Loading...
HomeMy WebLinkAbout2024-08-14 ACHD Alexis Pickering,President Miranda Gold,Vice-President Jim Hansen,Commissioner 10 ACHD Kent Goldthorpe,Commissioner Mr ww�m Dave McKinney,Commissioner Date: August 14, 2024 To: Amanda McNutt, via email Staff Contact: Kara Leigh Troyer, Planner Project Description: The applicant is requesting approval of a rezone and preliminary plat application for the development of 381 single-family residential lots, 6 commercial lots, and 60 common lots on 131.89-acres.This application includes a modification of an existing development agreement with the City of Meridian. Trip Generation: The residential lots in this development are estimated to generate 3,593 vehicle trips per day, 358 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 111h edition. Below are the land uses and estimated trip generation rates for uses that may be included within the commercial lots of this site.Trip Generation rates are based on the Institute of Transportation Engineers Trip Generation Manual, 111h edition. Use Average Daily Trips Average PM Peak Hour Trips Strip Retail Plaza (<40k) 54.45 6.59 (per total square footage) General Off ce Building 10.84 1.44 (per total square footage) Small Off ce Building (per 14.39 2.16 total square footage) Coffee/Donut Shop w/ 533.57 38.99 Drive Thru (per total square footage) connecting you to more Ada County Highway District-3775 Adams Street•Garden City,ID-83714• PH 208387-6100•FX 345-7650.www.achdidaho.org Proposed Development Traffic Impact Study Meets All ACHD Policies Yes Requires Revisions to meet X No X ACHD Policies If yes, is mitigation required Area Roadway Level of ACHD Planned Service Improvements Do area roadways meet IFYWP X ACHD's LOS Planning Thresholds? CIP �X Yes X No Livable Street Performance Measures Area roads will meet ACHD's LOS Planning Thresholds in Pedestrian LTS 1 the future with planned Cyclist LTS 1 improvements? Yes No Is Transit Available? Yes No X connecting • • more Development Services Department ,--4�' ACHD connecting you to more Project/File: Apex Farr/ MPP24-0007 / H-2024-0014 This is a rezone and preliminary plat application for the development of 381 single- family residential lots, 6 commercial lots, and 60 common lots on 131.89-acres. This application includes a modification of an existing development agreement with the City of Meridian. Lead Agency: City of Meridian Site address: 5985 S Locust Grove Road Staff Approval: August 14, 2024 Applicant: Amanda McNutt Brighton Corporation 2929 W Navigator Drive, Suite 400 Meridian, ID 83642 Staff Contact: KaraLeigh Troyer, Planner Phone: 387-6391 E-mail: ktrover(@achdidaho.org Report Summary: ACHD Planned Improvements — pg.2 Conditions of Area Roadways — pg.2 A. Site Specific Conditions of Approval — pg.3 o Vicinity Map — pg.7 o Site Plan — pg.8 B. Findings — pg.9 C. Policies — pg.17 D. Standard Conditions of Approval — pg.32 E. Appeal Guidelines — pg.34 1 Apex Farr/ MPP24-0007 / H-2024-0014 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Amity Road is scheduled in the IFYWP to be widened to 5-lanes from SH-69 (Meridian Road) to Locust Grove Road with a design year of 2023-2024, a right-of-way year of 2027-2028, and construction year yet to be determined. • Amity Road is scheduled in the IFYWP to be widened to 5-lanes from Locust Grove Road to Eagle Road with a design year of 2025-2026, a right-of-way year of 2027, and a construction year yet to be determined. • Locust Grove Road is scheduled in the IFYWP to be widened to 3-lanes from Amity Road to Victory Road with a design year of 2028-2029 and a construction year yet to be determined. • The intersection of Amity Road and Locust Grove Road is scheduled in the IFYWP to be constructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south, 4- lanes east, and 4-lanes on the west leg with a design year of 2023-2024, a right-of-way year of 2027-2928, and a construction year yet to be determined. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Locust Grove Road 2,006-feet Minor Arterial 181 Better than "E" Lake Hazel 0-feet Minor Arterial 351 Better than "E" * Acceptable level of service for a three-lane minor arterial is "E" (720 VPH). * Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. Traffic counts along abutting roadways are older due to road closures in the area. • The average daily traffic count for Locust Grove Road south of Amity Road was 2,582 on August 29, 2019. • The average daily traffic count for Lake Hazel Road west of Eagle Road was 6,326 on October 16, 2018. 2 Apex Farr/ MPP24-0007 / H-2024-0014 A. Site Specific Conditions of Approval 1. Prior to plan submittal, 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. The ultimate locations and design will be determined during plan review by Development Review staff. The roadways greater than 750-feet in length are as follows: • Supreme Drive • Diamond Peak Place Stop signs, speed humps/bumps, and valley gutters will not be accepted as traffic calming. 2. Widen Locust Grove Road to total 17-feet from centerline with a 3-foot wide gravel shoulder and a 10-foot wide multi-use pathway located in the ultimate location for the pathway 28-feet from centerline. 3. Construct southbound right-turn lanes on Locust Grove Road at Crescendo Street and Apex Way. The turn lanes should be constructed when the roadways are constructed and intersect Locust Grove Road. 4. Construct northbound center left-turn lanes at Crescendo Street and Apex Way. The turn lanes should be constructed when the roadways are constructed and intersect Locust Grove Road. 5. Construct Crescendo Street as a 54-foot street section with 21-foot wide travel lanes and 12-foot wide medians with vertical curb, gutter, an 8-foot wide planter strip and either a 10-foot wide multi- use pathway on either side of the roadway or 5-foot wide detached sidewalk with on-street bike lanes on either side of the roadway. Provide written fire department approval for use of a reduced street section. 