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HomeMy WebLinkAbout2022-01-20 ACHD Development Services Department CHD &111v�'�vt/�ii Piw to ,]'e/L ciei Project/File: Apex West/ MPP21-0022/ H-2021-0087 This is a preliminary plat application for the development of 207 single-family lots, 240 townhome units, and 34 common lots on 96.082 acres. Lead Agency: City of Meridian Site address: North of Lake Hazel Road West of Locust Grove Road Staff Approval: January 19, 2022 Applicant: Brighton Development Inc. Josh Beach , 2929 W Navigator Drive rf ems% Suite #400 Meridian, ID 83642 Staff Contact: Paige Bankhead Phone: 387-6293 . E-mail: pbankhead(c_achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a preliminary plat to allow for the development of 207 single-family lots, 240 townhome units, and 34 common lots on 96.082 acres. The proposal is consistent with the City of Meridian's Future Land Use Map which designates this area as Medium Density Residential, Medium-High Density Residential, and Mixed Use Community. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium Density Residential R-8 and R-4 South Medium Density Residential and Mixed Use Community RUT and R-15 East Medium Density Residential and Mixed Use Community R-4 and R-15 West Medium Density Residential and Medium-High Density RUT and R-4 Residential 3. Site History: ACHD staff previously reviewed this site as MER20-0068/H-2020-0066 as an annexation and rezone application as part of the overall the Apex Development, shown below. 1 Apex West M PP21-0022/ H-2021-0087 I I I E.AMITY RD. I - - + - R-8 o NAP z _ R-2 *- ,« R-8 R-4 I a APEX NORTHWEST 1 SUBDIVISION PRE-PLAT IN R-15 C-C 1 E.LAKE HAZEL RD. I_NAP I I I 1 6 w — + 'a I I R-8 u APEX SOUTHEAST SUBDIVISION PRE-PLAT 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • The Shafer View Terrace Subdivision, a 60-lot subdivision located at the site's northwest corner, was approved by ACHD Staff on February 1 st, 2021. • Apex Northwest Subdivision, 120 residential lots, 60 commercial lots and 14 common lots on 41.76 acres located directly east of the site and was approved by ACHD Staff on August 5t" 2020. 5. Transit: Transit services are not available to serve this site. 6. Gas Pipeline: The Williams Pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to ensure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 7. 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 2 Apex West M P P21-0022/ H-2021-0087 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. 8. New Center Lane Miles: The proposed development includes 2.3 centerline miles of new public road. 9. 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. 10. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040 • Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Linder Road to Meridian Road between 2036 and 2040. • Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Meridian Road to Locust Grove Road between 2036 and 2040. • Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle Road between 2036 and 2040. Apex Subdivision entered into a Cooperative Development Agreement with ACHD in May 2021 to widen the segment of Lake Hazel Road to 5-lanes to the east of this site. These construction plans are currently under review. • The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be reconstructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south, 4-lanes east, and 4-lanes on the west leg between 2036 and 2040. Apex Subdivision entered into a Cooperative Development Agreement with ACHD in May 2021 to fully improve this intersection consistent with the 2020 CIP. Construction plans are currently under review with ACHD. • The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be widened to 5-lanes on the north leg, 4-lanes on the south leg, 3-lanes on the west leg and 4- lanes on the east leg and signalized in 2023. • The intersection of Lake Hazel Road and Meridian Road is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg and signalized between 2036 and 2040. • The intersection of Amity Road and Locust Grove Road is listed in the CIP to be reconstructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south, 4-lanes east, and 4-lanes on the west leg between 2031 and 2035. 11. 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 3 Apex West M PP21-0022/ H-2021-0087 cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Lake Hazel Road as a Level 3 facility and Locust Grove Road as a Level 2 facility that will be constructed as part of a future ACHD project. The BMP also identifies level 1 facilities on the new collector roadways 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 3,796 vehicle trips per day; 332 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson & Associates, Inc. (Kittelson) prepared a traffic impact study for the proposed Apex West Subdivision. An executive summary of the findings as presented by Kittelson can be found in Attachment 3. The following 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. 3. Mitigation/Required Improvements a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District's planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • 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. 4 Apex West M PP21-0022/ H-2021-0087 • 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. Y rw fJD I v � C K � IU I AKF HATEI Rn } fff F. Intersections and road segments included in the study b. Staff Comments/Recommendations: The study shows that all intersections and roadway segments operate acceptably, except for the following that are discussed below. ACHD generally agrees with the findings of the study. Improvements Under Construction The intersection of Locust Grove Road/Lake Hazel Road is currently being improved by the applicant as part of ACHD's conditions of approval for the Apex Northwest and Southeast Subdivisions. The applicant has entered into a Cooperative Development Agreement (CDA) 5 Apex West M P P21-0022/ H-2021-0087 with ACHD to improve the intersection as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs and the intersection. The construction plans for this development are currently under review with ACHD. In addition, the applicant has also entered into an Interagency CDA with ACHD and the City of Meridian to widen Lake Hazel Road to 5-lanes consistent with the CIP and MSM east and west of Locust Grove Road abutting the Apex Northwest and Southeast Subdivisions, Discovery Park and the Apex East Subdivision, as well as signalize the intersection of Recreation Way/Lake Hazel Road by the park. The applicant has also proposed to widen Lake Hazel Road abutting the site to 5-lanes, consistent with the MSM and CIP. 4 Apex Future Apex Northwest = Phase wi r''iFry Future Apex Ax ,ZZ Discovery Phase LSoe uthe St. ' Park , 1J Apex,East`, r _ - r• Existing CDA extents - Lake Hazel Road widening to 5-lanes, construct Recreation Avenue abutting Discovery Park, and signalizing Recreation Avenue/Lake Hazel Road. The study shows that the intersection of Lake Hazel Road/Locust Grove Road is projected to meet ACHD LOS thresholds as a multi-lane roundabout under the 2027 total traffic conditions and Lake Hazel Road from SH-69 to Eagle Road is projected to meet ACHD LOS thresholds for a 2-lane principal arterial road. The applicant has entered into a CDA to improve this intersection as a multi-lane roundabout consistent with the CIP. Therefore, staff does not recommend any additional improvements be required for this intersection as part of this development application. The applicant has proposed to widen Lake Hazel Road to 5-lanes abutting the site consistent with the CIP. Staff is supportive of the applicant's proposal to enter into a CDA with ACHD to widen this segment of Lake Hazel Road to 5-lanes, see Finding 2. Locust Grove Road/Amity Road The study recommends signalizing this