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HomeMy WebLinkAbout2024-02-29 ACHD Staff Report   1 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 Development Services Department Project/File: Reveille Ridge Subdivision / MPP23-0017 / H-2023-0050 This is an annexation and preliminary plat application for the development of a subdivision consisting of 247-buildable lots and 37-common lots on 59.77-acres. Lead Agency: City of Meridian Site address: 7355 S Eagle Road Staff Approval: February 29, 2024 Applicant: Judy Schmidt, via email Bailey Engineering 1119 E State Street, 210 Eagle, ID 83616 Representative: Shawn Brownlee, via email Trilogy Development 9839 W Cable Car Street, Suite 101 Boise, ID 83709 Staff Contact: KaraLeigh Troyer Phone: 387-6391 E-mail: ktroyer@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation and preliminary plat application from RUT to R-8 and R-15 zoning and the development of a 284-lot subdivision consisting of 247-buildable lots and 37-common lots on 59.77-acres. The applicant’s proposal is consistent with the City of Meridian’s Future Land Use Map which designates the area as Low Density Residential and Medium Density Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium Density Residential, Low Density Residential, Rural- Urban Transition R-8, R-2, RUT (Ada County) South Rural-Urban Transition RUT (Ada County) East Medium Density Residential, Rural-Urban Transition R-8, RUT (Ada County) West Medium-Low Density Residential, Medium-High Density Residential, Rural-Urban Transition R-4, R-15, 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: • Hadler Subdivision, a 156-lot residential subdivision, west of the site, approved on October 18, 2022. Vicinity Map 2 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 • Vertex Subdivision, a 111-lot subdivision on 33-acres, directly north of the site, approved December 16, 2021. 5. Transit: Transit services are not available to serve this site. 6. Gas Pipeline: The Williams Pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to ensure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 7. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 8. New Center Lane Miles: The proposed development includes 2.83 centerline miles of new public road. 9. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 10. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Locust Grove Road to Eagle Road in 2024. • Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Eagle Road to Cloverdale Road in 2025. • The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be widened to 5-lanes on the north leg, 4-lanes on the south, 4-lanes east, and 3-lanes on the west leg, and reconstructed in 2024. 11. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Eagle Road as an existing Level 3 facility. 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. 3 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 B. Traffic Findings for Consideration 1. Trip Generation (TIS required): This development is estimated to generate 2,094 vehicle trips per day; 190 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study NV5 prepared a traffic impact study for the proposed Reveille Ridge Subdivision. Below is an executive summary of the findings as presented by NV5. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District’s planning Capital Projects. • Reducing the scope and/or scale of the project. 4 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 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, defined as the hour prior to after the determined peak hour within the two-hour peak period, 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 measures beyond improvements from District policy, such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District’s future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7205.3.1 states that Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. b. TIS Findings: Staff have reviewed the submitted traffic impact study (TIS) and generally agree with the findings and recommendations. The study found the following intersection deficiencies described below, followed with their recommendations for improvements. Intersections: • Lake Hazel Road/Eagle Road o The eastbound and westbound lanes exceeds ACHD’s Acceptable Level of Service Planning Thresholds in both AM and PM peak hours under all conditions. Under background and total, the southbound lane also exceeds ACHD’s Acceptable Level of Service Planning Thresholds in the PM peak hour. The intersection is listed in the current version of the IFYWP to be signalized and widened to three (3) lanes on the west leg, four (4) lanes on the east and south legs, and five (5) lanes on the south leg. An APS (accessible pedestrian signal) with LPI (leading pedestrian interval) and enhanced pedestrian/bike facilities are also listed as a part of this project. The TIS did not analyze any additional mitigation due to the planned improvements. Roadway Segment: • Lake Hazel Road – Eagle Road to Cloverdale Road 5 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 o The roadway segment is anticipated to exceed ACHD’s Acceptable Level of Service Planning Thresholds in the PM peak hours under existing/background/ total traffic conditions. o This roadway segment is scheduled as a funded improvement in the IFYWP with future widening to five (5) lanes