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HomeMy WebLinkAboutACHD Comments d~ -'4 a $~~''~` Ada County Highway District Dave Bivens, 1st Vice President Garden City ID 83714-6499 Judy Peavey-Derr, 2nd Vice President Phone (208) 387-6100 Susan S. Eastlake, Commissioner FAX (208) 387-6391 Sherry R. Huber, Commissioner E-mail: tellusrD(~4CHD.ada.id.us November 19, 2002 To: i=arwest LLC. RECENED 4487 North Dresden, Suite 102 NOV 2 6 2002 Garden City, Idaho 83714 City of Meridian City Clerk Office Subject: Havasau Creek Subdivision 328-lot subdivision South side of McMillan Road west of Meridian Road On November 6, 2002, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact staff at 208-387-6177. Sincerer, Andrea N. Tuning ~/ (J Principal Development Analyst Right-of--way & Development Services Planning Division CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities Briggs Engineering, Inc 1800 West Overland Road Boise, Idaho 83705 Becky Bowcutt 1100 East Valli Hi Lane Eagle, Idaho 83616 ..e~'' 3`#~~ Ada County Highway District Planning Review Division This application requires Commission action due to the fact that it is located within the North Meridian Planning Area. This item is scheduled to be on the consent agenda for the November 6, 2002 meeting which is scheduled to take place at 6:30 pm. Tech Review for this item was held with the applicant on October 18, 2002. Please refer to fhe attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuning@achd.ada.id.us File Numbers: Havasu Creek Subdivision / MPP02-019 / MCUP02-028 / MAZ02-022 Site address: South of McMillan Road and West of Locust Grove Road Owner/Applicant: Maclocust, LLC 4487 North Dresden Place Garden City, Idaho 83714 Renata Ham 555 East McMillan Road Meridian, Idaho 83642 Representative: Becky Bowcutt 1100 East Valli Hi Lane Eagle, Idaho 83616 Briggs Engineering, Inc. 1800 West Overland Road Boise, Idaho 83705 Application Information The applicant is requesting annexation, rezone, conditional use and preliminary plat approval fora 327-lot residential subdivision and 1 school site on 119.83-acres. The site is located just south of McMillan Road and west of Locust Grove Road (within the North Meridian Planning Area). Acreage: 119.83 Current Zoning: RUT Proposed Zoning: R-4 Proposed buildable lots: 328-lots Proposed common lots: Vicinity Map ..., ''~: ~k:` i 327- single-family residential lots 1-school site 27-lots A. Findings of Fact Trip Generation: This development is estimated to generate 3,812 additional vehicle trips per day (0 existing) based on the submitted traffic study. 2. Impact Fees: The impact fee rate from the fee tables for these uses are: The impact fee for a residence below 1,500-square feet is $1,055.00 per unit. The impact fee for a residence above 1,500-square feet is $1,294.00 per unit. These rates are based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact study was completed by Washington Group International and the following is a summary of the findings: • The proposed development is projected to generate an average daily traffic (ADT) of 3,812 vehicles per day (vpd), of which 252 vpd are trips to the elementary school. These school trips do not leave the proposed subdivision and thus do not enter the public roadway system. The project generates 501 vehicles per hour (vph) in the peak hour, of which 67 vph are trips from the elementary school to the proposed subdivision. The intersection of Locust Grove Road and Ustick Road is asignal-controlled intersection. The overall intersection is currently operating at a LOS C with a delay of 22 seconds. In the design year 2012, the intersection will operate at LOS D with an average delay of 42 seconds without the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is projected to operate at a LOS D with a delay of 42 seconds. The Havasu Creek traffic does not negatively impact the intersection. • The intersection of Locust Grove Road and McMillan Road is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 13 seconds. In the design year 2012, the intersection will operate at LOS F with an average delay of 115 seconds without the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is projected to operate at a LOS F with a delay of 167 seconds. • The intersection of Meridian Road and McMillan Road is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 11 seconds. In the design year 2012, the intersection will operate at LOS F with an average delay of 79 seconds without the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is projected to operate at a LOS F with a delay of 120 seconds. The intersection of Meridian Road and Ustick Road is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 14 seconds. In the design year 2012, the intersection will operate at LOS F with an average delay of 500 seconds without the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is projected to operate at a LOS F with a delay of 531 seconds. The North and East access intersections on McMillan Road and Locust Grove Road will operate at acceptable conditions at Havasu Creek build out. Heritage Commons is a proposed 2 subdivision adjacent to the project site on the south. Access to Locust Grove Road from the project site is available through the Heritage Commons subdivision. Some trips will use this access. The Heritage Commons access on Locust Grove Road will operate at acceptable conditions at Havasu Creek build-out. Other Vicinity Developments: Traffic from Bayless, Heritage Commons, and Bridgetower subdivisions are included in the background traffic. Intersection Analysis: Roadway Capacity: McMillan Road, Locust Grove Road, Ustick Road, and Meridian Road have adequate existing capacity to handle the Havasu Creek traffic in the design year at an acceptable LOS. However, all of the proceeding roads will not have adequate capacity to handle the build out of the 12-square mile North Meridian Planning Area at 2020. 3 Existing and Future Traffic Projections on Vicinity Roadways: Ustick Road EI Meridian 6 500 7900 8600 14,000 2-Lane Minor Arterial Ustick Road El Locust 7600 9300 9500 14,000 2-Lane Minor Grove Arterial McMillan W/ Meridian 2500 3000 3500 14,000 2-Lane Minor Road Arterial McMillan E/ Meridian 3_,600 4400 5_,600 14,000 2-Lane Minor Road Arterial McMillan E/ Locust 5J100 6 300 7000 14,000 2-Lane Minor Road Grove Arterial Meridian N/ McMillan 3200 3_,900 4000 14,000 2-Lane Minor Road Arterial Meridian S/ McMillan 4200 5000 5,900 14,000 2-Lane Minor Road Arterial Meridian Road S/ Ustick 5,800 7100 7800 14,000 2-Lane Minor Arterial Locust Grove N/ McMillan 3600 4__,500 4600 14,000 2-Lane Minor Rd. Arterial Locust Grove S! McMillan 4700 5_,800 B 600 14,000 2-Lane Minor Rd. Arterial Locust Grove SI Ustick 7800 9400 10,100 14,000 2-Lane Minor Rd. Arterial Site Access and Circulation: McMillan Rd. requires left-turn and right turn deceleration lanes for traffic turning into the site at the north approach. Traffic projections on the north approach that extends into the site exceed 1,000 vpd. This road should be designed based on Collector Standards. Locust Grove Rd. requires left-turn and right-turn deceleration lanes for traffic turning into the site at the east approach. Traffic projections on the east approach exceed 1,000 vpd, but traffic quickly dissipates after entering the approach and falls below 1,000 vpd before reaching residences fronting local streets. Locust Grove Rd. requires left-turn and right-turn deceleration lanes for traffic turning into the site at the Heritage approach. Traffic projections on the Heritage Approach exceed 1,000 vpd. The Heritage Commons Traffic Impact Study recommends that this approach be designed based on Collector Standards. The following are the principal recommendations of the study: 1. The site's North access intersection will be a 2-way stop-controlled intersection. The left-turn movement from site access is projected to operate at a LOS C with a delay of 17 seconds at the build out year. A left-turn bay on McMillan Road is warranted with this development. Aright-turn bay on McMillan Road for entrance to the development is warranted. 