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HomeMy WebLinkAbout2022-01-32 ACHD Draft Staff Report Development Services Department CHD Project/File: Quartet South Subdivision/ MPP21-0021/ H-2021-0088 This is an annexation and rezone application with a preliminary plat to allow for the development of 229 residential lots, 140 townhome units, and 41 common lots on 65.9 acres. _ Lead Agency: City of Meridian Site address: Northeast corner of BlackW,E Cat Road and Ustick Road Staff Approval: January XX, 2022 Applicant: Brighton Development Inc., LLC Josh Beach a 2929 W Navigator DriveBae " Suite #400 4- Meridian ID 83642I E< WA Staff Contact: Brenna Garro Phone: 387-6346 wnieersca„ � aaS - E-mail: a bgarro(a�achdidaho.orgt „ Y W.rviemai - 7 r W Ni w m W N y A. Findings of Fact ry � w! ,p�r �7 �� �f Ctc . o t a a st , 1. Description of Application: The applicant is requesting approval of an annexation on 65.9 acres into the City of Meridian and a rezone from RUT (Rural Urban Transition) to R-8 (Medium Density Residential) and R-15 (Medium-High Density Residential). The applicant is also requesting preliminary plat approval to allow for the development of 229 single-family residential lots, 140 townhome units, and 41 common lots on 65.9 acres. The proposal is consistent with the City of Meridian Future Land Use Map which designates this area as Medium Density Residential. 2. Description of Adjacent Surrounding Area: Direction I Land Use Zoning North Medium Density Residential R-8 South Low Density Residential R-4 East Mixed Use Non-Residential RUT West Medium Density Residential R-8 and RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 1 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 • The Quartet Subdivision, a 215 lot subdivision located directly north of the site, was approved by ACHD on 05/27/2020. 5. Transit: Transit services are not available to serve this site. 6. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 7. New Center Lane Miles: The proposed development includes 1.8 centerline miles of new public road. 8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Ustick Road is listed in the CIP to be widened to 5-lanes from McDermott Road to Black Cat Road between 2026 and 2030. • Ustick Road is listed in the CIP to be widened to 5-lanes from Black Cat Road to Ten Mile Road between 2026 and 2030. • Black Cat Road is listed in the CIP to be widened to 5-lanes from McMillan Road to Ustick Road between 2031 and 2035. • Black Cat Road is listed in the CIP to be widened to 5-lanes from Ustick Road to Cherry Lane between 2031 and 2035. • The intersection of Ustick Road and Black Cat Road is listed in the CIP to be widened to 7- lanes on the north leg, 7-lanes on the south, 6-lanes east, and 6-lanes on the west leg, and signalized between 2026 and 2030. 10. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Ustick Road and Black Cat Road as Level 3 facilities that will be constructed as part of a future ACHD project. 2 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 B. Traffic Findings for Consideration 1. Trip Generation (if TIS required): This development is estimated to generate 3,246 vehicle trips per day; 305 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson and Associates, Inc. prepared a traffic impact study for the proposed the Quartet South Subdivision. The executive summary of the findings as presented by Kittelson and Associates, Inc. is in Attachment 3. The executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. N MCMILLAN R❑ U uj LU A z W SITE ~ B U5TICK R❑ C CHERRY LN Intersections and Access Points in the study. 3 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 a. Policy 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. 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. • 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. b. Staff Comments/Recommendations: Staff has reviewed the submitted traffic impact study (TIS) and generally agrees with the findings and recommendations. The following sections list the improvements required by ACHD with this development application based on the traffic impact study and District policy. Access The TIS indicates that site Access A (Geddes Way) is not necessary to serve the site. The TIS indicates that Access A meets ACHD's ADT Planning Threshold. Although the access is not necessary to serve the site, the TIS recommends the construction of Access A to aid with site circulation. Additionally, the access meets District policy and should be approved as proposed. 4 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 The TIS indicates that site Access B (Aspenstone Drive) is necessary to serve the site. The TIS indicates adequate site distance north and south of the Access B meeting the AASHTO standard. Access B meets ACHD's ADT Planning Threshold. The TIS recommends the construction a dedicated northbound right-turn lane and dedicated southbound left-turn lane on Black Cat Road at Access B.The access meets the intent District policy and should be approved as proposed. Consistent with the findings and recommendations of the TIS, the applicant should be required to construct the dedicated northbound right-turn lane and dedicated southbound left-turn lane on Black Cat Road at Access B. The applicant should be required to dedicate additional right-of-way at this intersection abutting the site to fit the turn lanes as necessary. The storage and taper lengths should be designed in accordance with the minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet in length. The applicant will not be compensated by ACHD for pavement widening or additional right-of-way dedication beyond the required right-of-way dedication. The TIS indicates that site Access C (Sunnyside Way) is necessary to serve the site. The TIS indicates adequate site distance north and south of the Access C meeting the AASHTO standard. Access C meets ACHD's ADT Planning Threshold. The TIS recommends the construction a dedicated eastbound left-turn lane on Ustick Road at Access C. The access meets District policy and should be approved as proposed. Consistent with the findings and recommendations of the TIS, the applicant should be required to construct the dedicated eastbound left-turn lane on Ustick Road at Access C. There is 74-feet of right-of-way (21-feet from centerline) on Ustick Road at the proposed Sunnyside Way intersection. The applicant should be required to dedicate additional right-of-way at this intersection abutting the site to fit the turn lane as necessary. The storage and taper lengths should be designed in accordance with the minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet in length. The applicant will not be compensated by ACHD for pavement widening or additional right-of-way dedication beyond the required right-of-way dedication. Black Cat Road/ Machado Drive (San Remo Street) This intersection was analyzed as part of a TIS and ACHD's action on the Quartet Subdivision (MPP20-0003). The TIS recommends the construction of a construct a dedicated northbound right-turn lane and dedicated southbound left-turn lane with the minimum ACHD vehicle storage of 100-feet on Black Cat Road at the proposed collector roadway Machado Drive (San Remo Street). Consistent with the findings and recommendations of the TIS, if the recommended Machado Drive turn lanes are not constructed prior to when access is needed, then the applicant should be required to construct the dedicated northbound right-turn lane and dedicated southbound left turn lane on Black Cat Road at Machado Drive. The applicant may be required to dedicate additional right-of-way at this intersection abutting the site to fit the turn lanes as necessary. The storage and taper lengths should be designed in accordance with the minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet in length. The applicant will not be compensated by ACHD for pavement widening or additional right-of-way dedication beyond the required right-of-way dedication. Black Cat Road/ Ustick Road The Black Cat Road and Ustick Road intersection was signalized with turn lanes in August 2021. Additionally, the Capital Improvements Plan shows the intersection of Ustick Road and Black Cat Road is to be widened to 7-lanes on the north leg, 7-lanes on the south, 6-lanes east, and 6-lanes on the west leg between 2026 and 2030. The TIS indicated that the intersection meets ACHD level of service planning thresholds under 2027 total traffic conditions without the signalized intersection, therefore, intersection improvements are not warranted at this time. Additional right-of-way to accommodate the future construction of the intersection should be required as part of this application. 