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HomeMy WebLinkAbout2024-11-25 ACHD Alexis Pickering,President Miranda Gold,Vice-President ACHD Jim Hansen,Commissioner Kent Goldthorpe,Commissioner 'ar ww�m Dave McKinney,Commissioner Date: November 25, 2024 To: Amanda McNutt, via email Staff Contact: Kara Leigh Troyer, Planner Project Description: Apex Cadence Trip Generation: This development is estimated to generate 1,065 vehicle trips per day, 79 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 11' edition. Proposed Development Traffic Impact Study Meets All ACHD Policies F 6- Requires Revisions to meet No ACHD Policies •. • required Area Roadway Level of ACHD Planned Service Improvements D• area roadways - ♦CHD's LOS Planning Thresholds? Yes • Livable Street • - Measures Area •.• eet ACHD's LOS Planning Thresholds -•- the future with • -• improvements? Is Transit • - • Comments: 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 'ACHD connecting you to more Project/File: Apex Cadence / MPP24-0021 / H-2024-0061 This is a planned unit development, alternative compliance, private streets, and preliminary plat application for the development of an age-restricted residential community and 16 single-family homes on 51.5-acres. This is also a rezone application for a zone change of R-8 to R-15 on 56.11-acres. This application includes a modification to a development agreement with the City of Meridian. Lead Agency: City of Meridian Site address: Locust Grove Staff Approval: November 25, 2024 Applicant: Amanda McNutt Brighton Corp 2929 W Navigator Drive, Suite 400 Meridian, ID 83642 Representative: Same as above Staff Contact: KaraLeigh Troyer, Planner Phone: 208-387-6391 E-mail: ktroyer(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.................................................................5 C. Site Plan ......................................................................6 D. Findings for Consideration...........................................7 E. Policy.........................................................................10 F. Standard Conditions of Approval ...............................18 G. Conclusions of Law....................................................19 Request for Appeal of Staff Decision ................................20 1 Apex Cadence / MPP24-0021 / H-2024-0061 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Amity Road is scheduled in the IFYWP to be widened to 5-lanes from SH-69 (Meridian Road) to Locust Grove Road with a design year and construction year yet to be determined. • The intersection of Amity Road and Locust Grove Road is scheduled in the IFYWP to be constructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south, 4- lanes east, and 4-lanes on the west leg with a design year of 2023-2024, a right-of-way year of 2029-2030, and a construction year yet to be determined. • Amity Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle Road between 2031 and 2035. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory Road between 2036 and 2040. • 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. 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 Locust Grove Road 1,924-feet Minor Arterial 284 Better than "E" Lake Hazel Road 0-feet Minor Arterial 167 Better than "E" • Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). * Acceptable level of service for a three-lane minor arterial is "E" (720 VPH). * Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH). 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 Locust Grove Road south of Lake Hazel Road was 3,152 on June 6, 2024. • The average daily traffic count for Lake Hazel Road east of SH-69 was 3,747 on June 12, 2018. Updated traffic counts for Lake Hazel Road are not available due to roadway construction in the vicinity of the site. 2 Apex Cadence / MPP24-0021 / H-2024-0061 A. Site Specific Conditions of Approval 1. Prior to plan submittal, submit a revised preliminary plat showing the redesigned Via Roberto Street to include the use of passive design elements (traffic calming). The ultimate locations and design of the traffic calming will be determined during the plan review process. Speed humps, valley gutters, stop signs, and cross drains are not an acceptable tool for traffic calming on new collector streets and will not be accepted as traffic calming. 2. Widen the pavement of Locust Grove Road to total 17-feet from centerline. 3. Construct a 5-foot wide detached concrete sidewalk 31'/2-feet from section line of Locust Grove Road. If the City of Meridian requires a 10-foot wide multi-use pathway, construct the multi-use pathway 27-feet from section line of Locust Grove Road. 4. Dedicate right-of-way to total 50-feet from section line on Locust Grove Road. 5. Construct Via Roberto Lane as a 36-foot wide collector roadway with vertical curb and gutter on both sides and an 8-foot wide planter strip and a 10-foot wide detached sidewalk on the north side abutting the site within 62'/2-feet of right-of-way. 6. Construct Hawks Perch Avenue and Adler Hof Street as public 33-foot wide local public roadways with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk on both sides within 60-feet of right-of-way. 7. Construct a knuckle at the intersection of Hawks Perch Avenue and Adler Hof Street. 