2. The site's East access intersection will be a 2-way stop-controlled intersection. The left-turn movement from site access is projected to operate at a LOS B with a delay of 14 seconds at the build out year. A left-tum bay on Locust Grove Road is warranted with this development. Aright-turn bay on Locust Grove Road for entrance to the development is warranted. 4 3. The Heritage Commons access intersection will be utilized by some of the trips from the project site and will be a 2-way stop-controlled intersection. The left-turn movement is projected to operate at a LOS B with a delay of 14 seconds at the build-out year. A left-turn bay on Locust Grove Road is warranted. Aright-turn bay on Locust Grove Road for entrance to the development is warranted. 4. The intersection of McMillan/Locust Grove, McMillan/Meridian, and Ustick/Meridianoll require widening on all four approaches to improve operations. The recommendations of the North Meridian Area Traffic Study should be consulted in order to provide adequate capacity at these intersections for the future build-out of the North Meridian Planning Area. 5. The intersection of McMillan/Locust Grove, McMillan/Meridian, and Ustick/Meridian all comply with the peak hour signal warrant. A detailed analysis will be needed when the projected traffic volumes are reached before installing a signal at these locations. 6. All of the internal streets with front-on housing have daily traffic projections lower than 1,000 vpd. The preliminary site layout meets ACHD's access requirements. In addition to the submitted traffic impact study for this site, staff has included the executive summary of Washington Group International's regional (North Meridian) traffic impact study. EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. 5 • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right tum lanes may be required. • Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right tum lanes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of--way dedicated with these improvements is overwhelming, and that ACRD may not have the funds to purchase such a large amount of right-of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACRD will pay out-of-pocket to acquire the right-of-way. 4. Description of Adjacent Surrounding Area: a. North: Crestwood Estates Subdivision (4.5-acre+ parcels) b. South: Heritage Commons Subdivision (approved April 17, 2002) c. East: 60-acre parcel d. West: 60-acre parcel and 15-acre parcel 5. Impacted Roadways McMillan Road Frontage: Functional Street Classification: Traffic count: Current Level of Service: Speed limit: Locust Grove Road Frontage: Functional Street Classification: Traffic count: Current Level of Service: Speed limit: 987-feet Minor arterial West of Locust Grove Road was 3,598 on 6-20-01 East of Locust Grove Road was 5,135 on 6-20-01 Better than C 35 MPH 495-feet Minor arterial South of McMillan Road was 4,719 on 6/28/01 North of Ustick Road was 5,709 on 6/20/01 Better than C 35 MPH 6. Roadway Improvements Adjacent To and Near the Site McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. Locust Grove Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. 6 Existing Right•of-Way McMillan Road currently has 50-feet of right-of-way abutting the site (25-feet from centerline). Locust Grove Road has 60-feet of right- of-way abutting the site (30-feet from centerline). 8. Site History The District has not previously reviewed this site. 9. Five Year Work Program There are no projects within the area that are scheduled in the District's Five Year Work Program. 10. Other Development in Area Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. • On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). • On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 mufti-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). • On September 11, 2002, the Commission approved a preliminary plat application fora 49-lot residential subdivision on 7.30-acres (Tully Cove Subdivision). • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4- acres {Cobblefield Crossing Subdivisionl. 7 Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACRD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Havasu Creek Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. B. Findings for Consideration Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5- foot concrete detached sidewalks and bike lanes within 70-feet of right-of--way would be adequate to accommodate the projected traffic volumes on McMillan Road and Locust Grove Road. Due to the fact that the North Meridian Traffic Plan recommended a 70-foot right-of-way on Locust Grove Road and the Commission has supported the recommendations in the past, staff is recommending that the applicant dedicate 70-feet of right-of-way (35-feet from centerline) as opposed to 96-feet of right-of- way (48-feet from centerline). 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial roadways. The applicant should construct 5-foot concrete sidewalk abutting the site on McMillan Road and North Locust Grove Road. The sidewalk should be located 2-feet within the new right-of-way. If the sidewalk should meander outside of the right-of-way, the applicant should provide the District with an easement. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). 8 District policy 7204.11.8, requires local roadways to align or offset a minimum of 150-feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). District policy 7204.11.6 states that the optimum spacing for collector intersections along arterial roadways is 1,700-feet to allow adequate signal spacing. The minimum spacing that is acceptable for collector intersections along arterials is 1,300-feet. The applicant is proposing to construct a main entrance, North Havasu Canyon Way, to intersect with McMillan Road approximately 820-feet east of the west property line. This roadway location meets District policy and should be approved with this application. The applicant is proposing to construct a main entrance, North Havasu Falls Drive, to intersect with Locust Grove Road approximately 400-feet south of the north property line. This roadway location meets District policy and should be approved with this application. All of the internal roadways meet District policy in regard to minimum offsets and should be approved with this application. 