5 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 Black Cat Road/ McMillan Road The TIS indicates that the westbound, northbound, and southbound movements at this intersection operate over capacity and at LOS "F", exceeding ACHD's level of service planning threshold, during the weekday PM peak hour. The TIS found that an interim traffic signal was determined to be necessary for mitigation. The intersection is programmed for construction of an interim traffic signal with left turn lanes on all approaches in ACHD's Integrated Five-Year Work Plan in 2022. Therefore, consistent with ACHD's Alternative Mitigation policy, no intersection improvements are required as part of this application at this time. Black Cat Road/ Cherry Lane The TIS indicates that this intersection meets ACHD's level of service planning threshold, during the weekday PM peak hour. The intersection of Black Cat Road and Cherry Lane is listed in the CIP to be reconstructed as a dual-lane roundabout with 4-lanes on the north leg, 4-lanes south, 4-lanes on the west leg and 4-lanes east between 2021 and 2025. Therefore, consistent with ACHD's Alternative Mitigation policy, no intersection improvements are required as part of this application at this time. Ustick Road The study shows that the segment of Ustick Road west of Black Cat Road exceeds ACHD's Acceptable Level of Service (LOS) Thresholds under the 2027 background traffic conditions in the PM peak hour but meets ACHD LOS thresholds in the shoulder hour. Therefore, the applicant recommended alternative mitigation measures which included constructing separate multi-use paths along the site frontages of Ustick Road and Black Cat Road given the lack of bicycle facilities in the area and the lack of sidewalks on the north side of Ustick Road and both sides of Black Cat Road. Typically, consistent with District's Alternative Mitigation Policy 7106.7.3, the applicant would be required to provide additional mitigation such as sidewalks, bike facilities, safety improvements, etc. within 1.5 miles of the proposed development. However, staff does not recommend any additional improvements be required on Ustick Road west of Black Cat Road with this development application due to the fact that: • This segment meets ACHD LOS thresholds for shoulder hour. • It is listed in the CIP to be widened to 5-lanes from McDermott Road to Black Cat Road and between 2026 and 2030 and gaps in pedestrian improvements will be addressed with the CIP. • The existing right-of-way on Ustick Road limits the ability for alternative mitigation. • The site traffic is estimated to generate 3.3% of the 2027 total traffic on this segment during critical PM peak hour. Therefore, staff agrees with the TIS suggestion to construct multi-use paths along the site frontages of Ustick Road and Black Cat Road. Black Cat Road The study shows that the segments of Black Cat Road north and south of Ustick Road exceed ACHD's Acceptable Level of Service (LOS) Thresholds under the 2027 background traffic conditions in the PM peak hour but meet ACHD LOS thresholds in the shoulder hour. Therefore, the applicant recommended alternative mitigation measures which included constructing separate multi-use paths along the site frontages of Ustick Road and Black Cat Road given the lack of bicycle facilities in the area and the lack of sidewalks on the north side of Ustick Road and both sides of Black Cat Road. Typically, consistent with District's Alternative Mitigation Policy 7106.7.3, the applicant would be required to provide additional mitigation such as sidewalks, bike facilities, safety improvements, etc. within 1.5 miles of the proposed development. However, staff does not recommend any additional improvements be required on 6 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 Black Cat Road south of Ustick Road and north of the development with this development application due to the fact that: • This segment meets ACHD LOS thresholds for shoulder hour. • It is listed in the CIP to be widened to 5-lanes from Cherry Lane to Ustick Road and Ustick Road to McMillan Road between 2026 and 2030 and gaps in pedestrian improvements will be addressed with the CIP. • The existing right-of-way on Black Cat Road limits the ability for alternative mitigation. • The site traffic is estimated to generate 6.3% of the 2027 total traffic on Black Cat Road from Cherry Lane to Ustick Road during critical PM peak hour. Therefore, staff agrees with the TIS suggestion to construct multi-use paths along the site frontages of Ustick Road and Black Cat Road. 3. 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 Ustick Road 1,283-feet Principal Arterial 521 Better than "E" Black Cat Road 2,126-feet Minor Arterial 416 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). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Ustick Road west of Ten Mile Road was 10,336 on 05/08/20218. • The average daily traffic count for Black Cat Road north of Ustick Road was 8,448 on 10/19/2021. C. Findings for Consideration 1. Ustick Road a. Existing Conditions: Ustick Road is improved with 2-travel lanes, 30-feet of pavement (14- feet from centerline) and no curb, gutter, or sidewalk abutting the site. There is 73-feet of right- of-way for Ustick Road (22-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 7 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Ustick Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 48- feet from the section line of Ustick Road abutting the site. The applicant is also proposing to improve Ustick Road with pavement widening to total 17-feet from section line of Ustick Road, a 3-foot wide gravel shoulder, a borrow ditch, and 5-foot wide detached concrete sidewalk. d. Staff Comments/Recommendations: The applicant's proposal to dedicated additional right- of-way to total 48-feet from the section line of Ustick Road abutting the site should not be approved. The intersection of Ustick Road and Black Cat Road is listed in the CIP to be widened to 6-lanes as a 77-foot wide street section on the east leg within 102-feet of right-of-way with a project extent of 800-feet. Additionally, Ustick Road abutting the site is listed in the CIP to be widened to 5-lanes within 100-feet of right-of-way between 2026 and 2030. Consistent with the CIP, the applicant should be required to dedicate additional right-of-way to total 51-feet from the centerline of Ustick Road for 800-feet east of Black Cat Road, tapering to 50-feet of right-of-way (consistent with the MSM). This right-of-way dedication for Ustick Road is eligible for compensation as the intersection and roadway segment is listed in the CIP. 8 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 The applicant's proposal to improve Ustick Road with pavement widening to total 17-feet from section line of Ustick Road, a 3-foot wide gravel shoulder, and a borrow ditch meets District policy and should be approved. The applicant should measure the improvements from the centerline of Ustick Road. The applicant's proposal to construct a 5-foot wide detached concrete sidewalk should not be approved. This TIS recommends a 10-foot wide multiuse pathway abutting the site. Therefore, the applicant should be required to construct a 10-foot wide multiuse pathway located a minimum of 42-feet from the centerline of Ustick Road. Sunnyside Way (site access C) is proposed to intersect Ustick Road with the development. The traffic impact study recommends the construction of a dedicated east bound left turn lane on Ustick Road at Sunnyside Way. Consistent with the findings and recommendations of the traffic impact study, staff recommends the construction of the turn lane. There is 74-feet of right-of- way (21-feet from centerline) on Ustick Road at the proposed Sunnyside Way intersection. The applicant should be required to dedicate additional right-of-way at this intersection abutting the site to fit the turn lane as necessary. The storage and taper lengths should be designed in accordance with the minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet in length. The applicant will not be compensated by ACHD for pavement widening or additional right-of-way dedication beyond the required right-of-way dedication. 