8. Construct Via Roberto Street to intersect Locust Grove Road 2,637-feet south of Lake Hazel Road. 9. Construct Hawks Haven Avenue and Adler Hof Street a minimum of 125-feet from any other existing or proposed streets. 10. Construct one stub street to the west, Via Roberto Street. Install a sign at the terminus of Via Roberto Street stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 11. Construct one stub street to the west, Adler Hof Street. Install a sign at the terminus of Adler Hof Street stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 12. Close the two existing 26-foot wide unimproved driveways from the site onto Locust Grove Road with sidewalk. 13. If the City of Meridian approves the private roads, the applicant shall be required to pave the private roadways (Bingley Lane and Aspiration Lane) a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15- foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. 14. The entry portions of Bingley Lane and Aspiration Lane are restricted to a maximum width of 36- feet within the right-of-way and the center landscape island should be located outside of the right- of-way. If these private roads are to be gated, then the gates shall be located a minimum of 50- feet from edge of pavement of the adjacent street. 3 Apex Cadence / MPP24-0021 / H-2024-0061 15. Provide ACHD approved plans for the crossings of the Watkins Drain prior to the pre-construction meeting and final plat approval. Note: Timing of project plan submittals should take into account review times, lead time for precast members and potential roadway closures. To ensure construction prior to irrigation season, approval of the project plans must be attained by January 151". The District retains the right to modify road closure approvals on any project based on the needs of the District. Construction of projects approved after January 15t" may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted before the end of the current irrigation season to ensure the best time frame for construction is attained. Submittals will need to include the street section extending over the bridge to ensure the requirements of the roadway are met. 16. Other than the access specifically approved with this application, direct lot access is prohibited to Locust Grove Road and Via Roberto Street and should be noted on the final plat. 17. 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. 18. 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. 19. Comply with all Standard Conditions of Approval. 4 Apex Cadence / MPP24-0021 / H-2024-0061 B. Vicinity Map r*4 r - � E Lake Haael Rd -- - f R Jd l a Rezone only Ejower St > h M aria St- s T n '- ESp ire St I E Biiigley .11 E Ambitin'ii St • Adler Haf St ILI, E Yia Rolserto l n 5 Apex Cadence / MPP24-0021 / H-2024-0061 C. Site Plan SSROfi 1— SUO6 Rms t BRUNO MUM GOITIQ CIIEW TRUST Ll BIOC'Ri V: � NW��lly 1}1Q!'O�N 1i{.7� a o 0 A NRYVKS PEKW RYE. .�yll�• OW IWMMENTSOFF ss:�v.� �.� .. lu s.owLwMMnIxlrluwTq - ll ® ® o 1 s _ eLQa 1 g LLC 1-ASPNATgNI/l IP.IVAT�I W O0 `� 5-iALa7N MlIlIMI1u7El !l>xlll = $-FALCGNEV—[—TE) V � WEI ewa 1 3] - BLOCI 1 Las o-aaa00000 �Mo'NrAIN""""'" '� � � �� �® 98 O - SS1O6111 m MUROORq g 3.WMBNESTLN-jMIVRTE) ` iWAelIER NlST LN-(PWRiE) ® RLYDGBIE ieUSi IM g ® 000001oa000 © a fI - . � t� � SOO'O4'76'C Hid1i'—RlnaefaROV[la _ q m [[ III 6 Apex Cadence / MPP24-0021 / H-2024-0061 D. Findings for Consideration 1. Parcel S1406110016 Parcel S1406110016 is included in this application for a portion to be rezoned from R-8 to R-15. The applicant is not proposing to develop this parcel as a part of this project. Site specific conditions of approval for that parcel will be established as part of a future development application. 2. Locust Grove Road a. Existing Conditions: Locust Grove Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-67 feet of right-of-way for Locust Grove Road (26-39 feet from centerline). b. Applicant Proposal: The applicant is proposing to widen the pavement of Locust Grove Road to total 17-feet from centerline and construct a 5-foot wide detached concrete sidewalk 31'/z- feet from centerline of Locust Grove Road. The applicant is proposing to dedicate 38'/2-feet of right-of-way from centerline of Locust Grove Road. c. Staff Comments/Recommendations: The centerline of Locust Grove Road abutting the site is not centered on the section line and is offset approximately 1-foot to 14-feet west of the existing centerline of the roadway. Consistent with prior actions in the vicinity of the site, sidewalk location and right-of-way dedication on Locust Grove Road should be measured from the section line of the roadway abutting the site. The applicant's proposal to construct 5-foot wide detached sidewalk meets District policy and should be approved, as proposed. The applicant should be required to construct the 5-foot wide detached sidewalk a minimum of 31'/2-feet section line on Locust Grove Road If the City of Meridian requires a 10-foot wide multi-use pathway, the applicant should be required to construct the multi-use pathway in its ultimate location considering a 3-lane arterial roadway, 27-feet from section line. The applicant's proposal to dedicate 38'/z-feet of right-of-way from centerline does not meet District policy and should not be approved, as proposed. Consistent with the MSM, the applicant should be required to dedicate right-of-way to total 50-feet from section line on Locust Grove Road. The additional dedicated right-of-way is not impact fee eligible for compensation, as this segment of Locust Grove Road is not scheduled in the CIP. 3. Via Roberto Street a. Existing Conditions: Via Roberto Lane exists as a private road abutting the site. b. Applicant Proposal: The applicant is proposing to construct Via Roberto Lane as a 36-foot wide collector roadway with vertical curb and gutter on both sides and an 8-foot wide planter strip and a 10-foot wide detached sidewalk on the north side abutting the site within 62'/2-feet of right-of-way. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 4. Internal Local Streets a. Existing Conditions: There are no existing local streets internal to or abutting the site. b. Applicant's Proposal: The applicant is proposing to construct Hawks Perch Avenue and Adler Hof Street as public 33-foot wide local roadways with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk on both sides within 60-feet of right-of-way. 7 Apex Cadence / MPP24-0021 / H-2024-0061 The applicant is proposing to construct a knuckle at the intersection of Hawks Perch Avenue and Adler Hof Street. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 5. Roadway Offsets a. Applicant's Proposal: The applicant is proposing to construct Via Roberto Street to intersect Locust Grove Road 2,637-feet south of Lake Hazel Road (measured centerline to centerline). The applicant is proposing to construct Hawks Haven Avenue and Adler Hof Street a minimum of 125-feet from any other existing or proposed streets (measured centerline to centerline). b. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 6. Stub Streets a. Existing Conditions: There are no streets stubbing to the site. b. Applicant Proposal: The applicant is proposing to construct two stub streets to the west, Via Roberto Street and Adler Hof Street. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of Via Roberto Street stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." The applicant should be required to install a sign at the terminus of Adler Hof Street stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." For any roadways exceeding 150-feet in length from the nearest street intersection, the applicant should be required to install a paved temporary cul-de-sac turnaround with a minimum turning radius of 50-feet. 7. Driveways 7.1 Lake Hazel Road a. Existing Conditions: There are two existing 26-foot wide unimproved driveways from the site onto Locust Grove Road located 108-feet south of Tower Street and in alignment with Bingley Street across the site to the east of Locust Grove Road (measured centerline to centerline). b. Applicant's Proposal: The applicant is proposing to close the existing driveways with sidewalk. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 8. Private Roads a. Applicant Proposal: The applicant is proposing to construct all roadways internal to the site as private roadways, with the exception of Via Roberto Lane, Hawks Perch Avenue, and Adler Hof Street. The applicant is proposing to construct Bingley Lane located in alignment with Bingley Lane to the east across Locust Grove Road and Aspiration Lane located 665-feet west of Locust Grove Road (measured centerline to centerline) as 54-foot wide private lanes with 21-foot wide travel lanes, 12-foot wide landscape medians, vertical curb, gutter, 8-foot wide planter strips, and 5-foot wide detached sidewalk. b. Staff Comments/Recommendations: If the City of Meridian approves the private road, the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not 8 Apex Cadence / MPP24-0021 / H-2024-0061 approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. The entry portion of Bingley Lane and Aspiration Lane are restricted to a maximum width of 36- feet within the right-of-way and the center landscape islands should be located outside of the dedicated right-of-way. If Bingley Lane and Aspiration Lane are to be gated then the gates should be located a minimum of 50-feet from the edge of the adjacent roadways and a turnaround should be provided. 9. Traffic Calming a. Staff Comments/Recommendations: Via Roberto Street is proposed to extend over 750-feet in length. Due to the design of the roadway as a long, straight collector roadway staff is supportive of traffic calming to discourage speeds above 35 MPH. Consistent with District policy 7206.3.8, staff recommends the applicant be required to provide traffic calming to discourage excessive speeds through the use of passive design elements approved by ACHD Traffic Services. Speed humps, valley gutters, stop signs, and cross drains are not an acceptable tool for traffic calming on new collector streets and will not be accepted as traffic calming. 10. Watkins Drain Crossing The District will require that the applicant have ACHD approved plans for the crossing of the Watkins Drain (Via Roberto Street) prior to the pre-construction meeting and final plat approval. Note: Timing of project plan submittals should take into account review times, lead time for precast members and potential roadway closures. To ensure construction prior to irrigation season, approval of the project plans must be attained by January 151h. The District retains the right to modify road closure approvals on any project based on the needs of the District. Construction of projects approved after January 151h may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted before the end of the current irrigation season to ensure the best time frame for construction is attained. Submittals will need to include the street section extending over the bridge to ensure the requirements of the roadway are met. 11. Other Access Locust Grove Road is classified as a minor arterial roadway, Via Roberto Street 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. 