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HomeMy WebLinkAbout024-10-15 ACHD Final Alexis Pickering,President Miranda Gold,Vice-President ACHD Jim Hansen,Commissioner Kent Goldthorpe,Commissioner 'ar ww�m Dave McKinney,Commissioner Date: October 151", 2024 To: Laren Bailey, Conger Group Staff Contact: Matt Pak, Planner Project Description: Skyranch Trip Generation: This development is estimated to generate 2,678.12 vehicle trips per day, 267 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 111h edition. Proposed Development Traffic Impact Study Meets All ACHD Policies F Requires Revisions to meet No ACHID Policies •. • required PlannedArea Roadway Level of ACHD Service Improvements D• area roadways •CHD's LOS Planning Thresholds? Yes • Livable Street Performance Measures Area •.• -- • LOS Planning Thresholds in Pedestrian the future with planned • • Is Transit • - • connecting you to more Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 208387-6100•FX 345-7650•www.achdidaho.org Development Services Department ,--4�' ACHD connecting you to more Project/File: Skyranch / MPP24-0012 / H-2024-0022 This is an annexation with rezone from RUT (Rural Urban Transition) and R-4 (Medium-Low Density Residential) to R-15 (Medium-High Density Residential) and a preliminary plat application to allow for the development of a 321-lot subdivision consisting of 284 single family residential lots, 1 residential lot for the existing home and 36 common lots on 43 acres. This application also includes a development agreement modification with the City of Meridian. Lead Agency: City of Meridian Site address: 6030 S Meridian Rd Staff Approval: October 151, 2024 Applicant: Laren Bailey Conger Group 4824 W Fairview Ave Boise, ID 83706 Staff Contact: Matt Pak Phone: 208-387-6171 E-mail: mpak(a)achdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................2 A. Site Specific Conditions of Approval ............................3 B. Vicinity Map.................................................................6 C. Site Plan......................................................................7 D. Findings for Consideration...........................................8 E. Policy.........................................................................15 F. Standard Conditions of Approval ...............................22 G. Conclusions of Law....................................................23 Request for Appeal of Staff Decision ................................23 1 Skyranch / MPP24-0012/ H-2024-0022 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Amity Road is scheduled in the IFYWP to be widened to 5-lanes from SH 69 (Meridian Road) to Locust Grove Road with a construction year yet to be determined. • Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from SH 69 (Meridian Road) to Locust Grove Road. This project is currently under construction. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. • The intersection of Amity Road and Locust Grove Road is listed in the CIP to be constructed as a multi-lane roundabout with 1-lane for the northbound and southbound lanes and 2-lanes for the westbound and eastbound lanes with a construction year yet to be determined. • The intersection of Lake Hazel Road and SH 69 (Meridian Road) is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes on the east leg, and 7-lanes on the west leg and signalized between 2036 and 2040. • The intersection of Amity Road and SH 69 (Meridian Road) is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes on the east leg and 7-lanes on the west leg and signalized between 2031 and 2035. Level of Service Planning Thresholds 1. 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 **SH 69 (Meridian 609-feet Principal Arterial 1,754 N/A Road) * Lake Hazel Road 1,568-feet Principal Arterial 167 Better than "E" * Locust Grove Road N/A Minor Arterial 255 Better than "E" * Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). * Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). ** ACHD does not set level of service thresholds for State Highways. 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for SH 69 (Meridian Road) south of Amity Road was 31,497 on October 17th, 2023. • The average daily traffic count for Lake Hazel Road east of SH 69 (Meridian Road)was 3,747 on June 12th, 2018. Updated traffic counts for Lake Hazel Road are not available due to roadway construction in the vicinity of the site. • The average daily traffic count for Locust Grove Road north of Lake Hazel Road was 5,933 on December 9th, 2019. Updated traffic counts for Locust Grove Road are not available due to roadway construction in the vicinity of the site. 2 Skyranch / MPP24-0012/ H-2024-0022 A. Site Specific Conditions of Approval 1. Construct one access point to this site. Prior to ACHD's signature on the final plat that contains the 10011 single family building lot, provide secondary access to the site. Or, as an alternative, stop final platting until the secondary public street access is available. 