Loading...
HomeMy WebLinkAbout2022-01-18 ACHD Development Services Department   Project/File: Jamestown Ranch Subdivision/ MPP21-0019/ H-2021-0074 This is an annexation, rezone, and preliminary plat application to allow for the development of 334-lot subdivision on 80 acres. Lead Agency: City of Meridian Site address: Southeast Corner of Black Cat Road and McMillan Road Commission Meeting: XXXX, 202X Staff Approval: XXXX, 202X Applicant: KM Engineers, LLP Stephanie Hopkins 5725 N Discovery Way Boise, ID 83713 Representative: Walsh Group Ron Walsh PO Box 1207 Eagle, ID 83616 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 proposing to annex 80 acres into the City of Meridian and with a rezone from RUT (Rural Urban Transitioning) to R-8 (Medium-density residential). The applicant is requesting preliminary plat approval for the development of 229-single family detached residential lots, 65 age-restricted buildable lots, 25 common open space lots, and 15 common access lots. The applicant’s proposal is consistent with the City of Meridian’s Future Land Use Map designates this area as Medium Density Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium Density Residential RUT and R-15 South Medium Density Residential R-8 and C-G East Medium Density Residential R-8 West Medium Density Residential RUT and R-8 3. Site History: ACHD has not previously reviewed this site for a development application. 1 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site:  The Daphne Square Subdivision, a 33-lot subdivision located directly north of the site, was th approved by ACHD staff on November 13, 2020.  The Quartet Subdivision, a 216-lot subdivision located directly south of the site, was approved th by ACHD staff on May 27, 2020. 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.XX centerline miles of new public road. 8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):  The intersection of McMillan Road and Black Cat Road is scheduled in the IFYWP for the installation of an interim traffic signal in 2022.  McMillan Road is listed in the CIP to be widened to 3-lanes from Black Cat Road to Ten Mile Road between 2031 and 2035.  Black Cat Road is listed in the CIP to be widened to 5-lanes from Ustick Road to McMillan 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 between 2031 and 2035. 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 Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 The BMP identifies McMillan Road as a Level 2 facility and Black Cat Road as a Level 3 facility that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 2,804 additional vehicle trips per day (19 existing); 286 additional vehicle trips per hour in the PM peak hour (2 existing), based on the traffic impact study. 2. Traffic Impact Study CR Engineering, Inc. prepared a traffic impact study for the proposed Jamestown Ranch Subdivision. An executive summary of the findings as presented by CR Engineering, Inc. can be found as 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. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. Intersections and road segments evaluated in the traffic impact 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 3 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include:  Revision to the Phasing Plan to coincide with the District’s planning Capital Projects.  Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset.  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. Arterial Roadways Constrained by the Master Street Map: 7106.7.2 states that no mitigation is required on roadway segments built to the lane configuration identified in the Master Street Map Planned Lanes for Preservation. Roadway segments built to the identified configuration in the MSM are not considered for widening. b. Staff Comments/Recommendations: Staff generally agrees with the findings and recommendations of the traffic impact study. The study recommends constructing a westbound right-turn lane on McMillan Road at Grand Lakes Way, the new collector road access for the site. The applicant should be required to construct this turn lane consistent with the study recommendations. The study shows that all intersections and road segments operate acceptably under all conditions except for the segment of McMillan Road from the site to Ten Mile Road under the 2025 total conditions. This segment is projected to exceed ACHD level of service (LOS) 4 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 thresholds under the 2025 total conditions for a 3-lane minor arterial road when the site generates approximately 95 PM peak hour trips, but will meet LOS thresholds in the shoulder hour for a 3-lane minor arterial road under the 2025 total conditions. The study recommends widening this road segment to 5-lanes or construct alternative mitigation that includes completing pedestrian improvements on McMillan Road. However, this segment of McMillan Road abutting the site cannot be widened to 5-lanes because the Master Street Map constrains this road to 3-lanes. Per District Policy 7106.7.2 for Arterial Roadways Constrained by the Master Street Map, road segments built to the identified maximum lane configuration are not considered for widening. Consistent with District Policy, staff does not recommend that the applicant be required to widen McMillan Road abutting the site to 3-lanes due to the fact that:  The applicant is required to construct a dedicated westbound left-turn lane on McMillan Road for the site access with this development, allowing this segment of McMillan Road to function as a 3-lane minor arterial,  McMillan Road east of the site has been widened to the 3-lanes, consistent with the MSM.  