2. Black Cat Road a. Existing Conditions: Black Cat Road is improved with 2-travel lanes, 22 to 31-feet of pavement(12 to 14-feet from centerline)and no curb, gutter, or sidewalk abutting the site. There is 44 to 79-feet of right-of-way for Black Cat Road (13 to 25-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 9 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Black Cat Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 48- feet from the section line of Black Cat Road abutting the site. The applicant is also proposing to improve Black Cat Road with pavement widening to total 17- feet from section line of Black Cat Road, a 3-foot wide gravel shoulder, a borrow ditch, and 5- foot wide detached concrete sidewalk. d. Staff Comments/Recommendations: The applicant's proposal to dedicated additional right- of-way to total 48-feet from the section line of Black Cat Road abutting the site should not be approved. The intersection of Ustick Road and Black Cat Road is listed in the CIP to be widened to 7-lanes as a an 89-foot wide street section on the north leg within 114-feet of right-of-way with a project extent of 800-feet. Additionally, Black Cat Road abutting the site is listed in the CIP to be widened to 5-lanes within 100-feet of right-of-way between 2031 and 2035. Consistent with the CIP, the applicant should be required to dedicate additional right-of-way to total 57-feet from the centerline of Black Cat Road for 800-feet north of Ustick Road, tapering to 50-feet of right-of-way. This right-of-way dedication for Black Cat Road is eligible for compensation as the intersection and roadway segment are listed in the CIP. The applicant's proposal to improve Black Cat Road with pavement widening to total 17-feet from section line of Black Cat Road, a 3-foot wide gravel shoulder, and a borrow ditch meets District policy and should be approved. The applicant should measure the improvements from the centerline of Black Cat Road. The applicant's proposal to construct a 5-foot wide detached concrete sidewalk should not be approved. This TIS recommends a 10-foot wide multiuse pathway abutting the site. Therefore, the applicant should be required to construct a 10-foot wide multiuse pathway located a minimum of 44-feet from the centerline of Black Cat Road within the influence are of the intersection (800-feet east of Ustick Road) tapering to 42-feet. Aspenstone Street is proposed to intersect Black Cat Road with the development. The traffic impact study recommends the construction of a dedicated northbound right turn lane and a dedicated southbound left turn lane on Black Cat Road at Aspen Stone Street. Consistent with the findings and recommendations of the traffic impact study, staff recommends the construction of the turn lanes. There is 73-feet of right-of-way (16-feet from centerline) on Black Cat Road at the proposed Aspenstone Street intersection. The applicant should be required to dedicate 10 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 additional right-of-way at this intersection abutting the site to fit the turn lanes as necessary. The storage and taper lengths should be designed in accordance with the minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet in length. The applicant will not be compensated by ACHD for pavement widening or additional right-of-way dedication beyond the required right-of-way dedication. Machado Drive (San Remo Street) is proposed to be constructed to intersect Black Cat Road with the Quartet Subdivision (MPP20-0003) that was approved by ACHD on May 20t", 2020. The traffic impact study recommends the construction of a dedicated northbound right turn lane and a dedicated southbound left turn lane on Black Cat Road at Machado Drive. Consistent with the findings and recommendations of the traffic impact study, staff recommends that if the turn lanes on Black Cat Road for Machado Drive are not constructed prior to when needed to serve this site then the applicant will be required to construct the turn lanes. There is 50-feet of right-of-way (17-feet from centerline) on Black Cat Road at the proposed Machado Drive intersection. The applicant should be required to dedicate additional right-of-way at this intersection abutting the site to fit the turn lanes as necessary. The storage and taper lengths should be designed in accordance with the minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet in length. The applicant will not be compensated by ACHD for pavement widening or additional right-of-way dedication beyond the required right- of-way dedication. 3. Machado Drive a. Existing Conditions: There are no roadways within the site, however, Machado Drive, a collector roadway abutting the site's north property line of the site was approved by ACHD with the Quartet Subdivision, MPP20-0003, as San Remo Street/ Joy Way in May of 2020. 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. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. 11 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector that stubs to the site's north property line. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2- lane roadway with bike lanes, and on street parking, a 36-foot street section within 50 to 70-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing to construct Machado Drive but is proposing to access the site from Machado Drive. d. Staff Comments/Recommendations: As noted above, the construction of Machado Drive abutting the site's north property line was approved by ACHD with the Quartet Subdivision, MPP20-0003, as San Remo Street/ Joy Way in May of 2020. If Machado Drive is not constructed prior to when needed to serve this site, then the applicant should be required to construct Machado Drive as a 36-foot wide residential collector street section with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk plus 12-feet of additional pavement to total 30-feet of pavement to provide an adequate roadway surface and a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff constructed on the north side of the street. The applicant should enter into a license agreement with ACHD for the landscaping that is proposed to be located within the right-of-way. The right-of-way for Machado Drive should touch the site's north property line. To accommodate the construction of the detached sidewalks the applicant should either dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk or reduce the right-of- way to 2-feet behind the back of curb and provide a permanent right-of-way easement. 4. Internal Local Roads a. Existing Conditions: There are no roadways within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb)for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. 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 12 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 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 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. Landscape Medians Policy: District policy 7207.5.16 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. 13 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 • 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. c. Applicant's Proposal: The applicant is proposing to construct the entry roadway, Geddes Way, to intersect Machado Drive with two 21-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 81-feet of right-of-way. The applicant is proposing to construct Sunnyside Way to intersect Aspenstone Street with two 21-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 81-feet of right-of-way. The applicant is proposing to terminate Brahms Place in two cul-de-sac turnarounds at the north end and south end of the roadway. The applicant is proposing to construct bulb-outs at the intersections of Creason Street and Brock Way, Creason Street and Geddes Way, Creason Street and Sunnyside Way, and Creason Street and Brahms Way. The applicant is proposing to construct the internal local streets as 33-foot wide local street sections with curb, gutter, an 8-foot wide planter strip, and 5-foot wide concrete sidewalk within 60-feet of right-of-way. d. Staff Comments/Recommendations: The applicant's proposal to construct the entry roadway, Geddes Way, to intersect Machado Drive with two 21-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 81-feet of right-of-way meets District policy and should be approved, as proposed. The applicant's proposal to construct Sunnyside Way to intersect Aspenstone Street with two 21-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 81-feet of right-of-way meets District policy and should be approved, as proposed. The two 12-foot wide center landscape islands should be platted as right-of-way owned by ACHD. The applicant or homeowner's association should enter into a license agreement for any landscaping proposed within the islands. The applicant should be required to terminate Brahms Place in two cul-de-sac turnarounds at the north end and south end of the roadway with minimum turning radii of 50-feet. The applicant's proposal to construct bulb-outs at the intersections of Creason Street and Brock Way, Creason Street and Geddes Way, Creason Street and Sunnyside Way, and Creason Street and Brahms Way should be approved as proposed. 