6. Plat the landscape medians as right-of-way owned by ACHD; and the Developer or Homeowners Association shall apply for a license agreement if any landscaping is to be placed within the median. 7. Dedicate right-of-way to extend 2-feet behind back of sidewalk for detached sidewalk or reduce right-of-way to 2-feet behind back of curb and provide a right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk for detached sidewalk. 8. Extend Quartz Creek Street into the site as '/2 of a 36-foot wide collector street with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached sidewalk to tie into existing improvement in alignment with Quartz Creek Street on either side. 9. Construct the entrance of Apex Way as a 47-foot street section with 3-lanes and vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide sidewalk within 74-feet of right-of-way. Construct the remainder of Apex Way as a 36-foot collector street section with vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached sidewalk within 63-feet of right-of-way located 929-feet north of Crescendo Street. 10. Construct Elevated Way as a 36-foot wide collector street with vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk abutting the roadway on both sides. Construct 8-foot wide detached concrete sidewalk on the west side of the roadway from Quartz Creek Street to Eagles Nest Drive. 11. Construct the following as internal local streets as 33-foot wide local street sections with curb, gutter, and either an 8-foot wide planter strip with 5-foot wide detached sidewalk or 5-foot wide attached sidewalk: Tranton Street, Premier Avenue, Eagles Nest Drive, Vault Street, Excelsior Street, Supreme Drive, Exalted Avenue, Starspeak Avenue, Diadem Drive, Vertex Drive, Diamond Peak Place, Crownview Avenue, Highmark Avenue, Heyday Way, Apogee Avenue, Donjon 3 Apex Farr/ MPP24-0007 / H-2024-0014 Avenue, Towering Drive, Enlighten Drive, Jagged Peak Court, Dome Drive, Loft Drive, Transcend Avenue, and Skyborn Drive. 12. Construct Cusp Avenue and a portion of Jagged Peak Court and Precipice Drive as 52-foot local roadways with two 21-foot wide travel lanes, a 12-foot wide landscape median, curb, gutter, an 8- foot wide planter strip, and 5-foot wide detached concrete sidewalk. Provide written fire department approval for use of a reduced street section. 13. Construct cul-de-sac turnarounds at the terminus of Diamond Peak Place and Jagged Peak Court with a minimum radius of 50-feet. 14. 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. 15. Construct Precipice Drive as a 27-foot wide local street with curb, gutter, and a minimum of 5-foot wide sidewalk on both sides of the roadway. If the City of Meridian approves a modification to allow sidewalk to be constructed on only one side of Precipice Drive, then a minimum 5-foot wide sidewalk should only be constructed on the south side of the roadway. Install "NO PARKING" signs on one side of the Precipice Drive. Coordinate a signage program with District Development Review Staff. 16. Construct four 20-foot wide alleys located as follows (measured centerline to centerline): • One running east/west between Elevated Way and Premier Avenue located 150-feet north of Supreme Drive. • One running east/west between Elevated Way and Premier Avenue located in alignment with Exalted Avenue. • One running east/west between Elevated Way and Premier Avenue located 110-feet south of Eagles Nest Drive. • One alley running north/south between Exalted Way and Supreme Drive located 150- feet west of Exalted Avenue. Construct the alley approaches onto Elevated Way as curb-return type approaches. Install "No Parking" signs at all the alley/street intersections. 17. Construct Apex Way 2,208-feet north of Lake Hazel Road. Construct Quartz Creek Street in alignment with Quartz Creek Street to the west. Construct Elevated Way 280-feet east of Crystal Creek Avenue. 18. Construct Supreme Drive 206-feet north of Quartz Creek Street, Excelsior Street 300-feet north of Supreme Drive, Exalted Way 150-feet north of Excelsior Street, Vault Street 150-feet north of Exalted Avenue, Eagles Nest Drive 235-feet north of Vault Street, and Precipice Drive 523-feet north of Eagles Nest Drive. 19. Construct Cusp Avenue 357-feet west of Locust Grove Road, Precipice Drive 286-feet west of Cusp Avenue, Dome Drive 226-feet west of Precipice Drive, and Enlighten Drive 248-feet west of Dome Drive. 20. Offset all internal local streets a minimum of 125-feet from any other local roadways internal to and abutting the site. 21. Install a sign at the terminus of Quartz Creek Street stating"THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 22. Stub Elevated Way, a 36-foot wide collector roadway, to the site's north property line 720-feet west of Margaret Avenue. Install a sign at the terminus of the roadway stating "THIS IS A DESIGNATED 4 Apex Farr/ MPP24-0007 / H-2024-0014 COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 23. Close the existing 25-foot wide driveway/private lane (Pratt Lane) onto Locust Grove Road and 24- foot wide driveway onto Locust Grove Road with a 10-foot wide multi-use pathway abutting the site on Locust Grove Road. 24. Construct a 25-foot wide curb-return type driveway on Crescendo Street located 309-feet east of Aspiration Avenue 25. Construct a 22-foot wide curb-return type shared driveway onto Elevated Way located 44-feet north of the Vault Street/Elevated Way intersection. 26. Construct bulb-outs with a minimum 24-feet of pavement between the bulb-outs at the following locations: • At the Quartz Creek Street/Elevated Way intersection. • At the Exalted Avenue/Elevated Way intersection. • On the southern approach of the Diamond Peak Place/Vertex Drive intersection. • Two mid-block bulb-outs on Vertex Drive • At the Towering Drive/Heyday Way intersection. • At the Prickle Drive/Heyday Way intersection. • Two mid-block bulb-outs on Precipice Drive. • At the Jagged Peak Court/Vertex Drive intersection Provide written fire department approval for installation of the bulb-outs. 27. If the City of Meridian approves the private roads/alleys, the applicant shall be required to pave the private roads/alleys a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. The proposed private roads/alleys are located as follows: • 115-feet east of Aspiration Avenue. • 113-feet north of Phenomenal Street. • In alignment with Dome Drive. • In alignment with Cusp Avenue. • 150-feet west of Transcend Avenue. 