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Home My WebLink About2024-09-26 ACHD UPDATED Staff Report Development Services Department ,--4�' ACHD connecting you to more Project/File: Gasser Land Development/ MPP21-0009/ H-2024-0010 This is a conditional use permit and a preliminary plat application to allow for the development of a 37-lot mixed-use development consisting of 17 commercial lots (106,000 square feet of retail and 100,000 square feet of office space), 14 multi-family residential lots (390 units within 11 buildings) and 6 common lots on 39-acres. The site is located at the northeast corner of Franklin Road and Ten Mile Road. Lead Agency: City of Meridian Site address: 2954 W. Franklin Road Staff Approval: XXXX, 202X Applicant: Stephanie Hopkins KM Engineering, LLP 5725N Discovery Way Boise, ID 83713 Owner: Trevor Gasser, GFI Meridian Investments II LLC 2954 W. Franklin Road Meridian, ID 83642 Staff Contact: Dawn Battles, Senior Planner Phone: 208-387-6218 E-mail: dbattlesQ-achdidaho.org Report Summary: ACHD Planned Improvements — pg 2 2. Conditions of Area Roadways — pg 2 A. Site Specific Conditions of Approval — pg 3-5 o Vicinity Map — pg 6 o Site Plan — pg 7 B. Traffic Impact Study Findings — pg 8-12 C. Findings— pg 13-23 D. Policies — pg 23-32 E. Attachments— pg 33 F. Standard Conditions of Approval — pg 36 G. Appeal Guidelines— pg 37 1 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Linder Road is scheduled in the IFYWP to be widened to 5-lanes with the construction of enhanced pedestrian and bike facilities on both sides of the roadway from Overland Road to Franklin Road in 2026-2027. The project also includes a new 4-lane 1-84 overpass to be constructed in coordination with the Idaho Transportation Department (ITD). • The intersection of Franklin Road and Linder Road is listed in the CIP to be widened to 7- lanes on the north leg, 7-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and signalized between 2031 and 2035. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Franklin Road between Ten Mile Road and 724-feet Principal Arterial 925 Better than "E" Wa finder Avenue Ten Mile road between Site Access A and 1,486-feet Minor Arterial 1,555 "F" Franklin Road * Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). * Acceptable level of service for a seven-lane principal arterial is "E" (2,720 VPH). * Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Franklin Road east of Ten Mile Road was 14,981 on October 27, 2020. • The average daily traffic count for Ten Mile Road north of Franklin Road was 31,013 on October 27, 2020. 2 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 A. Site Specific Conditions of Approval 1. The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary for the interchange. 2. Enter into a Cooperative Development Agreement with ACHD to complete the off-site portion of Fred Smith Street from the terminus of the roadway to intersect the proposed north/south collector street, Wayfinder Avenue, as a 46-foot wide collector street section with vertical curb, gutter, an 8- foot wide planter strip and 7-foot wide attached concrete sidewalk to tie into the existing improvements east of the site. ACHD will reimburse the applicant for the design and construction of the off-site portion of Fred Smith Street and striping in front of the FedEx building to match the striping to the east. The CDA will include an allocation of costs and outline the reimbursement process. 3. Construct a dedicated westbound right-turn lane on Franklin Road, as proposed, when Site Access C, a driveway, is constructed to intersect Franklin Road located 565-feet east of Ten Mile Road. Coordinate the design of the turn lane with ACHD's Development Review staff. 4. Construct a dedicated northbound right-turn lane, on Ten Mile Road, when Site Access A, a local street is constructed to intersect Ten Mile Road located 1,330-feet north of Franklin Road. Coordinate the design of the turn lane with ACHD's Development Review staff. 5. Repair or replace any damaged or deficient transportation facilities on Franklin Road and Ten Mile Road abutting the site, as determined by ACHD staff, and consistent with the current version of PROWAG. 6. Provide an engineered drawing of Wayfinder Avenue from Fred Smith Street south to the existing public street approach on Franklin Road meeting the requirements of ACHD policy sections 7206.5.10 and 7206.5.11 prior to plan approval and ACHD's signature on the final plat. If ACHD determines the roadway can be constructed, then construct Wayfinder Avenue as '/2 of a 47-foot wide collector street section with vertical curb, gutter and 5-foot detached or 7-foot attached concrete sidewalk on the west side of the roadway plus 12-feet of additional pavement widening beyond the centerline of the road to provide an adequate travel surface with a 3-foot wide gravel shoulder and borrow ditch sized to accommodate the roadway storm runoff on the east side of the roadway. Or, if Wayfinder Avenue cannot be designed to meet ACHD policy, then the applicant shall be required to dedicate right-of-way to accommodate the required improvements. 7. Construct Street A between Ten Mile Road and Street C (see image page 14) as a 36-foot wide street section with 2-travel lanes, on-street bike lanes, vertical curb, gutter, an 8-foot wide landscape strip and 6-foot wide detached concrete sidewalk as proposed. If a multi-use pathway (MUP) is constructed on Street C and Fred Smith Street instead of on-street bike lanes, then a MUP should be constructed on Street A to provide continuity in the bike/pedestrian facilities within the development. 8. Construct Street A east of Street C as a 30-foot wide private street or drive aisle in lieu of the roadway terminating in a cul-de-sac as a public street (see image page 14). Or, if the City requires a public street, then construct Street A east of Street C as a 36-foot wide commercial street section with 2-travel lanes, on-street bike lanes, vertical curb, gutter, an 8-foot wide landscape strip and 6-foot wide detached concrete sidewalk to terminate in a cul-de-sac, as proposed, with a minimum turning radius of 55-feet. 9. Street B's intersection with Ten Mile Road (see image page 14) located 825-feet north of Franklin Road requires approval from City Council. If approved, then construct Street B as a 36-foot wide commercial street section with 2-travel lanes, on-street bike lanes, vertical curb, gutter, an 8-foot 3 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 wide landscape strip and 6-foot wide detached concrete sidewalk, as proposed. Restrict this access to RIRO only with the installation of a median on Ten Mile Road. Or, if City Council denies Site Access B, then construct Street B as a 30-foot wide private road or drive aisle from the intersection with Street C east to the proposed mid-block driveway location. 10. Construct Street C and Fred Smith Street as 36-foot wide local commercial street sections with 2- travel lanes, parking on both sides of the roadway, vertical curb, gutter, and bulb-outs at intersections and pedestrian crossings with an 8-foot wide planter strip and 10-foot wide multi-use pathways (MUPs) on both sides of the roadway. Coordinate the location of the on-street parking with the City of Meridian. 11. Provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as measured from face of curb to face of curb. Provide written fire department approval of use the bulb-outs. OR 12. If on-street bike lanes are desired, then construct Street C and Fred Smith Street as 51-foot wide commercial street sections with 2-travel lanes, on-street parking, on-street bike lanes, vertical curb, gutter, an 8-foot wide landscape strip and 6-foot wide detached concrete sidewalk without the bulb- outs. 13. Additional right-of-way may be required at intersections to accommodate MUP setbacks, see MUP- 06 (attachments page 34). 14. If MUPs are constructed, then a transition from a MUP to a bike lane will be needed at the east end of Fred Smith Street. Transitions of bike lanes to the multi-use pathway shall be provided per the requirements of MUP-02 (attachments page 35). The roadway section shall be reduced to a 41- foot street section removing the required asphalt for the on-street bike lanes. 15. Dedicate right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of detached pedestrian facilities. 16. Construct Street A to intersect Ten Mile Road, located 1,330-feet north of Franklin Road, as proposed. Street A is approved as a temporary full access public street and may be restricted, as traffic conditions warrant, as determined by ACHD. 17. If approved by City Council, construct Street B to intersect Ten Mile Road located 505-feet south Street A. This access is approved as a right-in/right-out only-See Site Specific #9 for more information. 18. Construct Wayfinder Avenue to stub to the site's southeast property line if the requirements are met as listed in Site Specific#6. 19. If Wayfinder Avenue is constructed to stub to the site's east property line, then construct a temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue. The temporary cul-de-sac turnaround shall be paved with a minimum 50-foot turning radius. If the temporary turnaround extends onto a buildable lot, the entire lot shall be encumbered by an easement and identified on the plat as a non-buildable lot until the street is extended. Install a sign at the terminus of the stub street, stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 20. Close the existing driveway onto Franklin Road located 712-feet east of Ten Mile Road with vertical curb, gutter, a 5-foot wide planter strip and 5-foot wide detached concrete sidewalk to tie into the existing improvements on either side, as proposed. 21. Construct a 36-foot wide curb return type driveway onto Franklin Road located 565-feet east of Ten Mile Road, as proposed. This driveway will be restricted to right-in/right-out with the existing median on Franklin Road. 4 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 22. Close the three existing driveways onto Ten Mile Road located 260, 610 and 970-feet north of Franklin Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk to tie into the existing improvements on either side. 23. Construct two 24-foot wide curb return type driveways onto Street A, one on the north side and one on the south side of Street A located 256-feet east of Ten Mile Road. 24. Construct a 25-foot wide curb return type driveway (north side) onto Street C and a 30-foot wide driveway (south side) onto Street C located 630-feet west of the site's east property line. 25. Construct a 25-foot wide curb return type driveway onto Fred Smith Street located 312-feet west of the site's east property line. 26. Other than the access specifically approved with this application, direct lot access is prohibited to Franklin Road and Ten Mile Road and Wayfinder Avenue and should be noted on the final plat. 27. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 28. There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 29. Comply with all Standard Conditions of Approval. 5 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 Vicinity Map Hyy 1.! _ M• r 1 _ Z ',�2� '�Y�BI St. 19 en: - Z'11 r. * .1 �s1� .1:jai'• Ie 77 WOR -. - -W Fred Snlith St� Y • in I[" N � �'V� 1 - - _ z iTI7 \ iv� W'i�nnrline Ln- R L W_w6alYDr---.- -a 6 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 Site Plan WIIDX PACitMLACAD 988'7A�3s"[1183.55' I I ggW IIIOCKI I f 1]2 ACf ISM 3f a� I I � felmzs � IIIOIXf 239 AGt IPY6 g, I � r.• IIfIX1 ��f ^I t 2r u I �UYll1C9TAFETA 0.39 AGt III ter 1fY _ w e I ti 2 BLo[K 1 IIX a dOOR 2 WT8 yt I 36Jo65i IOT1 15$f _ I I aal Act 31336v 3amec.t �. 0.]9 Kf _ & 1 1 9OIXf 3sasr b Sa,fass aTe' p• t71r n7sAcf FF_ 1n Act lee' t7r I I a I L III ,: 30d 2 91�2 ' '-1 - WT3 I 2 _ 7 g0[K1 BIOIXS I �5295F 39.2129 .. . lei' IOT 13 IOT LI pp OL Kf 0.90ALt �oLl(1 B,]18S skmom wl.. 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Traffic Impact Study Kittelson & Associates prepared a traffic impact study (TIS) for the proposed Gasser Land Development Subdivision referred to as Gateway at 10 Mile in the TIS. An executive summary of the findings as presented by Kittelson &Associates can be found under attachments on page 33. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the TIS. Staff comments and recommendations on the submitted traffic impact study can be found below. N J�A iB I Franklin Rd - m Q 01 � c a � �s _- - gq -------_ --- ----- (Z- Study Intersections - x Site Accesses a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District's planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. 8 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 • If the impacted roadway segments and/or intersections are not programmed in either the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the hour prior to after the determined peak hour within the two-hour peak period, (sometime analyzed as hour before or after peak period) and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour, the applicant may suggest feasible alternative mitigation measures beyond improvements from District policy, such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District's future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7205.3.1 states that Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. Arterial Roadways Constrained by the Master Street Map: District Policy 7106.7.2 states that no mitigation is required on roadway segments built to the lane configuration identified in the Master Street Map (MSM) Planned Lanes for Preservation. Roadway segments built to the identified maximum lane configuration in the MSM are not considered for widening. b. TIS Findings: Staff has reviewed the submitted traffic impact study (TIS). The study found the following intersections and roadway segment deficiencies described below, coupled with the percentage site traffic contributions relative to the PM peak hour total traffic, followed with their recommendations for improvements. Intersections: • Ten Mile Road/I-84 Interchange (4%) o Southbound left-turn lane exceeds ITD's acceptable Level of Service planning thresholds in both the AM and PM peak hours under existing, 2025 background and total traffic conditions ■ ITD should conduct a separate study to determine appropriate improvements to the interchange. ITD provided comments regarding this development-See Findings 4 on page 16 • Ten Mile Road/Franklin Road (6%) o Overall intersection in the AM and PM peak hour under 2025 background and total traffic conditions but meets ACHD's Acceptable Level of Service Planning Thresholds in the shoulder hour under 2025 background and total traffic conditions. 9 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 The following lane groups at the intersection are expected to exceed ACHD's acceptable Level of Service Planning Thresholds o Eastbound right-turn lane and southbound through lane in the AM peak hour under 2025 background and total traffic conditions o Westbound left-turn lane in the PM peak hour under 2025 background and total traffic conditions o Westbound through and northbound through lanes in the PM peak hour under 2025 total traffic conditions Mitigate with the addition of an eastbound right-turn overlap phase to the traffic signal under 2025 background Ten Mile Road and Franklin Road are fully improved as 5-lane arterial roadways consistent with the MSM. Staff does not recommend additional improvements to these roadways consistent with District policy 7106.7.2 Arterial Roadways Constrained by the Master Street Map, which states, that no mitigation is required on roadway segments built to the lane configuration identified in the Master Street Map (MSM) Planned Lanes for Preservation. In addition, the traffic impact study notes that the site generated traffic at this intersection will also be less than 10% of the 2025 total traffic conditions. Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold policy, which states, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation; no improvements are required on Ten Mile Road. • Franklin Road/Wayfinder Avenue (12%) o Southbound left-turn lane exceeds ACHD's acceptable Level of Service Planning Thresholds in the PM peak hour under 2025 total traffic conditions The southbound leg of Wayfinder Avenue is not constructed and cannot be constructed as part of this development, as the future roadway runs south between two out parcels that are not included with this development. Both property owners will need to develop in order for the roadway to be extended in the future. Therefore, a southbound left-turn lane on Wayfinder Avenue is not feasible to construct and should not be required as part of this application. Roadway Segments • Ten Mile Road between Site Access A and Franklin Road (6%) o Anticipated to exceed ACHD's acceptable Level of Service Planning Thresholds in the PM peak hour as a 5-lane roadway under existing conditions but meets ACHD's acceptable Level of Service Planning Thresholds in the shoulder hour under existing conditions. o Anticipated to exceed ACHD's acceptable Level of Service Planning Thresholds in the AM and PM peak hour under 2025 background and total traffic conditions and exceeds ACHD's acceptable Level of Service Planning Thresholds in the PM peak shoulder hour under 2025 background and total traffic conditions :1 TIS states no mitigation is proposed as Ten Mile Road is constrained to a 5-lane roadway per the Master Street Map (MSM) and there are no planned improvements in the CIP. Alternative Mitigation proposed are bike and pedestrian connectivity in the area and detached sidewalks along the site frontage and internal roadways. 10 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 Ten Mile Road is fully improved as a 5-lane minor arterial roadway consistent with the MSM. Staff does not recommend additional improvements to this roadway consistent with District policy 7106.7.2 Arterial Roadways Constrained by the Master Street Map, which states, that no mitigation is required on roadway segments built to the lane configuration identified in the Master Street Map (MSM) Planned Lanes for Preservation. In addition, the traffic impact study notes that the site generated traffic at this intersection will also be less than 10% of the 2025 total traffic conditions. Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold policy, which states, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation; no improvements are required on Ten Mile Road. Turn Lanes The TIS notes turn lanes and the extension of existing turn lanes are warranted at the following locations: • Ten Mile Road/Site Access A ■ Maintain the existing southbound left-turn lane as a two-way left-turn lane ■ Northbound right-turn lane • Ten Mile Road/Site Access B ■ Maintain the existing southbound left-turn lane as a two-way left-turn lane ■ Northbound right-turn lane • Franklin Road/Site Access C ■ Westbound right-turn lane • Franklin Road/Wayfinder Avenue ■ Maintain the existing eastbound left-turn lane See the turn lane requirements below under Staff Comments/Recommendations. • Ten Mile Road/Franklin Road (6%) ■ Extend the existing 200-foot eastbound left-turn lane an additional 25-feet under 2025 total traffic ■ Extend the existing 100-foot eastbound right-turn lane an additional 325-feet under 2025 background traffic conditions and an additional 350-feet under 2025 total traffic conditions ■ Extend the existing 300-foot westbound left-turn lane an additional 50-feet under 2025 background traffic conditions and an additional 150-feet under 2025 total traffic conditions ■ Extend the existing 125-foot westbound right-turn lane an additional 200-feet under 2025 background traffic conditions and an additional 275-feet under 2025 total traffic conditions ■ Extend the existing 100-foot northbound right-turn lane an additional 75-feet under 2025 background traffic conditions and an additional 125-feet under 2025 total traffic conditions The site traffic from this development is anticipated to be 6% at the Ten Mile Road/Franklin Road intersection. Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold 11 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 policy, which states, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation; no improvements are required on Ten Mile Road and Franklin Road. c. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Development Review staff. Based on the findings in the TIS, a northbound right-turn lane is required to be constructed on Ten Mile Road with the construction of Street A (Site Access A) and a westbound right-turn lane is required to be constructed on Franklin Road with the construction of the proposed driveway (Site Access C), located 565-feet east of Ten Mile Road. 12 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 C. Findings for Consideration 1. Traffic Impact Study Access Scenario Evaluation The traffic impact study (TIS) provided an analysis with two accesses on Ten Mile Road, a right- in/right-out (RIRO) driveway onto Franklin Road, the extension of Wayfinder Avenue and the signalized connection of the Wayfinder Avenue and Franklin Road intersection. The TIS also provided three additional alternative access scenarios as follows: • Scenario 1-Two accesses on Ten Mile Road, no access on Franklin Road and the Wayfinder Avenue connection to Franklin Road was not included. • Scenario 2-Two accesses on Ten Mile Road and a RIRO driveway onto Franklin Road without the Wayfinder Avenue connection to Franklin Road. • Scenario 3-Two accesses on Ten Mile Road and the Wayfinder Avenue and Franklin Road intersection as a signalized access. The TIS states that Access Scenario 1 is not anticipated to meet ACHD's acceptable Level of Service Planning Thresholds under 2025 total traffic conditions. The proposed accesses shown on the development plan included with the TIS and Access Scenario 2 are anticipated to meet ACHD's acceptable Level of Service Planning Thresholds and the TIS states they are needed to serve the site. Additionally, Access Scenario 3 is anticipated to meet ACHD's acceptable Level of Service Planning Thresholds with the connection of Wayfinder Avenue to Franklin Road. However, Wayfinder Avenue cannot be constructed to intersect Franklin Road as part of this development, as the future roadway runs south between two out parcels that are not included with this development. Without the Wayfinder Avenue/Franklin Road intersection, the TIS states Scenario 3 is not anticipated to meet ACHD's acceptable Level of Service Planning Thresholds. a. Staff comments/Recommendations: See Findings 2 for the site access requirements. 2. Site Access a. Applicant's Proposal: The applicant is proposing to construct three access points (Access Scenario 2), two full access driveways on Ten Mile Road (Site Access A located 1,330-feet north of Franklin Road and Site Access B located 825-feet north of Franklin Road) and a RIRO driveway onto Franklin Road (Site Access C located 565-feet east of Ten Mile Road) for this development. b. Staff Comments/Recommendations: As noted above, the TIS states the applicant's proposal of Access Scenario 2 is anticipated to meet ACHD's acceptable Level of Service Planning Thresholds and that the three driveways are needed to serve the site. However, the TIS did not consider the completion of Fred Smith Street to the site's east property line which will provide this development access to the Benchmark Avenue/Franklin Road signalized intersection located east of the site. Additionally, the TMISAP indicates that all access should be taken from the collector roadway network and there are no public streets planned in the MSM and TMISAP beyond the north-south collector roadway at the site's east property line. Staff is supportive of the construction of a continuous local commercial street extending from Ten Mile Road through the site to the southeast property line (highlighted in red) and the proposed right-in/right-out only driveway onto Franklin Road (highlighted in orange). 13 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 iacx I � 1� r u I i ♦ r PRIVATE I -fit DRIVE AISLES r' o a.. Guar 3 i B h uKs k &11IX1 I lar3 r=m b fl mrY }, tilALx 1 I"'uzY i , axes iSi Kt I I ierc. 'a rotts r om=s i ,sKa ur ,r WAYFINDER AVENUE ¢�i9GACk RI RON LY DRIVEWAY The proposed local street access to Ten Mile Road, Site Access B, located 505-feet south of the proposed local street, Street A, does not meet Local Street Intersection Spacing on Minor Arterials which requires a minimum offset of 660-feet from any other roadways, is not needed to serve the site and this site will have access to the signalized intersection of Benchmark Avenue/Franklin Road via Fred Smith Street. Staff recommends that Street B should be constructed as a private road or drive aisle from Street C east to the proposed mid-block driveway location. Not intersecting Ten Mile Road. Due to staff's recommendation that access B be eliminated, the applicant provided additional analysis and requested to allow this driveway to remain as a right-in/right-out/left-in (RIROLI) and requested a U-turn at the Ten Mile Road/Franklin Road intersection. After reviewing the request ACHD determined that based on the queue lengths in the AM and PM peak hours, this street will be blocked by vehicles making it function as a RIRO only. Due to the extensive queue lengths (approximately 325-feet in the AM and 525-feet in the PM peak hour), if a left-in is allowed, it may substantially increase unsafe turning movements at this location leading to an increase in accidents. Additionally, this site will have two additional full access approaches giving vehicles an opportunity to enter the site at Site Access A on Ten Mile Road and at the signalized Franklin Road/Benchmark Avenue intersection, eliminating the need for a left-in at 14 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 Site Access B. If the City Council approves a local street to intersect Ten Mile Road, then staff recommends this street be restricted to right-in/right-out only with the construction of a median on Ten Mile Road. If City Council denies Site Access B to intersect Ten Mile Road, then the applicant should be required to construct Street B as stated in Finding 9c. on page 19. For U-turns to be allowed at the Franklin Road/Ten Mile Road intersection some widening would need to occur and modifications to the existing signal will need to be made. There is not enough ROW at the intersection to accommodate the necessary widening making this modification infeasible currently. The intersection should be monitored at this intersection as development occurs. See Findings 9c. on page 19 for the requirements regarding Street B, a proposed local street, and the proposed cul-de-sac at the terminus of Street A. 3. Ten Mile Specific Area Plan (TMISAP) The transportation element of the TMISAP is to guide transportation decisions in the Ten Mile Interchange Area. It was developed concurrently with the Land Use and Design Elements and has been designed to preserve the integrity of the arterial road system and the proposed Ten Mile interchange; provide for the use of public transit; enhance pedestrian and bicycle mobility and accessibility; and create transportation infrastructure and promote land use patterns that encourage the sustainable use of resources and reduces demands on natural resources. The TMISAP recommends the construction of a north/south collector roadway (blue oval) abutting a portion of the site's southeast property line extending from Fred Smith Street south between two residential properties to connect to Franklin Road. Additionally, there are three pathways (green lines) designated on the TMISAP within and abutting the site located along Ten Mile Creek (site's southwest corner), an east/west pathway abutting a portion of the site's north property line and along Ten Mile Road (site's west property line). The TMISAP also indicates that all access should be taken from the collector roadway network. The applicant is proposing to construct the portion of the north/south collector roadway abutting the site's east property line. The applicant's proposal is consistent with the TMISAP. 15 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 f } y r z W PATHWAYS SITE FRANKLIN ROAD 4. 1-84 Interchange The traffic impact study states the southbound left-turn lanes exceed ITD's Level of Service Planning thresholds in AM and PM peak hours. The 1-84 Interchange on Ten Mile Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary for the interchange. Staff Comments/Recommendations: On April 1, 2021, ITD issued a comment letter on the traffic impact study prepared for Gasser Land Development Subdivision, see under Attachments on page 33. ITD has requested the developer consider contributing $19,107 to accelerate a future project at the Ten Mile Interchange to increase mobility and safety. The applicant should verify that this condition is still applicable to the current development application. 5. Franklin Road a. Existing Conditions: Franklin Road is improved with 5-travel lanes with 7-lanes at the intersection with Ten Mile Road, bike lanes, vertical curb, gutter, and 7-foot wide attached concrete sidewalk abutting 365-feet of the site and transitions to a 5-foot wide planter strip and 5-foot wide detached concrete sidewalk abutting the remainder of the site. There is 113 to 116- feet of right-of-way for Franklin Road (27 to 42-feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to Franklin Road abutting the site. 16 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 The applicant is proposing to construct a dedicated westbound right-turn lane on Franklin Road at the proposed driveway (Site Access C), located 565-feet east of Ten Mile Road (measured centerline-to-centerline. c. Staff Comments/Recommendations: Franklin Road is fully improved; therefore, no additional dedication of right-of-way or frontage improvements should be required as part of this application. The applicant's proposal to construct a dedicated westbound right-turn lane on Franklin Road at the proposed driveway (Site Access C), located 565-feet east of Ten Mile Road is consistent with the findings and recommendations of the traffic impact study and should be approved, as proposed. The turn lane should be constructed when Site Access C is constructed to intersect Franklin Road. Coordinate the design of the turn lane with ACHD's Development Review staff. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Franklin Road abutting the site, as determined by ACHD staff, and consistent with the current version of PROWAG. 