2. If Skyranch moves forward prior to the construction of Sublimity Avenue, stub Street A to the adjacent parcel to the east until Sublimity is constructed by Brighton Development. OR construct Sublimity Avenue as '/2 of a 36-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 with an additional 12-feet of pavement widening beyond the centerline of the roadway with a 3-foot wide gravel shoulder and borrow ditch sized to accommodate the roadway storm runoff on the east side of the roadway. Dedicate right-of-way to extend to 2-feet behind back of sidewalk on the west side and to 2-feet behind back of borrow ditch on the east side. If Sublimity Avenue is under construction when Skyranch moves forward, then no improvements to Sublimity Avenue are required. 3. Provide written documentation allowing the closure of Tarrega Lane. Prior to plan approval and ACHD's signature on the final plat which would close the private road, relocate the proposed location of stub street, Street Q, to align with the existing location of Tarrega Lane at the site's north property line or provide written documentation that Street Q can be stubbed to the north, in its proposed location, and that all 6 parcels who use Tarrega Lane will have access to Street Q. If the applicant is unable to remove the private road, then Tarrega Lane should remain within the site to allow access to the existing 6 residential parcels located north of the site. 4. Construct the entry portion of Street A with two 21-foot wide travel lanes, a 10-foot wide center landscape median, curb, gutter and 5-foot wide attached concrete sidewalk. Plat the center landscape medians on Street A as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island. 5. Construct the entry portion of Street G to intersect Lake Hazel Road as a 3-lane, 47-foot wide local street section with curb, gutter and 5-foot wide attached concrete sidewalk. 6. Construct Street B north of Street A, Street C, Street E east of Street D, Street H east of Street J, Street K west of Street N, Street L, Street M and Street O as 27-foot wide local street sections with curb, gutter and 5-foot wide attached concrete sidewalk. 7. Construct Street K east of Street H as a 27-foot wide local street section with curb, gutter, 5-foot wide attached concrete sidewalk on one side and an 8-foot wide landscape strip with 5-foot wide detached concrete sidewalk on the other side. 8. Parking is restricted on one side of the 27-foot wide street sections (Street B north of Street A, Street C, Street E east of Street D, Street H east of Street J, Street K west of Street N, Street K east of Street H, Street L, Street M, and Street O). Install "NO PARKING" signs on one side of the street. Coordinate a signage program with Development Review staff. 9. Provide written fire department approval for the reduced street sections. 10. Construct the proposed cul-de-sac at the terminus of Street H with a minimum turning radius of 50- feet. 3 Skyranch / MPP24-0012/ H-2024-0022 Dedicate right-of-way at the cul-de-sac turnaround to touch Lot 40 of Block 5 to ensure that the lot has access to Street H in the future. 11. Construct the western portion of Street F as a 36-foot wide local street section with curb, gutter, an 8-foot wide landscape strip, 5-foot wide detached concrete sidewalk within 40-feet of right-of-way. 12. Construct Street N, Street K east of Street N to Street H, Street H from Street K to Street J, Street P, Street J south of Street P, Street F from Street A to Street G, Street Q, and Street D as 33-foot wide local street sections with curb, gutter and minimum 5-foot wide concrete sidewalks. 13. Dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, reduce the right- of-way to 2-feet behind the back of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of sidewalk for all streets abutting or internal to the site. 14. Construct Street G, a local roadway, to intersect Lake Hazel Road, a principal arterial roadway, located 1,238-feet east of SH-69. 15. Construct Street A, a local roadway, to intersect Sublimity Avenue, a collector roadway, proposed to be constructed as part of ACHD's approval of Apex West Subdivision, located 330-feet north of Lake Hazel Road. If Sublimity Avenue has not been constructed, stub Street A to the east. 16. Construct Street F, a local roadway, to intersect Street H, a local roadway, located 140-feet west of Street J. 17. Construct Street D and Street P to align or offset any other local streets a minimum of 125-feet. 18. Construct the remaining internal local streets to align or offset a minimum of 125-feet. 19. Stub Street N to the north, located 459-east of SH-69. 20. Stub Street P to the east, located in alignment with or offset from any other local streets a minimum of 125-feet. 21. Provide an access easement or permanent right-of-way easement to allow for a future stub street to be constructed from either Street F, H, or K towards the Rawson Canal to provide access to one of the Willeman parcels (parcel No. S1131336156 or S1131336111). Locate the stub street to allow for the future construction of a bridge crossing; the proposed location will be evaluated for constructability by ACHD staff. Submit a preliminary location for the stub street to ACHD for approval prior to plan submittal. Additional easements may be required to accommodate the construction of the stub street and bridge. If the future stub street connection is required by the City of Meridian to be a public roadway, a road trust deposit for half the bridge construction should be required; the actual amount of the road trust deposit will be determined during the plan review process. If the City of Meridian approves the future stub street connection as a private roadway, a road trust deposit for half the bridge construction should not be required. 