28. Provide ACHD approved plans for the crossings of Farr Lateral, McBirney Lateral, and Watkins Drain prior to the pre-construction meeting and final plat approval. Note: Timing of project plan submittals should take into account review times, lead time for precast members and potential roadway closures. To ensure construction prior to irrigation season, approval of the project plans must be attained by January 15t". The District retains the right to modify road closure approvals on any project based on the needs of the District. Construction of projects approved after January 15tn may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted before the end of the current irrigation season to ensure the best time frame for construction is attained. Submittals will need to include the street section extending over the bridge to ensure the requirements of the roadway are met. 5 Apex Farr/ MPP24-0007 / H-2024-0014 29. Other than the access specifically approved with this application, direct lot access is prohibited to Locust Grove Road, Crescendo Street, Apex Way, Elevated Way, and Quartz Creek Street and should be noted on the final plat. 30. 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. 31. 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. 32. Comply with all Standard Conditions of Approval. 6 Apex Farr/ MPP24-0007 / H-2024-0014 Vicinity Map ` n J 1r to r �1n N � � h a — a N a a � > e `` — J J J JJ—Jlb a •-- .- - - -- E Lake Hazel Rd =. -• 7 Apex Farr/ MPP24-0007 / H-2024-0014 Site Plan IIII Aao E ueERAtaasr. N $ \ I I I •� -. -.\ �� iECO pE ucI I o�Q m m ® m ® � \ RINFIN FIE40C�tE ® ® m ° �`ytRUST Sx131131�e RREUAIL MI�aR90N m ® ,� 0 ® ® ° ® •• :�: -- \< ® asxnsn I �I r_ a ® m a o ® I I If m wwAxEox \ o IINARY PLAT DATA ITIAL AREA 01t•8] oam ♦ © P� O ® a \ APN[1YEA O {}}l 1 PE�iu��auN pEy}pu pM YmeiuF od9rc FEgpprME �� ` m awiAfeLE im MFA Al1KE erAFa �5 �SPIEIMxN[Y wwr lax] � E) ®® ° _-_ RCOrw�w ee'tve�°s usngF 5 5 m ° 0 m _ -s.x�ExwAv V_MOIM�ow 1—mlomouvc-L an OOWOfI LOR-WlOefAPE 16 I - ° o�RFA�wr Ls�rs s�SVEn awEwnr a _v 1 1 I - ° p 9� Larrort W m MMMM Rpppp(ry SRE r,Ixe 56 Ff. 5 5 n+nnce ProTOnY 9zE eAT7 50.rr, 5}5 �I *P � ® [D W ° vn 5I APN[WFA p ® 0 3 m w ss�nsm s.ew wR9lnu¢ od9rc s.u1 WR5/ApE V 5 p MAL AREA(R-L5) 5y dl 9 ®®® ® p AAm ® B RFYTr-2.1. Rnsm zwraG x-ts RnlxRsne PUR AeaerHrox umRr owsrc FEaovtrxt _ g m euILFYALE l9T MFA lAOa ACR® �\ I ® 9(1110Rx DR COMNN xFA 0162 ACRE 9WER NEW �; I I REM W WOfI LOTS-UWOSGIPE T , 1 � Air ..y COMAIXI LOR-N1C19 - \\f � A.9NAE MIAPEATY 53E PyM 50.FT. F r - __ _ sn � rNro�oleEx I RRarogolwNc I .° O 2�HSFrc tl t00E uH�R/iLR[ IIORFIfIFEA N[NttIINEST \ M RE A�RIdONN0.{ SIIBONdp1 N0.3 \ \ ERCIALAAEA(C-C) RR6T2d1IM: R-la I x4xNONIXWEA \\ \ scam mMRc o-c stmxxonxnx \ Q\ RR1xRSF�RUR ueaaerHrox xR¢n usr mu�oR:AL I Ib y \\ -I,� AMR qML L61 MiG 0'ms MR6 \ x M01 a.wa AGRR I \ I RALL LOTOATA ® \�\\ Y LSIIE --- — —_ r— IIEMOI�EMIL A. 0-91E µR{ f]2t ep kR4 F RALL LOTOATA �x1�A�NI�tn] � Rx���� ' R-IHIIf1 LORi 16 (Rxq (ram] 8 Apex Farr/ MPP24-0007 / H-2024-0014 B. Findings for Consideration 1. Locust Grove Road a. Existing Conditions: Locust Grove 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 Locust Grove Road (25-feet from centerline). b. Applicant Proposal: The applicant is proposing to construct Locust Grove Road as a 3-lane, 40-foot wide street section with vertical curb, gutter, an 8-foot wide planter strip, and a 10-foot wide multi-use pathway abutting the site and the east side of Locust Grove across from the site. The applicant is proposing to construct a southbound right-turn lane on Locust Grove Road at the Crescendo Street intersection. c. Staff Comments/Recommendations: The applicant's proposal exceeds District policy and should not be approved, as proposed. The applicant should be required to widen Locust Grove Road to total 17-feet from centerline with a 3-foot wide gravel shoulder and a 10-foot wide multi- use pathway located in the ultimate location for the pathway 28-feet from centerline. The applicant's proposal to construct a right-turn lane at the Crescendo Street/Locust Grove Road intersection meets District policy and should be approved, as proposed. A traffic impact study was not required for this application, as traffic impact studies have recently been provided for other area developments, this applicant has made improvements at the Locust Grove/Lake Hazel intersection and Lake Hazel Road, and ACHD has planned improvements at the Locust Grove/Amity Road intersection. Therefore in lieu of a traffic impact study, the applicant should be required to construct southbound right-turn lanes and center left turn lanes on Locust Grove Road at the Apex Way and Crescendo Street. 2. Crescendo Street a. Existing Conditions: Crescendo Street is improved with 2-travel lanes, vertical curb, gutter, an 8-foot wide planter strip and either detached 5-foot wide sidewalk or a 10-foot wide multi- use pathway abutting the site. There is 87-feet of right-of-way for Crescendo Street (47-feet from centerline). b. Applicant Proposal: The applicant is proposing to extend and construct Crescendo Street as a 54-foot street section with 21-foot wide travel lanes and 12-foot wide medians with vertical curb, gutter, an 8-foot wide planter strip, detached 5-foot wide sidewalk abutting the south side of the roadway and a 10-foot wide multi-use pathway abutting the north side of the roadway. c. Staff Comments/Recommendations: As ACHD previously approved this street section for Crescendo Street as part of Apex NW Subdivision in 2020, the applicant's proposal to extend Crescendo Steet 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; and the Developer or Homeowners Association