6. Ten Mile Road a. Existing Conditions: Ten Mile Road is improved with 5-travel lanes with 7-lanes at the intersection with Franklin Road, bike lanes, vertical curb, gutter, and 7-foot wide attached concrete sidewalk abutting the site. There is 94 to 113-feet of right-of-way for Ten Mile Road (48 to 56-feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or street improvements to Ten Mile Road abutting the site. The applicant is proposing to construct two dedicated northbound right-turn lanes on Ten Mile Road at the proposed local roadways, Street A located 1,330-feet north of Franklin Road and Street B located 825-feet north of Franklin Road (both roadways measured centerline-to- centerline). c. Staff Comments/Recommendations: Ten Mile Road is fully improved; therefore, no additional dedication of right-of-way or street improvements should be required as part of this application. The applicant's proposal to construct a dedicated northbound right-turn lane on Ten Mile Road at Site Access A, a local street, located 1,330-feet north of Franklin Road is consistent with the findings and recommendations of the traffic impact study and should be approved, as proposed. The turn lane should be constructed when Site Access A is constructed to intersect Ten Mile Road. Coordinate the design of the turn lane with ACHD's Development Review staff. The applicant's proposal to construct a dedicated northbound right-turn lane on Ten Mile Road at Street B, located 825-feet north of Franklin Road should not be required as part of this application, as Street B's intersection with Ten Mile Road, if approved by City Council, should be required to be restricted to RIRO only. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Ten Mile Road abutting the site, as determined by ACHD staff, and consistent with the current version of PROWAG. 7. Fred Smith Street-EastMest Collector Street-Off-Site a. Existing Conditions: There are no collector roadways within the site. There is an east/west collector roadway that was constructed east of the site as part of ACHD's approval of the Fed Ex Shipping Center located 447-feet north of Franklin Road. The right-of-way for Fred Smith Street extends to the site's east property line; however, the street was not constructed to the site's 17 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 east property line, leaving a 50-foot wide gap between the terminus of the roadway and the site's east property line. b. Applicant's Proposal: The applicant is not proposing to extend Fred Smith Street to the site's east property line (shown below). FREE SMITH STREET'" r s fit rc w Fr`"'ki"' k`i MA&EMYER STREET MAN` T_ • w ., COLLECTOR ROADWAYS c. Staff Comments/Recommendations: Consistent with ACHD's Continuation of Streets policy, because the right-of-way for Fred Smith Street extends to this site's property line, and Fred Smith Street is needed to serve this site, as it provides alternative access to the site and access to a signalized intersection at Benchmark Way/Franklin Road, the applicant should be required to enter into a Cooperative Development Agreement (CDA) with ACHD to complete the off-site portion of Fred Smith Street from the terminus of the roadway to the site's east property line with the 1 st phase of the development and prior to occupancy of the first building. The extension of Fred Smith Street should be constructed as a 46-foot wide collector street section with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk to tie into the existing improvements east of the site. ACHD will reimburse the applicant for the design and construction of the off-site portion of Fred Smith Street and striping in front of the FedEx building to match the striping to the east . The CDA will include an allocation of costs and outline the reimbursement process. 8. Wayfinder Avenue-North/South Collector Street a. Existing Conditions: Wayfinder Avenue has not been constructed within or abutting the site. b. Applicant's Proposal: The applicant is proposing to construct Wayfinder Avenue (referred to as Innovation Lane on the site plan) as '/2 of a 35-foot wide street section with vertical curb, gutter, a 13-foot wide landscape strip and 6-foot wide detached concrete sidewalk. c. Staff Comments/Recommendations: Typically, the applicant should be required to construct Wayfinder Avenue, consistent with the MSM and the TMISAP, as '/z of a 47-foot wide collector street section with vertical curb, gutter and 5-foot wide detached or 7-foot wide attached concrete sidewalk on the west side of the roadway plus 12-feet of additional pavement widening beyond the centerline of the road to provide an adequate travel surface with a 3-foot wide gravel shoulder and borrow ditch sized to accommodate the roadway storm runoff on the east side of the roadway. However, Wayfinder Avenue may not be able to be constructed abutting the site and allow for adequate reverse curves in the centerline to align with the existing public street approach constructed on Franklin Road. The approach is centered between two out parcels and both 18 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 property owners will need to develop in order for the roadway to be extended in the future. Therefore, the applicant should be required to provide an engineered drawing of Wayfinder Avenue from Fred Smith Street south to the existing public street approach on Franklin Road meeting the requirements of ACHD policy sections 7206.5.10 and 7206.5.11 prior to plan approval and ACHD's signature on the first final plat. If the roadway cannot be designed to meet ACHD policy, then the applicant should be required to dedicate right-of-way to accommodate the required improvements. 9. Internal Local Commercial Streets a. Existing Conditions: There are no local streets within the site. b. Applicant's Proposal: The applicant is proposing to construct four local commercial streets as follows: Street A and Street B are proposed to be constructed as 36-foot wide street sections with 2- travel lanes, on-street bike lanes, vertical curb, gutter, an 8-foot wide landscape strip and 6-foot wide detached concrete sidewalk. The applicant is proposing to construct a cul-de-sac turnaround at the terminus of Street A. Street C and Fred Smith Street are proposed to be constructed as 51-foot wide street sections with 2-travel lanes, on-street parking, on-street bike lanes, vertical curb, gutter an 8-foot wide landscape strip and 6-foot wide detached concrete sidewalk. The applicant is proposing to construct bulb-outs on Street C and Fred Smith Street at intersections and at proposed crosswalk locations. c. Staff Comments/Recommendations: The applicant's proposal for Street A between Ten Mile Road and Street C exceeds District policy which requires 5-foot wide concrete sidewalks on commercial streets and should be approved as proposed. However, if a MUP is constructed on Street C and Fred Smith Street instead of an on-street bike lanes (see finding below), then a MUP should be constructed on Street A to provide continuity in the bike/pedestrian facilities within the development. Staff recommends that the applicant construct Street A east of street C as a private street or drive aisle in lieu of the roadway terminating in a cul-de-sac as a public street (see image page 14). However, if the City requires a public street due to the public transit station that is proposed to be constructed along this segment of roadway, then the applicant should be required to construct Street A as a 36-foot wide commercial street section with 2-travel lanes, on-street bike lanes, vertical curb, gutter, an 8-foot wide landscape strip and 6-foot wide detached concrete sidewalk to terminate in a cul-de-sac, as proposed, with a minimum turning radius of 55-feet. If City Council supports a private street or drive aisle for Street A east of Street C, see Finding 12.4c on page 22 for driveway requirements. As noted above in Finding#2, Street B's intersection with Ten Mile Road requires approval from City Council. If approved, then the applicant should construct Street B as a 36-foot wide street section with 2-travel lanes, on-street bike lanes, vertical curb, gutter, an 8-foot wide landscape strip and 6-foot wide detached concrete sidewalk, as proposed. This access should be restricted to RIRO only with the installation of a median on Ten Mile Road. If City Council denies Site Access B, then the applicant should be required to construct Street B as a private road or drive aisle from the intersection with Street C west to the proposed mid- block driveway location. See Findings 12.4c on page 22 for driveway requirements. The applicant's proposal for Street C and Fred Smith Street generally meets District policy with the exception of the use of bulb-outs and on-street bike lanes. For bulb-outs to provide affective traffic calming and assist in reducing street crossing widths for pedestrians, the bulb-outs need 19 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 to narrow the road to a point where the on-street bike lanes cannot be constructed meeting the minimum standards. This creates confusion and unsafe conditions for cyclists at bulb-out locations. The applicant should be required to construct Street C and Fred Smith Street as 36-foot wide local commercial street sections with 2 travel lanes, parking on both sides of the roadway, vertical curb, gutter, and bulb-outs at intersections and pedestrian crossings with an 8-foot wide planter strip and 10-foot wide multi-use pathways (MUPs) on both side of the roadway. Bulb-outs should be constructed to provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as measured from face of curb to face of curb. The applicant should be required to provide written fire department approval of use the bulb-outs. OR If on-street bike lanes are desired then the applicant's proposed street section should be approved, as proposed without the bulb-outs. The use of bike lanes and bulb-outs on the same roadway is not approved. Additional right-of-way may be required at intersections to accommodate MUP setbacks, see MUP-06 (attachments page 34). If MUPs are constructed, then a transition from a MUP to a bike lane will be needed at the east end of Fred Smith Street. Transitions of bike lanes to the multi-use pathway should be provided per the requirements of MUP-02 (attachments page 35). The roadway section should be reduced to a 41-foot street section removing the required asphalt for the on-street bike lanes. The applicant should be required to dedicate right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of detached pedestrian facilities. 10. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Applicant's Proposal: The applicant is proposing to construct two local commercial streets to intersect Ten Mile Road located as follows: • Street A, located 1,330-feet north of Franklin Road • Street B, located 505-feet south of the proposed Street A c. Staff Comments/Recommendations: The applicant's proposal to construct Street A, located 1,330-feet north of Franklin Road meets District policy and should be approved, as proposed. Site Access B located 505-feet south of the proposed local street, Street A, should not be approved as proposed, as it does not meet Local Street Intersection Spacing on Minor Arterials which requires a minimum offset of 660-feet from any other roadways. See Findings 2b on page 13 for additional information. Street A is approved as a temporary full access public street and may be restricted, as traffic conditions warrant, as determined by ACHD. 11. Stub Streets a. Existing Conditions: There is an east/west collector roadway, Fred Smith Street, that was constructed east of the site as part of ACHD's approval of the FedEx Shipping Center located 447-feet north of Franklin Road. The right-of-way for Fred Smith Street was dedicated to the site's east property line; however, the street was not constructed to the site's east property line, leaving a 50-foot wide gap from the terminus of the roadway west to the site's east property line. 20 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 b. Applicant Proposal: The applicant is not proposing to complete the construction of Fred Smith Street to the site's east property line. The applicant is proposing to construct the east/west collector street, Wayfinder Avenue, to stub to the site's southeast property line. c. Staff Comments/Recommendations: As noted above in Findings 7c. on page 18, the applicant should be required to enter into a Cooperative Development Agreement with ACHD to complete the off-site portion of Fred Smith Street from the terminus of the roadway to the site's east property line. The applicant's proposal to construct Wayfinder Avenue to stub to the site's southeast property line meets District policy, the MSM and the TMISAP and should be approved as proposed if the requirements are met as per Findings 8c on page 18-19. If Wayfinder Avenue is constructed to stub to the site's southeast property line, then the applicant should be required to construct a temporary cul-de-sac turnaround at the terminus of Wayfinder Avenue, as it extends greater than 150-feet in length. The temporary cul-de-sac turnaround should be paved with a minimum 50-foot turning radius. If the temporary turnarounds extend onto a buildable lot, the entire lot shall be encumbered by an easement and identified on the plat as a non-buildable lot until the street is extended. Install a sign at the terminus of the stub street, stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 12. Driveways 12.1 Franklin Road a. Existing Conditions: There is an existing 36-foot wide driveway from the site onto Franklin Road located 712-feet east of Ten Mile Road. b. Applicant's Proposal: The applicant is proposing to close the existing driveway onto Franklin Road located 712-feet east of Ten Mile Road with vertical curb, gutter, a 5-foot wide planter strip and 5-foot wide detached concrete sidewalk to tie into the existing improvements on either side. The applicant is proposing to construct a 36-foot wide curb return type right-in/right-out only driveway onto Franklin Road located 565-feet east of Ten Mile Road. c. Staff Comments/Recommendations: The applicant's proposal to close the existing driveway onto Franklin road located 712-feet east of Ten Mile Road meets District policy and should be approved, as proposed. The applicant's proposal to construct a driveway onto Franklin Road located 565-feet east of Ten Mile Road does not meet District Access Management and Successive Driveway policies which typically prohibits access to principal arterials, states that access shall be taken from a lesser classified street and to align or offset from any other driveway on Franklin Road a minimum of 450-feet. However, staff recommends approval of the proposed driveway location, as it will be restricted to right-in/right-out only with the existing center median on Franklin Road, and the need for the driveway was demonstrated in the TIS. 12.2 Ten Mile Road a. Existing Conditions: There are 4 existing 38-foot wide paved curb return type driveways from the site onto Ten Mile Road located as follows (measured centerline-to-centerline): • 270-feet north of Franklin Road • 610-feet north of Franklin Road • 970-feet north of Franklin Road 21 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 • 1,300-feet north of Franklin Road b. Applicant's Proposal: The applicant is proposing to close the two existing driveways onto Ten Mile Road located 260-feet and 970-feet north of Franklin Road with landscaping. The applicant is proposing to close the existing driveway onto Ten Mile Road located 610-feet north of Franklin Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk to tie into the existing improvements on either side. c. Staff Comments/Recommendations: The applicant's proposal to close the two existing driveways onto Ten Mile Road located 260-feet and 970-feet north of Franklin Road with landscaping does not meet District policy and should not be approved, as proposed. The applicant should be required to close the driveways with vertical curb, gutter and 7-foot wide attached concrete sidewalk to tie into the existing improvements on either side. The applicant's proposal to close the existing driveway onto Ten Mile Road located 610-feet north of Franklin Road with vertical curb, gutter and 7-foot wide attached concrete sidewalk to tie into the existing improvements on either side meets District policy and should be approved as proposed. 12.3 Wayfinder Avenue a. Existing Conditions: Wayfinder Avenue is not constructed abutting the site. b. Applicant's Proposal: The applicant is proposing to construct a 21-foot wide curb return type driveway from the site onto Wayfinder Avenue located 242-feet north of Franklin Road (measured centerline-to-centerline). c. Staff Comments/Recommendations: The applicant's proposal does not meet District Driveway Location policy which requires driveways to be located a minimum of 440-feet from a signalized intersection for a full access driveway and that access shall be taken from a lesser classified street and should not be approved as proposed. Staff recommends the applicant provide access to this portion of the site via Fred Smith Street. 12.4 Street A, Street C and Fred Smith Street a. Existing Conditions: Street A, Street C and Fred Smith Street are not constructed within the site. b. Applicant's Proposal: The applicant is proposing to construct two 24-foot wide curb return type driveways onto Street A, one on the north side and one on the south side of Street A located 256-feet east of Ten Mile Road. The applicant is proposing to construct a 25-foot wide curb return type driveway (north side) onto Street C and a 30-foot wide driveway (south side) onto Street C located 630-feet west of the site's east property line. The applicant is proposing to construct a 25-foot wide curb return type driveway onto Fred Smith Street located 312-feet west of the site's east property line. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. As noted above in Findings 9c on page 19, in lieu of constructing 2 local streets to intersect Street C, the applicant should be required to construct a driveway onto Street C located in alignment with the proposed Street A(see image page 14)and a driveway onto Street C located 505-feet south of Street A. These driveways should be restricted to a maximum width of 30- feet. 22 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 13. Other Access Franklin Road is classified as a principal arterial and Ten Mile Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Policy 1. Federal Accessibility Design Guidelines and Standards District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way(PROWAG), 36 CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and https//www.access-board.gov/files/prowag/planning-and-design-for-aIternatives.pdf for additional information). 2. Minor Improvements Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 3. Livable Street Performance Measures District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation network that serves all ages and abilities. Bike and pedestrian facilities built through development should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a minimum of 5-feet. 4. Franklin Road and Ten Mile Road Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with the current version of PROWAG. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state The standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane or landscaped median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also include a minimum 10-foot wide multi-use path on both sides with an 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master Plan may be approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required 23 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 in order to connect to existing facilities, the street section shall be 75-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. The standard right-of-way width for a 5-lane arterial is 100- feet. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back- of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Consult the District's planter width policy if trees are to be placed within the parkway strip. In some instances, to match existing conditions, a minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development Review staff will be responsible for determining the required facility. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the roadway when authorized by Development Review staff to accommodate site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of- way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Franklin Road is designated in the MSM as a Planned Commercial Arterial and Ten Mile Road is designated in the MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-feet of right-of- way. 24 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 5. Fred Smith Street and Wayfinder Avenue Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right- of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk or multi-use path is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. Off-Site Streets Policy: District Policy 7206.2.3 states that if the proposed development is not served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or a minimum 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3-foot wide gravel shoulders from the site to the public street specified by the District; OR the developer shall provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum 5-foot wide detached asphalt/concrete pedestrian facility, from the site to a public street specified by the District. Alternatives to pavement widening including sidewalks and multi-use paths or other proposals, may be considered by the District. The extent of roadway improvements (improvement type and length) will be determined by evaluating certain criteria. Criteria to establish improvement type and length include but are limited to: traffic volumes (existing and projected); number of pedestrians (existing and projected); location of pedestrian "attractors" and "generators" (i.e. parks and schools); number of access points/streets serving the proposed development; usable right-of-way; need for traffic calming; utilities and irrigation facilities. All utility relocation costs associated with the off-site street widening shall be borne by the developer. Continuation of Streets Policy: District Policy 7206.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. 25 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Pedestrian Facilities: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 8-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of the right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk or multi-use path. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. The segment of Fred Smith Street is shown on the MSM to run east/west from Benchmark Avenue west to stub to this site's east property line and is designated as an Industrial Collector with 3-lanes and on-street bike lanes, a 46-foot street section within 74- feet of right-of-way. New Collector ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new north/south collector roadway, Wayfinder Avenue, was identified on the MSM with the street typology of Industrial Collector. The new north/south collector roadway should be constructed as a 3-lane roadway with bike lanes, a 47-foot wide street section within 74-feet of right-of-way and in alignment with Wayfinder Avenue on the south side of Franklin Road and continue north along the site's east property line to intersect Fred Smith Street the east/west collector roadway. 6. Internal Local Commercial Streets Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7208.5 states that right-of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section 26 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking. • A 36-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and on-street parking. • A 40-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane. • A 46-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane and bike lanes. Off-Site Streets Policy: District Policy 7208.2.3 states that if the proposed development is not served by a public street, the developer shall pave the street or widen the existing pavement to provide a 30-foot wide (minimum) paved street with 3-foot gravel shoulders from the proposed development to the public street specified by the District. Wider street widths may be required depending on the magnitude of the development and other factors, including the potential for bicycle, bus and pedestrian traffic. If the proposed development is served by a paved public road less than 30-feet wide, the developer shall widen the pavement to a minimum of 30-feet wide or add 3-feet of additional pavement plus 3-foot gravel shoulders to the existing road, whichever is greater. The road shall be widened from the site to the public street specified by the District. All utility relocation costs associated with the off-site street widening shall be borne by the developer. Continuation of Streets Policy: District Policy 7208.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries, water and sewer. • Promotes orderly development. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7208.5.7 states that the minimum radius permitted for a turnaround is 55-feet to back-of-curb. Landscape Medians Policy: District policy 7208.5.15 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. 27 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, but not limited to, a"hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. 7. Roadway Offsets Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1 a (7205.4.6). Local Offset Policy: District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial)to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). 8. Stub Streets Stub Street Policy: District policy 7206.2.4.3 and 7208.2.4.3 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.4 and 7208.2.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4.4 and 7208.2.4.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul- de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 9. Driveways 9.1 Franklin Road Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. 28 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Number of Driveways on Arterials: District policy 7207.4.4 The intent of this policy is to limit the number of access points to those that are warranted or necessary to serve the development, while maintaining the function and performance of the arterial. The guidelines below shall be used when more than one access point is being requested with a development. Additional driveways may be considered when one or more of the following conditions are met: • The daily volume using one driveway exceeds 5,000 vehicles (total volume for entering and exiting traffic). • Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater than 1 of a STOP controlled intersection during either the peak hour of the street or the peak hour of the site traffic generation. • A District approved traffic impact study and analysis determines that conditions warrant additional driveways. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on principal arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 450-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which "is permitted for use until appropriate alternative access becomes available". Temporary access may be granted through a development agreement or similar method, and the developer shall be responsible for providing a financial guarantee for the future closure of the driveway. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. 9.2 Ten Mile Road Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and 29 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Number of Driveways on Arterials: District policy 7207.4.4 The intent of this policy is to limit the number of access points to those that are warranted or necessary to serve the development, while maintaining the function and performance of the arterial. The guidelines below shall be used when more than one access point is being requested with a development. Additional driveways may be considered when one or more of the following conditions are met: • The daily volume using one driveway exceeds 5,000 vehicles (total volume for entering and exiting traffic). • Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater than 1 of a STOP controlled intersection during either the peak hour of the street or the peak hour of the site traffic generation. • A District approved traffic impact study and analysis determines that conditions warrant additional driveways. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660- feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table la, requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. 30 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 9.3 Wayfinder Avenue Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1 requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 9.4 Street A, Street B, Street C and Fred Smith Street Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector/arterial or arterial street intersection. Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. 31 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. 10. Traffic Calming Speed Control and Traffic Calming Policy: District policy 7208.3.7 states that the design of commercial street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. 11. Tree Planters Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 12. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 13. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 32 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 E. Attachments 33 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments) Executive Summary EXECUTIVE SUMMARY Kittelson &Associates, Inc. (Kittelson) has prepared a Transportation Impact Study(TIS)for the proposed The Gateway at 10 Mile development. The Gateway at 10 Mile is located on the northeast corner of the Ten Mile Road/Franklin Road intersection within the City of Meridian area of influence.The proposed site is currently vacant farmland and consists of approximately 41.28 acres. GFI-Meridian Investments III, LLC submitted application to the City of Meridian requesting annexation and zoning of the land from RUT in Ada County to the C-G (26.54 acres) and R-40 (14.74 acres) zoning districts to accommodate the future construction of a mixed-use commercial and high-density residential development. The development plan proposes to build approximately 440 multi-family (mid-rise) and townhomes, 106,000 sq. ft. retail, and 100,000 sq. ft. office space. The anticipated buildout year is 2025. The development plan proposes two full-movement accesses on Ten Mile Road, one right-in/right-out access on Franklin Road and the extension of Wayfinder Avenue along its' frontage. Wayfinder Avenue is planned to be extended in the future to Franklin Road and operate a traffic signal.The TIS resulted in the following findings and recommendations. ACHD has reviewed and accepted the technical analysis on August 11, 2021. Appendix A includes the email correspondence from ACHD and response to ACHD comments. FINDINGS Existing Conditions • The study evaluated three off-site intersections during the AM and PM peak period of a typical weekday. • All study intersections were found to operate at acceptable operating standards during the existing weekday AM and PM peak hours except for: o Ten Mile Road/1-84 