9 Apex Cadence / MPP24-0021 / H-2024-0061 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. Locust Grove Road Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with the current version of PROWAG. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, and a continuous center left-turn lane, and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of pavement on both sides of the median is provided. 10 Apex Cadence / MPP24-0021 / H-2024-0061 If a landscaped median is included in any of these cross sections, the landscaping shall be maintained by license agreement with the adjacent HOA, property owner, or by interagency agreement with the corresponding land use jurisdiction. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathway and buffers. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back- of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Consult the District's planter width policy if trees are to be placed within the parkway strip. In some instances, to match existing conditions, a minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development Review staff will be responsible for determining the required facility. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the roadway when authorized by Development Review staff to accommodate site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of- way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Locust Grove Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 37-foot street section within 100-feet of right-of-way. 11 Apex Cadence / MPP24-0021 / H-2024-0061 5. Via Roberto Street Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right- of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk or multi-use path is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. 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 12 Apex Cadence / MPP24-0021 / H-2024-0061 minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of the right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk or multi-use path. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should be located at the half-mile between Lake Hazel Road and Columbia Road on the west side of Locust Grove Road and continue through the property stubbing to the west. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 50-70 feet of right-of-way or as a 2-lane roadway with an 8-foot wide planter strip and 10-foot wide multi-use pathway, a 26-foot wide street section within 50-70 feet of right-of-way. 6. Internal Local Streets Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is 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 13 Apex Cadence / MPP24-0021 / H-2024-0061 applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • 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 Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. District policy 7206.4.5, 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). 14 Apex Cadence / MPP24-0021 / H-2024-0061 8. Stub Streets Stub Street Policy: District policy 7206.2.4.3 (collector)/7207.2.4.3 (local)/states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.4 (collector)/ 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." or "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4.4 (collector)/ 7207.2.4.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end 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 Locust Grove Road Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660- feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on minor arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-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. 15 Apex Cadence / MPP24-0021 / H-2024-0061 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. 9.2 Via Roberto Street 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. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1 requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. 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 16 Apex Cadence / MPP24-0021 / H-2024-0061 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. 10. Private Roads Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. 11. Traffic Calming Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that collector streets should be designed to discourage speeds above 35 MPH and in a residential area, collector streets should be designed to discourage speeds above 30 MPH. The design of collector street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. 12. 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. 13. 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. 14. 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. 17 Apex Cadence / MPP24-0021 / H-2024-0061 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. 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. 18 Apex Cadence / MPP24-0021 / H-2024-0061 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. 19 Apex Cadence / MPP24-0021 / H-2024-0061 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 20 Apex Cadence / MPP24-0021 / H-2024-0061