shall apply for a license agreement if any landscaping is to be placed within the median. The applicant should be required to provide written fire department approval for use of the reduced street section. For detached sidewalk, the applicant should be required to dedicate right-of-way to extend 2- feet behind back of sidewalk or the applicant may reduce right-of-way to 2-feet behind back of curb and should provide a right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 9 Apex Farr/ MPP24-0007 / H-2024-0014 3. Quartz Creek Street a. Existing Conditions: Quartz Creek Street stubs to the site's west property line and is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 31-feet of right-of- way for Quartz Creek Street (0-feet from centerline). b. Applicant Proposal: The applicant is proposing to extend Quartz Creek Street into the site as '/z of a 36-foot wide collector street with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached sidewalk on the north side of the roadway abutting the site. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. For detached sidewalk, the applicant should be required to dedicate right-of-way to extend 2-feet behind back of sidewalk or the applicant may reduce right- of-way to 2-feet behind back of curb and should provide a right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 4. Apex Way a. Existing Conditions: There are no existing collector roadways internal to the site. b. Applicant Proposal: The applicant is proposing to construct the entrance of Apex Way as a 47-foot street section with 3-lanes and vertical curb, gutter, an 8-foot wide planter strip, and 5- foot wide sidewalk within 74-feet of right-of-way. The remainder of the roadway is proposed to be constructed as a 36-foot collector street section with vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached sidewalk within 63-feet of right-of-way. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. For detached sidewalk, the applicant should be required to dedicate right-of-way to extend 2-feet behind back of sidewalk or the applicant may reduce right- of-way to 2-feet behind back of curb and should provide a right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 5. Elevated Way a. Existing Conditions: There are no existing collector roadways internal to the site. b. Applicant Proposal: The applicant is proposing to construct Elevated Way as a 36-foot wide collector street with vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk abutting the roadway on both sides. The applicant is proposing to construct 8-foot wide detached concrete sidewalk on the west side of the roadway from Quartz Creek Street to Eagles Nest Drive. c. Staff Comments/Recommendations: The applicant's proposal exceeds District policy and should be approved, as proposed. For detached sidewalk, the applicant should be required to dedicate right-of-way to extend 2-feet behind back of sidewalk or the applicant may reduce right- of-way to 2-feet behind back of curb and should provide a right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 6. Internal Local Roadways a. Existing Conditions: There are no existing internal local roadways. b. Applicant's Proposal: The applicant is proposing to construct the following as internal local streets as 33-foot wide local street sections with curb, gutter, and either an 8-foot wide planter strip with 5-foot wide detached sidewalk or 5-foot wide attached sidewalk: Tranton Street, Premier Avenue, Eagles Nest Drive, Vault Street, Excelsior Street, Supreme Drive, Exalted Avenue, Starspeak Avenue, Diadem Drive, Vertex Drive, Diamond Peak Place, Crownview Avenue, Highmark Avenue, Heyday Way, Apogee Avenue, Donjon Avenue, Towering Drive, Enlighten Drive, Jagged Peak Court, Dome Drive, Loft Drive, Transcend Avenue, and Skyborn Drive. 10 Apex Farr/ MPP24-0007 / H-2024-0014 The applicant is proposing to construct Cusp Avenue and a portion of Jagged Peak Court and Precipice Drive as 52-foot local roadways with two 21-foot wide travel lanes, a 12-foot wide landscape median, curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. The applicant is proposing to construct a cul-de-sac turnaround at the terminus of Diamond Peak Place and Jagged Peak Court with a 48-foot wide radius. The applicant is proposing to construct Precipice Drive as a 29-foot wide street section with curb, gutter, and 5-foot wide attached concrete sidewalk abutting the south side of the roadway due to the steep grade against the Farr Lateral. The applicant is proposing to construct a portion of Precipice Drive as a 33-foot wide local street with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached sidewalk. c. Staff Comments/Recommendations: The applicant's proposal to construct internal local roadways as 33-foot wide local streets meets District policy and should be approved, as proposed. The applicant's proposal to construct Cusp Avenue and a portion of Jagged Peak Court and Precipice Drive as 52-foot wide local roadways 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. The applicant should provide written fire department approval for use of the reduce street sections. The applicant proposal to construct cul-de-sac turnaround at the terminus of Diamond Peak Place and Jagged Peak Court meets District policy and should be approved, as proposed. Consistent with District Cul-De-Sac Streets policy, cul-de-sacs should be constructed with a minimum radius of 50-feet. The applicant's proposal for Precipice Drive does not meet District policy and should not be approved, as proposed. Typically, the applicant should be required to construct Precipice Drive as a 27-foot wide local street with curb, gutter, and 5-foot wide sidewalk on both sides of the roadway. However, on August 5, 2024, the applicant submitted a request for waiver of sidewalk on the north side of Precipice Drive. After careful review and coordination with the City of Meridian, if the City of Meridian approves the request to construct sidewalk on only the south side of Precipice Drive, then ACHD will