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HomeMy WebLinkAboutCC - ACHD Staff Report Revised   1 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 Development Services Department Project/File: Revised Stonehill Church / MPP23-0019 / H-2023-0041 The applicant is requesting approval of a conditional use, modification of a development agreement, preliminary plat, and rezone application for the development of a church on 14-acres. Lead Agency: City of Meridian Site address: 799 W Amity Road Staff Approval: September 1, 2023 February 21, 2024 Applicant: Chris McElwee, via email Stonehill Church 1608 N Meridian Road Meridian, ID 83642 Staff Contact: KaraLeigh Troyer, Planner Phone: 387-6391 E-mail: ktroyer@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a conditional use permit, modification of a development agreement, preliminary plat, and rezone application to allow for the development of a 45,000-sf church on 14 acres. The preliminary plat includes 4 lots and 3 of those lots are planned to be replatted in the future. The applicant’s proposal is not consistent with the City of Meridian’s Future Land Use Map, which designates this site as low-density residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium-Low Density Residential; Medium Density Residential; Rural Urban Transition (Ada County) R-4, R-8, RUT (Ada County) South Medium-Low Density Residential R-4 East Rural Urban Transition (Ada County) RUT (Ada County) West Rural Urban Transition (Ada County) RUT (Ada County) 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: • Windrow Neighborhood, a 286-lot development consisting of 251 single family lots and 35 common lots on 64 acres located north of the site on Amity Road and Linder Road, approved by ACHD in August 2023 5. Transit: Transit services are not available to serve this site. Vicinity Map 2 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 6. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 7. New Center Lane Miles: The proposed development includes 0.17 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): • Linder Road is listed in the CIP to be widened to 3-lanes from Amity Road to Lake Hazel Road between 2036 and 2040. • The intersection of Linder Road and Amity Road is listed in the CIP to be reconstructed as a dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg, 4-lanes on the south, 4-lanes on the east, and 4-lanes on the west leg between 2036 and 2040. • The intersection of Amity Road/SH-69 is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes on the east, and 7-lanes on the west leg and signalized between 2031 and 2035. 10. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Amity Road as an existing Level 1 facility and future Level 3 facility that will be constructed as part of a future ACHD project. The BMP also identifies level 1 facilities on the new collector roadways within the site. The applicant will construct the new collectors consistent with the MSM and the Roadways to Bikeways Master plan. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 351 additional vehicle trips per day (19 existing); 23 additional vehicle trips per hour in the PM peak hour (2 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 11th edition. 3 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Amity Road east of Linder Road was 4,672 on October 5, 2021. C. Findings for Consideration 1. MSM Roundabout- Amity Road and Oak Briar Way a. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, roundabout requirements, and specific roadway features required through development. A new multi-lane roundabout was identified on the MSM at the proposed intersection of Amity Road/Oak Briar Way. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Amity Road 1,841-feet Minor Arterial 326 Better than “E” 4 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 b. Staff Comments/Recommendations: As noted above, the intersection of Amity Road and Oak Briar Way is shown as a multi-lane roundabout on the MSM. The applicant should be required to dedicate right-of-way at the Amity Road and Oak Briar Way intersection consistent with the template shown above to accommodate the future construction of the multi-lane roundabout at the intersection. 2. Amity Road a. Existing Conditions: Amity Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Amity Road (20-25 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 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). 5 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 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 Amity Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot wide street section within 100-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct curb, gutter, an 8-foot wide planter strip, and 10-foot wide concrete detached sidewalk abutting lot 1 of the site from Oak Briar Way east 466-feet. The applicant is not proposing any improvements abutting Block 2 Lot 1 lot 4 of the site from Calkins Lateral 1,164-feet west to the site’s west property line. The applicant has proposed a note on the plat that reads, “Applicant is requesting approval from the City of Meridian to defer construction of 10’ wide multi-use pathway (and associated utility relocations) until re-subdividing of single-family residential lots. Applicant is also requesting approval from ACHD (with support from the City of Meridian) to defer pavement widening until re-subdividing of single-family residential lots.” The applicant is proposing to widen Amity Road to 29.50-feet from centerline and dedicate right- of-way on Amity Road to total 48.50-feet from centerline. d. Staff Comments/Recommendations: The applicant’s proposal to construct sidewalk meets District policy, however the proposal for right-of-way dedication, widening, and for the construction of curb and