Loading...
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 251", 2024 DRAFT To: Benjamin Semple, Rodney Evans + Partners, LLC Staff Contact: Matt Pak, Planner Project Description: Latitude Forty Three Trip Generation: The residential lots in this development are estimated to generate 764 vehicle trips per day, 76 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 1111 edition. Below are land uses and estimated trip generation rates for uses that may be included within the buildable commercial lot of this site.Trip Generation rates are based on the Institute of Transportation Engineers Trip Generation Manual, llt" Edition. Use Average Daily Trips Average PM Peak Hour General Office Building 10.84 1.44 (per total square footage) Small Office Building (per 14.39 2.16 total square footage) Single Tenant Office 13.07 1.76 Building (per total square footage) Clinic (per total square 37.60 3.69 footage) connecting you to more Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 208387-6100•FX 345-7650•www.achdidaho.org McKinney,Alexis Pickering,President Miranda Gold,Vice-President Jim oner 10 ACHD Kent oner Mr Dave Commissioner Proposed Development Traffic Impact Study Meets All ACHD Policies Yes Requires Revisions to meet X No X ACHD Policies If yes, is mitigation required Area Roadway Level of ACHD Planned Service Improvements Do area roadways meet IFYWP X ACHD's LOS Planning Thresholds? CIP Yes X No Livable Street Performance Measures Area roads will meet ACHD's LOS Planning Thresholds in Pedestrian LTS 1 the future with planned Cyclist LTS 1 improvements? Yes No EPI Is Transit Available? Yes X No connecting • • more Development Services Department 'ACHD connecting you to more Project/File: Latitude Forty Three / MPP24-0019 / H-2024-0059 This is an annexation with zoning from RUT (Rural Urban Transition) to R-8 (Medium Density Residential), R-15 (Medium High-Density Residential) and C-N (Neighborhood Business District) and a preliminary plat application to allow for the development of a 94-lot subdivision consisting of 81 single-family lots, 12 common lots and 1 buildable commercial lot on 17.3 acres. Lead Agency: City of Meridian Site address: 675, 715 & 955 S Wells St Staff Approval: XXXX, 202X Applicant: Benjamin Semple Rodney Evans + Partners, LLC 1450 W Bannock Street Boise, ID 83702 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.................................................................5 C. Site Plan ......................................................................6 D. Findings for Consideration...........................................7 E. Policy.........................................................................13 F. Standard Conditions of Approval ...............................18 G. Conclusions of Law....................................................19 Request for Appeal of Staff Decision ................................19 1 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Bridge #1224 over Five Mile Creek on Wells Street is scheduled in the IFYWP to be replaced in 2029. 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 ** Magic View Drive 712-feet Local 80 N/A Commercial ** Wells Street 1,575-feet Local N/A N/A Commercial ** Wells Circle 344-feet Local N/A N/A Commercial ** ACHD does not set level of service thresholds for local streets. 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 Magic View Drive west of Wells Street was 2,035 on June 2nd, 2021. • There are no current traffic counts for Wells Street. • There are no current traffic counts for Wells Circle. 2 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 A. Site Specific Conditions of Approval 1. Improve Magic View Drive as '/z of a 36-foot wide local commercial street section with vertical curb, gutter and a minimum 5-foot wide attached or detached concrete sidewalk abutting the site. 2. Improve Wells Street abutting the site, excluding the 300-foot section depicted in red (150-feet north and south of Five Mile Creek), as '/2 of a 36-foot wide local commercial street section with vertical curb, gutter and a minimum 5-foot wide attached or detached concrete sidewalk, depicted in green (see image on Page 6, Finding 2.c.). 3. Provide a road trust deposit to ACHD for the proportionate share of the street improvements (pavement, curb, gutter and sidewalk) and bridge improvements in the amount of $99,000 for the 300-foot section (150-feet north and south of Five Mile Creek) on Wells Street. 4. Complete Wells Circle as a 36-foot wide street section to include realignment of the centerline, pavement widening, vertical curb, gutter and 5-foot wide concrete sidewalk abutting the site. 5. Vacate the entire unopened/unimproved ACHD right-of-way, located in the middle of the site, to include the 88-feet at the terminus of the right-of-way. Submit an application for vacation of the unimproved ACHD right-of-way to ACHD's Right-of-Way department. Approval of the vacation application is required before plans are accepted. If the right-of-way vacation is approved, the City of Meridian should require the applicant to provide a cross-access easement for the adjacent parcel (parcel #R5443010202) to the east, to access ACHD's public road network. If the right-of-way vacation is not approved, construct the unopened/unimproved right-of-way as a 33-foot wide local street section with curb, gutter and 5-foot wide concrete sidewalk abutting the site. Take access to the northern portion of their site from this local road. Provide a turnaround at the terminus of the roadway. Install a sign at the terminus of the improvements that states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 6. Construct Equator Drive to intersect Wells Street, located 339-feet north of Wells Circle, as a full, 33-foot wide local commercial street section with vertical curb, gutter and a minimum 5-foot wide attached or detached concrete sidewalk on both sides of the roadway. 