22. Install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 23. Construct seven 20-foot wide shared access driveways onto local streets within the site, as proposed. The driveways shall be constructed as paved as curb cut type driveways. 24. Construct a 20-foot wide shared access driveway onto Street F, located a minimum of 75-feet from the intersection of Street F and Street G. Construct the driveway as a paved curb cut type driveway. 25. Redesign Street F, Street H, Street K and Street M to reduce the length of the roadways or to include the use of passive design elements and submit a revised preliminary plat showing the 4 Skyranch / MPP24-0012/ H-2024-0022 redesigned roadways for review and approval prior to plan approval and ACHD's signature on the first final plat. Speed humps/bumps and valley gutters will not be accepted as traffic calming. 26. 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. 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 Skyranch / MPP24-0012/ H-2024-0022 B. Vicinity Map J � a i _—Z, - - Elrk�HaxelrRd a`. Vi. y r G 6 Skyranch / MPP24-0012/ H-2024-0022 C. Site Plan PRELIMINARY PLAT FOR LEGEND SKYRANCH SUBDIVISION LOCATED IN THE S 112 OF THE SW 1/4 OF SECTION 31, - .+ TOWNSHIPS NORTH,RANGE 1 EAST,8015E MERIDIAN — — CITY OF MERIDIAN,ADA COUNTY,IDAHO 2024 • u�cuu,m rear SHEET Fa—I LML ENGINF➢t TMSIIRYEVOR" c wa"e�i� Ivee1.,w�w x• aaz.s aREl=sEw[R aROFl6s fcorrt--] .... m., n.oiNe r I I I • "nno"�rn s¢e a,vw IF �I wwmc cawswc # ,w w/w LOTSUMMARY ar E A� NOTE -` a-- o-` - --------- -- -- -- ------ -- 7 Skyranch / MPP24-0012/ H-2024-0022 D. Findings for Consideration 1. Maximum Traffic on One Access a. Applicant's Proposal: The applicant is proposing to construct only one access point to this site and a secondary access point is proposed to be constructed as part of a future phase of the development. The applicant is proposing to construct three stub streets to the adjacent parcels. Staff Comments/Recommendations: ACHD policy limits developments with only one access point to 1,000 trips per day for local streets. The entrance roadway is anticipated to exceed ACHD's allowed maximum forecast ADT of 1,000. Therefore, staff recommends the applicant should be required to construct the secondary access point prior to ACHD's signature on the final plat that contains the 100th lot. Or, as an alternative, the applicant may stop final platting until the secondary public street access is available. 2. State Highway SH-69/Meridian Road SH-69/Meridian 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 on SH-69/Meridian Road. 3. Lake Hazel Road a. Existing Conditions: Lake Hazel Road is currently under construction as a 5-lane roadway with vertical curb, gutter, a 10-foot wide multi use pathway and either a 4-foot wide buffer or an 8-foot wide landscape strip abutting the site. There is 75 to 145-feet of right-of-way for Lake Hazel Road (50 to 67-feet from centerline). b. Applicant's Proposal: The applicant is not proposing any street improvements to Lake Hazel Road abutting the site. c. Staff Comments/Recommendations: Lake Hazel Road will be fully improved; therefore, no additional dedication of right-of-way or street improvements should be required as part of this application. 4. North/South Mid Mile Collector — Sublimity Avenue a. Existing Conditions: There is no north/south collector abutting the site. b. Applicant's Proposal: The applicant is not proposing to construct a north/south mid-mile collector abutting the site. c. Staff Comments/Recommendations: ACHD's MSM identified a new north/south mid-mile residential collector roadway abutting the site's east property line. This collector was also identified and proposed to be fully constructed as part of the Apex West Subdivision located directly east of the site. The applicant of Apex West Subdivision, Brighton Development, has received plan approval to allow for the construction of the north/south collector, however, construction has not begun. The approved plans show Sublimity Avenue abutting the site's east property line, to be constructed as a full street section with two 21-foot wide travel lanes, one center landscape island, vertical curb, gutter, an 8-foot wide landscape strip and 5-foot wide detached concrete sidewalks. If Skyranch moves forward prior to the construction of Sublimity Avenue, then the applicant should be required to stub Street A to the adjacent parcel to the east until Sublimity is constructed by Brighton Development (see Finding 8.c. for stub street requirements). OR 8 Skyranch / MPP24-0012/ H-2024-0022 The applicant may construct Sublimity Avenue, consistent with the MSM, as '/2 of a 36-foot wide collector street section with vertical curb, gutter and 5-foot wide detached or 7-foot wide attached concrete sidewalk abutting the site's east property line, with 12 additional feet of pavement widening (30-feet of total pavement) beyond the centerline of the roadway with a 3- foot wide gravel shoulder and borrow ditch sized to accommodate the roadway storm runoff on the east side of the roadway across from the site. The right-of-way should extend a minimum of 2-feet behind back of curb for a detached sidewalk or the back of sidewalk for an attached sidewalk on the west side and to 2-feet behind back of borrow ditch on the east side of the roadway. 