This segment of McMillan Road is listed in the CIP to be widened to 3-lanes between 2031 and 2035. The requirements for a dedicated eastbound left-turn lane on McMillan Road at Joy Street will be evaluated as development occurs north of McMillan Road across from the site. Therefore, staff does not recommend any additional widening be required on McMillan Road with this development application beyond constructing the westbound left-turn lane at the site access on McMillan Road, as recommended in the study. 3. Condition of Area Roadways Functional PM Peak Hour PM Peak Hour Existing Plus Roadway Frontage Classification Traffic Count Level of Service Project McMillan Road 2,628-feet Minor Arterial 335 Better than “D” “F” Black Cat Road 770-feet Minor Arterial 204 Better than “D” NA Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). * Acceptable level of service for a three-lane minor arterial is “E” (720 VPH). * Acceptable level of service for a five-lane minor arterial is “E” (1,540 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 McMillan Road west of Ten Mile Road was 4,905 on 01/31/18.  The average daily traffic count for Black Cat Road north of Ustick Road was 4,073 on 06/17/21. C. Findings for Consideration 1. City of Meridian Pathways Master Plan The northern boundary of the site adjacent to McMillan Road is designated for a pathway in the City of Meridian’s Pathways Master Plan. The pathway is specified to be a 10-foot wide concrete or asphalt pathway. The pathway is designed to accommodate two-way bicycle and pedestrian traffic. The applicant has proposed to construct a 12-foot wide gravel multi-use pathway on McMillan Road 5 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 and Black Cat Road abutting the site. The applicant shall be required to construct a minimum 5- foot wide detached concrete sidewalk on Black Cat Road and McMillan Road abutting the site. See Findings 3 and 4. Staff is supportive of the applicant constructing a 10-foot wide concrete multi-use pathway on McMillan Road and/or Black Cat Road abutting the site if the applicant chooses, or it is required by the City of Meridian. 2. MSM Roundabout – McMillan Road/ Black Cat Road a. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, roundabout requirements, and specific roadway features required through development. A new roundabout was identified on the MSM. The new multi-lane roundabout is planned at the McMillan Road/ Black Cat Road intersection that is offset to the north. b. Staff comments/Recommendation: The Master Street Map shows a multi-lane roundabout located at the intersection of McMillan Road and Black Cat Road that is offset to the north. This intersection is also listed in the CIP to be improved as a multi-lane roundabout with 2-lanes on the east and west legs and 4-lanes on the north and south legs between 2031 and 2035. The applicant should be required to dedicate additional right-of-way on Black Cat Road to accommodate the future construction of the multi-lane roundabout in the configuration as shown below and in Attachment 4. This intersection has not yet been designed, but the template for the offset multi-lane roundabout provides the anticipated right-of-way dimensions. 3. McMillan Road a. Existing Conditions: McMillan Road is improved with 2-travel lanes, 26-feet of pavement (11- feet from centerline), and no curb, gutter, or sidewalk abutting the site. There is 67-feet of right- of-way for McMillan Road (42-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. 6 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 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 Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. 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 McMillan Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section within 78-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to widen the pavement on McMillan Road abutting the site to 17-feet from the centerline of the road and construct a 12-foot wide gravel pathway located 73-feet from the centerline of the road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. The applicant should be required to also construct a 3-foot wide gravel shoulder and a 5-foot wide detached concrete sidewalk located a minimum of 32- feet from the centerline of McMillan Road. Staff is supportive of the applicant constructing a 10- foot wide concrete multi-use pathway on McMillan Road abutting the site if the applicant chooses or it is required by the City of Meridian. The multi-use pathway shall be located a minimum of 32-feet from the centerline of McMillan Road. 7 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 Typically, the applicant would be required to relocate the irrigation ditch outside of the right-of- way for McMillan Road. However, relocating and piping the irrigation ditch is not feasible due to design issues with the existing power poles and large pipe diameter that is required. Additionally, ACHD will be