intersection as a 3 X 3 intersection to mitigate the existing conditions, and the future 2027 total traffic conditions. This intersection is listed in ACHD IFYWP to be improved as a signalized intersection in 2023, before the completion of this development. The site traffic in the peak hour is approximately 5.7% of the 2027 total traffic. Therefore, staff does not recommend that the applicant be required to signalize this intersection consistent with the District's Alternative Mitigation Policy which states that 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); and the District's Level of Service Planning Thresholds Policy which states that 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. Locust Grove Road from Lake Hazel Road to Amity Road The study shows that this segment meets ACHD LOS thresholds under the 2027 total traffic conditions as a 2-lane minor arterial road. The 2019 traffic impact study for the Apex Northwest and Southeast Subdivisions projected that this road would exceed ACHD LOS thresholds for a 2-lane minor arterial road under the 2025 total traffic conditions with those developments. However, staff agrees with the current study's findings for Locust Grove Road due to the fact 6 Apex West M P P21-0022/ H-2021-0087 that this study used a 5% growth rate from the most recent COMPASS model run to estimate the future traffic volumes. The COMPASS model for a proposed development generates a growth rate for road segments surrounding that development based on existing traffic volumes, approved developments and projected uses surrounding a proposed development. The 2019 study used a higher growth rate to estimate future traffic volumes, 7%, and added the traffic volumes from Lavender Heights Subdivision and Discovery Park Phase 1 to the estimated 2025 background traffic volumes to estimate the total volumes on Locust Grove Road in 2025, which may have resulted in double counting traffic volumes if the developments were already accounted for in the growth rate in the COMPASS model. Growth rates generated in COMPASS models are subject to change over time based on developments in an area, roadway improvements and changes in the traffic volumes and the most recent COMPASS models should be used to estimated growth rates. SH-69/Lake Hazel Road The study recommends constructing a westbound right-turn lane to mitigate the existing conditions and a northbound right-turn lane to mitigate the 2027 total traffic conditions. At the time of this staff report ACHD has not yet received the Idaho Transportation Department's conditions memo for the development. The site traffic at this intersection 2.7% of the 2027 total traffic, therefore ACHD will not require improvements to the ACHD segments of this intersection consistent with the District's Level of Service Planning Thresholds Policy which states that 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. The applicant should coordinate with ITD to determine if any additional improvements are required at this intersection. Accesses 0 u, • o • • T • • � rn ••• • ' Connections through U �'� •'• Apex Northwest C! T , • Development • r r ... ... .... . 615' _ � I ex • m rthwest 660' E HAZEL R6 C D E 1305' 600' 68D' Street Names: Access A— Crescendo Street Access B — Phenomenal Street Access C —Sublimity Avenue 7 Apex West M P P21-0022/ H-2021-0087 Access D —Apex Avenue Access E —Aspiration Avenue (restricted to right-in/right-out only) The study recommends the following turn lanes at the site access points: • A dedicated southbound right-turn lane on Locust Grove Road at Crescendo Street. A dedicated northbound left-turn lane was not found to be warranted on Locust Grove Road at this location. • A dedicated eastbound left-turn lane at Sublimity Avenue, and a dedicated westbound right-turn lane at Sublimity Avenue if Lake Hazel Road is not widened to 5-lanes. The applicant should be required to construct the above turn lanes as recommended in the study. Apex Northwest Subdivision was required to construct: • A dedicated southbound right-turn lane and northbound left-turn lane on Locust Grove Road at Phenomenal Street. • A dedicated eastbound left-turn lane and westbound right-turn lane on Lake Hazel Road at Apex Avenue, this access will be restricted to right-in/right-out/left-in in the future as determined by ACHD. • A dedicated westbound right-turn lane on Lake Hazel Road at Aspiration Avenue, this intersection is restricted to right-in/right-out only. • A dedicated westbound right-turn lane on Lake Hazel Road at Apex Avenue. As part of ACHD's action on Apex Northwest Subdivision, Access D was approved as a temporary full access that will be restricted to right-in/right-out/left-in only in the future as determined by ACHD. The study showed that this access will operate acceptably as a full access under the 2027 total traffic conditions with this development. The location of Crescendo Street (Access A) on Locust Grove Road was approved as part of ACHD's action on Apex Northwest Subdivision. However, the 2019 study indicates that there is not adequate sight distance to the north at this location on Locust Grove Road that needs to be addressed. The traffic impact study notes that there is adequate sight distance to the south, but there is in adequate sight distance to the south. There is a vertical crest on Locust Grove Road approximately 50-feet north of the irrigation lateral crossing that restricts the sight distance. Looking over the top of the crest from the Crescendo Street access point results in southbound vehicles going out of sight approximately 300-feet north of the site access location. See below picture. District Policy requires a minimum of 500-feet of sight distance at intersections on roads with a 45 MPH speed limit. The study recommends raising the grade of the intersection to match the top of the crest over the canal so that the crest no longer limits sight distance, or lower the irrigation crossing by installing a siphon to lower or flatten the vertical curve of Locust Grove Road. The applicant should be required to address the inadequate sight distance with the construction plans for Crescendo Street intersecting Locust Grove Road by raising the grade of the intersection or lowering the vertical crest as recommended in the study and submit an exhibit to ACHD showing that there is a minimum of 500-feet of sight distance to the north per the specifications for measuring sight distance in Figure 2 of District Policy 5104.3. 8 Apex West M P P21-0022/ H-2021-0087 y v iryf *Li ;M1. S J � J s .. Exhibit 1. Looking North on Locust Grove Road from Approximate Location for Access A 4. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Lake Hazel Road 1,321-feet Principal Arterial 351 Better than "E" Locust Grove Road 1,350-feet Minor Arterial 181 Better than "E" * Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). * Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). 5. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Lake Hazel Road west of Eagle Road was 6,326 on 08/29/2019. • The average daily traffic count for Locust Grove Road south of Amity Road was 2,582 on 10/16/2018. C. Findings for Consideration 1. South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP recommends the following abutting and within and abutting the site: • Preserving right-of-way for the future widening of Lake Hazel Road to 5-lanes and the construction of 6-foot wide detached sidewalks on Lake Hazel Road. • Preserving right-of-way for future widening of Locust Grove Road to 3-lanes and the construction of 7-foot wide detached sidewalks. 9 Apex West M PP21-0022/ H-2021-0087 • Preserving right-of-way for future construction of a 2-lane residential collector roadway and the construction of 5-foot wide detached sidewalks. • Preserving right-of-way for future construction of a 3-lane commercial collector roadways and the construction of 6-foot wide detached sidewalks. 