recommend approval of the request waiver. Staff is supportive of the waiver as no homes are proposed on the north side of Precipice Drive and there is a steep grade and canal on the north side of roadway similar to a hillside condition. Parking is prohibited on one side of 27-foot wide street section. Coordinate a signage program with District Development Review staff. For attached sidewalk, the applicant should be required to dedicate right-of-way to extent 2-feet behind back of sidewalk. For detached sidewalk, the applicant may reduce right-of-way to 2- feet behind back of curb and should provide a right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 7. Alleys a. Existing Conditions: There are no alleys existing internal to the site. b. Applicant's Proposal: The applicant is proposing to construct four 20-foot wide alleys within the site. The alleys are proposed to be located as follows (measured centerline to centerline): • One running east/west between Elevated Way and Premier Avenue located 150-feet north of Supreme Drive. 11 Apex Farr/ MPP24-0007 / H-2024-0014 • One running east/west between Elevated Way and Premier Avenue located in alignment with Exalted Avenue. • One running east/west between Elevated Way and Premier Avenue located 110-feet south of Eagles Nest Drive. • One alley running north/south between Exalted Way and Supreme Drive located 150- feet west of Exalted Avenue. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to install "No Parking" signs at all the alley/street intersections. Consistent with District 7210.3.7.3, the applicant should be required to construct the alley approaches onto Elevated Way as curb-return type approaches. 8. Roadway Offsets a. Existing Conditions: There are no roadways internal to the site. b. Applicant's Proposal: The applicant is proposing to construct Apex Way, a collector roadway, to intersect Locust Grove Road, a minor arterial roadway, located 2,208-feet north of Lake Hazel Road (measured centerline to centerline). The applicant is proposing to construct Quartz Creek Street, a collector roadway, in alignment with Quartz Creek Street to the west. The applicant is proposing to construct Elevated Way, a collector roadway, to intersect Quartz Creek Street, a collector roadway, located 280-feet east of Crystal Creek Avenue. The applicant is proposing to construct the following roadways off of Elevated Way, a collector roadway (measured centerline to centerline): • Supreme Drive 206-feet north of Quartz Creek Street • Excelsior Street 300-feet north of Supreme Drive. • Exalted Way 150-feet north of Excelsior Street. • Vault Street 150-feet north of Exalted Avenue. • Eagles Nest Drive 235-feet north of Vault Street. • Precipice Drive 523-feet north of Eagles Nest Drive The applicant is proposing to construct the following roadways off of Apex Way, a collector roadway (measured centerline to centerline): • Cusp Avenue 357-feet west of Locust Grove Road. • Precipice Drive 286-feet west of Cusp Avenue. • Dome Drive 226-feet west of Precipice Drive. • Enlighten Drive 248-feet west of Dome Drive. The applicant is proposing to construct Crescendo Street 620-feet north of Phenomenal Street, Supreme Drive 95-feet from Diadem Drive, Towering Drive 115-feet from Diamond Peak Drive, and any remaining internal local streets a minimum of 125-feet from other local roadways internal to the site and abutting the site. 12 Apex Farr/ MPP24-0007 / H-2024-0014 c. Staff Comments/Recommendations: The applicant's proposal for Apex Way and Quartz Creek Street meets District policy and should be approved, as proposed. The applicant's proposal to construct Elevated Way 280-feet east of Crystal Creek Avenue does not meet District policy. Typically, new collectors intersecting collectors should be offset '/4 mile to allow for adequate signal spacing and alignment. However, the location of the roadway is restricted due to surrounding topography. Therefore, staff recommends the applicant's proposal be approved, as proposed. The applicant's proposal to offset local roadways off of Elevated Way and Apex Way does not meet District policy. Typically, roadways intersecting a collector roadway should be required to offset 330-feet from any other local roadway. However, the topography along the north of the site restricts the spacing of roadways. Therefore, it is infeasible for the applicant to provide the standard offsets for these local roadways off of Elevated Way and Apex Way and the applicant's proposal should be approved, as proposed. The applicant's proposal to offset Supreme Drive 95-feet from Diadem Drive and Towering Drive 115-feet from Diamond Peak Drive does not meet District Local Offset Policy which requires local roadways to be offset 125-feet from one another. The offsets proposed create a safety concern. The applicant should be required to offset Supreme Drive 125-feet from Diadem Drive and Towering Drive 125-feet from Diamond Peak Drive. The applicant's proposal to offset Precipice Drive and the remaining internal local streets a minimum of 125-feet from other local roadways meets District policy and should be approved, as proposed. 