4. Driveways District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 25 to align or offset a minimum of 105-feet from any existing or proposed driveway. District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 30 to align or offset a minimum of 125-feet from any existing or proposed driveway. District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, 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 with 15-foot radii abutting the existing roadway edge. The applicant is proposing to construct three driveways on North Havasu Canyon Way to access the school site. The first driveway is proposed to be 30-feet in width and is proposed to intersect North Havasu Canyon Way in alignment with Lava Falls Street. This driveway meets District policy and should be approved with this application. The second driveway is proposed to be 30-feet in width and is proposed to intersect North Havasu Canyon Way in alignment with Casa Grande Street. This driveway meets District policy and should be approved with this application. 9 The third driveway is proposed to be 30-feet in width and is proposed to intersect North Havasu Canyon Way in alignment with Kaibab Trail Drive. This driveway meets District policy and should be approved with this application. 5. Roadway Street Sections District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. District policy 72-F1A allows residential collector roadways with 29-foot street sections with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way with parking prohibited on both sides of the roadway. District policy 7204.4.7 states that sidewalks on local residential roadways shall be a minimum of 5- feet wide when placed next to the back-of--curb. Sidewalks 4-feet wide (minimum) may be allowed when separated from the curb by a planting strip at least 5-feet in width. Some local jurisdictions may require wider sidewalks. The applicant is proposing to construct the internal residential roadways as 33-foot street sections with curb, gutter and 4-foot detached concrete sidewalk with parking on both sides within 50-feet of right-of--way. The applicant should submit a letter from the appropriate fire district approving the alternative street section. If the appropriate fire district reviews and approves the alternative street section, the applicant should construct the internal roadways as 33-foot street sections with curb, gutter, 4-foot concrete sidewalk and parking on both sides within 50-feet of right-of-way. The applicant is proposing to construct North Havasu Canyon Way from McMillan Road to Casa Grande Street and East Havasu Falls Drive from Locust Grove to Hulapai Avenue residential collectors. The applicant has proposed to construct these roadways as 29-foot street sections with curb, gutter and 4-foot detached concrete sidewalk. This street section meets District policy and should be approved with this application. 6. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend two existing stub streets and construct eleven new stub streets to the surrounding properties. The applicant is proposing to extend North Hermit Avenue at the south property line approximately 410-feet east of the west properly line. This stub street location was originally approved with the Heritage Commons Subdivision. Staff is supportive of the extension of this roadway. The applicant is proposing to extend North Havasupai Avenue at the south property line approximately 120-feet east of the west property line. This stub street location was originally 10 approved with the Heritage Commons Subdivision. Staff is supportive of the extension of this roadway. The applicant is proposing to construct a stub street, North Shangri-La Street, to extend to the south property line approximately 635-feet east of the west property line. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Casa Grande Street, to extend to the west property line approximately 440-feet north of the south property line. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Havasu Falls Drive, to extend to the west property line approximately 730-feet north of the south property line. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Nankoweap Street, to extend to the west property line approximately 180-feet south of McMillan Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, North Mooney Falls Way, to extend to the north property line approximately1,550-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary tumaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Red-Rock Way, to extend to the north property line approximately 720-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Bright Angel Avenue, to extend to the north property line approximately 230-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Bright Angel Avenue, to extend to the south property line approximately 230-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11 The applicant is proposing to construct a stub street, Red-Rock Way, to extend to the south property line approximately 720-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, North Crystal Avenue, to extend to the south property line approximately 1,250-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Kaibab Trail Drive, to extend to the east property line approximately 820-feet north of the south property line. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 7. Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Planning and Development staff. The applicant is proposing to construct one knuckle with an island within it. The knuckle is proposed to be located in the southeast corner of Mooney Falls Way and Switchback Drive. The island within the knuckle should be a minimum of 4-feet wide with a minimum area of 100-square feet and maintain a minimum of a 29-foot street section around the traffic island designed to safely channel traffic. 8. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct one cul-de-sac turnaround without an island, Redwall Court. The applicant should construct the turnaround to provide a minimum turning radius of 45-feet. 9. Islands/Medians District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 10. Turn Lanes According to the submitted traffic impact study, McMillan Road requires alert-turn and a right turn deceleration lane at the McMillan Road and North Havasu Canyon Way intersection. According to the submitted traffic impact study, Locust Grove Road requires cleft-turn lane and a right-turn deceleration lane at the Locust Grove Road and North Havasu Falls Drive intersection. 12 The applicant should construct alert-turn and a right tum deceleration lane at the McMillan Road and North Havasu Canyon Way intersection. Coordinate the design of the tum lanes with the District's Traffic Services Staff, 387-6140. The applicant should construct alert-turn lane and aright-turn deceleration lane at the Locust Grove Road and North Havasu Falls Drive intersection. Coordinate the design of the turn lanes with the District's Traffic Services Staff, 387-6140. 