2. Lake Hazel Road a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes, 26-feet of pavement (17-feet from centerline), and no curb, gutter, or sidewalk abutting the site. There is 50-feet of right-of-way for Lake Hazel Road (26-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. 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). 10 Apex West M PP21-0022/ H-2021-0087 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 Lake Hazel Road is designated in the MSM as a Residential Mobility 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 enter into a Cooperative Development Agreement (CDA) with ACHD to improve Lake Hazel Road abutting the site with four 11.5-foot wide travel-lanes, a maximum 19-foot wide center landscape median, vertical curb, gutter, 8- foot wide planter strips and 10-foot wide detached concrete multi-use pathways within 110.5- feet to 122-feet of right-of-way that extends 0.5-feet behind the back of sidewalk with a 1.5-foot wide permanent right-of-way easement provided behind the back of sidewalk. The applicant has proposed to construct a dedicated westbound right-turn lane on Lake Hazel Road at Sublimity Avenue, a dedicated westbound left-turn lane at Sublimity Avenue in anticipation of the construction of Sublimity Avenue south of Lake Hazel Road in the future, and widen the pavement for a dedicated eastbound right-turn lane at Apex Avenue in anticipation of the construction of Apex Avenue south of Lake Hazel Road in the future y Su a nuw $► S -E.LAKE HAZEL RD. uut d. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to enter into a CDA to widen Lake Hazel Road to 5-lanes abutting the site consistent with the MSM, CIP and the SMTP. Lake Hazel Road is listed in the 2020 CIP to be widened to 5-lanes between 2036 and 2040. Lake Hazel Road is identified as a level 3 facility with a multi-use path, buffered or protected bike lanes as appropriate facilities. The applicant has proposed to enter a CDA with ACHD to fully improve Lake Hazel Road abutting the site and construct a detached 10-foot wide multi- use pathway, which is consistent with 10-foot wide multi-use pathway on Lake Hazel Road that was required as part of ACHD's action on Apex Northwest Subdivision directly east of the site. This segment of Lake Hazel Road hasn't been designed and a final determination regarding the bike facilities hasn't been made. Staff recommends that the 10-foot multi-use pathway be constructed on Lake Hazel Road abutting this development due to the fact that it is consistent with the 10-foot wide multi-use pathway that will be constructed to the east on Lake Hazel Road, has been approved in previous concept studies for Lake Hazel Road, is preferred by the City of Meridian and is consistent with the BMP. The Cooperative Development Agreement should include the roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim 11 Apex West M P P21-0022/ H-2021-0087 improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. If the applicant decides to not fully improve Lake Hazel Road to 5-lanes abutting the site, then consistent with ACHD policy, the following improvements should be constructed: • Dedicate additional right-of-way to total 50-feet from the section line of Lake Hazel Road abutting the site, consistent with the MSM. • Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. • Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 43- feet from the section line of Lake Hazel Road abutting the site. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of- way. • Construct a dedicated westbound and eastbound left-turn lane on Lake Hazel Road at Sublimity Avenue (Access C). • Construct a dedicated westbound right-turn lane on Lake Hazel Road at Sublimity Avenue (Access C) • Construct a dedicated eastbound right-turn lane on Lake Hazel Road at Apex Avenue (Access D). If the applicant chooses to widen Lake Hazel Road to 5-lanes abutting the site, then the applicant is not required to construct a dedicated westbound right-turn lane on Lake Hazel Road at Sublimity Avenue consistent with the traffic impact study recommendations. The applicant should be required to construct a dedicated eastbound left-turn lane on Lake Hazel Road at Sublimity Avenue in both scenarios consistent with the traffic impact study recommendations. The applicant's proposal to construct a dedicated westbound left-turn lane on Lake Hazel Road at Sublimity Avenue in anticipation of the construction of Sublimity Avenue south of Lake Hazel Road in the future meets District Policy and should be approved, as proposed. The applicant's proposal to provide additional pavement for the construction of a dedicated eastbound right-turn lane at Apex Avenue in anticipation of the construction of Apex Avenue south of Lake Hazel Road in the future meets District Policy and should be approved, as proposed. The applicant's proposal to construct a 19-foot wide median on Lake Hazel Road meets District policy and should be approved, as proposed. This improvement is not eligible for compensation in the CDA with ACHD. The roadway center island should be platted as right-of-way owned by ACHD. The applicant or homeowner's association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. 12 Apex West M P P21-0022/ H-2021-0087 For detached sidewalk, the applicant may reduce the right-of-way width 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. 3. Locust Grove Road/Crescendo Street (Access A) — Off-site The study recommends constructing a dedicated southbound right-turn lane on Locust Grove Road at Crescendo Street (Access A). The applicant should be required to construct a dedicated southbound right-turn lane when Crescendo Street is constructed to intersect Locust Grove Road and dedicate additional right-of-way as necessary. This is located off-site, however, the applicant owns the parcels abutting this segment of Locust Grove Road. Compensation will not be provided for additional right-of-way dedication or pavement widening. There is an existing irrigation lateral, McBirney Lateral, crossing on Locust Grove Road just north of Crescendo Street and the widening and construction of the southbound right-turn lane will most likely encroach into this lateral. The District will require that the applicant submit the plans for the crossing of the McBirney 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 December 15th for construction in the following year prior to irrigation season. The location of Crescendo Street on Locust Grove Road was approved as part of ACHD's action on Apex Northwest Subdivision. However, the 2019 study indicates that there is not adequate sight distance to the north at this location on Locust Grove Road that needs to be addressed. The traffic impact study notes that there is adequate sight distance to the south, but there is in adequate sight distance to the south. There is a vertical crest on Locust Grove Road approximately 50-feet north of the irrigation lateral crossing that restricts the sight distance. Looking over the top of the crest from the Crescendo Street access point results in southbound vehicles going out of sight approximately 300-feet north of the site access location. See below picture. District Policy requires a minimum of 500-feet of sight distance at intersections on roads with a 45 MPH speed limit. The study recommends raising the grade of the intersection to match the top of the crest over the canal so that the crest no longer limits sight distance, or lower the irrigation crossing by installing a siphon to lower or flatten the vertical curve of Locust Grove Road. The applicant should be required to address the inadequate sight distance with the construction plans for Crescendo Street intersecting Locust Grove Road by raising the grade of the intersection or lowering the vertical crest as recommended in the study and submit an exhibit to ACHD with the construction plans showing that there is a minimum of 500-feet of sight distance to the north per the specifications for measuring sight distance in Figure 2 of District Policy 5104.3. 