and a 7-foot wide attached asphalt path abutting the site with at least 110-feet of right-of-way consistent with the MSM. The traffic impact study shows that this segment of Ten Mile Road exceeds ACHD LOS thresholds for the PM peak hour starting with the 2023 background traffic, but meets thresholds for the shoulder hour. The applicant recommended widening the sidewalk on Ten Mile Road, constructing multi-use pathways with the development and connecting sidewalk and bike lane gaps within 1.5 miles of the development as alternative mitigation measures consistent with the District’s Alternative Mitigation Measures Policy. However, staff does not recommend any additional improvements be required for this segment of Ten Mile Road with this development application due to the fact that it is already fully improved as a 5-lane principal arterial road consistent with the Master Street Map and gaps in pedestrian improvements will be addressed in the near future with the adjacent in- process developments in the area. In addition, the completion of the construction of SH-16 from Chinden Boulevard to Interstate 84 within the next five years will divert a significant amount of traffic from Ten Mile Road to SH-16 in order to reach I-84. Therefore, staff does not recommend any widening or additional pedestrian improvements be required on Ten Mile Road be required with this development application. The applicant should be required to construct a dedicated southbound right-turn lane on Ten Mile Road at Access D is constructed onto Ten Mile Road, consistent with the traffic impact study recommendations. Compensation will not be provided for additional pavement widening or right-of-way dedication required for the turn lanes. Consistent with the District’s Minor Improvements Policy, the applicant should be required to replace any broken or deteriorated segments of curb, gutter and/or sidewalk on Ten Mile Road abutting the site with the future development application. 6. Franklin Road a. Existing Conditions: Franklin Road is improved with 5-lanes with vertical curb, gutter and a 7-foot wide attached concrete sidewalk abutting the site within the influence area of the intersection transitioning to a 5-foot wide detached concrete sidewalk for the remaining site frontage. There is 118 to 133-feet of right-of-way and permanent right-of-way easements for Franklin Road (50 to 65-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a 10 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Franklin Road is designated in the MSM as a Commercial Arterial with 5-lanes, a 72-foot street section within 96-feet of right-of- way. c. Staff Comments/Recommendations: Franklin Road is fully improved with 5-lanes, vertical curb, gutter and a 7-foot wide attached concrete sidewalk abutting the site at the influence area of the intersection transitioning to a 5-foot wide detached concrete sidewalk for the remaining site frontage within a minimum 118-feet of right-of-way and right-of-way easements consistent with the MSM. Therefore, staff does not recommend any additional improvements to Franklin Road abutting the site beyond the extension of the eastbound right-turn lane with this development application. The applicant should be required to construct a dedicated eastbound right-turn lane on Franklin Road at Access B when Access B is constructed onto Franklin Road. Compensation will not be provided for additional pavement widening or right-of-way dedication required for the turn lane. Consistent with the District’s Minor Improvements Policy, the applicant should be required to replace any broken or deteriorated segments of curb, gutter and/or sidewalk on Franklin Road abutting the site with the future development application. 11 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 7. Cobalt Drive (MSM Collector Roadway) a. Existing Conditions: There are no collector roadways within the site. There is an existing 28- foot wide paved curb return type approach from the site onto Ten Mile Road that aligns with the Cobalt Drive on the east side of Ten Mile Road. 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. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Towncenter Collector. The new collector roadway should align with Cobalt Drive on the east side of Ten Mile Road and continue through the property stubbing to the south. The Towncenter Collector typology as depicted in the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, and on street parking, a 46-foot street section within 50 to 70-feet of right-of-way. 12 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 c. Applicant Proposal: The applicant has proposed to extend Cobalt Drive from the existing approach on Ten Mile Road that aligns with Cobalt Drive on the east side of Ten Mile Road into the site to the site’s south property line and continue Cobalt Drive off-site into the parcel directly south of the site and stub the street in alignment with the site’s west property line, shown below. The applicant has proposed to construct Cobalt Drive as a 46-foot wide collector street section with vertical curb, gutter, a 7-foot wide landscape strip and 5-foot wide detached concrete sidewalk within 100-feet of right-of-way. Applicant’s proposal for the construction of Cobalt Drive. d. Staff Comments/Recommendations: The applicant’s proposal for the alignment and construction of Cobalt Drive as a 46-foot wide collector street section with sidewalk within 100- feet of right-of-way is consistent with the MSM and TMISAP and meets District Policy and should be approved as proposed. The applicant is not required to extend Cobalt Drive beyond the site’s south property line, but may choose to if desired. If the applicant chooses to construct Cobalt Drive as proposed, then the applicant should be required to submit proof of approval