11. No Other Access Other than the access points specifically approved with this application, direct lot access to McMillan Road, Locust Grove Road and North Havasu Canyon Way (from McMillan Road to Casa Grande Street) is prohibited. These restrictions should be noted on the final Plat. 12. Special Notification to the City "ACHD has approved the proposed preliminary plat in accordance with the Site Specific Requirements. At the time of the approval, the Commission found that the current roadways are adequate to accommodate the projected traffic from this development. ACRD is concerned that the cumulative effect of the number of trips generated from this development in combination with several other new development applications will result in a substantial increase in future traffic on the existing infrastructure. ACHD anticipates that future development applications in this related area may require system improvements. In addition, ACHD anticipates that there will be significant delay in making any such system improvements because there is a lack of known funding sources." C. Site Specific Conditions of Approval Dedicate 35-feet of right-of-way from the centerline of McMillan Road abutting the parcel by means of a warranty deed. The right-of--way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 2. Dedicate 35-feet of right-of--way from the centerline of Locust Grove Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 3. Construct 5-foot concrete sidewalk abutting McMillan Road and Locust Grove Road located 2-feet within the right-of-way. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. 13 4. Construct North Havasu Canyon Way to intersect with McMillan Road approximately 820-feet east of the west property line, as proposed. 5. Construct North Havasu Falls Drive to intersect with Locust Grove Road approximately 400-feet south of the north property line, as proposed. 6. Submit a letter from the appropriate fire district approving the alternative street section. If the appropriate fire district reviews and approves the alternative street section, the applicant shall construct the internal roadways as 33-foot street sections with curb, gutter, 4-foot concrete sidewalk and parking on both sides within 50-feet of right-of-way, as proposed. 7. Construct North Havasu Canyon Way (from McMillan Road to Casa Grande Street) and East Havasu Falls Drive (from Locust Grove to Hulapai Avenue) residential collectors with 29-foot street sections with curb, gutter and 4-foot detached concrete sidewalk, as proposed. 8. Extend North Hermit Avenue at the south property line approximately 410-feet east of the west property line, as proposed. 9. Extend North Havasupai Avenue at the south property line approximately 120-feet east of the west property line, as proposed. 10. Construct North Shangri-La Street to extend to the south property line approximately 635-feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Construct Casa Grande Street to extend to the west property line approximately 440-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE". 12. Construct Havasu Falls Drive to extend to the west property line approximately 730-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 13. Construct Nankoweap Street to extend to the west property line approximately 180-feet south of McMillan Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 14. Construct North Mooney Falls Way to extend to the north property line approximately1,550-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 15. Construct a stub street, Red-Rock Way, to extend to the north property line approximately 720-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 16. Construct Bright Angel Avenue to extend to the north property line approximately 230-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 14 17. Construct Bright Angel Avenue to extend to the south property line approximately 230-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 18. Construct Red-Rock Way to extend to the south property line approximately 720-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 19. Construct North Crystal Avenue to extend to the south property line approximately 1,250-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 20. Construct Kaibab Trail Drive to extend to the east property line approximately 820-feet north of the south properly line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 21. Construct one knuckle with an island within it located in the southeast corner of Mooney Falls Way and Switchback Drive, as proposed. The island within the knuckle shall be a minimum of 4-feet wide with a minimum area of 100-square feet and maintain a minimum of a 29-foot street section around the traffic island- designed to safely channel traffic. 22. Construct one cul-de-sac turnaround (Redwall Court) without an island, as proposed. Construct the turnaround to provide a minimum turning radius of 45-feet. 23. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 24. Construct alert-turn and a right turn deceleration lane at the McMillan Road and North Havasu Canyon Way intersection. Coordinate the design of the turn lanes with the District's Traffic Services Staff, 387-6140. 25. Construct alert-turn lane and aright-tum deceleration lane at the Lodust Grove Road and North Havasu Falls Drive intersection. Coordinate the design of the turn lanes with the District's Traffic Services Staff, 387-6140. 26. The applicant shall enter into a development agreement with ACHD that outlines right-of-way acquisition, costs, timing and payment; and shall also include an agreement that this development shall be subject to any extraordinary impact fee, LID or other funding source established by the District to improve the surrounding roadways; or shall be subject to the development's proportionate share of surrounding roadway improvements as established by the applicant's traffic impact study. 27. Other than the access points specifically approved with this application, direct lot access to McMillan Road, Locust Grove Road and North Havasu Canyon Way (from McMillan Road to Casa Grande Street) is prohibited. 28. Comply with all Standard Conditions of Approval. 15 D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. 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. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and properly development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. Existing utilities damaged by the applicant shall be repaired by the applicant. at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) 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. 10. 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 the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiveNvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 16 E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 17 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 18 19 Ada County Highway District Planning Review Division This application requires Commission action due to the fact that it is located within the North Meridian Planning Area. This item is scheduled to be on the consent agenda for the November 6, 2002 meeting which is scheduled to take place at 6:30 pm. Tech Review for this item was held with the applicant on October 18, 2002. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuning@achd.ada.id.us File Numbers: Havasu Creek Subdivision / MPP02-0191 MCUP02-0281 MAZ02-022 Site address: South of McMillan Road and West of Locust Grove Road LD Owner/Applicant: Maclocust, LLC n Place 4487 N rth D d RECENED o res e Idaho 83714 Garden Cit y, NOV 2 1 2002 Renata Ham 555 East McMillan Road City of Meridian Meridian, Idaho 83642 City Clerk Office Representative: Becky Bowcutt 1100 East Valli Hi Lane Eagle, Idaho 83618 Briggs Engineering, Inc. 1800 West Overland Road Boise, Idaho 83705 Application Information The applicant is requesting annexation, rezone, conditional use and preliminary plat approval fora 327-lot residential subdivision and 1 school site on 119.83-acres. The site is located just south of McMillan Road and west of Locust Grove Road (within the North Meridian Planning Area). Acreage: 119.83 Current Zoning: RUT Proposed Zoning: R-4 Proposed buildable lots: 328-lots Proposed common lots: Vicinity Map cE .~ 1.... i, ,... 327- single-family residential lots 1-school site 27-lots A. Findings of Fact Trip Generation: This development is estimated to generate 3,812 additional vehicle trips per day (0 existing) based on the submitted traffic study. 2. Impact Fees: The impact fee rate from the fee tables for these uses are: The impact fee for a residence below 1,500-square feet is $1,055.00 per unit. The impact fee for a residence above 1,500-square feet is $1,294.00 per unit. These rates are based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact study was completed by Washington Group International and the following is a summary of the findings: • The proposed development is projected to generate an average daily traffic (ADT) of 3,812 vehicles per day (vpd), of which 252 vpd are trips to the elementary school. These school trips do not leave the proposed subdivision and thus do not enter the public roadway system. The project generates 501 vehicles per hour (vph) in the peak hour, of which 67 vph are trips from the elementary school to the proposed subdivision. The intersection of Locust Grove Road and Ustick Road is asignal-controlled intersection. The overall intersection is currently operating at a LOS C with a delay of 22 seconds. In the design year 2012, the intersection will operate at LOS D with an average delay of 42 seconds without the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is projected to operate at a LOS D with a delay of 42 seconds. The Havasu Creek traffic does not negatively impact the intersection. • The intersection of Locust Grove Road and McMillan Road is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 13 seconds. In the design year 2012, the intersection will operate at LOS F with an average delay of 115 seconds without the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is projected to operate at a LOS F with a delay of 167 seconds. • The intersection of Meridian Road and McMillan Road is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 11 seconds. In the design year 2012, the intersection will operate at LOS F with an average delay of 79 seconds without the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is projected to operate at a LOS F with a delay of 120 seconds. The intersection of Meridian Road and Ustick Road is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 14 seconds. In the design year 2012, the intersection will operate at LOS F with an average delay of 500 seconds without the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is projected to operate at a LOS F with a delay of 531 seconds. • The North and East access intersections on McMillan Road and Locust Grove Road will operate at acceptable conditions at Havasu Creek build out. Heritage Commons is a proposed subdivision adjacent to the project site on the south. Access to Locust Grove Road from the project site is available through the Heritage Commons subdivision. Some trips will use this access. The Heritage Commons access on Locust Grove Road will operate at acceptable conditions at Havasu Creek build-out. Other Vicinity Developments: Traffic from Bayless, Heritage Commons, and Bridgetower subdivisions are included in the background traffic. Intersection Analysis: Roadway Capacity: McMillan Road, Locust Grove Road, Ustick Road, and Meridian Road have adequate existing capacity to handle the Havasu Creek traffic in the design year at an acceptable LOS. However, all of the proceeding roads will not have adequate capacity to handle the build out of the 12-square mile North Meridian Planning Area at 2020. Existing and Future Traffic Projections on Vicinity Roadways: Ustick Road E! Meridian 6 500 7900 8_,600 14,000 2-Lane Minor Arterial Ustick Road E/ Locust 7600 9300 9500 14,000 2-Lane Minor Grove Arterial McMillan W/ Meridian 2 500 3_,000 3500 14,000 2-Lane Minor Road Arterial McMillan E/ Meridian 3 600 4 400 5600 14,000 2-Lane Minor Road Arterial McMillan E/ Locust 5 100 6 300 7,000 14,000 2-Lane Minor Road Grove Arterial Meridian N/ McMillan 3200 3900 4000 14,000 2-Lane Minor Road Arterial Meridian S/ McMillan 4 200 5 000 5900 14,000 2-Lane Minor Road Arterial Meridian Road S/ Ustick 5y00 7100 7800 14,000 2-Lane Minor Arterial Locust Grove N/ McMillan 3 600 4500 4 600 14,000 2-Lane Minor Rd. Arterial Locust Grove S/ McMillan 4 700 5800 6 600 14,000 2-Lane Minor Rd. Arterial Locust Grove S/ Ustick 7800 9400 10,100 14,000 2-Lane Minor Rd. Arterial Site Access and Circulation: McMillan Rd. requires left-turn and right turn deceleration lanes for traffic turning into the site at the north approach. Traffic projections on the north approach that extends into the site exceed 1,000 vpd. This road should be designed based on Collector Standards. Locust Grove Rd. requires left-turn and right-turn deceleration lanes for traffic turning into the site at the east approach. Traffic projections on the east approach exceed 1,000 vpd, but traffic quickly dissipates after entering the approach and falls below 1,000 vpd before reaching residences fronting local streets. Locust Grove Rd. requires left-turn and right-turn deceleration lanes for traffic turning into the site at the Heritage approach. Traffic projections on the Heritage Approach exceed 1,000 vpd. The Heritage Commons Traffic Impact Study recommends that this approach be designed based on Collector Standards. The following are the principal recommendations of the study: 1. The site's North access intersection will be a 2-way stop-controlled intersection. The left-turn movement from site access is projected to operate at a LOS C with a delay of 17 seconds at the build out year. A left-turn bay on McMillan Road is warranted with this development. Aright-turn bay on McMillan Road far entrance to the development is warranted. 2. The site's East access intersection will be a 2-way stop-controlled intersection. The left-turn movement from site access is projected to operate at a LOS B with a delay of 14 seconds at the build out year. A left-turn bay on Locust Grove Road is warranted with this development. Aright-turn bay on Locust Grove Road for entrance to the development is warranted. 