5. Private Road — Tarrega Lane a. Existing Conditions: There is an existing paved private road, Tarrega Lane, located 1,825- feet east of SH-69 that runs north from Lake Hazel Road through the site to provide access to 6 parcels. :.• .i i i 4Z ip r Site Boundary Y �� <a Private Road �� ` �' }r11 1'� Existing Homes /o WW , ke n,.el rtd b. Applicant's Proposal: The applicant is proposing to close the existing private road, Tarrega Lane, at Lake Hazel Road incorporating it into the site and is proposing a stub street, Street Q, to provide access to only 1 of the 6 parcels. c. Staff Comments/Recommendations: During the pre-application process, staff requested that applicant provide documentation to demonstrate that they have the ability to terminate the existing easement for Tarrega Lane, however, this documentation was not provided. The applicant should be required to provide written documentation allowing the closure of Tarrega Lane. Prior to plan approval and ACHD's signature on the final plat which would close the private road, the applicant should be required to relocate the proposed location of stub street, Street Q, to align with the existing location of Tarrega Lane at the site's north property line or provide written documentation that Street Q can be stubbed to the north, in its proposed location, and that all 6 parcels who use Tarrega Lane will have access to Street Q. If the applicant is unable to remove the private road, Tarrega Lane, then it should remain to allow access to the existing 6 residential homes located north of the site. 9 Skyranch / MPP24-0012/ H-2024-0022 6. Internal Local Streets a. Existing Conditions: There are no local public streets within the site. b. Applicant's Proposal: The applicant is proposing to construct the entry portion of Street A with two 21-foot wide travel lanes, a 10-foot wide center landscape median, curb, gutter and 5-foot wide attached concrete sidewalk (shown in blue). The applicant is proposing to construct the entry portion of Street G to intersect Lake Hazel Road as a 3-lane, 47-foot wide local street section with curb, gutter and 5-foot wide attached concrete sidewalk (shown in yellow). The applicant is proposing to construct a portion of Street F as a 36-foot wide collector street section with curb, gutter, an 8-foot wide landscape strip, 5-foot wide detached concrete sidewalk within 40-feet of right-of-way (show in green). The applicant is proposing to construct thirteen internal local streets as 27-foot wide local street sections with curb, gutter and 5-foot wide attached concrete sidewalk (shown in orange). The applicant is proposing to construct three internal local streets as 27-foot wide local street sections with curb, gutter, 5-foot wide attached concrete sidewalks on one side and an 8-foot wide landscape strip with 5-foot wide detached concrete sidewalk on the other side, located as follows (shown in pink). The applicant is proposing to construct a cul-de-sac turnaround at the terminus of Street H. f. ��• r r '�' ❑ 27 wide street section(attached sidewalks) i 27'wide street section(detached sidewalk ane side} 111 f - 4 ❑ 36'wide collector street section ❑ 52'wide street section Ej ❑ 47:wide street section Ir Staff Comments/Recommendations: The applicant's proposal for Street A, Street B north of Street A, Street C, Street E east of Street D, Street G, Street H east of Street J, Street K east of Street H, Street K west of Street N, Street L, Street M and Street O meet District policy and should be approved as proposed. Parking is restricted on one side of the 27-foot wide street sections (Street B north of Street A, Street C, Street E east of Street D, Street H east of Street J, Street K east of Street H, Street K west of Street N, Street L, Street M, and Street O). The applicant should be required to install "NO PARKING" signs on one side of the streets. Coordinate a signage program with 10 Skyranch / MPP24-0012/ H-2024-0022 Development Review staff. The applicant should be required to provide written fire department approval for the reduced street sections. The applicant should be required to plat the center landscape medians on Street A as right-of- way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island. The applicant should be required to construct the proposed cul-de-sac at the terminus of Street H with a minimum turning radius of 50-feet. Staff recommends the applicant dedicates right-of-way at the cul-de-sac turnaround be extended to touch Lot 40 of Block 5 to ensure that the lot has access to Street H in the future. The applicant's proposal to construct a portion of Street F as a 36-foot wide collector street section meets District policy; however, staff recommends this portion of Street F to be constructed as a local street as it is not anticipated to exceed ACHD's allowable average daily trip threshold as a local street. Street G is proposed to intersect Lake Hazel Road at the 1/4 mile east of Meridian Road/SH- 69. The street