from the property owner directly south of the site and provide the legal description and exhibit to ACHD for the right-of-way dedication for the off-site portion of Cobalt Drive with the construction plans for phase of the development that includes the construction of Cobalt Drive off-site. If the applicant chooses to not construct Cobalt Drive off-site, or does not obtain approval from the property owner directly south of the site to construct Cobalt Drive off-site, then the applicant should be required to construct Cobalt Drive in the site, as proposed, and stub the street to the site’s south property line. The applicant may reduce the right-of-way width to 2-feet behind the back of sidewalk and provide a permanent right-of-way easement that extends from the right-of-way line to 2-feet behind the back of sidewalk. If street trees are desired, an 8-foot wide planter strip is required. 13 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 8. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is 1,320-feet. c. Applicant’s Proposal: The applicant has proposed to extend Cobalt Drive from the existing approach on Ten Mile Road that aligns with Cobalt Drive on the east side of Ten Mile Road located 1,160-feet to the south of Franklin Road. d. Staff Comments/Recommendations: The applicant’s proposal does not meet District Policy, but is consistent with the MSM and TMISAP and should be approved, as proposed. 9. Stub Streets a. Existing Conditions: There are no existing roadways within the site or that stub to the site. b. Policy: Stub Street Policy: District policy 7206.2.4.3 (collector) 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 7206.2.4 (collector), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED 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: 7206.2.4.4 (collector) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to construct Cobalt Drive to extend off-site and stub in alignment with the site’s west property line. d. Staff Comments/Recommendations: The applicant’s proposal meet District Policy and is consistent with the MSM and TMISAP and should be approved, as proposed. The applicant should be required to construct a standard cul-de-sac at the terminus of Cobalt Drive since the stub street will be longer than 150-feet and install a sign at the terminus of the cul-de-sac stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED IN THE FUTURE.” If the applicant is not able to construct Cobalt Drive off-site, then the applicant should be required to stub Cobalt Drive to the site’s south property line and construct a standard cul-de-sac consistent with District Policy. 10. Driveways 10.1 Ten Mile Road a. Existing Conditions: There are no driveways from the site onto Ten Mile Road. 14 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 b. Policy: Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadway with a 45 MPH speed limit to be located a minimum of 450-feet from the nearest intersection for a right-in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 450- feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Number of Driveways on Arterials Policy: District Policy 7205.4.4 states that the intent of this policy is to limit the number of access points to those that are warranted or necessary to serve the development, while maintain the function and performance of the arterial. The guidelines below shall be used when more than one access point is being requested with a development. Additional driveways may be considered when one or more of the following conditions are met:  The daily volume using one access exceeds 5,000 vehicles (total volume for entering and existing traffic).  Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater than 1, of a STOP controlled intersection during either the peak hour of the street or the peak hour of the site traffic generation.  A District approved traffic impact study and analysis determines that conditions warrant additional driveways. c. Applicant’s Proposal: The applicant has proposed 2 access points onto Ten Mile Road: 15 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063  Access C - a 22-foot wide curb return type driveway located 450-feet south of Franklin Road. This will be restricted to right-out only. There is an existing median on Ten Mile Road at this location.  Access D - a 43-foot wide curb return type driveway located 340-feet south of Access C and 775-feet south of Franklin Road. This will be restricted to right-in/right-out only due to the existing median on Ten Mile Road at this location. A 10-foot wide landscape island is proposed at the driveway entrance and located outside of the right-of-way for Ten Mile Road. d. Staff Comments/Recommendations: The applicant's proposal does not meet the District’s Access Policy, Access Points on Arterials Policy, Successive Driveways or Driveway Width Policy. The District’s Number of Driveways on Arterials Policy limits the number of driveways on arterial roadways to those that are necessary to serve the site. In pre-application meetings with the applicant, staff recommended that the applicant revise their site layout to be oriented to use Cobalt Drive as the main access point and that the applicant provide analyses to show that additional access points are necessary to serve the site, consistent with the District’s Number of Access Points on arterial roadways, District Policy 7205.4.4. The applicant did not revise the site plan per staff recommendations, but did provide analyses for different access scenarios. Based on the study findings and recommendations, staff supports additional restricted access onto Ten Mile Road in order to help alleviate future traffic concerns at Access A on Franklin Road and at the intersection of Ten Mile Road and Franklin Road. The proposed Access C and D should be approved, as