improving the intersection of McMillan Road/Black Cat Road with an interim traffic signal in 2022 per the IFYWP, which will involve modifying the irrigation canal. Therefore, staff does not recommend that the applicant be required to relocate the irrigation facilities outside of the right-of-way for McMillan Road with this development as long as the sidewalk is located in the proper location. The applicant should be required to construct a dedicated westbound left-turn lane on McMillan Road at Grand Lakes Way consistent with the study recommendations with the phase of the development that constructs Grand Lakes Way to intersect McMillan Road. The applicant should be required to dedicate additional right-of-way as necessary to accommodate the turn lane. Compensation will not be provided additional right-of-way dedication or pavement widening. Due to the existing irrigation canal to the south of McMillan Road, the centerline of the road is proposed to be adjusted to the north when this segment is proposed to be widened to 3-lanes between 2031 and 2036 per the CIP. Staff does not recommend that any additional right-of- way dedication be required for this development application due to the fact that there is already 42-feet of right-of-way from the centerline of McMillan Road abutting the site, which exceeds the Master Street Map requirement of 39-feet and the CIP does not show that additional right- of-way is required for the south side of McMillan Road abutting the site. Therefore, no additional right-of-way dedication is required for McMillan Road beyond right-of-way required for the turn lane. 4. Black Cat Road a. Existing Conditions: Black Cat Road is improved with 2 to 3-travel lanes, 25 to 40-feet of pavement (12 to 15-feet from centerline) vertical curb, gutter, and no curb, gutter or sidewalk abutting the site. There is 51 to 66-feet of right-of-way for Black Cat Road (28-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. 8 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 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 has proposed to widen the pavement on Black Cat Road abutting the site to 17-feet from the centerline of the road, construct a 12-foot wide gravel pathway and dedicate additional right-of-way so that there is a total of 50-feet of right-of-way from the centerline of Black Cat Road. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed, except for the proposed 12-foot wide gravel pathway. District Policy requires a minimum 5-foot wide detached concrete sidewalk on arterial roads abutting a development. The applicant should be required to construct a minimum 5-foot wide concrete sidewalk located a minimum of 43-feet from the centerline of Black Cat Road abutting the site. Staff is supportive of the applicant constructing a 10-foot wide concrete multi-use pathway on Black Cat Road abutting the site if the applicant chooses or it is required by the City of Meridian. The multi-use pathway shall be located a minimum of 43-feet from the centerline of Black Cat Road Road. The applicant should also be required to construct a 3-foot wide gravel shoulder on Black Cat Road abutting the site. 5. Grand Lakes Way (Internal Collector Roadway) a. Existing Conditions: There are no existing collector roadways within the site. There is one collector road, Grand Lakes Way, that is proposed to stub to the site’s south property line. This approved as part of ACHD’s action on Quartet Subdivision. 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. 9 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 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 a Residential Collector. The new collector roadway should continue from the south through the property and intersect McMillan Road. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 50 to 70-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct the internal collector road as a 36-foot wide street section with curb, gutter and 5-foot wide detached concrete sidewalks within 63-feet of right-of-way. The applicant has proposed to construct the collector road with permeable pavers. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed, except for the permeable pavers. District Policy does not allow permeable pavers for collector roads. The applicant should be required to pave the collector road consistent with District Policy. 6. Internal Local Roadways 10 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 a. Existing Conditions: There are no local roadways within the site. There is on local road, Viso Street, that stubs to the site’s east property line. There is 1 local street, Sunny Side Avenue, that is proposed to stub to the site’s south property line and 1 collector street, Grand Lakes Way, that is proposed to stub to the site’s south property line. These roadways are not yet constructed and were approved as part of ACHD’s action on the Quartet Subdivision. 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. 