13 Apex West M P P21-0022/ H-2021-0087 s}_ Exhibit 1, Looking North on Locust Grove Road from Approximate Location +tor Access A 4. New Collector Road — Quartz Creek Street and Sublimity Avenue a. Existing Conditions: There are no collector roadways within the site. There is one collector road, Quartz Creek Street, that is proposed to be constructed as '/z a 36-foot street section with an additional 12-feet of pavement as part of Shafer View Terrace Subdivision to stub the site's northwest corner. This roadway was approved as part of ACHD's action on Shafer View Terrace Subdivision in February of 2021. 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. 14 Apex West M P P21-0022/ H-2021-0087 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. Landscape Medians Policy: District policy 7206.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, but not limited to, a "hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new north/south collector roadway should be constructed at the site's west property line at the mid-mile intersecting Lake Hazel Road and extend it to the north to intersect the new east/west collector, Quartz Creek Street. 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-feet of right-of-way. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new east/west collector roadway should align with Quartz Creek Street on the west side of SH-69 and continue through the property stubbing to the east to intersect the new north/south collector, Sublimity Avenue. 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-feet of right-of-way. 15 Apex West M P P21-0022/ H-2021-0087 a f' Po zY Now w New collectors on the MSM in blue c. Applicant Proposal: The applicant is proposing to extend Quartz Creek Street from the site's northwest property line into the site and curve it to the south to transition to Sublimity Way to intersect Lake Hazel Road. The applicant has proposed to construct the collector roads as 36- foot wide collector street sections with vertical curb, gutter, an 8-foot wide planter strip and 5- foot wide detached concrete sidewalks within 63-feet of right-of-way with 0.5-feet of right-of- way behind the back of sidewalk. The applicant has proposed to construct Sublimity Avenue south of Crescendo Street as a 60-foot wide collector street section with 21-foot wide lanes, an 18-foot wide landscape median, vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within 87-feet of right-of-way with 0.5-feet of right-of-way behind the back of sidewalk. 16 Apex West M P P21-0022/ H-2021-0087 xru a Irnoe® a o` a a a m a 1 ® o ® F a ® a ® a l m is m a a 0 0 - a ® © ° m o +1+11 w � a a ® oomaoomme-; mmo i a nawsmo ® ©m m m m o a a a 3 ®® - - - _ _ _ _ _ _ _ d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved as proposed except for the 18-foot wide landscape medians proposed near the intersections. District Policy restricts the width of the landscape medians on collector roads near intersections to a maximum width of 12-feet for a minimum distance of 150-feet from the intersection. Beyond the 150-feet, the width of the island may increase to a maximum width of 30-feet. The applicant should be required to reduce the landscape medians widths on Sublimity Avenue to a maximum of 12-feet for 150-feet from the intersections. Lot 9 within Block 10 directly abuts the mini-roundabout that is proposed on Sublimity Avenue, which will conflict with the driveway placement for that lot, see Finding 10 for the requirements for the residential driveways onto Quartz Creek Street and Sublimity Avenue for Block 10 Lots 4 through 11. Staff does not recommend that this mini roundabout be constructed abutting Lots 4-11 in Block 10. The applicant should be required to dedicate additional right-of-way to total 2-feet behind the back of sidewalk. 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. 5. Internal Local Roadways a. Existing Conditions: There are no local roadways within the site. b. Policy: 17 Apex West M P P21-0022/ H-2021-0087 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- 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 18 Apex West M P P21-0022/ H-2021-0087 AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. c. Applicant's Proposal: The applicant is proposing to construct the internal local roadways as 33-foot local street sections with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-of-way with 0.5-feet of right-of-way behind the back of sidewalk. The applicant has proposed to construct 1 cul-de-sac and one knuckle. AQN JAL C F` O 4.a O F I ® R -L Iw I m EM © Q RE SIDE TIRL I I ® Q R•8 I O E EXTREME❑R. E.SNAG ST. I O � O \ 4 \� ® _ OP s E.CRESCENDO ST. R d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed, except for the proposed knuckle. The applicant's proposal for the knuckle does not meet the local street section dimensions and is not approved as proposed. The applicant should also be required to construct the cul-de-sac with a minimum radius of 50-feet. The applicant should be required to dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk. 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. 6. Sublimity Avenue/Crescendo Street and Sublimity Way/Future Local Street Intersections a. Applicant Proposal: The applicant has proposed to construct a single lane mini roundabout at the Sublimity Avenue/Crescendo Street and the Sublimity Way/Future local street intersection. 19 Apex West M P P21-0022/ H-2021-0087 ST. FUTURE `KGB` AESIDENTIA,RB �3 m O � I eaunosn i O ♦� ,.O a L \l of ® WaR t R a'F OR O E } I � ® I I o O p. ES l} I o I� a s I I m o I I O lo i EE.© 000 O pr 0 p ® m © o m sT m rl 511313a6000ER � � O O b. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to construct a single lane mini roundabout at the Sublimity Avenue/Crescendo Street intersection. However, this intersection was not included as part of the traffic impact study and because of this the need for by-pass lanes is unknown. Prior to submitting plans for the mini roundabout, the applicant should be required to submit an intersection analysis to determine if by-pass lanes are necessary to serve the site. If through the analysis it is determined that a by-pass lane is needed, then it should be included as part of the design of the mini roundabout. Staff recommends that the mini roundabout be designed to accommodate all turning movements and the center island and splitter islands should be mountable. The sidewalk at the roundabout should be detached or separated to discourage pedestrians from crossing within the roundabout outside of the designated crosswalks. The applicant should follow the guidance provided in NCHRP 672 and will need to design the mini roundabout meeting the standards ACHD's Roundabout Design Guide policy section 5188. Lot 9 within Block 10 directly abuts the mini-roundabout that is proposed on Sublimity Avenue, which will conflict with the driveway placement for that lot, see Finding 10 for the requirements for the residential driveways onto Quartz Creek Street and Sublimity Avenue. Staff does not recommend that this mini roundabout be constructed abutting Lots 4-11 in Block 10. 7. Private Alleys 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 • 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. 