with enhanced pedestrian and bike facilities on both sides of the roadway. ▪ The TIS recommends widening Lake Hazel to five lanes with a two-way, turn lane including two eastbound left turn lanes which is consistent with the IFYWP.; Consistent with ACHD’s Alternative Mitigation policy, no mitigation is required. Turn Lanes: • Southbound Right Turn Lane- Eagle Road/Vantage Pointe Lane o A turn lane analysis was conducted to determine the need for right turn lanes. Southbound right-turns during the PM peak period were determined to warrant a right-turn lane for vehicles entering the site at the Eagle Road and Vantage Pointe Lane intersection. c. Staff Comments/Recommendations: Based on the findings of the TIS, a southbound right- turn lane should be constructed on Eagle Road at the Vantage Pointe Lane intersection. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (vph) * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a three-lane principal arterial is “E” (880 VPH). * Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on traffic counts collected and reported in the applicant’s TIS. • The average daily traffic count for Eagle Road south of Lake Hazel Road was 2,515 on August 28, 2019 • The average daily traffic count for Lake Hazel Road west of Eagle Road was 6,326 on August 29, 2019. C. Findings for Consideration 1. Eagle Road a. Existing Conditions: Eagle Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 61-feet of right-of-way for Eagle Road (31-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. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Eagle Road 250-feet Principal Arterial 310 Better than “D” Lake Hazel Road 0-feet Principal Arterial 534 Better than “E” 6 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, and a continuous center left-turn lane, and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of pavement on both sides of the median is provided. If a landscaped median is included in any of these cross sections, the landscaping shall be maintained by license agreement with the adjacent HOA, property owner, or by interagency agreement with the corresponding land use jurisdiction. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathway and buffers. 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. Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Consult the District’s planter width policy if trees are to be placed within the parkway strip. In some instances, to match existing conditions, a minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development Review staff will be responsible for determining the required facility. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the roadway when authorized by Development Review staff to accommodate site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public pedestrian facilities are placed out of the right- of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet 7 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 behind the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. 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 Eagle Road is designated in the MSM as a Residential Arterial with 3-lanes within 78-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Eagle Road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy and should not be approved, as proposed. The applicant should be required to widen the pavement on Eagle Road to a minimum of 17-feet from section line. The applicant should be required to dedicate right-of-way from section line to total 39-feet. Typically, right-of-way should be measured from centerline of the roadway; however, due to preliminary configuration of the future reconstruction of the Lake Hazel Road/Eagle Road intersection, measurements are being taken from section line. The applicant should be required to construct a 10-foot wide multi-use pathway abutting the site on Eagle Road located a minimum of 27-feet from section line. Additional right-of-way dedication may be required at intersections to accommodate crossing setback. See MUP-06, attachment 4. Consistent with the findings and recommendations of the traffic study, the applicant should be required to construct a dedicated right turn lane on Eagle Road when Vantage Pointe Way is constructed to intersect the roadway. 2. Recreation Avenue a. Existing Conditions: There are no existing collector roadways within or abutting 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 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 or multi-use path and the location and use of the roadway. The right- of-way width may be reduced, with District approval, if the sidewalk or multi-use path 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. 8 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 The standard street section shall be 47-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. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. 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. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Pedestrian Facilities: 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 8-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. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD’s Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of the 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 or multi-use path. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. 