4 3. The Heritage Commons access intersection will be utilized by some of the trips from the project site and will be a 2-way stop-controlled intersection. The left-turn movement is projected to operate at a LOS B with a delay of 14 seconds at the build-out year. A left-turn bay on Locust Grove Road is warranted. Aright-turn bay on Locust Grove Road for entrance to the development is warranted. 4. The intersection of McMillan/Locust Grove, McMillan/Meridian, and Ustick/Meridian all require widening on all four approaches to improve operations. The recommendations of the North Meridian Area Traffic Study should be consulted in order to provide adequate capacity at these intersections for the future build-out of the North Meridian Planning Area. 5. The intersection of McMillan/Locust Grove, McMillan/Meridian, and Ustick/Meridian all comply with the peak hour signal warrant. A detailed analysis will be needed when the projected traffic volumes are reached before installing a signal at these locations. 6. All of the internal streets with front-on housing have daily traffic projections lower than 1,000 vpd. The preliminary site layout meets ACHD's access requirements. In addition to the submitted traffic impact study for this site, staff has included the executive summary of Washington Group International's regional (North Meridian) traffic impact study. EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20126 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distrihuted within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. 5 • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. • Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right-of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. 4. Description of Adjacent Surrounding Area: a. North: Crestwood Estates Subdivision (4.5-acre+ parcels) b. South: Heritage Commons Subdivision (approved April 17, 2002) c. East: 60-acre parcel d. West: 60-acre parcel and 15-acre parcel 5. Impacted Roadways McMillan Road Frontage: Functional Street Classification: Traffic count: Current Level of Service: Speed limit: Locust Grove Road Frontage: Functional Street Classification: Traffic count: Current Level of Service: Speed limit: 987-feet Minor arterial West of Locust Grove Road was 3,598 on 6-20-01 East of Locust Grove Road was 5,135 on 6-20-01 Better than C 35 MPH 495-feet Minor arterial South of McMillan Road was 4,719 on 6!28/01 North of Ustick Road was 5,709 on 6/20101 Better than C 35 MPH 6. Roadway Improvements Adjacent To and Near the Site McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. Locust Grove Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. 6 7. Existing Right-of-Way McMillan Road currently has 50-feet of right-of-way abutting the site (25-feet from centerline). Locust Grove Road has 60-feet of right- of-way abutting the site (30-feet from centerline). 8. Site History The District has not previously reviewed this site. 9. Five Year Work Program There are no projects within the area that are scheduled in the District's Five Year Work Program. 10. Other Development in Area Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, .office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. • On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). • On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 ofllce buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminaryplat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivisionl. • On September 1 1, 2002, the Commission approved a preliminary plat application fora 49-lot residential subdivision on 7.30-acres (Tully Cove Subdivisionl. • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4- acres (Cobblefield Crossing Subdivision). 7 Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are `in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Havasu Creek Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. B. Findings for Consideration Right-of•Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5- foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be adequate to accommodate the projected traffic volumes on McMillan Road and Locust Grove Road. Due to the fact that the North Meridian Traffic Plan recoi'nmended a 70-foot right-of-way on Locust Grove Road and the Commission has supported the recommendations in the past, staff is recommending that the applicant dedicate 70-feet of right-of-way (35-feet from centerline) as opposed to 96-feet of right-of- way (48-feet from centerline). 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial roadways. The applicant should construct 5-foot concrete sidewalk abutting the site on McMillan Road and North Locust Grove Road. The sidewalk should be located 2-feet within the new right-of-way. If the sidewalk should meander outside of the right-of-way, the applicant should provide the District with an easement. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). 8 District policy 7204.11.6, requires focal roadways to align or offset a minimum of 150-feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline}. District policy 7204.11.6 states that the optimum spacing for collector intersections along arterial roadways is 1,700-feet to allow adequate signal spacing. The minimum spacing that is acceptable for collector intersections along arterials is 1,300-feet. The applicant is proposing to construct a main entrance, North Havasu Canyon Way, to intersect with McMillan Road approximately 820-feet east of the west property line. This roadway location meets District policy and should be approved with this application. The applicant is proposing to construct a main entrance, North Havasu Falls Drive, to intersect with Locust Grove Road approximately 400-feet south of the north property line. This roadway location meets District policy and should be approved with this application. All of the internal roadways meet District policy in regard to minimum offsets and should be approved with this application. 4. Driveways District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 25 to align or offset a minimum of 105-feet from any existing or proposed driveway. District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 30 to align or offset a minimum of 125-feet from any existing or proposed driveway. District policy 72D7.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, 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 with 15-foot radii abutting the existing roadway edge. The applicant is proposing to construct three driveways on North Havasu Canyon Way to access the school site. The first driveway is proposed to be 30-feet in width and is proposed to intersect North Havasu Canyon Way in alignment with Lava Falls Street. This driveway meets District policy and should be approved with this application. The second driveway is proposed to be 30-feet in width and is proposed to intersect North Havasu Canyon Way in alignment with Casa Grande Street. This driveway meets District policy and should be approved with this application. The third driveway is proposed to be 30-feet in width and is proposed to intersect North Havasu Canyon Way in alignment with Kaibab Trail Drive. This driveway meets District policy and should be approved with this application. 