proposed. The applicant’s proposal for the driveway width for Access C and offset from Franklin Road meets District Policy and should be approved, as proposed. The applicant’s proposal to locate Access D 340-feet south of Access C does not meet District Policy which requires driveways on principal arterial roads with a 45 MPH speed limit be offset a minimum of 450-feet from any driveway or street. However, staff recommends a modification of Policy to allow the applicant’s proposal due to the fact the applicant does not have enough site frontage on Ten Mile Road to accommodate the required spacing of 450- feet from Cobalt Drive to Access D and locating Access C further from Franklin Road to meet the required spacing of 450-feet from the intersection is more prudent for operational safety rather than meeting the 450-feet spacing requirement from Access D. Therefore, staff recommends that the applicant’s proposal be approved, as proposed. This is a 25% modification of Policy and can be approved at the Development Services Manager level. The applicant’s proposal for the driveway width for Access D does not meet District Policy, which requires that driveways with more than 100 vehicle trips per day be no more than 36- feet wide. However, staff recommends the applicant’s proposal be allowed due to the fact that the proposed 10-foot wide landscape median separates the lanes at the entrance and is proposed to be located outside of the right-of-way for Ten Mile Road. 10.2 Franklin Road a. Existing Conditions: There is an existing 26-foot wide paved curb return type driveway from the site onto Franklin Road located 360-feet west of Ten Mile Road, and a 19-foot wide paved curb cut type driveway 884-feet west of Ten Mile Road. b. Policy: Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. 16 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways with a 50 MPH speed limit to be located a minimum of 520-feet from the nearest intersection for a right-in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 520- feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Number of Driveways on Arterials Policy: District Policy 7205.4.4 states that the intent of this policy is to limit the number of access points to those that are warranted or necessary to serve the development, while maintain the function and performance of the arterial. The guidelines below shall be used when more than one access point is being requested with a development. Additional driveways may be considered when one or more of the following conditions are met:  The daily volume using one access exceeds 5,000 vehicles (total volume for entering and existing traffic).  Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater than 1, of a STOP controlled intersection during either the peak hour of the street or the peak hour of the site traffic generation.  A District approved traffic impact study and analysis determines that conditions warrant additional driveways. c. Applicant’s Proposal: The applicant has proposed to close the 2 existing driveways located 360-feet and 884-feet west of Franklin Road with curb, gutter and sidewalk to match the existing improvements on either side. The applicant has proposed 2 access points onto Franklin Road:  Access A - a 43-foot wide curb return type driveway located 935-feet west of Ten Mile Road that aligns with the driveway directly to the north. An 8-foot wide landscape 17 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 island is proposed at the driveway entrance and located outside of the right-of-way for Franklin Road.  Access B - a 43-foot wide curb return type driveway located 450-feet west of Ten Mile Road, 480-feet east of Access A and aligns with an existing driveway to the north. The driveway is proposed to be restricted to right-in/right-out only. An 8-foot wide landscape island is proposed at the driveway entrance and located outside of the right-of-way for Franklin Road. d. Staff Comments/Recommendations: The applicant's proposal to close the 2 existing driveways meets District Policy and should be approved, as proposed. The applicant’s proposal to construct the 2 new driveways onto Franklin Road does not meet the District’s Access Policy, Access Points on Arterials Policy, Successive Driveways or Driveway Width Policy. The District’s Number of Driveways on Arterials Policy limits the number of driveways on arterial roadways to those that are necessary to serve the site. In pre-application meetings with the applicant, staff recommended that the applicant revise their site layout to be oriented to use Cobalt Drive as the main access point and provide analyses to show that additional access points are necessary to serve the site, consistent with the District’s Number of Access Points on arterial roadways, District Policy 7205.4.4. The applicant did not revise the site plan per staff recommendations, but did provide analyses for different access scenarios. The study showed that access onto Cobalt Drive and Access A onto Franklin Road are necessary to serve the site and will operate acceptably under the 2023 total traffic conditions. In this scenario, Cobalt Drive is restricted to right-in/right-out/left-in only on Ten Mile Road and Access A is a full access on Franklin Road. Therefore, the applicant’s proposal for Access A should be approved as a temporary full access, consistent with District Policy for temporary full access on principal arterial roadways. This access may be restricted to right-in/right-out only at any time at the discretion of ACHD based on traffic safety and operational needs. Based on the traffic impact study’s findings and recommendations, staff also supports additional restricted access B on Franklin Road in order to help alleviate future traffic concerns at Access A. The applicant should be required to