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 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- 11 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 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 has proposed to extend Viso Street and Sunny Side Avenue into the site and construct all internal local roads as a 36-foot wide street section with curb, gutter, a 6-foot wide planter strip and 5-foot wide detached concrete sidewalk. The applicant has proposed to dedicate right-of-way for the local street sections to behind back of curb for some streets and to behind back of sidewalk for the entry portion of the streets. The applicant has proposed to construct all the local roads with permeable pavers. One cul-de-sac is proposed within the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy should be approved, as proposed, except for the applicant’s proposal to construct the internal local roads as a 36-foot wide street sections and dedicate right-of-way that only extends to back of curb or back of sidewalk. District Policy requires that internal local roads be constructed as 33- foot wide street sections within 47-feet of right-of-way. The applicant should be required to construct all internal local roads as a 33-foot wide local street sections and dedicate right-of- way to 2-feet behind the back of sidewalk, or, for detached sidewalk, 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. Permeable pavers are allowed on local roads provided they are designed in accordance with ACHD Policy and Best Management Practices. All pedestrian crossings and intersections crossings at intersections shall be constructed with concrete or paving to meet ACHD standards. All intersections shall be paved or constructed with concrete. The applicant should be required to construct the cul-de-sac within the site with a minimum radius of 50-feet. If street trees are desired, an 8-foot wide planter strip is required. 7. Roadway Offsets a. Existing Conditions: There are no existing roadways within the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). 12 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 Collector Offset Policy: District policy 7206.4.2 states that the optimum spacing for unsignalized collectors intersecting minor arterial roadways is 1,320-feet. District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant has proposed to construct one collector road, Grand Lakes Way, to intersect McMillan Road, a minor arterial road, 1,340-feet east of Black Cat Road and 980-feet west of Joy Street. The applicant has proposed to construct one local road, Quintale Street, to intersect Black Cat Road, a minor arterial road, that will align centerline to centerline with Quintale Street on the west side of Black Cat Road. The applicant has proposed to construct the following local roads onto Grand Lakes Way:  Bridle Horse Street 390-feet south of McMillan Road.  Blue Whistler Street 780-feet south of Bridle Horse Street.  Davey Street 850-feet south of Blue Whistler Street. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed, except for the applicant’s proposal to construct Grand Lakes Way 980-feet west of Joy Street. However, staff recommends a modification of Policy to allow the applicant’s proposal due to the fact that the applicant is unable to align Grand Lakes Way with Joy Street on the north side of McMillan Road because of conflicting power poles and lines, and there is not enough frontage for the applicant to meet the offset required from both Black Cat Road and Joy Street. Therefore, staff recommends approval of the applicant’s proposal. This is a 26% modification of Policy and can be approved at the Development Services Manager level. ACHD is also supportive of aligning Grand Lakes Way with Joy Street on McMillan Road if the applicant is able to make this feasible and it is required by the City of Meridian. The applicant should be required to provide an intersection analysis of Joy Street/McMillan Road/Grand Lakes Way if the alignment of Grand Lakes Way will be adjusted to align with Joy Street prior to ACHD’s approval of the first final plat. Additional improvements may be required at this intersection based on the updated analysis. 8. Citizen Concerns about Grand Lakes Way location on McMillan Road Staff received concerns from Mr. Watts who lives directly north of the proposed development with concerns about the Grand Lakes Way not aligning with Joy Street and was concerned about the encroachment of a westbound left-turn lane on McMillan Road onto their property with the proximity of Grand Lakes Way near their driveway, which would be located approximately 200- feet west of their driveway, and the functionality of the Joy Street/McMillan Road intersection with the increasing development around Joy Street and Daphne Street to the north. In regards to Mr. Watts concerns about a potential encroachment of the turn lane onto their property, the widening of McMillan Road to accommodate the westbound left-turn lane is required to be within the right-of-way for McMillan Road and Mr. Watts is not required to dedicate additional right-of-way to accommodate this turn lane. It is the responsibility of the applicant to design and construct the westbound left-turn lane within the right-of-way for McMillan Road and dedicate additional right-of-way as necessary abutting their property to accommodate this if needed. 