20 Apex West M P P21-0022/ H-2021-0087 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. b. Applicant Proposal: The applicant has proposed to construct two 20-foot wide private alleys to run east/west between Tops Avenue And Culmination Avenue and Culmination Avenue and Highlight Avenue. These alleys are proposed to be mid-block within Block 2 and 3 and located 150-feet north of Phenomenal Street. c. Staff Comments/Recommendations: If the City of Meridian approves the private alleys, the applicant shall be required to pave the private roads a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 8. Roadway Offsets a. Existing Conditions: There are no existing roads 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 one half-mile. 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). 21 Apex West M P P21-0022/ H-2021-0087 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, Sublimity Avenue, to intersect Lake Hazel Road 1,305-feet west of Apex Avenue. The applicant has proposed to construct the following local roads onto Sublimity Avenue: • Phenomenal Street 670-feet north of Lake Hazel Road. • Crescendo Street 600-feet north of Phenomenal Street. • Extreme Drive 310-feet north of Crescendo Street. • Prime Drive 625-feet north of Extreme Drive. • An unnamed local stub street 260-feet north of Prime Drive. d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed, except for the applicant proposal for the spacing between Extreme Drive and Crescendo Street and the unnamed local stub street and Prime Drive. District Policy requires local roads intersecting collector roads to be offset a minimum of 330- feet. The applicant should be required to submit a revised preliminary plat showing the local roads interesting Sublimity Avenue that are offset a minimum of 330-feet prior to ACHD's approval of the first final plat. 9. Stub Streets a. Existing Conditions: There is a collector roadway, Quartz Creek Street, which stubs the site's northwest corner. b. Policy: Stub Street Policy: District policy 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: 7207.2.4.4 (local) 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 one local road, Apex Way, to stub to the site's northeast property line 470-feet north of Crescendo Street. 22 Apex West M P P21-0022/ H-2021-0087 The applicant has proposed to construct Heyday Drive and an unnamed local road to stub to Block 6, Lots 43 and 32 that are larger lots that are part of this preliminary plat, shown below. These lots are proposed to be further subdivided in the future. .r FUTURE ` `rG RESIDENTIAL R-8 RESmENPAL ZGNE ® ® FUTURE souuoArtr - RESIDENTIAL R-8 ® o ® O ® p RESIDENTIAL I (D I 9 I o © ® o w I m d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of Apex Way, Heyday Way and the unnamed local road stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." The applicant should also be required to construct a temporary cul-de-sac at the terminus of Apex Way since the stub street will be longer than 150- feet. 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. 10. Driveways 10.1 Sublimity Avenue/Quartz Creek Street a. Policy: 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 (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. 23 Apex West M P P21-0022/ H-2021-0087 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. b. Applicant's Proposal: The applicant has proposed 8 single family lots, Block 10 Lots 4 through 11, at the northwest corner of the site directly abutting Sublimity Avenue and Quartz Creek Street and would take direct access onto those streets. Lot areas for Lots 4 through 11 within Block 10 range from 27,196 (0.62 acre) square feet to 48,502 square feet (1.11 acre). c. Staff Comments/Recommendations: District Policy states that direct lot access onto a collector road in a residential area is discouraged, but may be allowed at the discretion of ACHD. Staff supports allowing the front-on housing for the 8 large single family lots to take direct access onto Quartz Creek Street and Sublimity Avenue due to the larger lots sizes, that there are only 8 lots that are proposed to take direct access onto Sublimity Avenue and Quartz Creek Street, and that the lots have enough frontage on the collector road to meet the required 150-feet of spacing on a collector road between driveways with less than 100 vehicles per day per District Policy. The following is required for Lots 4 through 11 within Block 10 at the northwest corner of the site and should be noted on the final plat: • A building setback of 30-feet from Quartz Creek Street and Sublimity Avenue, • All lots have either an on-site turnaround or horseshoe driveway to prevent backing onto the collector roads, and • A note that specifies that Block 10 Lots 4 through 11 front on a collector roadway and higher traffic volumes should be anticipated. Lot 9 within Block 10 directly abuts the mini-roundabout that is proposed on Sublimity Avenue, which will conflict with the driveway placement for that lot. Staff does not recommend that this mini roundabout be constructed abutting Lots 4-11 in Block 10. 10.1 Apex Way a. 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. 24 Apex West M P P21-0022/ H-2021-0087 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. b. Applicant's Proposal: The applicant has proposed to construct a 20-foot wide curb return type driveway onto Apex Way located 185-feet north of Crescendo Street. c. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed. The applicant may also construct the driveway as a curb cut type approach. 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. b. Applicant's Proposal: The applicant is proposing to construct Prickle Drive and High Point Street to be longer than 750-feet. The applicant has proposed to construct bulb-outs at the following intersections/locations on the north side of the intersections: • Culmination Avenue/Phenomenal Street • Crescendo Street/Culmination Way c. Staff Comments/Recommendations: The applicant should be required to redesign Prickle Drive and High Point Street to be less than 750-feet or provide traffic calming including the use of passive designed elements approved by ACHD Traffic Services. Stop signs, speed humps/bumps, and valley gutters 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 on both sides of the street. Staff supports the applicant's proposal to construct bulb-outs at the intersections and locations identified above, however, bulb-outs shall be constructed on the south side of the street in alignment with the bulb-outs on the north side of the street. The applicant will be required to provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as measured from face of curb to face of curb. The applicant should be required to provide written fire department approval of use a reduced street section. 12. Bridge for McBirney Lateral Canal Crossing 25 Apex West M P P21-0022/ H-2021-0087 The District will require that the applicant submit the bridge plans for the crossing of the McBirney 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 December 15th 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 Lake Hazel Road is classified as a principal arterial roadway and Sublimity Avenue and Quartz Creek Street are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Prior to ACHD's signature on the first final plat, submit a revised preliminary plat showing the following to ACHD for review: a. Redesigned streets Pickle Drive and High Point. The streets must be less than 750-feet long or constructed with passive traffic calming measures. Stop signs, speed humps/bumps 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 on both sides of the street. b. The local roads Extreme Drive and the unnamed local road interesting Sublimity Avenue are offset a minimum of 330-feet from any other street. 2. Construct bulb-outs to provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as measured from face of curb to face of curb, at Culmination Avenue/Phenomenal Street and Crescendo Street/Culmination Way. 3. Provide written fire department approval for use of the reduced street sections for the bulb-outs proposed and any other traffic calming measures that will reduce the street sections. 