9. Stub Streets a. Existing Conditions: There are four existing roadways which stub to the site located as follows (measured centerline to centerline): • Quartz Creek Street- a 36-foot wide collector roadway located 203-feet north of Jarvis Street. • Crescendo Street- a 54-foot wide collector roadway located 627-feet north of Phenomenal Street. • Tranton Drive- a 33-foot wide local roadway located 181-feet north of Cusick Street. • Liberator Court- a 33-foot wide local roadway located 276-feet north of Caldera Street. b. Applicant Proposal: The applicant is proposing to extend Quartz Creek Street into the site as a 36-foot wide collector roadway to tie into the existing roadway and stub to the east. The applicant is proposing to extend Crescendo Street into the site as 54-foot wide collector roadway to tie into the existing roadway. The applicant is proposing to extend Apex Way into the site as a 36-foot wide collector roadway to tie into the existing roadway. The applicant is proposing to construct Tranton Drive and Heyday Way as 33-foot wide local roadways to tie into the existing roadways. The applicant is not proposing to extend Liberator Court into the site. The applicant is proposing to stub Elevated Way, a 36-foot wide collector roadway, to the site's north property line 720-feet west of Margaret Avenue (measured centerline to centerline). c. Staff Comments/Recommendations: The applicant's proposal to extend Quartz Creek Street, Crescendo Street, Apex Way, Tranton Drive, and Heyday Way into the site meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the 13 Apex Farr/ MPP24-0007 / H-2024-0014 terminus of Quartz Creek Street stating "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." The applicant's proposal not to extend Liberator Court into the site does not meet District policy. However, topography, constructability issues, and the Williams Pipeline restrict the applicant's ability to extend the roadway into the site. Additionally, a cul-de-sac has been constructed shortly before the stub of Liberator Court allowing for increased safety for the roadway. Therefore, staff recommends the applicant's proposal be approved, as proposed. The applicant's proposal to stub Elevated Way to the north meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of the roadway stating "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 10. Driveways 10.1 Locust Grove Road a. Existing Conditions: There is an existing 25-foot wide driveway/private lane (Pratt Lane) onto Locust Grove Road located 578-feet south of Mary Lane and a 24-foot wide driveway onto Locust Grove Road located 823-feet north of Phenomenal Street (measured centerline to centerline). b. Applicant's Proposal: The applicant is proposing to close the existing driveways with curb, gutter, an 8-foot wide planter strip, and a 10-foot wide multi-use pathway abutting the site on Locust Grove Road. c. Staff Comments/Recommendations: The applicant's proposal exceeds District policy and should be approved, as proposed. 10.2 Crescendo Street a. Existing Conditions: There are no existing driveways on Crescendo Street abutting the site. b. Applicant's Proposal: The applicant is proposing to construct a 25-foot wide curb-return type driveway on Crescendo Street located 309-feet east of Aspiration Avenue (measured centerline to centerline). c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 10.3 Elevated Way a. Existing Conditions: There are no collector roadways internal to the site. b. Applicant's Proposal: The applicant is proposing to construct a 22-foot wide curb-cut type shared driveway onto Elevated Way located 44-feet north of the Vault Street/Elevated Way intersection. c. Staff Comments/Recommendations: The applicant's proposal does not meet District Access policy which requires access be designated to roadways of lesser classification. However, the proposed shared driveway prevents the construction of additional driveways on Elevated Way. Therefore, staff recommends approval of the applicant's proposal. The driveway should be restricted to a maximum width of 24-feet and be constructed as a paved curb-return type driveway. 11. Private Roads/Alleys a. Applicant Proposal: The applicant is proposing to construct two curved t-type private roads/alleys within the site. The private roads/alleys are proposed located as follows (measured centerline to centerline): • A 25-foot wide driveway 115-feet east of Aspiration Avenue. 14 Apex Farr/ MPP24-0007 / H-2024-0014 • A 20-foot wide driveway 113-feet north of Phenomenal Street. • A 20-foot wide driveway in alignment with Dome Drive. • A 20-foot wide driveway in alignment with Cusp Avenue. • A 20-foot wide driveway 150-feet west of Transcend Avenue. The private roads/alleys are proposed to provide sole access to 19 residential lots. b. Staff Comments/Recommendations: If the City of Meridian approves the private roads/alleys, the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road/alleys. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 12. Traffic Calming a. Applicant's Proposal: The applicant is proposing to construct 10 bulb-outs throughout the site. Located approximately as follows: • At the Quartz Creek Street/Elevated Way intersection. • At the Exalted Avenue/Elevated Way intersection. • On the southern approach of the Diamond Peak Place/Vertex Drive intersection. • Two mid-block bulb-outs on Vertex Drive • At the Towering Drive/Heyday Way intersection. • At the Prickle Drive/Heyday Way intersection. • Two mid-block bulb-outs on Precipice Drive. • At the Jagged Peak Court/Vertex Drive intersection The applicant is proposing to construct the following roadways to extend to a length greater than 750-feet: • Supreme Drive • Diamond Peak Place 15 Apex Farr/ MPP24-0007 / H-2024-0014 b. Staff Comments/Recommendations: The applicant's proposal to construct bulb-outs at the locations identified above should be approved, as proposed. The bulb-outs should be designed and constructed to provide a minimum of 24-feet of pavement between the bulb-outs at the intersections and provide written fire department approval for use of the bulb-outs. The applicant should be required to redesign Supreme Drive and Diamond Peak Place to be less than 750-feet in length or provide traffic calming including the use of passive design elements approved by ACHD Traffic Services. Stop signs, 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 and ACHD's signature on the first final plat. 13. Bridge for Canal Crossings The District will require that the applicant have ACHD approved plans for the crossing of the Farr Lateral, McBirney Lateral, and Watkins Drain prior to the pre-construction meeting and final plat approval. Note: Timing of project plan submittals should take into account review times, lead time for precast members and potential roadway closures. To ensure construction prior to irrigation season, approval of the project plans must be attained by January 151h. The District retains the right to modify road closure approvals on any project based on the needs of the District. Construction of projects approved after January 15'h may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted before the end of the current irrigation season to ensure the best time frame for construction is attained. Submittals will need to include the street section extending over the bridge to ensure the requirements of the roadway are met. 14. Other Access Locust Grove Road is classified as a minor arterial roadway; Crescendo Street, Apex Way, Elevated Way, and Quartz Creek Street are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. 