Interchange ■ The intersection is operating at LOS E during the weekday PM peak hour. ■ The southbound left turn movement operates at a v/c of 0.97 during the weekday AM peak hour and a v/c of 1.10 during the weekday PM peak hour. ■ The intersection does not meet Idaho Transportation Department(ITD) operating thresholds. It does operate under capacity. No mitigations are proposed for this study due to the significance of any improvements at this location.The ITD should conduct a separate study to determine appropriate improvements to the interchange. • All study roadway segments operate within the Ada County Highway District (ACHD) volume threshold under existing conditions. I� 2 Kittelson&Associates,Inc. The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments) Executive Summary • Crash data at the study intersections and roadway segments for the most recent five years of complete data (2015-2019) were analyzed. No crash trends were identified. Year 2025 Background Traffic Conditions • Year 2025 background traffic volumes were forecast using a 5%compounded annual growth rate. The proposed Ten Mile Mixed-Use Development traffic volumes were added as in-process. • All study intersections were found to operate at acceptable operating standards in the year 2025 background traffic conditions during the weekday AM and PM peak hours except for: o Ten Mile Road/1-84 Interchange ■ All findings and mitigations required at this intersection to meet operational standards outlined under existing conditions remain consistent in the year 2025 background traffic conditions. o Ten Mile Road/Franklin Road ■ The intersection is anticipated to operate at an overall v/c of 1.02 during the weekday AM peak hour and 1.04 during the weekday PM peak hour. ■ The eastbound right and southbound through operate at v/c = 1.03 and 1.02 during the AM peak period and the westbound left operates at v/c = 1.13 during the PM peak period. ■ The intersection was mitigated by adding an eastbound right-turn overlap as that is the proposed mitigation by the proposed Ten Mile Mixed-Use Development project. However, the overall intersection v/c was still above the 0.90 ACHD performance threshold. ■ A shoulder hour was analyzed in accordance with ACHD Policy 7106.7.3 Alternative Mitigation Measures. The intersection met ACHD's standards. Therefore, no mitigation is required at this intersection. • All study roadway segments operate within the ACHD volume threshold under year 2025 background traffic conditions except for the Ten Mile Road segment immediately north of Franklin Road/Ten Mile Road. Per ACHD's Policy 7106.7.3, this segment was analyzed with shoulder hour volumes and found to operate acceptably under the shoulder hour conditions. Therefore, no mitigation is required on this segment. Trip Generation • The development plan proposes to build approximately 440 multi-family (mid-rise) and townhomes, 106,000 sq. ft. retail and 100,000 sq. ft. office space. I� 3 Kittelson&Associates,Inc. The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments) Executive Summary • The development is estimated to generate a total of 5,532 daily net new trip ends, of these 445 are estimated to occur in the weekday AM peak hour (255 inbound/190 outbound), and 496 are estimated to occur in the weekday PM peak hour (219 inbound/277 outbound). Year 2025 Total Traffic Conditions • All study intersections were found to operate at acceptable operating standards in the year 2025 total traffic conditions during the weekday AM and PM peak hours except for: o Ten Mile Road/1-84 Interchange ■ All findings and mitigations required for intersections to meet operational standards outlined under existing conditions remain consistent in the year 2025 total traffic conditions. o Ten Mile Road/Franklin Road ■ The intersection is anticipated to operate at LOS E with an overall v/c of 1.05 during the weekday AM peak hour and 1.10 during the weekday PM peak hour. ■ The eastbound right-turn and southbound through movements are projected to operate with a v/c of 1.11 and 1.05, respectively during the weekday AM peak hour. The westbound left-turn, westbound through, and northbound through operate at v/c = 1.35, 1.02 and 1.05 during the PM peak period. ■ Under the shoulder hour analysis, the intersection is projected to meet ACHD's standards. Therefore, no mitigation is proposed at this intersection as it is fully built-out and has no planned/programmed improvements on ACHD's Capital Improvements Plan and Integrated Five-Year Work Plan. o Franklin Road/Wayfinder Avenue ■ The southbound left-turn movement is anticipated to operate at a v/c of 2.46 during the weekday PM peak hour. ■ This intersection is anticipated to be a signal in the future. Signal poles are already in place at the intersection.The signal is anticipated to be operating by 2025, built out year of the site, but ACHD does not have a timeline set for activating the signal. With a signal in place, the intersection is projected to meet ACHD standards. • All study roadway segments operate within the ACHD volume threshold under year 2025 total traffic conditions except for the segment immediately north of Franklin Road/Ten Mile Road intersection. Per ACHD's Policy 7106.7.3, this segment was analyzed with shoulder hour volumes and still found to be overcapacity under the shoulder hour conditions. Since Ten Mile Road is constrained to a 5-lane facility in the ACHD Master Street Map, no additional mitigation is proposed for Ten Mile Road under year 2025 total traffic conditions. • In accordance with ACHD's Alternative Mitigation Policy 7106.7.3 if the impacted roadway segments or intersections meet the minimum LOS thresholds in the shoulder hour, then the I� 4 Kittelson&Associates,Inc. The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments) Executive Summary applicant may suggest feasible alternative mitigation within 1.5 miles of the proposed development. o As alternative mitigations,the development proposes multiple improvements to bike and pedestrian connectivity in the area.The development proposes detached sidewalks along the site frontage and internal roadways. These sidewalks provide connectivity between the existing residential area north of the site and developing commercial area south of the site,especially with the addition of the crosswalks at the intersection of Franklin Road and Wayfinder Avenue when it becomes signalized. These connectivity improvements create a clear and safe connection for cyclists and pedestrians to access these commercial and residential areas. The cyclists and pedestrians can access these areas without the need to travel through the high-volume intersection of Franklin Road and Ten Mile Road. Site Access Evaluation • The turn lane analysis using ACHD procedures resulted in turn lane warrants at the following site access points: o Ten Mile Road/Site Access A ■ Southbound left-turn lane (Currently present as a two-way left-turn lane) ■ Northbound right-turn lane o Ten Mile Road/Site Access B ■ Southbound left-turn lane (Currently present as a two-way left-turn lane) ■ Northbound right-turn lane o Site Access C/Franklin Road ■ Westbound right-turn lane o Franklin Road/Wayfinder Avenue ■ Eastbound left-turn lane (This lane is currently present.) • Four access scenarios were evaluated, which include: o The development plan, presented in this report includes two accesses on Ten Mile Road, a right-in/right-out access on Franklin Road, extension of Wayfinder Avenue, and the signalized connection of the Wayfinder Avenue and Franklin Road intersection. ■ Projected to meet ACHD operating standards. o Access Scenario#1 includes two accesses on Ten Mile Road and no accesses on Franklin Road.The Wayfinder Avenue connection is omitted between the proposed development and Franklin Road. ■ Projected to not meet ACHD operating standards. I� 5 Kittelson&Associates,Inc. The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments) Executive Summary o Access Scenario#2 includes two accesses on Ten Mile Road and a right-in/right-out access on Franklin Road. The Wayfinder Avenue connection is omitted between the proposed development and Franklin Road. ■ Projected to meet ACHD operating standards. o Access Scenario #3 includes two accesses on Ten Mile Road and one signalized access connection via Wayfinder Avenue and Ten Mile Road intersection. ■ Projected to meet ACHD operating standards. However, the applicant does not own the entire frontage of the future Wayfinder Avenue, so unable to complete the connection with the development plan.Therefore,ACHD operating standards would not be met in the interim. • Since the Wayfinder Avenue connection with Franklin Road will not be completed with the proposed development (the applicant does not own the entire frontage of the future Wayfinder Avenue, so unable to complete the connection), the proposed development is recommended to be constructed with two full-movement accesses on Ten Mile Road and one right-in/right-out access on Franklin Road as demonstrated with the proposed development plan and Access Scenario #2. A raised median exists on Franklin Road, which makes it easy to accommodate a right-in/right-out access on Franklin Road. This approach would be consistent with other constructed developments in the vicinity of the site and previously approved by ACHD. • The intersection sight distance evaluation identified that intersection sight distance can be achieved at all site accesses. RECOMMENDATIONS Based on the report's analyses and evaluation findings, recommendations were developed accordingly for time scenario's conditions. Year 2020 Existing Traffic Condition Mitigations (Without the Proposed Development) The following mitigations are recommended to accommodate the year 2020 traffic volumes. • ITD to conduct a separate study of the Ten Mile Road/1-84 interchange. Year 2025 Background Traffic Condition Mitigations (Without the Proposed Development) • Install an eastbound right-turn overlap phase to the traffic signal at the Ten Mile Road/Franklin Road intersection. This improvement is identified as mitigation in the TIS for the proposed Ten Mile Mixed-Use Development project. Additional Year 2025 Mitigations Needed with The Gateway at 10 Mile • Site Access A on Ten Mile Road I� 6 Kittelson&Associates,Inc. The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments) Executive Summary o