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 Recreational Road on the north 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 a 36-foot street section within 50-70 feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct Recreation Avenue/Street L as ½ of a 36-foot wide collector street with curb, gutter, an 8-foot wide planter strip, and 5-foot detached sidewalk on the east side of the roadway abutting the site with additional 12-feet of pavement on the west side of the roadway with a 3-foot wide gravel shoulder and barrow ditch. The sidewalk is proposed to be located 26-feet from centerline and outside of right-of-way. 9 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. For detached sidewalk outside of the right-of-way, the applicant should be required to provide a permanent right-of-way easement from the right-of- way line to 2-feet behind back of sidewalk. An 8-foot wide planter strip is required for street trees. The applicant should be required to coordinate with the property owner to the west (City of Meridian) to ensure that the proposed Recreation Avenue connects to the existing Recreation Avenue and is not offset in the future after construction of the roadway. The applicant should be required to meander Recreation Avenue further west to tie into the existing improvements for Recreation Avenue extending from Lake Hazel Road to the site’s north property line. 3. Vantage Pointe Lane – New Collector a. Existing Conditions: There are no existing collector roadways within or abutting 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 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 or multi-use path and the location and use of the roadway. The right- of-way width may be reduced, with District approval, if the sidewalk or multi-use path 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 47-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. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. 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. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Pedestrian Facilities: 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 8-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. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD’s Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path 10 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 shall be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of the 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 or multi-use path. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. 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. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should start at Eagle Road and continue through the property stubbing to the west. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with a 36-foot street section within 50-70 feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct Vantage Pointe Lane with 2 different street sections. Within the site a 36-foot wide collector roadway with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached sidewalk within 50-feet of right-of-way is proposed and in one section adjacent to the south property line the applicant has proposed to construct Vantage Pointe Lane as ½ of a 36-foot collector roadway with curb, gutter, an 8-foot wide planter strip and 5-foot wide detached sidewalk on the north side and 12-feet of pavement from centerline on the south side. 11 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 The applicant is proposing to construct the entry portion of Vantage Pointe Lane at Recreation Avenue with two 21-foot wide travel lanes with a 12-foot wide landscape median, curb, gutter, and 5-foot wide attached sidewalk within 70-feet of right-of-way. The applicant is proposing to construct the entry portion of Vantage Pointe Lane at Eagle Road with two 24-foot wide travel lanes with a 12-foot wide landscape median, curb, gutter, and an 8-foot wide planter strip within 74-feet of right-of-way. The applicant is proposing to construct 5- foot wide detached sidewalk outside of the proposed right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal to construct Vantage Pointe Lane with 2 different street sections generally meets District policy. However, staff recommends that the applicant construct the portion of Vantage Pointe Lane that is proposed as a half street as a full 36-foot wide collector roadway curb to curb with the sidewalk on the north side. This would allow the sidewalk to be constructed on the south side of the roadway when the parcel to the south develops. The applicant’s proposal for the entrances of Vantage Pointe Lane at the Recreation Avenue intersection and Eagle Road intersection meets District policy and should be approved, as proposed. The applicant should be required to plat the landscape medians as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island. For attached sidewalk, the applicant should dedicate right-of-way to 2-feet behind back of sidewalk. For detached sidewalk, the applicant may reduce right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of sidewalk. 4. Internal Local Roadways a. Existing Conditions: There are no existing local roadways within or abutting the site. b. Policy: Proposed half- street section 12 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 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. 