13 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 Mr. Watts also had concerns about the intersection of Joy Street/McMillan Road and the potential for a signal needed at this intersection in the future with the future development of the area around Joy Street. However, the intersection of Black Cat Road and McMillan Road is listed in the IFYWP to be signalized this year, 2022, which would redirect southbound left-turning traffic at Joy Street to the signalized intersection of Black Cat Road/McMillan Road in order to make a left-turn, reducing the traffic at Joy Street/McMillan Road. This intersection will continue to be evaluated as further development occurs in this area. 9. Driveways 9.1 McMillan Road a. Existing Conditions: There are 2 residential driveways from the site onto McMillan Road:  A paved 27-foot wide driveway located 160-feet east of Joy Street, and  An unpaved 15-foot wide driveway located 860-feet west of Joy Street. 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 7205.4.6 states that direct access to minor 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 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. 14 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 c. Applicant’s Proposal: The applicant has proposed to close the 2 existing driveways on McMillan Road and provide an access onto an internal local for the existing home that will remain. d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed. 9.2 Internal local roads a. Existing Conditions: There are no local roads 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 has proposed to construct 7 perpendicular parking stalls located outside of the right-of-way that will back onto the corner of Doctor Brunn Lane and Iron Horse Street and 7 perpendicular parking stalls outside of the right-of-way that will back onto Sunday Loop, as shown below. The applicant has proposed to construct 20-foot wide paved private alleys within the site: 15 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074  One located mid-block that extends from Kennedy Lane to Doctor Brunn Lane between Marla Way and Cattelman Way,  One located mid-block that extends from Kennedy Lane to Doctor Brunn Lane between Big Saddle Street and Iron Horse Street, and  One located 115-feet west of a curve and extends from Sunday Loop to Sunday Loop. d. Staff Comments/Recommendations: The applicant’s proposal for the perpendicular parking off the public streets does not meet District Policy and is not approved as proposed. Staff has concerns about ADA compliance and cars backing into traffic, especially near an intersection. If additional parking is necessary to serve the site, then an off-site parking lot should be constructed outside of the right-of-way. The applicant’s proposal for the private alleys onto the local roads meets District Policy. The private alleys shall be constructed with a curb cut approach onto the public local roads and be paved a minimum of 30-feet beyond the edge of pavement of the public roads. ACHD does not make any assurances that the private alleys that are part of this application will be accepted as public alleys if such a request is made in the future. Substantial redesign cost and reconstruction costs may be necessary in order to qualify this private alley for public ownership and maintenance. The following must be met if the applicant wishes to dedicate the alleys to ACHD:  Dedicate 20-feet of right-of-way for the alleys.  Pave the alleys the entire width and length of the right-of-way.  The alley shall not be the sole public street frontage and access for residences. 10. Stub Streets a. Existing Conditions: There is 1 local street, Viso Street, that stubs to the site’s east property line. There is 1 local street, Sunny Side Avenue, that is proposed to stub to the site’s south property line and 1 collector street, Grand Lakes Way, that is proposed to stub to the site’s south property line. These roadways are not yet constructed and were approved as part of ACHD’s action on the Quartet Subdivision. b. Policy: 16 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 Stub Street Policy: District policies 7206.2.4.3 and 7207.2.4.3 state 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 Sections 7206.2.4 and 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.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions:  A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District.  The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policies 7206.2.4.4 and 7207.2.4.4 require 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 extend Sunny Side Avenue and Grand Lakes Way into the site from the site’s south property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. If Sunny Side Avenue and Grand Lakes Way have not yet been constructed to this site’s south property line with Quartet Subdivision when construction plans are submitted for this development, then the applicant shall be required to construct Sunny Side Avenue and Grand Lake Way to stub to the site’s south property line 1,360-feet and 375- feet west of the site’s east property line, respectively, and install a sign at the terminus of Sunny Side Avenue that states, “THIS ROAD WILL BE EXTENDED IN THE FUTURE” and a sign at the terminus of Grand Lakes Way that states “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” The applicant shall also be required to construct a temporary cul-de-sac at the terminus of Sunny Side Avenue. 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. 11. Traffic Calming a. Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, 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. 