4. Enter into a CDA with ACHD for the widening of Lake Hazel Road abutting the site to 5-lanes, a 72- foot street section within 100-feet of right-of-way with a 10-foot wide multi-use pathway prior to ACHD's signature on the first final plat. The Cooperative Development Agreement should include the roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. 26 Apex West M P P21-0022/ H-2021-0087 In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. The applicant may construct a 19-foot wide median on Lake Hazel Road with the widening of Lake Hazel Road to 5-lanes, as proposed. This improvement is not eligible for compensation in the CDA with ACHD. If landscaping is proposed, it should be platted as right-of-way owned by ACHD. The applicant or homeowner's association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. 5. Construct a dedicated westbound and eastbound left-turn lane on Lake Hazel Road at Sublimity Avenue. 6. In order to accommodate the future eastbound right-turn lane on Lake Hazel Road at Apex Avenue, provide additional pavement widening on Lake Hazel Road at this intersection. 7. If the applicant decides to not fully improve Lake Hazel Road to 5-lanes abutting the site, then consistent with ACHD policy, the following improvements should be constructed: a. Dedicate additional right-of-way to total 50-feet from the section line of Lake Hazel Road abutting the site, consistent with the MSM. b. Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. c. Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 43- feet from the section line of Lake Hazel Road abutting the site. Provide a permanent right- of-way easement for detached sidewalks located outside of the dedicated right-of-way. d. Construct a dedicated westbound and eastbound left-turn lane on Lake Hazel Road at Sublimity Avenue (Access C). e. Construct a dedicated westbound right-turn lane on Lake Hazel Road at Sublimity Avenue (Access C). f. Construct a dedicated eastbound right-turn lane on Lake Hazel Road at Apex Avenue (Access D). 8. Construct a dedicated southbound right-turn lane on Locust Grove Road when Crescendo Street is constructed to intersect Locust Grove Road. Submit the plans for the crossing of the McBirney 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 December 15th for construction in the following year prior to irrigation season. 9. Address the inadequate sight distance for Crescendo Street intersecting Locust Grove Road in the construction plans by raising the grade of the intersection or lowering the vertical crest as recommended in the study and submit an exhibit to ACHD with the construction plans showing that there is a minimum of 500-feet of sight distance to the north per the specifications for measuring sight distance in Figure 2 of District Policy 5104.3. 10. Prior to submitting plans for the mini roundabout at Sublimity Avenue/Crescendo Street, submit an intersection analysis to determine if by-pass lanes are necessary to serve the site. If through the 27 Apex West M P P21-0022/ H-2021-0087 analysis it is determined that a by-pass lane is needed then it should be included as part of the design of the mini roundabout. 11. Construct a mini roundabout at the Sublimity Avenue/Crescendo Street, as proposed. Design the roundabout to accommodate all turning movements. The center island and splitter islands shall be mountable. The sidewalk at the roundabout shall be detached or separated. Mini- roundabouts shall not be constructed on Quartz Creek Street or Sublimity Avenue abutting Block 10 Lots 4-11. 12. The mini roundabout shall be designed per ACHD's Roundabout Design Guide policy section 5188. Follow the guidance provided in NCHRP 672. 13. Construct Sublimity Avenue south of Crescendo Street as a 60-foot wide collector street section with 21-foot wide lanes, a maximum 12-foot wide landscape median, vertical curb, gutter, an 8- foot wide planter strip and 5-foot wide detached concrete sidewalk within 90-feet of right-of-way. 14. Construct Quartz Creek Street and Sublimity Avenue as 36-foot wide collector street sections with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 66-feet of right-of-way. 15. All center landscapes islands are limited to a maximum width of 12-feet within 150-feet of an intersection. Beyond the 150-feet the island may widen to a maximum width of 30-feet. All islands should be platted as right-of-way owned by ACHD. The applicant or the future owners association my enter into a license agreement with ACHD for any landscaping within the islands. 16. Construct the following local roads onto Sublimity Avenue, as proposed: • Phenomenal Street 670-feet north of Lake Hazel Road. • Crescendo Street 600-feet north of Phenomenal Street. • Prime Drive 625-feet north of Extreme Drive. 17. The following is required for Lots 4 through 11 within Block 10: • A building setback of 30-feet from Quartz Creek Street and Sublimity Avenue, • A note on the final plat that all lots have either an on-site turnaround or horseshoe driveway to prevent backing onto the collector roads, and • A note on the final plat that specifies that Block 10 Lots 4 through 11 front on a collector roadway and higher traffic volumes should be anticipated. 18. Construct the internal local roadways as 33-foot local street sections with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 63-feet of right-of-way, as proposed. 19. Construct 1 cul-de-sac with a minimum radius of 50-feet, as proposed. 20. Construct one local road, Apex Way, to stub to the site's northeast property line 470-feet north of Crescendo Street, as proposed. Construct a temporary cul-de-sac at the terminus of Apex Way since the stub street will be longer than 150-feet. 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. 28 Apex West M P P21-0022/ H-2021-0087 21. Construct the local road Heyday Drive and an unnamed local road to stub to Block 6, Lots 43 and 32, as proposed. 22. Install a sign at the terminus of Apex Way, Heyday Way and the unnamed local road stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 23. Construct a 20-foot wide curb return, or curb cut, type driveway onto Apex Way located 185-feet north of Crescendo Street, as proposed. 24. 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. 25. Street name and stop signs are required for the private road(s). The signs may be ordered through the District. Verification of the correct, approved name of the road is required. 26. Submit the bridge plans for the crossing of the McBirney 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 December 151" for construction in the following year prior to irrigation season. 27. Direct lot access is prohibited to Lake Hazel Road, Sublimity Avenue and Quartz Creek Street, except for Block 10 Lots 4-11, and should be noted on the final plat. 28. 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. 29. Payment of impact fees is due prior to issuance of a building permit. 30. 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 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. 29 Apex West M P P21-0022/ H-2021-0087 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. Utility Coordinating Council 5. Development Process Checklist 6. Appeal Guidelines 30 Apex West M P P21-0022/ H-2021-0087 VICINITY MAP r I (:u sii k sl I fo,ay 1.f.. s I ti (. `v v sk r� I - b l -7r- - - - iL �. 31 Apex West M PP21-0022/ H-2021-0087 SITE PLAN L,21 s FUTURE DENTiAL R a W.V_ FUTURE RESIDENTIAL R4 NI RESIDENTIAL R_2 sms SHI WESTATES SUBDIVISION MURGO1710 LIMITED PARTNERSHIP 55131417220 RESII F.E Tnr— E.SNAG ST. E.CRESCENDO 5T. I — — — ———————— 0 0 WHITE FAMILY LIVING TRUST 5II3134 ISMS E. -H POINT ST APZXN0ATHVVE5T SUBDIVISION N..2 IR W 4a F K -u, 15 ALLEY VRIVAM WORT IINUTON :: a i.0 0 a (3 0 7 Q1l® m L E) RESIDENTIAL - —————— —————E.