16 Apex Farr/ MPP24-0007 / H-2024-0014 C. Policy 1. Federal Accessibility Design Guidelines and Standards District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way(PROWAG), 36 CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional information). 2. Minor Improvements Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 3. Livable Street Performance Measures District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation network that serves all ages and abilities. Bike and pedestrian facilities built through development should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a minimum of 5-feet. 4. Locust Grove Road 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. Improvements shall include transitional segments in accordance with the current version of PROWAG. 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, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. 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. 17 Apex Farr/ MPP24-0007 / H-2024-0014 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 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 Locust Grove Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 37-foot street section within 78-feet of right-of-way. 18 Apex Farr/ MPP24-0007 / H-2024-0014 5. Crescendo Street 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. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. 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. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. 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. 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 19 Apex Farr/ MPP24-0007 / H-2024-0014 typology of Commercial Collector. The new collector roadway should align with Crescendo Street on the west side of the site and continue through the property to intersect Locust Grove Road abutting the site to the east. The Commercial Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 54-foot street section within 50-70 feet of right-of-way. 6. Quartz Creek Street 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. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. 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. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. 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. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. 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 top 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. 20 Apex Farr/ MPP24-0007 / H-2024-0014 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. This segment of Quartz Creek Street is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 50-70 feet of right-of-way. 7. Apex Way 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. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. 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. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. 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 21 Apex Farr/ MPP24-0007 / H-2024-0014 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 Apex Way stubbing to the site's south property line and continue through the property to Locust Grove Road. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2- lane roadway with bike lanes, and on street parking, a 36-foot street section within 50-70 feet of right-of-way. 8. Elevated Way 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. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. 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 22 Apex Farr/ MPP24-0007 / H-2024-0014 required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. 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 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 23 Apex Farr/ MPP24-0007 / H-2024-0014 required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should offset 275-feet from Crystal Creek Avenue on the south side of Quartz Creek Street and continue through the property stubbing to the north. 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 50-70 feet of right-of-way. 9. Internal Local Roadways Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8- feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. 24 Apex Farr/ MPP24-0007 / H-2024-0014 A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • 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. 10. Internal 27-Foot Local Streets/Precipice Drive Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District Policy 7207.5.2 states that the width of a reduced urban local street shall be 27-feet (back-of-curb to back- of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 41-feet of right-of-way. Unless approved in writing by the land use agency, this street section is not allowed by the City of Kuna and City of Star. In some cases, this street width may not accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional roadway width is necessary to extend the utilities. Although some parking is allowed by the following subsections, the District will further restrict parking on a reduced width street if curves or other physical features cause problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. One of the following three sets of design conditions shall apply. Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. 