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's proposal to construct the internal local streets as 33-foot wide local street sections with curb, gutter, an 8-foot wide planter strip, and 5-foot wide concrete sidewalk within 60-feet of right-of-way meets District policy and should be approved, as proposed. 14 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 The applicant should be required to dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk or reduce the right-of-way to 2-feet behind the back of curb and provide a permanent right-of-way easement for all local streets within the site. 5. Aspenstone Street, Sunnyside Way, and Heersink Drive a. Existing Conditions: There are no existing roadways within the site. b. Policy: Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial 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 7208.5 states that right-of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking. • A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and on-street parking. • A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane. • A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane and bike lanes. Off-Site Streets Policy: District Policy 7208.2.3 states that if the proposed development is not served by a public street, the developer shall pave the street or widen the existing pavement to provide a 30-foot wide (minimum) paved street with 3-foot gravel shoulders from the proposed development to the public street specified by the District. Wider street widths may be required depending on the magnitude of the development and other factors, including the potential for bicycle, bus and pedestrian traffic. If the proposed development is served by a paved public road less than 30-feet wide, the developer shall widen the pavement to a minimum of 30-feet wide or add 3-feet of additional pavement plus 3-foot gravel shoulders to the existing road, whichever is greater. The road shall be widened from the site to the public street specified by the District. All utility relocation costs associated with the off-site street widening shall be borne by the developer. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, 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. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. c. Applicant Proposal: The applicant is proposing to construct Aspenstone Street, Sunnyside Way, and Heersink Drive as 36-foot wide local commercial 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. d. Staff Comments/Recommendations: The applicant's proposal to construct Aspenstone Street, Sunnyside Way, and Heersink Drive as 36-foot wide local commercial street sections 15 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 63-feet of right-of-way meets District policy and should be approved, as proposed. The applicant should be required to dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk or reduce the right-of-way to 2-feet behind the back of curb and provide a permanent right-of-way easement for all local streets within the site 6. Roadway Offsets a. Existing Conditions: There are no existing roadways within the site. b. Policy: Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways as identified in Table 1 b (7205.4.7). Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1 a (7205.4.6). Collector Offset Policy: District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). 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). District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). c. Applicant's Proposal: The applicant is proposing to construct a new local commercial roadway, Aspenstone Way, to intersect Black Cat Road and align with Aspenstone Street an existing public street on the west side of Black Cat Road across from the site, located approximately 697-feet north of Ustick Road (measured centerline to centerline). The applicant is proposing to construct a new local commercial roadway, Sunnyside Way, to intersect Ustick Road and align with Sunny Side Avenue an existing public street on the southside of Ustick Road across from the site, located approximately 1,185-feet east of Black Cat Road. The applicant is proposing to construct a new local commercial roadway, Heersink Drive, to intersect the proposed Sunnyside Way 392-feet north of Ustick Road. The applicant is proposing to construct a new local roadway, Geddes Way, to intersect Machado Drive and align with Geddes Avenue located approximately 533-feet east of Black Cat Road. The applicant is proposing to construct a new local roadway, Durango Drive, to intersect Machado Drive and align with Durango Drive located approximately 1,324-feet east of Black Cat Road. The applicant is proposing to construct the internal local streets to align or offset by a minimum of 125-feet. 16 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 d. Staff Comments/Recommendations: The applicant's proposal to construct a new local commercial roadway, Aspenstone Way, to intersect Black Cat Road and align with Aspenstone Street an existing public street on the west side of Black Cat Road across from the site, located 697-feet north of Ustick Road meets District policy and should be approved, as proposed. The applicant's proposal to construct a new local commercial roadway, Sunnyside Way, to intersect Ustick Road and align with Sunny Side Avenue located 1,185-feet east of Black Cat Road does not meet the District's Local Street Intersection Spacing on Principal Arterials Policy which requires spacing for new local roadways intersecting principal arterials to be 1,320-feet. However, staff recommends approval of location, as proposed, due to the fact that: • The traffic impact study indicates that this access in necessary to serve the site. • The proposed location will align directly with Sunny Side Avenue to the south of Ustick Road. • The is limited site frontage (1,285-feet) on Ustick Road restricts the applicant from meeting policy. Therefore, staff recommends a modification of policy to allow the applicant's proposal to construct a new local commercial roadway, Sunnyside Way, to intersect Ustick Road and align with Sunny Side Avenue located 1,185-feet east of Black Cat Road be approved, as proposed. This is a 10.2% modification of policy and can be approved at the Development Services Manager level. The applicant's proposal to construct a new local commercial roadway, Heersink Drive, to intersect Sunnyside Way located 392-feet north of Ustick Road meets District policy and should be approved, as proposed. The applicant's proposal to construct a new local roadway, Geddes Way, to intersect Machado Drive and align with Geddes Avenue located 533-feet east of Black Cat Road meets District policy and should be approved, as proposed. The applicant's proposal to construct a new local roadway, Durango Drive, to intersect Machado Drive and align with Durango Drive located 1,324-feet east of Black Cat Road meets District policy and should be approved, as proposed. The applicant's proposal to construct the internal local streets to align or offset by a minimum of 125-feet meets District policy and should be approved, as proposed. 7. Stub Streets a. Existing Conditions: There are no stub streets to or within the site. b. Policy: Stub Street Policy: District policy 7207.2.4.3 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. 17 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 Temporary Dead End Streets Policy: District policy 7207.2.4.