—PH E N C—M E`7 ST— EAGLET U-c 51131 7-w FUTURE RESIDENTIAtik-is APEX NORTHWEST SUBDIVISION No.I III IR-I5� EAGLET LLC Z6 S11313471CO 101) - - - - - - - - - -E.LAKE"ASII RD. 32 Apex West MPP21-0022/ H-2021-0087 .lp[,r woes[devekpmmt TIS SeptemWr 2021 61"cwl w Summewy EXECUTIVE SUMMARY The Apex West development is located in the northwest quadrant of Lake Hazel Road and Locust Grove Road,west of the Apex Mixed-Use Development(Northwest)and will share many of the aoeess locations and local streets approved with that development. The proposed site is currently vacant farmland and ronsists of approximately 95 acres. The proposed deuelopmerrt plans to indude approximately 206 single-family residential homes and 240 tawnhame units. The site is within the City of Meridian, ID and currently €oned Medium Density Residential (R-8) and Medium-High Density Residential (R-15).7he anticipated build—Dut year is 2027. FINDINGS Year 2021 Existing Conditions ■ The study evaluated three off-site intersections during the typical weekday a.m. and p.m. peak hours. ■ All study intersections were found to operate at acceptable operating standards during the existing weekday a.m.and p.m.peak hours with the exception of: o Locust Grave Road/Amity Road(PM Peak Hour) ■ The westbound and southbound approaches operate aver capacity (V/C = 1.12 and V/C = 1.05, respectively) and at LOS F during the weekday p_m_ peak hour, which exoeeds ACHD's thresholds of V/C=0.90 and LOS E or better. ■ The Intersection meets 8-hour, 4-hour, and peak hour traffic signal warrants In 2021 existing conditions. ■ An interim traffic signal with left-turn lanes on all approaches is programmed in ACHD`s IFYWP for year 2023, which would mitigate this intersection under year 2021 existing conditions. ■ A multi-lane roundabout with 2-lanes eastbound and westbound and 1-lane northbound and southbound is programmed in ACHVs 2020 CIP for the timeframe of 2031-2035,which would mitigate this Intersection under year 2021 existing conditions. o SH 69/Lake Hazel Road(PM Peak Hour) ■ The westbound through/right-turn approach operates at V/C = D.93 and LOS F during the weekday p.m.peak hour. ■ Adding a westbound right-turn Lane would mitigate this intersection under year 2021 existing con ditions- ■ All ACHD study roadway segments operate at acceptable levels of service. 2 W. 33 Apex West M PP21-0022/ H-2021-0087 A0ex LW5i devebpment 7U September 2021 fxer•aY w Summary ■ Crash data at the study interseetians and roadway segments for the most rerentfiveyearsof oomplete data (2016-2020) were analyzed far any existing crash trends. No trends that may indicatesafety issues were found forth study intersections and roadway segments. Year 2027 Background Traffic Conditions (Without Proposed UeveIoprnent) ■ Year 2027 background traffic volumes were forecasted using a 2 perrent rornpounded annual growth rate on SH 69 and a 5 percent corn pounded annual growth rate on all other roadways as well as the additlon ofln-process traffic from the Apex M Ned-Use Development (Narthwest). ■ Year 2027 background traffic analysis(without inclusion of site-gene rated traffic)foundthat none of the study intersections are expected to operate at acceptable operating standards duringthe weekday a.m.and p.m. peak hours with the existing lane configurations. o Locust Grave Road/Amity Road(AM and PM Peak Hour) ■ The intersection continues to operate at LOS F in the weekday a.m.and p.m. peak hours.Several lane groups have a v/c greater than 1.0. ■ As shown in exisdng mitigations,the intersection is projected to meet 8-hour, 4-hour, and peak hour traffic signal volume. ■ Co nsistent with mitigatic,nsintheexistingtrafFicconditions,aninterimtraffic signal with left-turn lanes on all approaches is prograrnrned in ACHlYs IFYWP for year 2023, which would mitigate this intersection under year 2027 background conditions, ■ A multi-lane roundabout with 2-lanes eastbound and westbound and 1-lane northbound and southbound is programmed in ACHIYs 2020 CIP for the timLframe of 7031-2D35r which would also mitigate this intersection under year 2027 background conditions, o Locust Grove Road/Lake Hazel Road [AM amd PM Peak Hour) ■ The intersection operates at LOS E and LOS F during the a.m.and p.m. peak hours,respectively.The eastbound approach operates at LOS F and above capacity in the weekday a.m. peak hour.The westbound and southbound approaches operate at LOS F and above capacity in the weekday p.m.peak hour_ ■ The intersection is projected to meet the S-hour,4-hour,and peak hourtraffic slgnal volume warrants In 2027 background cnnclMons. 3 &A€se erotet W. 34 Apex West M PP21-0022/ H-2021-0087 Apes Wes:i Devebpmenf US September 2021 fxe�vlivr 5umrnnry ■ A multi-lane roundabout with 2-lanes eastbound and westbound and 1-lane northbound and southbound is programmed in ACHR's 2020 CIP for the timeframe of 2036-2040, which would mitigate this intersection under year 2027 backgraund conditions-This project is currently in the design phase and will be built with the Apex Mixed-Use development(Northwest)in 2022. ■ An interlrn traffic signal with left-turn lanes would also mitigate the intersection, ■ The intersection has an estimated 730 p.m. peak hour trips available beyond existing traffic volumes before mitigation is necessary. c. SH 69 lake Hazel Road (AM and PM Peak Hour) ■ The intersection operates with a V/C=0.99 during the weekday a.m. peak hour with the westbound right-turn/through movement operating at VIC= 0,90 and LOS F and the northbound right-turn/through movement operating at LOS F and above capacity. ■ The intersection operates with a V/C=1.04 during the weekday p-m-peak hour with the westbound right-turn/through and the sauthbound right- turn/through movements operating above capacity. ■ To meet ITD operatingstandards,the fallowing are required: • Westbound right-turn lane (existing need and consistent with Apex Mixed-Use development(Northwest)), ■ Additlonal northbound and southbound through lanes, • Northbound right-turn lane (consistent with Apex Mixed-Use development(Narthwest1l,and ■ ITD's SH 59 Corridor Plan plans to construct a Median U-Turn (MUT} Intersection at SH 69/Lake Hazel Road,which would restrict left turns at the intersection.Additionally,5H 69 north of Lake Hazel Road plansto he widened from four through lanes to six through lanes north of Lake Hazel Road, This future M1UT intersection would also mitigate the Intersection operatlons. ■ All ACHID study roadway segments are projected to continue operating at acceptable levels of service. d V1 iersurn&Asgwodfr.�.Jrtr. 35 Apex West M PP21-0022/ H-2021-0087 A0ex LW5i Ek-vehnAmeA[7PS Sep[emWr 2021 E"cuthw Summary Trip Generation and Distribution ■ The iTE Trip Generation Munual I& Edition was used to estimate the trip generation for the proposed Apex West development. ■ The proposed Apex West development Is estimated to generate 3,796 net new dally trips, 261 trips in the weekday a.m. peak hour(63 inbound J 198 outbound) and 332 trips in the weekday p.m. peak hour(209 inbound/123 outbound). ■ The distribution pattern for site-generated trips was developed by evaluating a select acne analysis from COMPASS' regional trowel demand model- Yea r 2027 Total Traffic Conditions ■ Year 2027 total traffic conditions found that the site-generated trips do not require mitigation at any off-site intersections not previously identified in the background traffic conditions_ ■ The following mitigation th resh ol d s were identified: o Locust Grove Road / Amity Road: Existing need for an Interim traffic signal. Development traffic accounts for approximately 4.8 percent and 5.7 percent of the 2027 total entering traffic volume_ o Lake Hazel Road / Locust Grove Road: Need for a roundabout as planned from