25 Apex Farr/ MPP24-0007 / H-2024-0014 • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install NO PARKING signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no possibility that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. Design Condition #2: Parking is allowed on both sides of a reduced width street when the street layout has the qualities of a road grid system. This provides fire trucks and other emergency vehicles alternate routes of access since the ability to pass another vehicle may be compromised by placement of parked vehicles on both sides of the street. The following criteria shall be met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The block length of the street shall not exceed 500-feet, measured between centerlines. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. • A minimum of two street connections shall be provided to each end of the street with the reduced width. The two connecting streets shall each connect to the larger street system to provide the intended alternate routes of access. A street system that has one street connection to the larger street network on one end and a loop/circle street on the other end with no outlet shall not be approved. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. Design Condition #3: Parking is allowed on both sides of a reduced width residential street with passing pockets that are created when two driveways are constructed near the same property line, where a 50-foot segment will not have on—street parking on the side of the street with the driveways. This provides fire trucks and other vehicles areas to move to the side of the street to allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on both sides of a reduced width street when the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • Driveway locations are predetermined with curb cuts for the driveways to be installed when the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be paired with an adjacent lot. If there are an odd number of lots, one lot at either end of the street will not be paired. Each pair of lots shall locate its driveway 5-feet from the shared lot line of the pair. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • The lots cannot abut an alley. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local streets, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in 26 Apex Farr/ MPP24-0007 / H-2024-0014 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. 11. Alleys 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. 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 27 Apex Farr/ MPP24-0007 / H-2024-0014 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. Alley/Collector Street Intersections Policy: District Policy 7210.3.7.3 states that alleys may intersect collector roadways. Alleys intersecting collector roadways shall generally be designed with a curb return type approach with a minimum back of curb radius of 28-feet. Typically, alleys will only intersect classified collector roadways within a downtown gridded street system setting. Alleys shall generally intersect the residential collector or collector streets in the middle of the block equally offsetting the intersecting streets. If the alley/collector intersection does not occur within a gridded street system, then alley/collector intersection shall offset any other intersection by the standard driveway offset requirements as outlined in Section 7206.4. 12. Roadway Offsets 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 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is '/4 mile to allow for adequate signal spacing and alignment. 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). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). 13. Stub Streets Stub Street Policy: District policy 7206.2.4.3 (collector)/ 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.4 (collector)/ 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 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 end 28 Apex Farr/ MPP24-0007 / H-2024-0014 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. 14. Driveways 14.1 Locust Grove Road Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660- feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on minor arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 425-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. 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. 14.2 Crescendo Street & Elevated Way 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 29 Apex Farr/ MPP24-0007 / H-2024-0014 lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (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. 14.3 Internal Local Roadways 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. 15. Private Roads Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and 30 Apex Farr/ MPP24-0007 / H-2024-0014 • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. 16. Traffic Calming 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. 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. 17. 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. 18. 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. 19. 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. 20. 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 31 Apex Farr/ MPP24-0007 / H-2024-0014 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. D. 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), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD requirements . The applicant's engineer should provide documentation of 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. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 32 Apex Farr/ MPP24-0007 / H-2024-0014 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. 33 Apex Farr/ MPP24-0007 / H-2024-0014 Request for Appeal of Staff Decision To request an appeal of a staff level decision, see District policy 7101.6.7 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 Request for Reconsideration of Commission Action To request reconsideration of a Commission Action, see District policy 1006.11 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 34 Apex Farr/ MPP24-0007 / H-2024-0014