Construct a northbound right-turn lane at Site Access A with approximately 100 feet of vehicle storage. The right-turn lane taper should be between 8:1 and 15:1. o Maintain the southbound left-turn lane through the existing two-way, left-turn lane. • Site Access B on Ten Mile Road o Construct a northbound right-turn lane at Site Access B with approximately 100 feet of vehicle storage. The right-turn lane taper should be between 8:1 and 15:1. o Maintain the southbound left-turn lane through the existing two-way, left-turn lane. • Site Access C on Franklin Road o Construct a westbound right-turn lane at Site Access C with approximately 100 feet of vehicle storage. The right-turn lane taper should be 15:1. • Franklin Road/Wayfinder Avenue o Maintain the existing eastbound left-turn lane at the Franklin Road/Wayfinder Avenue intersection. • Pedestrian and Bicycle Connectivity o Include detached sidewalks along the site frontage and internal roadways and bike lanes on the internal roadways, as proposed in the development plan. • All Site Accesses o Construct all accesses to the development with the following designations: ■ All local streets within the development should be constructed with one travel lane in each direction. ■ Site driveways with access to public streets should provide sufficient stacking distance for four vehicles (100 feet) to ensure acceptable operation and accommodate larger vehicles, including utility service and delivery vehicles. ■ Site accesses along Ten Mile Road and Franklin Road should match the existing grade or be higher at the intersection to ensure the best possible sight distance. ■ All accesses and internal streets should be designed to provide adequate intersection site distance. Shrubbery and landscaping near the intersection and site access point should be maintained to ensure adequate sight distance is maintained. ■ Site accesses are assumed to match the existing grade of the connected roadway at the intersection and back at least one car length. Significant changes to the approach grade could impact the sight distances. ■ Shrubbery,weeds, and landscaping near the internal intersections and site access points should be maintained to ensure adequate sight distance. I� 7 Kittelson&Associates,Inc. The Gateway at 10 Mile TIS September 2021(Revised per ACHD Comments) Executive Summary ■ If widening occurs along any of the site access road, care should be taken to ensure adequate grades and intersection sight distance is maintained. I� 8 Kitteison&Associates,Inc. \DAHp * * Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT 9 z P.O. Box 8028 • Boise, ID 83707-2028 ym Qa� Your Economic Opportunity (208) 334-8300 • itd.idaho.gov Ap9rATIpN April 1, 2021 Trevor Gasser Derek Gasser TGI Corp. DFG Development 74 East 500 South, Suite 200 74 E 500 S Suite 225 Bountiful, UT 84010 Bountiful, UT 84010 Mobile 801-809-9731 (801) 721-6281 -cell Office 801-292-5000 (801) 512-2221 -office trevor@tgirealestate.com dgasser@dfgdevelopment.com VIA EMAIL RE:The Gateway at 10 Mile—ITD TIS Acceptance Letter Dear Mr. Gasser, The Idaho Transportation Department(ITD) appreciated the opportunity to review the Gateway at 10 Mile Traffic Impact Study (TIS) located on the northeast corner of Ten Mile Road and Franklin Road.We have completed our review and although we do not have any technical questions, we do have concerns for the development's added trips to the Ten Mile Interchange. As the Gateway at 10 Mile is not requesting direct access to a state highway system, ITD does not have jurisdictional authority to require mitigation improvements for this development's impacts to ITD's transportation network. However, ITD is responsible for ensuring the State highway properly addresses safety and mobility. New development growth, both on and off the State highway system, contributes to increased congestion. I would like to reach out to you to discuss a voluntary contribution towards a future project at the Ten Mile interchange to mitigate some of the safety and congestion concerns that this development is contributing too. The Gateway at 10 Mile's Traffic Impact Study(TIS) determined that the development's added traffic to the southbound left turn movement at the Ten Mile Interchange results in vehicles stacking not only in the turn lane but also spilling back into the southbound thru lanes.This will result in rear-end crashes and increased overall congestion at the interchange. ITD has discussed this concern with ACHD and are looking to program a project to lengthen the southbound left turn lanes. ITD's current ITIP program would not allow for funding of such improvements until 2028 or later. ITD would appreciate your development's consideration into entering into a Transportation Mitigation Agreement with the department to contribute what we have calculated as your proportionate impacts to the Ten Mile Interchange southbound left turn lane.Your contribution of$19,107 will be set aside specifically towards accelerating a future project at the Ten Mile Interchange to increase mobility and safety of your residents. Details of the calculation and cost estimate are included in the attached Staff Technical Report. Page 1 of 2 \DAHp * * Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT 9 z P.O. Box 8028 • Boise, ID 83707-2028 ym Qa� Your Economic Opportunity (208) 334-8300 • itd.idaho.gov Ap9rATIpN I have attached a draft Transportation Mitigation Agreement(TMA). If you are interested in effecting positive transportation changes at the Ten Mile interchange, please reach out to me and we can discuss the terms of the draft TMA further. Maintaining safety and mobility for Idaho's motorists is of utmost importance to ITD.We appreciate your improvements to livability in Meridian and sincerely hope you consider contributing towards mitigating for impacts your residents will make to the State highway system. We want them to be travel safely and efficiently around Treasure Valley. If you have any questions or would like to discuss the department's TMA proposal, please contact me by email at Erika.Bowen@itd.idaho.gov or 208-265-4312 extension#7. Sincerely, Erika R. Bowen, P.E. ITD—District 3 (Acting) Development Services Manager Cc: Sonya Allen—City of Meridian Page 2 of 2 Unsignalized At-grade Side Street Crossing For Mainline Speeds Of 35 MPH Or Less La 0 � I o R1-1 w ,- STOP `Arn O 1 o 01 c a 0 U N 2 O 5 Q U 2 A Q °'A� E OT0 10' Min 0 R10-15(R) Ld ° MOD t 0 10' Min Radius Y 3 3:1 Max i a 0 20' Min Radius N o m o o � � Notes 1O 6' Minimum Setback From Lip of Gutter To Front Of Crosswalk. O Width Of Crossing Shall Be Equal To Or Greater Than The MUP Minimum Setback To Bike Crossing To Improve Visibility For Width And Shall Comply With All ADA Requirements. Vehicles, Pedestrians, And Bicycles. (Reference 3, 4) CrosA O Width Of MUP Curb Ram Shall Be Equal To Or Greater Than O Public Of The Mainline To Be Provided ri Side Street Is A P q Public Roadway. May Not Be Required For Private Roadways Or �► The MUP Width And Shall Comply With All ADA Requirements. Driveways. Crossing Locations To Be Determined During Project 1w. OWhen Crossing Of Mainline Is Required, Both Mainline Curb Design. Ramp Widths Shall Be Equal To Or Greater Than The MUP OB At Grade Crossing Shown, Raised Crossings To Be Considered Width, And Comply With All ADA Requirements. On A Case—By—Case Basis. Raised Crossing Shall Be Per Detail 1R 4O 4' Minimum Setback From Crosswalk Per ACHD Standard A On MUP-05. \ Drawing TS-1112.03 (Reference 10). 34 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 Multi-Use Path Transition Multi-Use Path Transition To On-Street Bike Lane To Raised Bike Lane Buffer 2" Curb Separated Width of BIKE SANE t Separated Bike Lane Z 6 Attached Bike Lane Green Paint On Sidewalk R3-17 Transitions m �- - 2" Parallel Ramp Green Point Transition To Sidewalk To Bike Lane '1 Optional (TYP) S Detail A Width From Top Of X On Transitions Level, 8.3% Max W Ramp Transition To Transition To / \ Optional O Slope Sidewalk Width Sidewalk Width From Top Of From Top Of 1 Detail B Ram O Ramp 1 P mcm 5 J MR9-7 PxaPTo PAST R4-16 db e *"PAS9 (MOD) R9-7 O R4-16 2 2 4"Yellow For 25' 0 (MOD) - 4"Yellow For 25' 2 2 .— i1 4" Yellow For 25' 3'-9' Yellow Skip _ 3'-9' Yellow Skip 0- J Q 3'-9' Yellow Skip a 4. 4" Yellow For 25' Y Detail A 3'-9' Yellow Skip Detail B E C° On—Street Approach/Departure Ramps Raised Approach/Departure Ramps w R2o' 4 I(Mi 20'TO 30' (TYP) C 29 TO,30 (TYF;R20,3 . 10% Max Wing Slope(Reference 1) MUP Width y12.5% Max Bike Ramp Of MUP Slope (Reference 4) Notes (Min.) OBike Lane Marking Per ACHD Standard Drawing TS-1113.04. Marking Shall Be Placed Immediately Before And After A Bike Transition Ramp (Reference 10). OBuffer Material May Be Traversable Until Bike Ramp Deflection. Buffer Treatments/Materials To Be Determined On A Case—By—Case Basis During Project Design. M OIntroduce Geometric Deflection Via Detectable Edge/Buffer For Positive Guidance Along Pedestrian Desirable Path. 2' Minimum Deflection lob Length On Roadway Side Of Bike Ramp. Detectable Edge/Buffer Treatments Including TWSIs, Curbs, Aggregates, Or Other Detectable Treatments For Deflection To Be Determined On A Case—By—Case Basis During Project Design. \� 4 Match Receiving Bike Facility Width, 5' Minimum. L O5 Width To Match Sidewalk Width At Top Of Bike Curb Ramp. \e O30' Minimum Before Any Bike Lane Grossing Conflicts (I.E. On—Street Parking, Turn Lanes, Etc.) 35 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 F. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD requirements . The applicant's engineer should provide documentation of compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number)for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled)are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property, which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. G. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. 36 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010 Request for Appeal of Staff Decision To request an appeal of a staff level decision, see District policy 7101.6.7 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 Request for Reconsideration of Commission Action To request reconsideration of a Commission Action, see District policy 1006.11 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 37 DRAFT Gasser Land Development/ MPP21-0009/ H-2024-0010