gutter on Amity Road does not and should not be approved, as proposed. Consistent with the MSM and ACHD’s Frontage Improvement policy, t he applicant should be required to dedicate right-of-way to total 50-feet from the centerline of Amity Road abutting the site and widen the pavement to 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site, including Block 2 Lot 1 lot 4. The applicant should be required to construct 10-foot wide detached concrete sidewalk abutting the site on Amity Road, including Block 2 Lot 1 lot 4. The sidewalk should be located in its ultimate location, assuming a 72-foot wide street section in the future and 100-feet of right-of- way, a minimum of 38-feet from the centerline of Amity Road abutting the site. The City of Meridian’s Planning and Zoning Commission has recommended approval of the applicant’s waiver to defer improvements on Amity Road west of the proposed collector roadway abutting Block 2 Lot 1 (previously Lot 4) to the Meridian City Council. Staff recommends approval of this request contingent upon the Meridian City Council’s approval of the waiver request. Additionally, if approved, then a plat note should be added which specifically states that frontage improvements on Amity Road abutting Block 2 Lot 1 will be required upon any future development of the lot and will be based on the ACHD policy in affect at the time of redevelopment. If the City of Meridian does not approve the deferral, the applicant will be required to construct the above improvements. 3. Oak Briar Way a. Existing Conditions: There are no collector roadways currently within the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered 6 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should align with Oak Briar Way on the north side of Amity Road and continue through the property stubbing to the south. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 50-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct the entry portion of Oak Briar Way, a collector roadway, as a 3-lane 46-foot wide street section with curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached concrete sidewalk. The roadway is then proposed to transition to a 2-lane roadway with two 17-foot wide travel lanes with an 8-foot wide center landscape median, 6-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 70-feet of right-of-way. The center landscape island will restrict a proposed driveway to right- in/right-out only. The applicant is proposing to construct the remainder of Oak Briar Way (south of the center landscape island) as a 36-foot wide street section with curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-of-way. The applicant is proposing to install a pedestrian crosswalk on Oak Briar Way located 435-feet south of Amity Road (measured centerline to centerline). 7 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 d. Staff Comments/Recommendations: The applicant’s proposal to construct Oak Briar Way as a 46-foot street section within 70-feet of right-of-way and a 36-foot street section within 60-feet of right-of-way with curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached concrete sidewalk meets District policy and should be approved, as proposed. The applicant’s proposal to construct a portion of Oak Briar Way with two 17-foot wide travel lanes and an 8-foot wide landscape median should not be approved, as proposed. Staff recommends a full access driveway in this location as the driveway, that the island is proposed to restrict to right-in/right-out, meets District policy for a full access driveway and a full access driveway on the collector will be needed to provide access to the church site since access on to Amity Road is required to be restricted to emergency access only. The applicant should be required to construct this segment of Oak Briar Way as a 46-foot wide street section with a center-left turn lane at the Oak Briar Way/driveway intersection located 355-feet south of Amity Road. If a center landscape island is desired for aesthetics, then it should be located along the roadway where it will not interfere with the proposed driveways for the church. Staff is not supportive of the applicant’s proposal to install a crosswalk on Oak Briar Way at this time. There is no development on the west side of Oak Briar Way because of this there would be no pedestrians using the crossing. A pedestrian crossing in this location may be considered in the future once development occurs. 4. Roadway Offsets a. Existing Conditions: There are currently no roadways within the site. b. Policy: Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. District policy 7206.4.3 states that access is typically prohibited within the influence area of an existing or future roundabout intersection, which is generally considered the area from the intersection to the far end of the splitter islands. 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). c. Applicant’s Proposal: The applicant is proposing to construct Oak Briar Way 2,683-feet east of Linder Road (measured centerline to centerline). d. Staff Comments/Recommendations: The applicant’s proposal meets District policy, is consistent the MSM, and should be approved, as proposed. If required by the City of Meridian, a new local roadway should be constructed to intersect Oak Briar Way and should be offset at least 330-feet from Amity Road. 5. Stub Streets a. Existing Conditions: There are no stub streets within the site or stubbed to the site currently. b. Policy: Stub Street Policy: District policy 7206.2.4.3/ 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 7206.2.4/ 7208.2.4, 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 8 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 be installed at the terminus of the stub street stating that “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4.4/ 7208.2.4.4 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 construct one stub street to the south as Oak Briar Way located 2,617-feet 2,764-feet east of Linder Road. d. Staff Comments/Recommendations: The applicant’s proposal to stub Oak Briar Way meets District policy and should be approved, as proposed. The location of the proposed Oak Briar Way stub street should not be approved, as proposed. The proposed configuration and location of the stub street; with an awkward angle and directly adjacent to (touching) the Calkins Lateral does not make this a viable stub street location, as the roadway could not be extended without creating an undue burden on the property owner to the south (parcel no. S1236131200). The applicant should be required relocate the stub street to the east in a location that does not conflict with the Calkins Lateral or require the immediate construction of a bridge for the roadway to be extended, and intersects the south property line as a standard intersection. The applicant should be required to provide a revised site plan to ACHD for review and approval prior to plan submittal. The applicant should be required to construct a temporary cul-de-sac turnaround at the terminus of Oak Briar Way, as it is greater than 150-feet in length. The temporary turnaround should be paved and constructed to the same dimensional standards as a standard cul-de-sac turnaround with a minimum turning radius of 50-feet. The applicant should be required to install a sign at the terminus of the stub street stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” If the City of Meridian requires a local roadway be constructed in between Block 1 Lot 1 and Lot 2, the roadway should be constructed to stub at the site’s east property line. The applicant should be required to construct a temporary turn-around at the terminus of the local roadway if it extends to a length greater than 150-feet. The applicant should be required to install a sign at the terminus of the stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 6. Driveways 6.1 Amity Road a. Existing Conditions: There are three existing driveways from the site onto Amity Road (measured property line to centerline): 9 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 • 15-foot wide paved driveway located 531-feet west of the site’s east property line. • 11-foot wide unimproved driveway located 670-feet west of the site’s east property line. • 11-foot wide unimproved driveway located at the site’s west property line. b. Policy: Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 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. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Applicant’s Proposal: The applicant is proposing to close the existing 15-foot wide paved driveway from the site onto Amity Road located 2,636-feet east of Linder Road with curb, gutter, and sidewalk (measured centerline to centerline). The applicant is not proposing any improvements to the existing 11-foot wide unimproved driveways at the site’s west property line. 10 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 The applicant is proposing to construct 30-foot wide right-in/right-out driveway onto Amity Road located 454-feet east of Oak Briar Way (measured centerline to centerline). The driveway is proposed to be restricted to right-in/right-out only with a porkchop style median. The applicant is proposing to pave the existing 11-foot wide driveway located 670-feet west of the site’s east property line as a 20-foot wide paved driveway from the site onto Amity Road for access to the irrigation district, Calkins Lateral, and future emergency vehicle access. d. Staff Comments/Recommendations: The applicant’s proposal to construct a 30-foot wide right-in/right-out driveway from the site onto Amity Road does not meet ACHD’s Access Management policy which requires that if a site has frontage on more than one street, that access be taken from the street having the lesser functional classification. In this case the site has frontage on Amity Road a minor arterial roadway and Oak Briar Way, a lesser classified collector roadway. Therefore, consistent with ACHD policy, the right-in/right-out driveway onto Amity Road is not approved, as proposed. If required by the City of Meridian, then an emergency access only driveway could be constructed in this location. The emergency access only driveway is restricted to a maximum width of 20-feet and should be restricted to emergency access only with a gate or bollards located outside of the right-of-way, as determined by the Meridian Fire Department. The applicant’s proposal to close the existing 15-foot paved driveway from the site onto Amity Road located 531-feet west of the site’s east property line meets District policy and should be approved, as proposed (measured property line to centerline). The applicant should be required to close the two existing unimproved 11-foot wide driveways located at the site’s west property line and 2,502-feet east of Linder Road with 5-foot wide concrete sidewalk. The applicant has requested to continue to use the existing 11-foot wide driveway located at the site’s west property line that provides access to Block 2 Lot 1 (previously Lot 4) as is to provide farming access until the lot develops in the future. ACHD is open to this proposal if it is approved by the Meridian City Council and a plat note is added which notes that upon redevelopment of Block 2 Lot 1, that all driveways on Amity Road would be closed, direct lot access prohibited, and access will be taken off the new collector roadway, Oak Briar Way. If Meridian approves this proposal, then the driveway may be widened to improve access ability for farm equipment to a maximum of 36-feet wide and be paved a minimum of 30-feet into the site from the edge of pavement on Amity Road. Staff recommends approval of the irrigation access driveway located 670-feet west of the site’s east property line as it provides access onto Calkins Lateral and may offer future emergency vehicle access. The applicant should be required to pave the driveway its full width and at least 30-feet into the site from the edge of pavement of Amity Road. 6.2 Oak Briar Way a. Existing Conditions: There are no existing driveways on Oak Briar Way. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. 11 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. c. Applicant’s Proposal: The applicant is proposing to construct a 26-foot wide right-in/right-out curb-cut type driveway located 355-feet south of Amity Road and a 26-foot wide full access curb-cut type driveway located 693-feet south of Amity Road (measured centerline to centerline). The applicant is proposing to construct a 52-foot wide curb-cut driveway approach with two 21- foot wide lanes and a 10-foot wide landscape median 693-feet south of Amity Road (measured centerline to centerline). d. Staff Comments/Recommendations: The applicant’s proposal to construct a 26-foot wide curb-cut type driveway located 355-feet south of Amity Road meets District policy and should be approved. The driveway should be constructed as a full access driveway. The applicant’s proposal to construct a 26-foot wide curb-cut type driveway located 693-feet south of Amity meets District policy and should be approved, as proposed. The applicant’s proposal to construct a 52-foot wide curb-cut driveway approach with two 21- foot wide lanes and a 10-foot wide landscape median should not be approved as the driveway does not support any development. The applicant should be required to construct curb, gutter, and sidewalk at the proposed driveway. The applicant may propose a driveway at this location in future applications. 7. Belle Sub Lateral a. Applicant’s Proposal: The applicant is proposing to preserve 50.5-feet of right-of-way abutting Belle Sub Lateral and proposing to dedicate a 12.5-foot wide permanent sidewalk easement to ACHD abutting the preserved right-of-way. b. Staff Comments/Recommendations: ACHD is unable to accept this right-of-way dedication or the permanent sidewalk easement. ACHD does not accept “floating” segments of unimproved (or improved) right-of-way. If the City of Meridian wants to preserve the opportunity for a road to be constructed in this location in the future, then the applicant should provide an easement to the City of Meridian. 12 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 8. Potential Future Local Roadway a. Staff Comments/Recommendations: The City of Meridian has expressed desire for a local roadway to be constructed between Lot 1 and Lot 2 of Block 1 from the proposed Oak Briar Way to provide access to Lot 2. If the City of Meridian requires the construction of this roadway, then it should be constructed as a 36-foot wide commercial street with vertical curb, gutter, and 5-foot wide concrete sidewalk and stubbed to the site’s east property line. 9. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 10. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 11. Other Access Amity Road is classified as a minor arterial roadway, Oak Briar Way is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Findings for Concept Plan 1. Oak Briar Way Staff Comments: Staff has concerns over Oak Briar Way abutting Calkins Lateral and the accessibility of the parcel to the south of the site with the future design plans. When the stubbed road is continued on the southern end of the site, Oak Briar Way should be constructed to meander east for better accessibility for the parcel located south of the site. 2. Internal Roadways Staff Comments: Staff has concerns over the current suggested layout of internal roads planned to be replatted. Roadways within Lot 3 should be constructed to connect with Block 2 Lot 1 Lot 4 over Calkins Lateral to increase connectivity and accessibility. Constructing private roads may be an alternative. 3. Belle Sub Lateral Staff Comments: Staff has concerns over ACHD being unable to accept an easement for Belle Sub Lateral. Due to maintenance concerns, ACHD is also unable to accept right-of-way to be preserved for future development. If the City of Meridian wants to preserve the right-of-way then the applicant can give an easement to the city. 4. Future Collector Roadway 13 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 Staff Comments: There is a proposed collector roadway that abuts the southwest portion of the site. On future applications, the applicant may be required to construct improvements or dedicate right-of-way. This proposed collector has been moved to the half-mile mark to be constructed in alignment with Quartz Creek Street to the east of Meridian Road. The dedication of right-of-way on future applications may no longer be expected. 14 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 E. Site Specific Conditions of Approval 1. Dedicate right-of-way at the Amity Road and Oak Briar Way intersection consistent with the template shown in C1 to accommodate the future construction of the multi-lane roundabout at the intersection. 2. Dedicate right-of-way to total 50-feet from centerline and widen the pavement to 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site on Amity Road. 3. Construct 10-foot wide detached concrete sidewalk abutting the site on Amity Road. The sidewalk should be located a minimum of 38-feet from the centerline of Amity Road abutting the site. 4. For detached sidewalk, dedicate right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement to extend from the right-of-way line to 2-feet behind back of sidewalk. 