approach is being constructed as part of a Cooperative Development Agreement project to widen Lake Hazel Road to 5 lanes between Meridian Road/SH-69 and Locust Grove Road. A large mixed use development is currently in the early pre-application stages of the development process and their traffic impact study will include an evaluation for a signal warrant at the Street G/Lake Hazel Road intersection. If warranted and approved as part of a future development application the following streets are recommended to be constructed as 33-foot wide local street sections with curb, gutter and minimum 5-foot wide concrete sidewalks: Street N, Street K east of Street N to Street H, Street H from Street K to Street J, Street P, Street J south of Street P, Street F from Street A to Street G, Street Q, and Street D as they are proposed to stub to adjacent parcels or they provide a direct route to Street G which may potentially be signalized in the future (pending review of a traffic impact study and future development application). ACHD policy does not allow the use of a 27-foot wide street section for new roadway that exceed 1,000 trips per day or that may exceed 1,000 trips per day once extended (stub streets). Staff recommendation shown on visual below. �, _ _ _ _ ❑ 27 wide local street section(attached sidewalks) 1 I 1 ❑ 27'wide local street section(detached sidewalk one side} >1 I ❑ 33 wide local street section ❑ 36'wide local street section Ie I I El47'wide street section I I 4 rl:� 52'wide street section \ r 11 Skyranch / MPP24-0012/ H-2024-0022 The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of sidewalk. 7. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Applicant's Proposal: The applicant is proposing to construct Street G, a local roadway, to intersect Lake Hazel Road, a principal arterial roadway, located 1,238-feet east of SH-69. The applicant is proposing to construct Street A, a local roadway, to intersect Sublimity Avenue, a collector roadway, proposed to be constructed as part of ACHD's approval of Apex West Subdivision, located 330-feet north of Lake Hazel Road. The applicant is proposing to construct Street F, a collector roadway, to intersect Street H, a local roadway, located 140-feet west of Street J. The applicant is proposing to construct the remaining internal local streets to align or offset a minimum of 125-feet with the exception of the two roadways located as follows: • Street D, located 98-feet east of Street Q • Street P, located 87-feet south of Street M c. Staff Comments/Recommendations: The applicant's proposal to construct Street G to intersect Lake Hazel Road does not meet District Local Street Intersection Spacing on Principal Arterials policy which requires local streets to intersect a principal arterial with an offset of 1,320- feet from all other existing roadways. However, the location of the roadway should be approved as proposed, as the right-of-way for the approach was recently dedicated and the approach is currently under construction as part of the Lake Hazel Road project. The applicant's proposal to construct Street A to intersect Sublimity Avenue meets District policy and should be approved, as proposed. The applicant's proposal to construct Street F to intersect Street H does not meet District Collector Offset policy which requires a 330-foot offset from Street J and should not be approved, as proposed. However, as noted in Finding 6.c., staff recommends the applicant construct Street F as a local street. Therefore, the applicant's proposal to construct Street F to intersect Street H, located 140-feet west of Street J meets District Local Offset policy and should be approved, as proposed. The applicant's proposal to construct Street D and Street P with an offset less than 125-feet from any other local streets does not meet District Local Offset policy and should not be approved as proposed. The applicant should be required to construct Street D and Street P to align or offset any other local streets a minimum of 125-feet. The applicant's proposal to construct the remaining internal local streets to align or offset a minimum of 125-feet meets District policy and should be approved, as proposed. 8. Stub Streets a. Existing Conditions: There are no stub streets to or from the site. b. Applicant Proposal: The applicant is proposing to construct three local stub streets, located as follows (measured centerline-to-centerline): • One stub street to the north, Street N, located 459-feet east of SH-69 12 Skyranch / MPP24-0012/ H-2024-0022 • One stub street to the east, Street P, located 1,125-feet north of Lake Hazel Road and 87-feet south of proposed Street M. • One stub street to the north, Street Q, located 1,773-feet east of SH-69 and 98-feet west of proposed Street D. c. Staff Comments/Recommendations: The applicant's proposal for Street N meets District policy and should be approved, as proposed. The applicant's proposal for Street P meets District policy, with the exception of District Local Offset policy. Upon meeting District Local Offset policy requirements (see Finding 7.c.), the applicant's proposal should be approved. The applicant's proposal to stub Street Q to the site's north property line, located 1,773-feet east of SH-69, meets District policy; however, the