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 n o 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. 13 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant is proposing to construct internal streets as 33-foot local street sections with curb, gutter, and 5-foot sidewalk within 47-feet of right-of-way. The applicant is proposing to construct Taps Road east of Estafette Road as a 28-foot wide local roadway with curb and gutter on both sides and 5-foot wide attached sidewalk on the north side of the roadway outside of the proposed right-of-way. The applicant is proposing to construct the entry portion of Estafette Road with two 21-foot wide travel lanes and a 12-foot wide landscape median with curb, gutter, 7-foot wide planter strips, and 5-foot wide detached concrete sidewalk within 74-feet of right-of-way. The applicant is proposing to construct a cul-de-sac turnaround at the terminus of Cockrow Road with a 48-foot wide radius. d. Staff Comments/Recommendations: The applicant ‘s proposal for the construction of internal streets meets District policy and should be approved, as proposed with the exception of the proposal for Taps Road east of Estafette Road and with radius of the cul-de-sac turnaround. The applicant’s proposal for the portion of Taps Road east of Estafette Road to be constructed as a 28-foot wide local roadway does not meet District policy and should not be approved, as proposed. The applicant should be required to construct the entirety of Taps Road as a 33-foot wide local roadway with curb, gutter, and 5-foot wide attached concrete sidewalk on both sides. The cul-de-sac at the terminus of Cockrow Road should be constructed with a minimum radius of 50-feet consistent with ACHD policy. The applicant should be required to plat the landscape island as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island. For attached sidewalk, the applicant should be required to dedicate right-of-way to extend 2- feet behind back of sidewalk. For detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement to extend from 2- feet behind back of curb to 2-feet behind back of sidewalk. 5. Alleys a. Existing Conditions: There are no existing alleys within or abutting the site. b. Policy: New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. 14 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700- feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency’s required block length. Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20- feet for back-up space). Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90- degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline to centerline). Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local streets, the District may consider a reduced offset if the lead land use agency’s required lot size allows for shorter buildable lots. c. Applicant Proposal: The applicant is proposing to construct three 24-foot wide alleys located as follows: • Alley A running east/west between Commissary Road and Taps Road. • Alley A running east/west between Taps Road and Estafette Road. • Alley B running east/west between Taps Road and Estafette Road. d. Staff Comments/Recommendations: The applicant’s proposal to construct three 24-foot wide public alleys does not meet District policy and should not be approved, as proposed. The applicant should be required to construct the alleys as either 16-foot wide or 20-foot wide paved residential alleys, consistent with ACHD policy. Parking is restricted on both sides of the alleys. The applicant should be required to install “NO PARKING” signs on both ends of the alleys. 6. Roadway Offsets a. Existing Conditions: There are currently no roadways within the site. 15 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 b. Policy: Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is ¼ mile to allow for adequate signal spacing and alignment. District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant is proposing to offset all local streets by 125-feet or greater from any other local roadway. The applicant is proposing to offset Vantage Pointe Lane intersecting Recreation Avenue 2,674- feet south of Lake Hazel Road (measured centerline to centerline). The applicant is proposing to offset Vantage Pointe Lane intersecting Eagle Road 540-feet south of Vantage Pointe Lane (measured centerline to centerline). The applicant is proposing to offset Rouse Road, Estafette Road, and Terracotta Road 330-feet from any other street intersecting Vantage Pointe Lane, a collector roadway. The applicant is proposing to offset Command Road 177-feet from Recreation Avenue (measured centerline to centerline. d. Staff Comments/Recommendations: The applicant’s proposal for Command Road does not meet District policy and should not be approved, as proposed. The applicant should be required to offset Command Road 330-feet from any other roadway intersecting Vantage Pointe Lane. The remainder of the applicant’s proposal meets District policy and should be approved, as proposed. 7. Stub Streets a. Existing Conditions: There are no existing stub streets abutting or within the site. 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/ 7207.2.4, except a temporary cul- de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4.4 (collector)/ 7207.2.4.