5. If approved by the Meridian City Council, then staff recommends approval of the applicant’s waiver to defer improvements on Amity Road west of the proposed collector roadway abutting Block 2 Lot 1 (previously Lot 4). A plat note should be added which specifically states that frontage improvements on Amity Road abutting Block 2 Lot 1 will be required upon any future development of the lot and will be based on the ACHD policy in effect at the time of redevelopment. If the City of Meridian does not approve the deferral, the applicant will be required to construct the above improvements abutting the entirety of the site on Amity Road. 6. Construct Oak Briar Way from its entrance to the south of the second driveway as a 3-lane, 46-foot wide street section with curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 70-feet of right-of-way, and the remainder as a 2-lane 36-foot wide street section with curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60- feet of right-of-way. 7. Construct a center-left turn lane at the Oak Briar Way/driveway intersection located 355-feet south of Amity Road. 8. Stub Oak Briar Way as proposed 2,617-feet east of Linder Road and construct a temporary cul-de- sac at the terminus of Oak Briar Way to the same dimensional standards as a standard cul-de-sac turnaround. Relocate the stub of Oak Briar Way to the east in a location that does not conflict with the Calkins Lateral or require the immediate construction of a bridge for the roadway to be extended, and should intersect the south property line as a standard intersection. The applicant should be required to provide a revised site plan to ACHD for review and approval prior to plan submittal. 9. Install a sign at the terminus of the stub street of Oak Briar Way stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 10. If required by the City of Meridian, a local roadway should be constructed as a 36-foot wide commercial street with curb, gutter, and 5-foot wide concrete sidewalk between Lot 1 and Lot 2 of Block 1 to provide access to Lot 2. 11. If the construction of a local roadway is required by the City of Meridian, the local roadway should be constructed to intersect Oak Briar Way and should be offset at least 330-feet from Amity Road. The roadway should be constructed to stub at the site’s east property line and a temporary turn- around should be constructed at the terminus of the local roadway if it extends to a length greater than 150-feet. Install a sign at the terminus of the stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 12. Close the existing 15-foot paved driveway from the site onto Amity Road located 2,636-feet east of Linder Road with curb, gutter, and sidewalk. 15 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 13. Close the two existing unimproved 11-foot wide driveway located at the site’s west property line and 2,502-feet east of Linder Road with 5-foot wide concrete sidewalk. 14. If approved by the Meridian City Council and a plat note is added which notes that upon redevelopment of Block 2 Lot 1, that all driveways on Amity Road would be closed, direct lot access prohibited, and access will be taken off the new collector roadway, Oak Briar Way, then the applicant may continue to use the existing 11-foot wide driveway located at the site’s west property line that provides farming access to Block 2 Lot 1 (previously Lot 4) until the lot develops in the future. If Meridian approves this proposal, then the driveway may be widened to improve access ability for farm equipment to a maximum of 36-feet wide and be paved a minimum of 30-feet into the site from the edge of pavement on Amity Road. 15. Pave the irrigation access driveway located 670-feet west of the site’s east property line its full width and at least 30-feet into the site from the edge of pavement of Amity Road. 16. If required by the City of Meridian, then an emergency access only driveway could be constructed 2,144-feet west of Meridian Road. The emergency access only driveway is restricted to a maximum width of 20-feet and should be restricted to emergency access only with a gate or bollards located outside of the right-of-way, as determined by the Meridian Fire Department. 17. Construct two 26-foot wide full access curb-cut type driveways located 355-feet south and 693-feet south of Amity Road. 18. ACHD will not accept any right-of-way or permanent right-of-way or sidewalk easements abutting the Belle Sub Lateral. NO references to right-of-way or future right-of-way shall be noted on the plat. 19. Other than the access specifically approved with this application, direct lot access to Amity Road or Oak Briar Way is prohibited to these roadways and should be noted on the final plat. 20. 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. 21. Payment of impact fees is due prior to issuance of a building permit. 22. Comply with all Standard Conditions of Approval. F. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 16 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 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. G. 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. H. Attachments 1. Vicinity Map 2. Site Plan 3. Update Site Plan 4. Utility Coordinating Council 5. Development Process Checklist 6. Appeal Guidelines 17 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 VICINITY MAP 18 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 SITE PLAN 19 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 UPDATED SITE PLAN 20 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 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. 21 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 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. 22 REVISED Stonehill Church/ MPP23-0019/ H- 2023-0041 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.