17 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 b. Staff Comments/Recommendations: There are several streets that are proposed within the development with straight segments that exceed 750-feet in length. The applicant shall be required to redesign the following streets to be less than 750-feet in length or install passive traffic calming measures:  Marla Way  Cattleman Way  Big Saddle Street  Farm Tree Lane The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to ACHD’s signature on the first final plat. Bulb-outs may be used as traffic calming, but should be designed with careful consideration for ADA requirements, drainage impacts, emergency services and driveway locations. Bulb outs proposed at pedestrian crossings shall be located in alignment and on both sides of the street. A deflection angle of more than 45 degrees is required for horizontal curves in a road for it to be considered a traffic calming measure. Stop signs, speed humps/bumps, islands, and valley gutter will not be accepted as traffic calming. 12. Bridge for West Tap Sublateral Canal Crossings The District will require that the applicant submit the bridge plans for the crossings of the West Tap Sublateral Canal Crossing for review and approval prior to the pre-construction meeting and final plat approval. As discussed in Finding 3, the applicant is not required to relocate the irrigation facilities outside of the right-of-way for McMillan Road abutting the site. However, the applicant will be required to relocate any irrigation facilities that are located within the proposed right-of-way for the internal roads. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to th ACHD 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 18 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 McMillan Road and Black Cat Road are classified as minor arterial roadways, and Grand Lakes Way is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Prior to ACHD’s signature on the first final plat, submit a revised preliminary plat showing the redesigned roadways for review and approval:  Marla Way  Cattleman Way  Big Saddle Street  Farm Tree Lane Stop signs, speed humps/bumps, islands, and valley gutter will not be accepted as traffic calming. Bulb-outs may be used as traffic calming, but should be designed with careful consideration for ADA requirements, drainage impacts, emergency services and driveway locations. Bulb outs proposed at pedestrian crossings shall be located in alignment and on both sides of the street. 2. Dedicate additional right-of-way to accommodate the future multi-lane roundabout on Black Cat Road/McMillan Road intersection abutting the site, per Finding 2 and Attachment 4. 3. Widen the pavement on McMillan Road abutting the site to 17-feet from the centerline of the road, construct a 3-foot wide gravel shoulder, and a minimum 5-foot wide detached concrete sidewalk located a minimum of 32-feet from the centerline of McMillan Road. The applicant is not required to relocate the irrigation facilities outside of the right-of-way for this project as long as the sidewalk is located in the proper location. 4. The applicant may construct a 10-foot wide concrete multi-use pathway on McMillan Road abutting the site if the applicant chooses or it is required by the City of Meridian. The multi-use pathway shall be located a minimum of 32-feet from the centerline of McMillan Road. 5. Dedicate additional right-of-way to total 50-feet from the centerline of Black Cat Road abutting the site. 6. Widen the pavement on Black Cat Road abutting the site to 17-feet from the centerline of the road, construct a 3-foot wide gravel shoulder, and a minimum 5-foot wide detached concrete sidewalk located a minimum of 43-feet from the centerline of Black Cat Road. 7. The applicant may construct a 10-foot wide concrete multi-use pathway on Black Cat Road abutting the site if the applicant chooses or it is required by the City of Meridian. The multi-use pathway shall be located a minimum of 43-feet from the centerline of Black Cat Road. 8. Construct one collector road, Grand Lakes Way, to intersect McMillan Road 1,340-feet east of Black Cat Road and 980-feet west of Joy Street, as proposed. The applicant may also construct Grand Lakes Way to align with Joy Street if it is feasible. The applicant shall be required to provide an intersection analysis of Joy Street/McMillan Road/Grand Lakes Way if the alignment of Grand Lakes Way will be adjusted to align with Joy Street prior to ACHD’s approval of the first final plat. Additional improvements may be required at this intersection based on the updated analysis. 9. Extend one collector road, Grand Lakes Way, into the site as proposed. 19 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 10. Construct Grand Lakes Way as a 36-foot wide street section with curb, gutter and 5-foot wide detached concrete sidewalks within 63-feet of right-of-way, as proposed. Permeable pavers are not approved for Grand Lakes Way. 11. Construct one local road, Quintale Street, to intersect Black Cat Road that will align centerline to centerline with Quintale Street on the west side of Black Cat Road as proposed. 