proposed stub street location provides access to only one of the six parcels who currently use Tarrega Lane, a private road, to access their properties. Street Q is offset from the existing location of Tarrega Lane. Because of this, Street Q should be relocated to align with the existing location of Tarrega Lane at the site's north property line or provide written documentation that that Street Q can be stubbed to the north as proposed and that all 6 parcels who use Tarrega Lane will have access to Street Q. If Tarrega Lane is required to remain within the site (see Finding 5.c.), then Street Q may remain in its proposed location, stubbing to the site's north property line. Staff recommends that an access easement or a permanent right-of-way easement to allow for the future construction of a stub street constructed from either Street F, H, or K towards the Rawson Canal to provide access to one of the Willeman parcels (parcel No. S1131336156 or S1131336111). The stub street should be in a location that will allow for the future construction of a bridge crossing; the proposed location will be evaluated for constructability by ACHD staff. The applicant should be required to submit a preliminary location for the stub street to ACHD for approval prior to plan submittal. Additional easements may be required to ensure that the stub street and bridge crossing can be constructed. If the future stub street connection is required by the City of Meridian to be a public roadway, a road trust deposit for half the bridge construction should be required, as the site's parcel line extends to the centerline of the canal; the actual amount of the road trust deposit will be determined during the plan review process. If the City of Meridian approves the future stub street connection as a private roadway, a road trust deposit for half the bridge construction should not be required. If Skyranch moves forward prior to the construction of Sublimity Avenue, then the applicant should be required to stub Street A to the adjacent parcel to the east, located 330-feet north of Lake Hazel Road, until Sublimity is constructed by Brighton Development. The applicant should be required to install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 9. Driveways 9.1 Internal Local Streets a. Existing Conditions: There are no local streets constructed within the site. b. Applicant's Proposal: The applicant is proposing to construct eight 20-foot wide shared access driveways internal to the site. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, with the exception of the driveway onto Street F, located 67-feet west of Street G (measured centerline-to-centerline). As noted in Finding 6.c., the applicant should be required to construct Street F as a local street; therefore, any proposed driveways onto Street 13 Skyranch / MPP24-0012/ H-2024-0022 F should be required to meet District Local Driveway policies. Consistent with District Local Driveway Location policy, the applicant should be required to construct the driveway onto Street F, located a minimum of 75-feet from the intersection of Street F and Street G. The driveways should be constructed as paved, curb cut type driveways. 10. Traffic Calming a. Applicant's Proposal: The applicant is proposing to construct Street F, Street H, Street K and Street M greater than 750-feet in length. b. Staff Comments/Recommendations: The applicant should be required to redesign the above listed roadways to reduce the length of the roadways or to include the use of passive design elements and submit a revised preliminary plat showing the redesigned roadways for review and approval prior to plan approval and ACHD's signature on the first final plat. Speed humps/bumps and valley gutters will not be accepted as traffic calming. 11. Other Access Lake Hazel Road is classified as a principal arterial roadway, Sublimity Avenue is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. 14 Skyranch / MPP24-0012/ H-2024-0022 E. Policy 1. Federal Accessibility Design Guidelines and Standards District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way(PROWAG), 36 CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional information). 2. Minor Improvements Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 3. Livable Street Performance Measures District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation network that serves all ages and abilities. Bike and pedestrian facilities built through development should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a minimum of 5-feet. 4. Lake Hazel 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 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 15 Skyranch / MPP24-0012/ H-2024-0022 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 Lake Hazel Road is designated in the MSM as a Residential Arterial with 5-lanes, multi-use pathways and a 59-foot street section within 99-feet of right-of-way. 5. Sublimity 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 16 Skyranch / MPP24-0012/ H-2024-0022 street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right- of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk or multi-use path is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. 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. 