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to stub Durango Drive to the site's east property line approximately 158-feet south of the site's northeast corner (measured property line to centerline). The applicant is proposing to stub Heersink Drive to the site's east property line approximately 458-feet north of the site's south property line. d. Staff Comments/Recommendations: The applicant's proposal to stub Durango Drive to the site's east property line 158-feet south of the site's northeast corner meets District policy. A temporary turn around is not required as this stub street is less than 150-feet in length. The applicant's proposal to stub Heersink Drive to the site's east property line 458-feet north of the site's south property line meets District policy. A temporary cul-de-sac is required as the stub street is greater than 150-feet. The cul-de-sac should be constructed with minimum turning radii of 50-feet. The applicant should install a sign at the terminus of the of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 8. Driveways 8.1 Black Cat Drive a. Existing Conditions: There are 4 existing driveways from the site onto Black Cat Road. The driveways are located as follows: • 14-foot wide unpaved driveway located 1,371-feet north of Ustick Road (measured centerline to centerline). • 158-foot wide unpaved driveway located 1,649-feet north of Ustick Road. • 20-foot wide paved driveway located 1,875-feet north of Ustick Road. • 16-foot wide unpaved driveway located 2,052-feet north of Ustick Road. b. Policy: Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a 18 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on minor arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 425-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. c. Applicant's Proposal: The applicant is proposing to close the 4 existing driveways with the construction of pavement widening and sidewalk. d. Staff Comments/Recommendations: The applicant's proposal to close the 4 existing driveways with the construction of pavement widening and sidewalk meets District policy. However, consistent with the requirement of the TIS, the applicant should be required to close the 4 existing driveways with the construction of pavement widening and a 10-foot wide multiuse path. 8.2 Aspenstone Drive a. Policy: Driveway Location Policy: District policy 7208.4.1 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/arterial or arterial street intersection. Successive Driveways: District Policy 7208.4.1 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 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, 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. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. b. Applicant's Proposal: The applicant is proposing to construct an 81-foot wide driveway onto Aspenstone Drive located approximately 420-feet east of Black Cat Road. 19 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 c. Staff Comments/Recommendations: The applicant's proposal does not meet the District's Driveway width policy which requires driveways on commercial roadways be restricted to a maximum width of 40-feet. 8.3 Sunnyside Way a. Policy: Driveway Location Policy: District policy 7208.4.1 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/arterial or arterial street intersection. Successive Driveways: District Policy 7208.4.1 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 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, 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. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. b. Applicant's Proposal: The applicant is proposing to construct an 81-foot wide driveway onto Sunnyside Way to align with Heersink to the northeast located approximately 392-feet north of Ustick Road. c. Staff Comments/Recommendations: The applicant's proposal does not meet the District's Driveway width policy which requires driveways on commercial roadways be restricted to a maximum width of 40-feet. 9. Private Roads a. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • 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. 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. 20 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 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 is proposing to construct nine 20-foot wide private alleyways within the site located as follows: • Alley 1: north/south between Becky Drive and Creason Street. • Alley 2: east/west between Geddes Way and Brahms Way. • Alley 3: north/south between Alley 2 and Creason Street. • Alley 4: to intersect Brock Way approximately 140-feet north and 155-feet south of Creason Street. • Alley 5: to intersect Brahms Way approximately 140-feet north and 155-feet south of Creason Street. • Alley 6: north/south between Alley 9 and Creason Street. • Alley 7: east/west between Geddes Way and Sunnyside Way. • Alley 8: north/south between Creason Street and Trilby Street. • Alley 9: east/west between Brock Way and Sunnyside Way. c. Staff Comments/Recommendations: The applicant's proposal to construct nine 20-foot wide private alleyways within the site to intersect the proposed internal roads meets District policy. The driveway approaches for the private alleys may be constructed as curb cut driveways. If the City of Meridian approves the private alleyways, the applicant shall be required to pave the alleyways their full widths 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 the alleyways 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 alleyways. 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 alleyways, which is a part of this application, will be accepted as public roads 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. 10. 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 21 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 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 Trilby Street and Aspenstone Street are proposed to be greater than 750-feet in length. c. Staff Comments/Recommendations: The applicant should be required to redesign Trilby Street and Aspenstone Street to be less than 750-feet or provide traffic calming on including the use of passive designed elements approved by ACHD Traffic Services. Stop signs, speed humps/bumps, islands, and valley gutters will not be accepted as traffic calming. 11. 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. 12. 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. 13. Other Access Ustick Road is classified as a principal arterials roadway and Black Cat Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Redesign Trilby Street and Aspenstone Street to be less than 750-feet or provide traffic calming on including the use of passive designed elements approved by ACHD Traffic Services. 2. Dedicate additional right-of-way to total 51-feet from the centerline of Ustick Road for 800-feet east of Black Cat Road, tapering to 50-feet of right-of-way for the remainder of the frontage. Compensation will be provided as the intersection is listed in the CIP. 3. Improve Ustick Road with pavement widening to total 17-feet from the centerline of Ustick Road, a 3-foot wide gravel shoulder, and a borrow ditch abutting the site. 4. Construct a 10-foot wide multiuse pathway abutting the site. The pathway should be located a minimum of 42-feet from the centerline of Ustick Road. 5. Construct a dedicated east bound left turn lane on Ustick Road at Sunnyside Way to meet AASHTO and MUTCD standards. The storage length should be a minimum of 100-feet in length. 6. Dedicate additional right-of-way to total 57-feet from the centerline of Black Cat Road for 800-feet east of Black Cat Road, tapering to 50-feet of right-of-way for the remainder of the frontage. Compensation will be provided as the intersection is listed in the CIP. 22 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 7. Improve Black Cat Road with pavement widening to total 17-feet from the centerline of Black Cat Road, a 3-foot wide gravel shoulder, and a borrow ditch abutting the site. 8. Construct a 10-foot wide multiuse pathway abutting the site. The pathway should be located a minimum of 44-feet from the centerline of Black Cat Road. 9. Construct a dedicated north bound right turn lane and south bound left turn lane on Black Cat Road at Aspenstone Drive to meet AASHTO and MUTCD standards. The storage length should be a minimum of 100-feet in length. 10. Dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk or reduce the right- of-way to 2-feet behind the back of curb and provide a permanent right-of-way easement Ustick Road and Black Cat Road. 11. If Machado Drive is not constructed prior to when needed to serve this site, then the following conditions will apply: • Construct Machado Drive as '/2 a 36-foot wide residential collector street section with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk plus 12-feet of additional pavement to total 30-feet of pavement to provide an adequate roadway surface and a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff constructed on the north side of the street. • Enter into a license agreement with ACHD for the landscaping that is proposed to be located within the right-of-way. • Dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk or reduce the right-of-way to 2-feet behind the back of curb and provide a permanent right-of-way easement for Machado Drive. • Construct a dedicated north bound right turn lane and south bound left turn lane on Black Cat Road at Machado Drive to meet AASHTO and MUTCD standards. The storage length should be a minimum of 100-feet in length. 12. Construct the entry roadway, Geddes Way, to intersect Machado Drive with two 21-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 81-feet of right-of-way, as proposed. 13. Construct Sunnyside Way to intersect Aspenstone Street with two 21-foot wide travel lanes, a 12- foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 81-feet of right-of-way, as proposed. 14. Plat the two 12-foot wide center landscape islands as right-of-way owned by ACHD. Enter into a license agreement for any landscaping proposed within the islands. 15. Terminate Brahms Place in two cul-de-sac turnarounds at the north end and south end of the roadway with minimum turning radii of 50-feet. 16. Construct bulb-outs at the intersections of Creason Street and Brock Way, Creason Street and Geddes Way, Creason Street and Sunnyside Way, and Creason Street and Brahms Way, as proposed. 17. 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. 18. Construct the internal local streets as 33-foot wide local street sections with curb, gutter, an 8-foot wide planter strip, and 5-foot wide concrete sidewalk within 60-feet of right-of-way, as proposed. 23 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 19. Construct Aspenstone Street, Sunnyside Way, and Heersink Drive as 36-foot wide local commercial 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. 20. Dedicate additional right-of-way to extend to 2-feet behind the back of sidewalk or reduce the right- of-way to 2-feet behind the back of curb and provide a permanent right-of-way easement for all local streets within the site. 21. Construct a new local commercial roadway, Aspenstone Way, to intersect Black Cat Road and align with Aspenstone Street located 697-feet north of Ustick Road, as proposed. 22. Construct a new local commercial roadway, Sunnyside Way, to intersect Ustick Road and align with Sunny Side Avenue located 1,185-feet east of Black Cat Road, as proposed. 23. Construct a new local commercial roadway, Heersink Drive, to intersect Sunnyside Way located 392-feet north of Ustick Road as proposed. 24. Construct a new local roadway, Geddes Way, to intersect Machado Drive and align with Geddes Avenue located 533-feet east of Black Cat Road, as proposed. 25. Construct a new local roadway, Durango Drive, to intersect Machado Drive and align with Durango Drive located 1,324-feet east of Black Cat Road, as proposed. 26. Stub Durango Drive to the site's east property line 158-feet south of the site's northeast corner, as proposed. 27. Stub Heersink Drive to the site's east property line 458-feet north of the site's south property line. 28. Terminate Heersink Drive in a temporary cul-de-sac turnaround with minimum turning radius of 50- feet. 29. Install a sign at the terminus of the of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 30. Close the 4 existing driveways with the construction of pavement widening and a 10-foot wide multiuse path. 31. Construct nine 20-foot wide private alleyways within the site to intersect the proposed internal roads. 32. Install street name and stop signs for the private road/drive aisles. The signs may be ordered though the District. Verification of the correct, approved name of the road is required. 33. Direct lot access onto Ustick Road and Black Cat Road is prohibited and should be noted on the final plat. 34. 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. 35. Payment of impact fees is due prior to issuance of a building permit. 36. 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. 24 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 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. 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. 25 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 G. Attachments 1. Vicinity Map 2. Site Plan 3. TIS Executive Summary 4. COMPASS Comments 5. Utility Coordinating Council 6. Development Process Checklist 7. Appeal Guidelines 26 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 VICINITY MAP - W4, ra n ,��r iiapyds St } fo I k r "7r P'� U Y V ro m - a, W Jordan t n VIC. 4 21. -C — nsix nstr,i,� t 2 ""W Fa' r- !� r's1nn1 Y y . � W Alde tone r F ¢- N r C �yE W=McMurfre.Y 0.. W'Niemann .Z rtC . W nn W Nien, nn 5t W 5hirdale, �` y 4 .� Cam Iri .`- yr W F.,irlirrrr,lrr)11� a d �3� w r X. ,� �►y sty Y �f�,�❑r F r •+'�(. fro •```3 ~i T" •'JC 4�j, r�� wfra��E`�iil.jk� . •�. � �0 Vy'� Dr L �� This map is a representation of features on the ground and is not survey-grade r •�t7r I~ 1. 6,144 r,,.�-• accurate.ACHD shall not he MNe for any inaccuracies thereon. 1 _P'St 27 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 SITE PLAN f -_O,• ()Uartet - COh1C E PTu+L.SUSTE C T TUC HANGE r 4 Ik r 4. � { h ij _ _ C z 4{fCy{Ri P#KOFMT441 � '�r I 1- ��• _ter---r,s�.._r �,n.� 28 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 TIS EXECUTIVE SUMMARY Quartet Sough SubdVSfOn RS Updated MvIemdef 2U1 EXECUU VE-%MMMF EXECUTIVE SUMMARY KltteIson&Assoclates, Inc, {Klttelsons has prepared a Transportation Impact Study ITIS)for the Quartet South Subdlvislon.The Quartet South Subdivision is located In the northeast quadrant of the Intersection of Black Cat Road and Ustick Road, within the City of Meridian's Impact Area. The proposed site is currently vacant farmland and consists of approximately 66 acres.The development wlll be annexed into the City of Meridlan. The development plan proposes to build approximately 229 single-family homes and 140 tow nhames.The antldpated buildout year is 2427. The TIS resulted in the following findings and recommendations. FINDINGS Existing Conditions ■ All study intersections were found to operate at acceptable -operating standards during the existing weekday AM and PM peak hours with the exception of: o BI act Cat Road/Ustick Road�PM Peak.Hour under the Previous Unslgnal iced Condition) • Prior to the Installation of the newslgnal that was Installed during the preparation of this study, the westbound movement operated at LOS F In the weekday PMl peak hour with a v/c ratio of 1.01, exceedingACHD's policy of 1.00, • The Black Cat Road / Ustick Road intersection signallzatlon with turn lanes was completed in August 2021,which mitigates the operations to meet ACHD policy. ■ All study roadway segments operate within the ACHD volume threshold under existing conditions. Year 2027 Backe round Traffic Conditions i Without the Proposed D eve Ionrnant3 ■ Year 2027 background traffic volumes were forecast using a 10% compounded annual growth rate on Ustick Road and a 2%compounded annual growth rate on all other roadways.The growth rates were based on future traffic projections by COMPASS which include the future extension of SH-16 to I-84. ■ Year 2027 background traffic analysis {without indusIon of site-generated traffic} found that all study intersections are expected to operate at acceptable operating standards during the weekdayAMl and PM peak hours with the exception of: o Black Cat Bead/McMillan Road(PM Peak Hour) ■ The westbound, northbound, and southbound movements operate overcapacity and at WS F during the weekday PM peak hour. KhteJ"&AiSCC Us,laf. 29 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 CNmnet South RUM isian TtS Updateditwunber.2072 Execy Uve-%mmary • A traffic signal warrant analysts found the Intersection is projected to meet the a- hour,4-hour,and peak hour MLITCD traffic signal volume warrants under existing conditions and background traffic conditions_ • An Interim traffic signal was determined to be necessary for mitigation. The intersectlon Is programmed for constructlon of an interim traffic signal