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead 16 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 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. Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway. c. Applicant Proposal: The applicant is proposing to construct 7 stub streets located as follows: • Street L/Recreation Avenue stubbed to the south 2,651-feet west of Eagle Road. • Command Road stubbed to the south 2,455-feet west of Eagle Road. • Caisson Creek Road stubbed to the north 1,746-feet west of Eagle Road. • Reveler Road stubbed to the east 1,544-feet south of Lake Hazel Road. • Trumpeter Road stubbed to the east 2,627-feet south of Lake Hazel Road. • Rouse Road stubbed to the north 347-feet west of Eagle Road. • Taps Road stubbed to the east 25-feet south of the site’s north property line. d. Staff Comments/Recommendations: The applicant’s proposal to stub Street L/Recreation Avenue, Command Road, Caisson Creek Road, Reveler Road, Trumpeter Road, and Rouse Road meets District policy and should be approved, as proposed. The applicant’s proposal to stub Taps Road 25-feet south of the site’s north property line does not meet District Stub Street Policy and should not be approved, as proposed. The proposed stub street does not provide circulation or access to adjoining properties. The applicant should be required to terminate the roadway at the Taps Road/Rouse Road intersection. The remainder of the proposed roadway should be constructed as a curb-cut type driveway to a maximum width of 20-feet. The driveway should be paved its full width and 30-feet into the site. The applicant should be required to install a sign at the terminus of each local stub street that sats, “THIS ROAD WILL BE EXTENDED IN THE FUTURE” and a sign at the terminus of the collector stub streets that says, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE.” The applicant should be required to construct a temporary turnaround at the terminus of any stub streets that exceeds 150-feet in length. The temporary turnarounds should comply with District Cul-de-sac Street Policy. 17 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 8. Traffic Calming a. Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that collector streets should be designed to discourage speeds above 35 MPH and in a residential area, collector streets should be designed to discourage speeds above 30 MPH. The design of collector street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, 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 a maintenance and/or license agreement. Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, 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 Command Road, Bugle/Buggle Call Road, Taps Road, Estafette Road, and Reveler Road over 750-feet in length. c. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy and should not be approved, as proposed. The applicant should be required to redesign Command Road, Bugle/Buggle Call Road, Taps Road, Estafette Road, and Reveler Road to reduce the length of these roadways or to include the use of passive design elements. Speed humps/bumps and valley gutters will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to plan approval for the final plat. 9. Bridge for Farr Lateral Crossing The District will require that the applicant submit the bridge plans for the crossing of the Farr Lateral for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 10. 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. 11. 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. 18 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 12. Other Access Eagle Road is classified as a principal arterial roadway, Recreation Avenue and Vantage Pointe Lane are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Prior to plan submittal on the first final plat, submit a revised preliminary plat showing the redesigned roadways to reduce the length of the roadways or to include the use of passive design elements for review and approval: • Command Road • Bugle/Buggle Call Road • Taps Road • Estafette Road • Reveler Road Speed humps/bumps and valley gutters will not be accepted as traffic calming. 2. Coordinate with the property owner to the west (City of Meridian) to ensure that the proposed Recreation Avenue connects to the existing Recreation Avenue and is not offset in the future after construction of the roadway. The applicant should be required to meander Recreation Avenue further west to tie into the existing improvements for Recreation Avenue extending from Lake Hazel Road to the site’s north property line. 3. Construct a southbound right-turn lane abutting the site on Eagle Road at the intersection of Vantage Pointe Lane. 4. Redesign Vantage Pointe Lane to allow for the entire curb-to-curb roadway to be located within the site. Construct Vantage Pointe Lane as a 36-foot collector roadway with curb, gutter, and 5-foot wide detached sidewalk abutting the entire roadway to the north and part of the roadway to the south. Dedicate right-of-way to 2-feet behind back of sidewalk for attached sidewalk and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of detached sidewalk on Vantage Pointe Lane. 5. Widen the pavement on Eagle Road to a minimum of 17-feet from section line. 6. Dedicate right-of-way from section line to total 39-feet on Eagle Road. 7. Construct a 10-foot wide multi-use pathway abutting the site on Eagle Road located in the ultimate location for sidewalk 27-feet from section line. See Attachment 4. 