17 Skyranch / MPP24-0012/ H-2024-0022 Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of the right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk or multi-use path. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36- foot street section within 50 to 70-feet of right-of-way. 6. Maximum Traffic on One Access District policy 7207.3.3 states that if a proposed development only has one access to a public street that is a local street, or if it proposes to extend public streets from existing development with only one local street access to the public street system, the maximum forecast ADT to be allowed at any point on the local street access is 1,000 and is subject to fire department requirements for the provision of a secondary access. This volume may be reduced or increased based on information received from the lead land use agency, the applicable fire department, and/or emergency services. The District will also take into consideration the following items when determining whether or not to reduce or increase the maximum allowable ADT: railroad crossings, canal crossings, topography (foothills vs. flat land), pedestrian connectivity, location of schools, etc. 7. Average Daily Traffic (ADT) District policy 7207.3.1 states that ADT on new and existing local streets should typically be less than 2,000. This ADT applies to both existing and new streets. For new streets that are stubbed to connect to adjacent land that is not fully developed, the allowable ADT for the new street will typically be no more than 1,000 ADT, to accommodate future additional traffic from the adjacent land, depending on the size of the adjacent undeveloped land. When stub streets are connected and properties fully developed, local streets should not exceed 2,000. In developed areas where streets already exceed 2,000 ADT or are close to exceeding 2,000 ADT, the Commission may grant approval to exceed 2,000 ADT based on existing zoning of undeveloped properties or infill development. The Commission may also consider the need for additional roadway improvements or traffic calming to mitigate the additional traffic if necessary. The ADTs listed above are desirable planning thresholds for local streets, not roadway capacities. Actual roadway capacities are much higher than the planning thresholds. 8. Internal Local Streets Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be 18 Skyranch / MPP24-0012/ H-2024-0022 constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of- way Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District Policy 7207.5.2 states that the width of a reduced urban local street shall be 27-feet (back-of-curb to back- of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 41-feet of right-of-way. Unless approved in writing by the land use agency, this street section is not allowed by the City of Kuna and City of Star. In some cases, this street width may not accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional roadway width is necessary to extend the utilities. Although some parking is allowed by the following subsections, the District will further restrict parking on a reduced width street if curves or other physical features cause problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. One of the following three sets of design conditions shall apply. Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install NO PARKING signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no possibility that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local streets, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8- feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 19 Skyranch / MPP24-0012/ H-2024-0022 Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, but not limited to, a"hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. 9. Roadway Offsets Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is '/4 mile to allow for adequate signal spacing and alignment. District policy 7206.4.3 states that access is typically prohibited within the influence area of an existing or future roundabout intersection, which is generally considered the area from the intersection to the far end of the splitter islands. District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). 20 Skyranch / MPP24-0012/ H-2024-0022 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). District policy 7209.4.2, requires industrial 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). 10. Stub Streets Stub Street Policy: District policy 7207.2.4.3 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 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. 11. Driveways 11.1 Internal Local Streets Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 12. Traffic Calming Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require maintenance and/or license agreement. 13. 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. 21 Skyranch / MPP24-0012/ H-2024-0022 14. 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. 15. 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. 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. 22 Skyranch / MPP24-0012/ H-2024-0022 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. 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 23 Skyranch / MPP24-0012/ H-2024-0022