5. Roadway Street Sections District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. District policy 72-F1A allows residential collector roadways with 29-foot street sections with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way with parking prohibited on both sides of the roadway. District policy 7204.4.7 stales that sidewalks on local residential roadways shall be a minimum of 5- feetwide when placed next to the back-of-curb. Sidewalks 4-feet wide (minimum) may be allowed when separated from the curb by a planting strip at least 5-feet in width. Some local jurisdictions may require wider sidewalks. The applicant is proposing to construct the internal residential roadways as 33-foot street sections with curb, gutter and 4-foot detached concrete sidewalk with parking on both sides within 50-feet of right-of-way. The applicant should submit a letter from the appropriate fire district approving the alternative street section. If the appropriate fire district reviews and approves the alternative street section, the applicant should construct the internal roadways as 33-foot street sections with curb, gutter, 4-foot concrete sidewalk and parking on both sides within 50-feet of right-of-way. The applicant is proposing to construct North Havasu Canyon Way from McMillan Road to Casa Grande Street and East Havasu Falls Drive from Locust Grove to Hulapai Avenue residential collectors. The applicant has proposed to construct these roadways as 29-foot street sections with curb, gutter and 4-foot detached concrete sidewalk. This street section meets District policy and should be approved with this application. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend two existing stub streets and construct eleven new stub streets to the surrounding properties. The applicant is proposing to extend North Hermit Avenue at the south property line approximately 410-feet east of the west property line. This stub street location was originally approved with the Heritage Commons Subdivision. Staff is supportive of the extension of this roadway. The applicant is proposing to extend North Havasupai Avenue at the south property line approximately 120-feet east of the west property line. This stub street location was originally 10 approved with the Heritage Commons Subdivision. Staff is supportive of the extension of this roadway. The applicant is proposing to construct a stub street, North Shangri-La Street, to extend to the south property line approximately 635-feet east of the west property line. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE": The applicant is proposing to construct a stub street, Casa Grande Street, to extend to the west property line approximately 440-feet north of the south property line. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Havasu Falls Drive, to extend to the west property line approximately 730-feet north of the south property line. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Nankoweap Street, to extend to the west property line approximately 180-feet south of McMillan Road. Due to the fact that this stub street is .less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, North Mooney Falls Way, to extend to the north property line approximately1,550-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Red-Rock Way, to extend to the north property line approximately 720-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". s The applicant is proposing to construct a stub street, Bright Angel Avenue, to extend to the north property line approximately 230-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Bright Angel Avenue, to extend to the south property line approximately 230-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11 The applicant is proposing to construct a stub street, Red-Rock Way, to extend to the south property line approximately 720-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, North Crystal Avenue, to extend to the south property line approximately 1,250-feet west of Locust Grove Road. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street, Kaibab Trail Drive, to extend to the east property line approximately 820-feet north of the south property line. Due to the fact that this stub street is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Planning and Development staff. The applicant is proposing to construct one knuckle with an island within it. The knuckle is proposed to be located in the southeast corner of Mooney Falls Way and Switchback Drive. The island within the knuckle should be a minimum of 4-feet wide with a minimum area of 100-square feet and maintain a minimum of a 29-foot street section around the traffic island designed to safely channel traffic. 8. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct one cul-de-sac turnaround without an island, Redwall Court. The applicant should construct the turnaround to provide a minimum turning radius of 45-feet. 9. IslandslMedians District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 10. Turn Lanes According to the submitted traffic impact study, McMillan Road requires alert-turn and a right turn deceleration lane at the McMillan Road and North Havasu Canyon Way intersection. According to the submitted traffic impact study, Locust Grove Road requires alert-turn lane and a right-turn deceleration lane at the Locust Grove Road and North Havasu Falls Drive intersection. 12 The applicant should construct alert-turn and a right turn deceleration lane at the McMillan Road and North Havasu Canyon Way intersection. Coordinate the design of the turn lanes with the District's Traffic Services Staff, 387-6140. The applicant should construct alert-turn lane and aright-turn deceleration lane at the Locust Grove Road and North Havasu Falls Drive intersection. Coordinate the design of the turn lanes with the District's Traffic Services Staff, 387-6140. 11. No Other Access Other than the access points specifically approved with this application, direct lot access to McMillan Road, Locust Grove Road and North Havasu Canyon Way (from McMillan Road to Casa Grande Street) is prohibited. These restrictions should be noted on the final Plat. C. Site Specific Conditions of Approval Dedicate 35-feet of right-of-way from the centerline of McMillan Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 2. Dedicate 35-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 3. Construct 5-foot concrete sidewalk abutting McMillan Road and Locust Grove Road located 2-feet within the right-of-way. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. 4. Construct North Havasu Canyon Way to intersect with McMillan Road approximately 820-feet east of the west property line, as proposed. 5. Construct North Havasu Falls Drive to intersect with Locust Grove Road approximately 400-feet south of the north property line, as proposed. 