8. Construct Recreation Avenue/Street L as ½ of a 36-foot wide collector street with curb, gutter, an 8-foot wide planter strip, and 5-foot detached sidewalk on the east side of the roadway abutting the site with additional 12-feet of pavement on the west side of the roadway with a 3-foot wide gravel shoulder and barrow ditch. Provide a permanent right-of-way easement to extend from 2-feet behind back of curb to 2-feet behind back of sidewalk for detached sidewalks on Recreation Avenue. 9. Construct the entry portion of Vantage Pointe Lane at Recreation Avenue with two 21-foot wide travel lanes with a 12-foot wide landscape median, curb, gutter, and 5-foot wide attached sidewalk within 70-feet of right-of-way. Dedicate right-of-way to 2-feet behind back of sidewalk for attached sidewalks. 19 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 10. Construct the entry portion of Vantage Pointe Lane at Eagle Road with two 24-foot wide travel lanes with a 12-foot wide landscape median, curb, gutter, and an 8-foot wide planter strip within 74-feet of right-of-way. Construct 5-foot wide detached sidewalk abutting the entrance of Vantage Pointe Lane at the Eagle Road intersection. Provide a permanent right-of-way easement to extend from 2-feet behind back of curb to 2-feet behind back of sidewalk for detached sidewalks. 11. Plat the landscape medians as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island. 12. Construct internal streets as 33-foot local street sections with curb, gutter, and 5-foot sidewalk within 47-feet of right-of-way. Dedicate right-of-way to 2-feet behind back of sidewalk for attached sidewalks and provide a permanent right-of-way easement to extend from 2-feet behind back of curb to 2-feet behind back of sidewalk for detached sidewalks. 13. Construct the entrance of Estafette Road as two 21-foot wide travel lanes and a 12-foot wide landscape median with curb, gutter, 7-foot wide planter strips, and 5-foot wide detached concrete sidewalk within 74-feet of right-of-way. Plat the landscape median as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island. 14. Construct a cul-de-sac turnaround at the terminus of Cockrow Road with a minimum radius of 50- feet. 15. Construct three public paved residential alleys to a minimum width of 16-foot wide or a maximum width of 20-foot wide. Parking is restricted on both sides of the alleys. Install “NO PARKING” signs on both ends of the alleys. 16. Offset Vantage Pointe Lane intersecting Eagle Road 540-feet south of Vantage Pointe Lane. Offset Vantage Pointe Lane intersecting Recreation Avenue 2,674-feet south of Lake Hazel Road. Offset all local streets by 125-feet or greater from any other local roadway. Offset Command Road, Rouse Road, Estafette Road, and Terracotta Road 330-feet from any other street intersecting Vantage Pointe Lane, a collector roadway. 17. Construct 6 stub streets located as follows: • Street L/Recreation Avenue stubbed to the south 2,651-feet west of Eagle Road. • Command Road stubbed to the south 2,455-feet west of Eagle Road. • Caisson Creek Road stubbed to the north 1,746-feet west of Eagle Road. • Reveler Road stubbed to the east 1,544-feet south of Lake Hazel Road. • Trumpeter Road stubbed to the east 2,627-feet south of Lake Hazel Road. • Rouse Road stubbed to the north 347-feet west of Eagle Road. 18. Install a sign at the terminus of each local stub street that sats, “THIS ROAD WILL BE EXTENDED IN THE FUTURE” and a sign at the terminus of the collector stub streets that says, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE.” 19. Construct a temporary turnaround at the terminus of any stub streets that exceeds 150-feet in length. The temporary turnarounds should comply with District Cul-de-sac Street Policy. 20. Terminate Taps Road at the Taps Road/Rouse Road intersection. The remainder of the proposed roadway should be constructed as a curb-cut type driveway to a maximum width of 20-feet. Pave the driveway its full width and 30-feet into the site. 20 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 21. Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and Recreation Avenue and should be noted on the final plat. 22. 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. 23. Payment of impact fees is due prior to issuance of a building permit. 24. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 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. 21 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. TIS Executive Summary 4. MUP-06 5. Utility Coordinating Council 6. Development Process Checklist 7. Appeal Guidelines 22 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 VICINITY MAP 23 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 SITE PLAN 24 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 25 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 26 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 MUP-06 27 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 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. 28 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 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. 29 Reveille Ridge Subdivision / MPP23-0017 / H- 2023-0050 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.