with left- turn lanes on all approaches in ACHD's Integrated Flve-Year Work Plan In 2022. • The intersectlon Is also programmed as a single-lane roundabout In ACHD's CIPin the 2031-2035 timeframe. ■ All study roadway segments operate within the ACHD volume threshold under background conditions. Trip Generation ■ The development plan proposes to bulld approximately 229 single-family houses and 140 townhomes. ■ The development is estimated to generate a total of 3,246 daily net new trip ends, of these 233 are estimated to occur In the weekday AM peak hour�57 inbound/176 outbound),and 305 are estimated to occur In the weekday PM peak hour(192 Inbound/ 113 outbound). Y4Par 2027 Total Traffic Conditions(With the Prouosed D eve 100rrentI ■ Year 2027 total traffic conditions found that the site generated trips did not result in any additional Intersections not prevlously Identified In background traffic conditions require mitigation.These include: o Black Cat Road J McMillan Road JPMI Peak Hour) • An interim traffic signal with left-turn lanes Is needed under 2027 background traffic conditions, * Approximately 120 weekday PM peak hour trips can be accommodated above the existing 2021 traffic volumes. • The ACHD segment volume threshold Is projected to be exceeded in approximately 2023 when approximately 145 residential units are projected to be occupled. • Site LrWc Is estimated to be approximately 5.69L of the 2027 total traffic during the crftical PM peak hour. ■ The fallowing study roadway segments do not meet the ACHD policy segment level-of-servlce volume thresholds vnderYear 2027 total traffic conditions= o Black Cat Road (Ustick Road to McMillan Road)(PM Peak Hour) • ACHD segment volume thresholds are met In the shoulder PM peak hour. 9 Kitteaar&ASScc Lu ,Int. 30 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 ExpaeGveS fflrAf Y • Addition of a continuous center turn lane to create a 3-lane section would allow the ACHI1 policy segment volume thresholds to be met in the peak hours. But widening the entire segmentof Black Cat Road Is Ilkely not feas1ble Into the near term due to right-of-way constralnts and Irrigation facllitles. • Black Cat Road Is planned to beexpandedto a 5-lane minorarterlal Inthe CIPwlth an estimated construction timeframe of 2031-203S. • Per ACHD, an alternative mitigation could be considered. One such alternative improvement could be constructing separated multl-use paths along the site frontages on Ustick Road and Black Cat Road given the lack of bicycle facllltles. In the area and the lack of sidewalks on the north side of Ustick Road and both sides of Black Cat Road_ & New pedestrian and bicycle facllltles should connect to the Ustiek Road f Black Cat Road Intersection to access the existing continuous sidewalk along the south side of Ustiek Road that extends to Ten Mile Road- * Level 3 bicycle facilities are applicable on both Black Cat Road and Ustick Road based on the ACHD Roadways to Bikeway Plan facllity matrix. • Approximately 195 weekday PM peak hour directlonal trips can be accommodated above the existing 2021 traffic volumes. • The AkCHD segment volume threshold Is projected to be exceeded in approximately 2026 when approxlmately320 residential units are projected to be occupied_ • Site traffic is estimated to be approximately 17.2 of the 2027 total trafflcduring the critical PM peak hour. o Black Gat Road (Cherry Lane to Ustildc Road)(PM Peak Hour) • ACHD segment volume thresholds are met in the shoulder P M peak hour_ * Addition of a continuous center turn lane to create a 3-lane section would allow the ACHD policy segment volume thresholds to be met in the peak hours. But widening the entlre segment of Black Cat Road Is likely not feaslble Into the near term due to right-of-way constralnts. e Black Cat Road is planned to be a 5-lane minor arterial in the CIPwith an estimated construction Urneframe of 2031-2035. • Per ACHD, an alternative mitigation could be considered. One such alternative improvement could be constructing separated multl-use paths along the site frontages on Ustick Road and Black Cat Road given the lack of bicycle facllltles In the area and the lack of sldewalks on the n-orth side of Ustick Road and both sides of Black Cat Road. 10 xltfLawn&Aff"es,Inc. 31 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 QuoftetSouth Subftiskm TfS 11pAntedAmvmbH202! ExeeiluVESe MMO-V • New pedestrian and bicycle facilities should connect to the Ustick Road f Black Cat Road intersection to access the existing continuous sidewalk along the south side of Ustick Road that extends to Ten Mile Road_ + Level 3 bicycle facilities are applicable an both Black Cat Road and Ustick Road based on the ACHD Roadways to Bikeway Plan fatllity matrix. • Apfxoxlmately90 weekday PM peak hourdirectional trips can be accommodated above the existing 2021 traffic volumes. • The ACHD segment volume threshold Is projected to be exceeded in approximately 2026 when approximately 275 residential units are projected to be occupied. • Site traffic is estimated to be approximately 6 3 of the 2027 total traffic during the critical PM peak hour, o Ustick Road [SH16 to Black Cat Road)GPM Peak Haur) • ACHD segment volume thresholds are met in the shoulder PM peak hour_ • Addition of a continuous center turn lane to create a 3-lane section would allow the ACHD pollcy segment volume thresholds to be met. But widening the entire segment of Ustick Road is likely not feasible into the near term due to right-of- way constraints, irrigation facilities,and large ldahe Power transmission lines. • Ustick Road is planned to be a 5-lane minor arterial In the ClP with an estimated construction timeframe of 2026-2030. • Per ACHD, art alternative mitigation could be considered. One such alternative improvement could be constructing separated multl-use paths along the site frontages on Ustick Road and Black Cat (toad giver.the lack of bicycle fac111ties In the area and the lack of sidewalks art the north side of Ustick Road and both sides of Black Cat Road. • New pedestrian and bicycle facilities on the site frontage should connect to the Ustick Read / Black Cat Road intersection to access the existing continuous sidewalk along the south side of Ustick Road that extends to Ten Iv111e Road. • Level 3 b-Icycle facilities are applicable on both Black Cat Road and Ustick Road based on the ACHD Roadways to Bikeway Plan facility matrix. # Approximately 290 weekday PM peak hour directional trips can be accommodated above the existing 2021 traffic volumes_ 11 J0rW&wt 1 AuocemM lrnr_ 32 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 QuortetSouth SWx0viskm VS Updated hbVember2031 ExpalUVES fnrrWfy • The ACHD segment volume threshold Is projected to be exceeded In approximately 2026 or 2027 when approximately 350 residential units are projected to be occupled. • Site traffic Is estl mated to be approximately 3.3% of the 2027 total trafflc during the critical PM peak hour. Site Access Evaluation ■ The turn lane analysis using ACHD procedures identified the following; o Black Cat Road J San Remo Street; A northbound right-turn lane and southbound left- turn lane are warranted which was also identified in the TIS for the Quenxer North development. o Site Access A/San Remo Street: No turn lanes are warranted. o Site Access B / Black Cat Road; Northbound right and southbound left turn lanes warranted. o Site Access C J Us?lck Road :An eastbound left turn lane warranted. ■ Slte Access A o Thls access meets ACHD spacing for local street access to a collector street. ■ Slte Access B o This access Is proposed to be apposite the exlstingAspenstone Drive. o Overall access spacing on Black Cat Road Is not changed due to allgnment with an existing street. o ACHD's access spacing criteria of 660 feet for full access on a minor arterial Is not met but approval Is recommended for the following reasons: • Access spacing is met If Jordan Lane hand agricultural access road approximately 625 feet to the north) Is not included. Site Access B will function acceptably as an unslgnaIIzed full access. * Site Access B serves as a local road through the development far site circulation, • Site Access B operates well under ACHD standards during both the AM and PM peak hours. * If Site Access B were removed, the daily traffic on Slte Access A or Slie Access B could exceed ACHD's daily local road threshold of 2,0DQ vehicles. ■ Slte Access C o Thls access Is proposed to be opposite the existing Sunny Slde Avenue. 