6. Submit a letter from the appropriate fire district approving the alternative street section. If the appropriate fire district reviews and approves the alternative street section, the applicant shall construct the internal roadways as 33-foot street sections with curb, gutter, 4-foot concrete sidewalk and parking on both sides within 50-feet of right-of-way, as proposed. 13 Construct North Havasu Canyon Way (from McMillan Road to Casa Grande Street) and East Havasu Falls Drive (from Locust Grove to Hulapai Avenue) residential collectors with 29-foot street sections with curb, gutter and 4-foot detached concrete sidewalk, as proposed. 8. Extend North Hermit Avenue at the south property line approximately 410-feet east of the west property line, as proposed. 9. Extend North Havasupai Avenue at the south property line approximately 120-feet east of the west property line, as proposed. 10. Construct North Shangri-La Street to extend to the south property line approximately 635-feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Construct Casa Grande Street to extend to the west property line approximately 440-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 12. Construct Havasu Falls Drive to extend to the west property line approximately 730-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 13. Construct Nankoweap Street to extend to the west property line approximately 180-feet south of McMillan Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 14. Construct North Mooney Falls Way to extend to the north property line approximately1,550-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 15. Construct a stub street, Red-Rock Way, to extend to the north property line approximately 720-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 16. Construct Bright Angel Avenue to extend to the north property line approximately 230-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 17. Construct Bright Angel Avenue to extend to the south property line approximately 230-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 18. Construct Red-Rock Way to extend to the south property line approximately 720-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 19. Construct North Crystal Avenue to extend to the south property line approximately 1,250-feet west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 14 20. Construct Kaibab Trail Drive to extend to the east property line approximately 820-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 21. Construct one knuckle with an island within it located in the southeast corner of Mooney Falls Way and Switchback Drive, as proposed. The island within the knuckle shall be a minimum of 4-feet wide with a minimum area of 100-square feet and maintain a minimum of a 29-foot street section around the traffic island designed to safely channel traffic. 22. .Construct one cul-de-sac turnaround (Redwall Court) without an island, as proposed. Construct the turnaround to provide a minimum turning radius of 45-feet. 23. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 24. Construct cleft-turn and a right turn deceleration lane at the McMillan Road and North Havasu Canyon Way intersection. Coordinate the design of the turn lanes with the District's Traffic Services Staff, 387-6140. 25. Construct cleft-turn lane and aright-turn deceleration lane at the Locust Grove Road and North Havasu Falls Drive intersection. Coordinate the design of the turn lanes with the District's Traffic Services Staff, 387-6140. 26. The applicant shall enter into a development agreement with ACHD that outlines right-of-way acquisition, costs, timing and payment; and shall also include an agreement that this development shall be subject to any extraordinary impact fee, LID or other funding source established by the District to improve the surrounding roadways; or shall be subject to the development's proportionate share of surrounding roadway improvements as established by the applicant's traffic impact study. 27. Other than the access points specifically approved with this application, direct lot access to McMillan Road, Locust Grove Road and North Havasu Canyon Way (from McMillan Road to Casa Grande Street) is prohibited. 28. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. 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. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 15 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACRD 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. 10. 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 the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 16 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not fora reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m, on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. 17 c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACRD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 18 19 ti' C n? 1331LL5 Y}NCIMNi H C "/~ I i ~ I I I I I I I I I ~ I I I II I NI 1 li I I I i I I ~ I II I d I 11 I ~ I I II I I I I I I~ I ~ I ~ IL_______~ -i I li I I II ~~-~r I G I 1 i ~-r ~ I r I I 1~ y I 1~ I I II I I Z , I II ; I ~ ' I ~; I i O ; I li I I I r----1 li I I / I 1 I I I I II ~ I I I I I II b I I I I I Lr a~_____1_______+_______i __1____J .__.~ n_~.___i;! ___ i ___ i ___T~ _ i i ___.I ____ ~ ~ ~ i iii 1~ERIT~f 0E ~UBDI y1S10NS ' ~/ III C ~ iii li' I iil III 1~ I ms Imro MNOmN ~ = N Axnls Mllp'l oxomq rl - ~ I _ _ ill II _ lil I _ m m ~ v ~ I,I ~_____ I mz s~Niua; IOY3a w 9 _ ~ e~ i I i - I - ~ ~n - .~ n u. I m51MX M3eD101 Y I I I - ~ iii a~`~ AYM NNNIJ 16rnYN M 1. I Sri- ______________ lil I III I ~I I Iii 1 II IF t J L-___'--___-'-~~' i 1~ I I LI lil lil I.I III lil _ - _ • u~ m n o m P --ti I ~'__-__. I _____________ III ArM Is3an3l'x I III - - - ~ ,yl I r___ u-I C TEL I - Cl "3 II o ~ m m _ .ro i i x. ual erM SrNa x3uwnN -- ~-----------1 I r lil r I.1 M M ° OO I~1 - - o 'Il o e~ ~ i 'A $ iil o 3nxNr irISAID 'M In ° I C I I ~ ___~_________~I am - _ - - - _ ~ t7 ~ j ~_ ~--' m ~ m e o~ r' III C7 ill G m3nMY.Y ndf6 N ~ 2 I ~ i Vl • III O - n o. a ° I I I I m _____ ~________i I eo i ~ ICI N ICI" u ~ • ~ .. i / III AYM %ptl'Ntl M i I I ~ v : u 'mi III - ~ III ~ 'e lil ~_______________~ I r n o ~ ml III m i 3n nernm v m I I I ~ ~ uml i i I , ,~ I _ it r ~ _______________j!II~ 3nHNV 1SmV lmwe9 M II r III u u • u e u' 1'I , r I1, ._ ________ ______________ IIII L_____. z=-=~ - ~Ir-----~ I C I I ~ i '~ ~ i i~' ~ VICINITY MAP PROPOSED HAVASU CREEK SUBDIVISION 0 r A PORTION OF THEN 1/2 OF SECTION J1, TOWNSHIP 4 NORTH, RANGE 1 EAST, B.M. _ MERIDIAN, AOA COUNTY, IDAHO BRIGGS ENGINEERING, INC. BRIGGS ENGINEERS PLAId~J~RS~ ~~ SURVEYpRS W. OVFAVNB P.ORB ' BOISE. IO4N0 WTOS • (20Bp1<~ _~, mm ---- - --- i i I -- -;-- - ~ ~.... ~ I i i I - I i l i i _ ~ - ~--- i _ _ i i tilt ~ ~ ~ , F ~ ~ u . - .~ I' _ ~ 'I -- ~i ~ ~ I I ~ _ -1- i I ~ - ----~ I ~.J ~ ~ ~ • i -t i_. _ I .-~ i -T ~ ~ ~. ~1 I I ~ i i ~ / ~~ ~ I - 300 I 1.000 ~ I I -~ I m ~~I ~„ I '1 -.J i ~ ~. - n T .. H i i ~ 00 i ~ D ~ ~~ Z .^ ~ ~ ~ ~ ~ ,' O ~ ~ ;I I ~ --- ~~ ,,,, iii m ~ ' ~ ~~ ~ ~ I 7 N (D ~• ~ ~ I l i ,~ y ~ ~---- ~ _~ _ ~ I ~ -i i I i ~ ~ .-. C ~' o i i I (7 ~ ~ ~ N. LOCUST GROVE RD. m ~- y ~~- Havasu Creek Subdivision