12. Construct the following local roads onto Grand Lakes Way, as proposed:  Bridle Horse Street 390-feet south of McMillan Road  Blue Whistler Street 780-feet south of Bridle Horse Street  Davey Street 850-feet south of Blue Whistler Street. 13. Extend two local roads, Sunny Side Avenue and Viso Street, into the site as proposed. 14. Construct all internal local roads as 33-foot wide local street sections with rolled curb, gutter and 5- foot wide concrete sidewalk within 47-feet of right-of-way. For detached sidewalk, 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. The applicant may use permeable pavers for the local roads. 15. Construct one cul-de-sac within the site with a minimum radius of 50-feet. 16. If street trees are desired, an 8-foot wide planter strip is required. 17. Close the 2 existing unpaved driveways on McMillan Road that are located 160-feet east of Joy Street and 860-feet west of Joy Street, as proposed. 18. The applicant’s proposal for the parking stalls that back onto Doctor Brunn Lane/Iron Horse Street and Sunday Loop are not approved. If additional parking is necessary to serve the site, then an off- site parking lot should be constructed outside of the right-of-way. 19. For public roads that are constructed with pavers, all pedestrian crossings and intersection crossings at intersections shall be constructed with concrete or paving to meet ACHD standards. All intersections shall be paved or constructed with concrete. 20. Construct the following 20-foot wide paved private alleys within the site as proposed:  One located mid-block that extends from Kennedy Lane to Doctor Brunn Lane between Marla Way and Cattelman Way,  One located mid-block that extends from Kennedy Lane to Doctor Brunn Lane between Big Saddle Street and Iron Horse Street, and  One located 115-feet west of a curve and extends from Sunday Loop to Sunday Loop. ACHD does not make any assurances that the private alleys that are part of this application will be accepted as public alleys if such a request is made in the future. Substantial redesign cost and reconstruction costs may be necessary in order to qualify this private alley for public ownership and maintenance. The following must be met if the applicant wishes to dedicate the alleys to ACHD:  Dedicate 20-feet of right-of-way for the alleys.  Pave the alleys the entire width and length of the right-of-way.  The alley shall not be the sole public street frontage and access for residences. 20 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 21. The private alleys within the site that are proposed onto the public local roads shall be paved a minimum of 30-feet beyond the edge of pavement for the public roads. 22. If Sunny Side Avenue and Grand Lakes Way have not yet been constructed to this site’s south property line with Quartet Subdivision when construction plans are submitted for this development, then construct Sunny Side Avenue and Grand Lake Way to stub to the site’s south property line 1,360-feet and 375-feet west of the site’s east property line, respectively, and install a sign at the terminus of Sunny Side Avenue that states, “THIS ROAD WILL BE EXTENDED IN THE FUTURE” and a sign at the terminus of Grand Lakes Way that states “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” Construct a temporary cul-de-sac at the terminus of Sunny Side Avenue. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. 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. 23. Direct lot access is prohibited to McMillan Road, Black Cat Road and Grand Lakes Way and should be noted on the final plat. 24. Submit the bridge plans for the crossings of the West Tap Sublateral Canal 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 th December 15 for construction in the following year prior to irrigation season. 25. 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. 26. Payment of impact fees is due prior to issuance of a building permit. 27. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking 21 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 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. Traffic Impact Study Executive Summary 4. Offset Multi-Lane Roundabout Template 5. Utility Coordinating Council 6. Development Process Checklist 7. Appeal Guidelines 22 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 VICINITY MAP 23 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 SITE PLAN 24 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 25 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 26 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 27 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 28 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 OFFSET MULTI-LANE ROUNDABOUT TEMPLATE The template below shows the right-of-way dimensions for a multi-lane roundabout that is offset to the south. The roundabout will be offset to the north instead of the south, see below aerial image. A larger template is attached on the next page. 29 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 30 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 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. 31 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 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. 32 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074 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. 33 DRAFT Jamestown Ranch Subdivision MPP21-0019/ H-2021-0074