17 xltterson&A€sa L—u lot. 33 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 quorretsil tti Subavisior+7RS LW=ed Navember 2M Execulivesurmorr a CN�erall access spacing on Ustick Road is not Changed due to alignment with an existing street. a ACHD`s access spacing Criteria of 1,320 feet for full access on a Principal Arte-rial is not met but approval is recommended for the following reasons: * Site Access C will Function acceptably as an unslgnalized full access. + Site Access C serves es a local road through the development for site circulation. + Site Access C operates well under AND standards during hoth the AM and PM peak hours. + If Site Access C were removed, the daily traffic of Site Access R would approach ACHUs daily local road threshold of 2,130O vehicles. ■ The intersection sight distance evaluation Identified that intersection sight distance can be achieved at all the site intersections. RECOMMENDATIONS Rased on the report's analyses and evaluation findings, recommendations were developed accordingly for time scenario's conditions. Year 2027 Background Traffic Condition Mitigations (Without the Prop-osed Developmant) ■ Black Cat Road/McMillan Road o Install a temporarytrafflc signal with left-turn lanes. o ACHD`s Integrated Five Year Work plan ffYWP)Includes a traffic signal with left turn lanes for construction in 2022. As a result, the intersection does not require any farther mitigations to meet agency standards if the ACHD project is completed per the FYWP. Year 2027 Total Traffic Condition Mitigations (With the Proposed Development) ■ Black Cat Road f Mcmilhn Road o NO additional improvements are needed beyond the temporary traffic signal identified in the 2027 background traffic conditions. See above findings or Table 15 for mitigation threshold informatlon_ ■ Black Cat Road (Ustick Road to McMillan Road o Due to lack of right-of way, irrigation, and utility constraints, widening to add a center turn lane to mitigate this segment was determined to potentially not be feasible for this project_ See above findings or Table 15 for mitigation threshold information_ 13 xnoekar&Assodore�,1r: 34 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 QuOftstSdufh Subtlivisff)m 73S L"Oldd MEMIMMr 2021 €xafrAk-esurTUT1ow o Given the segment meets ACHD segment volume thresholds during the shoulder peak hour and is included in the CIP for long-term widening, opportunities were reviewed and identified the following alternate mitigation; + Construction of a multi-use pathway along Black Cat an the site frontage from Ustick Road to the northern extents of the development. ■ Black Cat Road (Cherry Lane to Us &Road) o Due to lack of right-of way, widening to add a tenter Lurn lane to mitigate this segment was determined to potentially not be feasible for this project.See above findings or Table 15 for mitigation threshold information_ o Given the segment meets ACHD segment volume thresholds during the shoulder peak hour and is included in the CIP for long-term widening, opportunities were reviewed and Identified the following alternate mitigation.- Construction of a multi-use pathway along Black Cat Road on the site frontage from Ustick Road to the northern extents of the development, ■ Usd$Ek Road [S1416 to Black Cat Road o Due to lack of right-of way, irrigation,and utility constraints widening to add a tenter turn lame to mitigate this segment was determined to potentially not be feasible for this project. See above findings or Table 15 for mitigation threshold information. o Given the segment meets ACHD segment volume thresholds during the shoulder peak hour and is included in the ClPfor long-term widening, opportunities were reviewed and Identified the following alternate mitigation: + Construction of a multi-use pathway along Ustick Road on the site frontage from Ustick Road to the northern extents of the development. All Site Accesses Construct all accesses to the development with the following designations: ■ All local streets within the development should be constructed with one travel lane in each direction. ■ Site driveways with access to public streets should provide sufficient stacking distance for four vehicles(100 feet to ensure acceptable operation and accommodate larger vehicles,including utility service and delivery vehicles. ■ All accesses and internal streets should be designed to provide adequate intersection sight distance. Shrubbery and landscaping near the internal intersections and site access points should be maintained to ensure adequate sight distance is maintained. 35 DRAFT Quartet South Subdivision MPP21-0021/ H-2021-0088 Quartet South Sat+d viiioe TU ltpdared twavemire?2021 EbeeutiveSurtamary ■ Site accesses are assumed to match the existing grade of the ronnetted r-oadway at the intersection and bark at least one car length. Significant changes to the approach grade could impact the sight distances, ■ IF widening occurs along any of the site access roads,care should be taken to ensure adequate grades and intersection sight distance is maintained_ 45 Kitre&m&AsocrorM 1rw. 36 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 Communities in Motion 2050 Development Review The Community Planning Association of Southwest Idaho (COMPASS) is the metropolitan planning organization (MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local _ governments to evaluate whether land developments are consistent witht the goals of Communities in Motion 2050 (CIM 2050), the regional long- range transportation plan for Ada and Canyon Counties. This checklist is not intended to be prescriptive, but rather a guidance document based on CIM 2050 goals. Development Name: Quartet South "` 9 CIM Vision Category: Existing Neighborhood New Jobs: 0 CIM Corridor: Black Cat Road New Households: 369 Safety Economic Vitality ollllo Level of Stress measures how These tools evaluate whether the safe and comfortable a bicyclist location of the proposal supports or pedestrian would feel on a economic vitality by growing near corridor and considers multimodal existing public services. infrastructure number of vehicle O lanes, and travel speeds. Activity Center Access Farmland Preservation Pedestrian level of stress ® Net Fiscal Impact Bicycle level of stress ® Within CIM Forecast 0 o Convenience ► I, Quality of Life 0 : 4 Residents who live or work Checked boxes indicate that less than 1/2 mile from critical additional information is attached. services have more transportation choices, especially for vulnerable Active Transportation populations. Automobile Transportation Nearest bus stop Public Transportation Nearest public school Roadway Capacity Nearest public park Improves performance Does not improve or V Reduces performance reduce performance I� Communities in Motion 2050 Comments: 2020 Change in Motion Report Development Review Process Web: www.compassidaho.org Email: info Ccbcompassidaho.org COMPASS ��.•.,► COMMUNITY PLANNING ASSOCIATION of Southwest Idaho Fiscal Impact Analysis Supplemental for the Development Review Checklist The purpose of the fiscal impact analysis is to better estimate expected revenues and costs to local governments as a result of new development so that the public, stakeholders, and the decision- makers can better manage growth. Capital and operating expenditures are determined by various factors that determine service and infrastructure needs, including persons per household, student generation rates, lot sizes, street frontages, vehicle trip and trip adjustment factors, average trip lengths, construction values, income, discretionary spending, and employment densities. The COMPASS Development Checklist considers the level of fiscal benefits, how many public agencies benefit or are burdened by additional growth, and how long the proposal will take to achieve a fiscal break-even point, if at all. More information about the COMPASS Fiscal Impact Tool is available at: www.compassidaho.org/prodserv/fiscal impact.htm. Overall Net Fiscal Impact Net Fiscal Impact, by Agency City O County Highway District O School District O Break Even: 5 Years 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. 37 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 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. 38 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088 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. 39 DRAFT Quartet South Subdivision M PP21-0021/ H-2021-0088