the Apex Mixed-Use Development, or interirn traffic signal in approximately 2023 with approximately 154 units_Development traffic accounts for approximately 7_13 percent and 7.6 percent of the 2027 total entering traffic volume. o SH-59/Lake Hazel Road:Existing need forawestboundrightturnIaneandadditionaI improvements a re esti mated to be needed in approximately2021with approximately 166 units- Development traffic accounts for approximately 2,3 percent and 2-7 percent of the 2027 total entering traffic volume. ■ All flnrlings and mitlgatlons required for intersections to meet operational standards outlined under background ennditions remain consistent in the 2027 total traffic scenario. ■ All ACHD study roadway segments are projected to continue operating at acceptable levels of service. .5 Kii lefian&Aim[iaies.W. 36 Apex West M PP21-0022/ H-2021-0087 APEX mnl DdwnlaWWf TIS .5"tember MJ fxecuj-vw Summ" Site Access Evaluation ■ The turn lane analysis using ACHD procedures resulted in turn lane warrants at the following site access streets; o Locust Grove/Site Access A ■ Southbound Right-Turn Lane a Lake Hazel Road I Site Access C ■ Eastbound Left-Turn Lane ■ Westbound Right-Turn Lane(with 2-lane Lake Hazel Road—not required with 4- lanes) Lake Hazel Road/Site Access a ■ Eastbound Left-Turn Lane (already planned as part of the Apex Mixed-Use Development(Northwest)) ■ Westbound Right-Turn Lane (already planned as part of the Apex Mlxed-Use Development(Northwest)) ■ The results from the queuing analysis found that the 95th percentile queue lengths can be accommodated with the proposed mitigations in place_ o t:ach site access should provide at least 104 feet of roadway length without driveway andfor Internal street Interference. ■ The intersection sight distanre evaluation identified that adequate intersection site distance at the one new access intersection of Site Arcess C/Lake Hazel Road with removal of same existing trees and other vegetation. ■ Addltl on ally,Intersectlon sight dlstante deflclencies at Site Access A/Locust Grove(toad were identified as part of the TIS for the Apex (Pinnacle) Mixed Use Develapment and should be adequately mitigated when constructed per those recommendations. RECOMMENDATIONS Based on the report's analyses and evaluation findings, recarnmendations were developed arcordingly for time scenario's conditions. Year 2021 Existing Traffic Conditions Mitigations The follow mitigations are recommended toaccomma-iate the yea r 2021existing traffic volumes to meet ACHD policy and ITD thresholds_ JfNl�fi4rt&AiiE�C»0le�.JriC. 37 Apex West M PP21-0022/ H-2021-0087 Motif We€[aevera T4mt775 Sept?mber2021 E"cuthw 3umm qe Locust-Grove Mood/Amityr Road ■ Construct an interim traffic signal with left-turn lanes on all approaches as programmed in ACHD's IFYWP in the timeframe of year 71323-This improvement is needed in year 2021. * If an interim signal is not constructed,construct a multi-lane roundabout with 2-lanes in the eastbound and westbound directlon and 1-lane In the northbound and sou thbound di real on as programmed in ACHD'sCIP in the timeframe of 2011-2035. ■ The development traffic accounts for approximately 4-9 and 5-7 percent of the 2027 total traffic atthe intersection during the weekdaya.m.and p.m.peak hours, respectively. SH-69/take Hazel Road ■ Addition of a westbound right-turn lane at the intersection, Year 2027 Background Traffic Condition Mitigations(Without the Proposed Development) The following mitiga#ions are recommended toaccommod ate the yea r2027 backgroundIraffic vol urnes to meet ACHD policy and ITD thresholds, Locust Grove Road/Lake Maser'Road ■ Construct the planned multi-lane roundabout with 2-lanes in the eastbound and westbound direction and 1-lane in the northbound and southbound direction as planned for construction In 2022 by the Apex Mixed-Use Development(Northwest)and prograrnmed In ACHD's CIP in the timeframe of 2036-2040-This is needed in approximately 2fl23 with approximately 230 additional trips at the intersection, This project is currently in the design phase and will be built with the Apex Mixed-Use development(Nort:hwest), o The developmentwauld have approximately 164 units occupied at that time. ■ The development traffr accounts far approximately 7.0 and 7.6 percent of the proposed traffic atthe intersection during the weekday a.m.and p-m-peak hours, respectively. 5H-69/take Hazel Road ■ One of the following improvements would need to occur to meet ITD guidelines under year 2627conditions without the development- o Option 1; Install a westbound (same as under existing conditions) and northbound right-turn lane.Also vol-den to add an additional southbound and northbound through lane at the intersection whirls could merge down the existing two through lanes north and south of the intersection. a Option 2: Install the proposed MUT intersection per the ITD corridor plan. JfNleiibYi 81 AiiCCiiCIIC.W. 38 Apex West M PP21-0022/ H-2021-0087 Ales Mg De vebpmen[M SeptMW r 2021 £xrn&w Summ ry ■ One of these improvements would be needed in approximately 2023 to meet ITD operational guidelines, Even though improvement is needed without the development,the development would have approximately 166 units Occupied at that time. ■ Even though this needs to be done regardless ❑f the development, the development traffic accounts for approximately 2.3 and 2_7 percent of the proposed 2027 total traffic at the Intersection during the weekday a.m.and p.m. peak hours,respectively. Additional Year 2027 Mitigations Needed with the Apex West DeveIopment The following mitigations are recommended due to the inclusion of Apex West development's site generated trips, Lake Hazer Road/Site Access A ■ Construct a south hound right-turn lane with approximately 100 feet of vehicle storage. ■ Ensure the restricted intersection sight distance is mitigated per the TIS for the Apex (Pinnacle)Mixed-Use Development, Lake Naze)Road/Site Access C ■ Construct an eastbound left-turn Ianewith approximately 100feet of vehiclestorage_ ■ Construct a westbound right-turn lane with approximately 100 feet(if vehicle storage_This is not required if Lake Hazel Road is widened to five lanes), Lake Hazel Road/Site Access D ■ Construct an eastbound left-turn lane with approximately 100 feet of vehicle storage as proposed as park of the Apex Mixed•Use Development(Northwest)_ * Construct a westbound right-turn lane with approximately 100 feet of vehicle storage s proposed as partof the Apex Mixed-Use Development(Northwest). Af!Sfte Accesses ■ With approval from ACHD, construct all accesses to the development with the following designatlons: All local streetswithirr the development should be constructed with one travel lane in each direction. Site driveways with access to public streets should provide sufficient stacking distance for four vehicles(100 feet)to ensure acceptable operation and accommodate I arge r ve h id es,including utility service and delivery vehicles_ 8 Kawfiun& �t 39 Apex West M PP21-0022/ H-2021-0087 Aotie Wei[❑ev06jb mtTE SeptLIMWr2021 fxe�vrivq$ummar� o Site accesses along Locust Grove Road and Lake Hazel Road should match the existing grade or be higher at the intersection to ensure the best possible sight distance. o All acresses and internal streets should he designed to provide adequate intersection sight distance.Shrubberyand landscaping near the intersection and site access point should be maintained to ensure adequate sight distance is maintained. 9 xriierson&Assaerote�.one. 40 Apex West M P P21-0022/ H-2021-0087 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. 41 Apex West M P P21-0022/ H-2021-0087 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. 42 Apex West M P P21-0022/ H-2021-0087 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. 43 Apex West M P P21-0022/ H-2021-0087