restrict Access B on Franklin Road to right-in/right-out only with a 6-inch raised median that extends from intersection of Ten Mile Road and Franklin Road to 75-feet beyond the west of the edge of the driveway. The applicant’s proposal for the driveway widths do not meet District Policy which requires that driveways with more than 100 vehicle trips per day be no more than 36-feet wide. However, staff recommends the applicant’s proposal be allowed due to the fact that the proposed 8-foot wide landscape islands at the driveway entrances separate the lanes at the entrance and are proposed to be located outside of the right-of-way for Franklin Road. The applicant’s proposal to locate Accesses A and B less than 520-feet from each other and Ten Mile Road does not meet District Policy which requires driveways on principal arterial roadways with of 50 MPH speed limit be offset a minimum of 520-feet from any other driveway or street. However, the limited site frontage of 1,270-feet on Franklin Road and existing driveways on the north side of Franklin Road restrict the applicant from meeting District Policy. Therefore, staff recommends that the applicant proposal be approved, as proposed. This is a maximum 13% for the spacing between Access B and Ten Mile Road and 8% modification of Policy for spacing between Accesses A and B and can be approved at the Development Services Manager level. 10.3 Cobalt Drive a. Existing Conditions: There are no collector roadways within the site. b. Policy: 18 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. c. Applicant’s Proposal: The applicant has proposed to construct a 44-foot wide curb return type driveway onto Cobalt Drive located 388-feet west of Ten Mile Road. An 8-foot wide landscape median is proposed to be located at the entrance of the driveway and located outside of the right-of-way for Cobalt Drive. The applicant has also proposed to construct a 25-foot wide paved curb return type driveway onto the off-site portion of Cobalt Drive and locate it at the site’s west property line. d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed, except for the driveway width. District Policy restricts driveways with more than 100 VTD to 36-feet wide. However, staff recommends the applicant’s proposal be allowed due to the fact that the proposed 8-foot wide landscape median separates the lanes at the entrance and is proposed to be located outside of the right- of-way for Cobalt Drive. 11. Private Roads a. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements:  Designed to discourage through traffic between two public streets,  Graded to drain away from the public street intersection, and 19 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063  If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. b. Applicant Proposal: The applicant has proposed to construct a private road network throughout the site. c. Staff Comments/Recommendations: If the City of Meridian approves the private road, the applicant shall be required to pave the private roadways their full width and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15- foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:  Dedicate a minimum of 50-feet of right-of-way for the road.  Construct the roadway to the minimum ACHD requirements.  Construct a stub street to the surrounding parcels. 12. Kennedy Lateral Crossing (Cobalt Drive) The District will require that the applicant submit the plans for the crossing of the Kennedy Lateral for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD th for review no later than December 15 for construction in the following year prior to irrigation season. 13. 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. 14. 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. 15. Other Access Ten Mile Road and Franklin Road are classified principal arterials roadways, and Cobalt Drive is classified as a collector roadway. Other than the access specifically approved with the future development application, direct lot access is prohibited to these roadways and should be noted on the final plat. 20 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 D. Site Specific Conditions of Approval 1. Consistent with the District’s Minor Improvements Policy, replace any broken or deteriorated segments of curb, gutter and/or sidewalk on Franklin Road and Ten Mile Road abutting the site. 2. Extend the eastbound right-turn lane storage to 450-feet on Franklin Road abutting the site at the intersection with Ten Mile Road with the first phase of the development and dedicate additional right-of-way to accommodate the turn lane extension. Compensation will not be provided for pavement widening and additional right-of-way dedication required for extension of the turn lane. 3. Construct Cobalt Drive to intersect Ten Mile Road so that it aligns with Cobalt Drive on the east side of Ten Mile Road 1,160-feet south of Franklin Road, as proposed. 4. Restrict the intersection of Cobalt Drive and Ten Mile Road to right-in/right-out/left-in only when Cobalt Drive is constructed to intersect Ten Mile Road. The construction of the raised median to restrict Cobalt Drive to right-in/right-out/left-in only shall be constructed in such a way as to allow right-in/right-out/left-in movements for Cobalt Drive to the east of Ten Mile Road. 5. Construct a dedicated southbound right-turn lanes on Ten Mile Road at Cobalt Drive when Cobalt Drive is constructed to intersect Ten Mile Road. 6. At a minimum, construct Cobalt Drive from Ten Mile Road to stub to the site’s south property line. If the applicant is able to obtain approval from the property owner directly south of the site to extend Cobalt Drive to the south to stub in alignment with the site’s west property line, proof of approval from that property owner for the construction of Cobalt Drive within their site is required, as well as a legal description and exhibit for the right-of-way dedication for the off-site segment of Cobalt Road that will be constructed. 7. Construct Cobalt Drive as a 46-foot wide collector street section with vertical curb, gutter, 7-foot wide landscape strips and 5-foot wide detached concrete sidewalks within 100-feet of right-of- way, as proposed. The applicant may also reduce the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement that extends from the right-of-way line to 2-feet behind the back of sidewalk. 8. Construct a standard cul-de-sac at the terminus of Cobalt Drive since the stub street will be longer than 150-feet and install a sign at the terminus of the cul-de-sac stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED IN THE FUTURE.” 9. Construct a 22-foot wide curb return type driveway onto Ten Mile Road (Access C) located 450- feet south of Franklin Road, as proposed. Construct the access so that is restricted to right-out turning movements only. 10. Construct a 43-foot wide curb return type driveway (Access D) onto Ten Mile Road located 340- feet south of Access C and 775-feet south of Franklin Road, as proposed. Locate the 10-foot wide landscape median for the driveway outside of the right-of-way for Ten Mile Road, as proposed. 11. Construct a dedicated southbound right-turn lane on Ten Mile Road at Access D when that access point is constructed onto Ten Mile Road. 12. Construct a 43-foot wide curb return type driveway (Access A) onto Franklin Road located 935- feet west of Ten Mile Road that aligns with the driveway directly to the north, as proposed. Locate the 8-foot wide landscape median for the driveway outside of the right-of-way for Franklin Road, as proposed. This driveway may be restricted to right-in/right-out only at any time at the discretion of ACHD based on traffic safety and operational needs. 13. Construct a 43-foot wide curb return type driveway (Access B) onto Franklin Road located 450- feet west of Ten Mile Road that aligns with an existing driveway to the north. Locate the 8-foot 21 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 wide landscape median for the driveway outside of the right-of-way for Franklin Road, as proposed. Restrict the driveway to right-in/right-out only with a 6-inch raised median that extends from intersection of Ten Mile Road and Franklin Road to 75-feet beyond the west of the edge of the driveway. 14. Construct a dedicated eastbound right-turn lane on Franklin Road at Access B when Access B is constructed onto Franklin Road. 15. Compensation will not be provided for additional pavement widening or right-of-way dedication required for the construction of the turn lanes for Cobalt Drive or the access points. 16. Construct a 44-foot wide curb return type driveway onto Cobalt Drive located 388-feet west of Ten Mile Road, as proposed. Locate the 8-foot wide landscape median for the driveway outside of the right-of-way for Cobalt Drive, as proposed. 17. If Cobalt Drive is approved to be constructed off-site by the property owner directly south of the site, construct a 25-foot wide paved curb return type driveway onto the off-site portion of Cobalt Drive and locate it at the site’s west property line. 18. Street name and stop signs are required for the private roads. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. 19. Submit the plans for the crossing of the Kennedy Lateral for review and approval prior to the pre- construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December th 15 for construction in the following year prior to irrigation season. 20. If street trees are desired, 8-foot wide planter strips are required. 21. 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. 22. Payment of impact fees is due prior to issuance of a building permit. 23. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 22 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 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. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines OR Appeal Guidelines 23 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 VICINITY MAP 24 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 SITE PLAN 25 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 TIS Executive Summary 26 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 Ten Mile Road from Franklin Road to Cobalt Drive exceeds LOS thresholds in the PM peak hour Ten Mile Road from Franklin Road to Cobalt Drive exceeds LOS thresholds in the AM and PM peak hour 27 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 28 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 29 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 Additional analysis for different access scenarios was submitted, see the following. 30 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 31 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 32 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 33 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 34 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 35 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 36 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 37 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 38 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 39 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 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. 40 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 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. 41 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 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. 42 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063 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. 43 DRAFT The 10 at Meridian/ Outer Banks Subdivision MPP20-0040/H-2021-0063