7. Construct Longitude Drive to intersect Wells Circle, located 347-feet west of Wells Street, as a full, 36-foot wide local commercial street section with vertical curb, gutter and a minimum 5-foot wide attached or detached concrete sidewalk on both sides of the roadway. 8. Stub Equator Drive to the west, located 339-feet north of Wells Circle. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 9. Construct a 25-foot wide, emergency access driveway from the site onto Magic View Drive, located 600-feet west of Wells Street (measured centerline-to-centerline). Restrict the driveway with bollards to emergency access only. Locate the bollards outside of the dedicated right-of-way for Magic View Drive. Pave the driveway in its full width and at least 30-feet into the site beyond the edge of pavement on Magic View Drive 10. Close the five existing driveways from the site onto Wells Street with curb, gutter, sidewalk and landscaping. 11. Construct the entry portion of Gentry Lane to a maximum width of 36-feet within the right-of-way for Wells Street. Once outside of the right-of-way, widen Gentry Lane to a 48-foot wide private road/drive aisle, with two 21-foot wide travel lanes, two 14-foot wide center landscape medians, 3 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 curb, gutter and 5-foot wide attached concrete sidewalk. The center landscape medians should be located outside of the right-of-way 12. Construct a 24-foot wide driveway from the site onto Longitude Drive, located 76-feet north of Wells Circle (measured centerline-to-centerline). Pave the driveway in its full width and at least 30-feet into the site. 13. Construct six private roads internal to the site. Pave the private roadways 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. 14. Install street name and stop signs for the private roads. The signs may be ordered through the District. Verification of the correct, approved names of the road is required. 15. If private roads are not approved by the City of Meridian, revise and resubmit the preliminary plat to provide public standard local streets in these locations. 16. 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. 17. 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. 18. Comply with all Standard Conditions of Approval. 4 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 B. Vicinity Map , i IWO - � ; � ti��;-� _ _ ,_ •.._xE�G_ei�tr,Y,�Wa.Y y y d tip3..:- r rL11 EB_Iriten 5 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 C. Site Plan r r , RRR ' r I I � ' l I I 'I 1 I ,11 I 'I VNLL'l1 1 Y� I L__ 5 I I 1`1 1 6 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 D. Findings for Consideration 1. Magic View Drive a. Existing Conditions: Magic View Drive is improved with 2-travel lanes, 28-feet of pavement and no curb, gutter, or sidewalk abutting the site. There is 50 to 58-feet of right-of-way for Magic View Drive (26 to 29-feet from centerline). b. Applicant's Proposal: The applicant is proposing to improve Magic View Drive as '/z of a 33- foot wide street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the site. c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. The applicant should be required to improve Magic View Drive as '/2 of a 36-foot wide local commercial street section with vertical curb, gutter and a minimum 5-foot wide attached or detached concrete sidewalk abutting the site. If detached sidewalk is constructed, a minimum 6-foot wide landscape strip should be provided, or if street trees are desired, then the applicant should provide an 8-foot wide landscape strip. 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. 2. Wells Street a. Existing Conditions: Wells Street is improved with 2-travel lanes, 24 to 30-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 50 to 52-feet of right-of-way for Wells Street (23 to 30-feet from centerline). b. Applicant's Proposal: The applicant is proposing to improve Wells Street as '/2 of a 33-foot wide street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the site. c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. The applicant should be required toa ` = = k improve Wells Street as '/2 of a 36- ""`'� � ` , �` ` foot wide local commercial street section abutting the entire site. Mks ` y However, as noted above Bridge #1224 over the Five Mile Creek on Wells Street is scheduled in the IFYWP to be replaced. Therefore, ' the applicant should be required to improve Wells Street abutting the 1 r ► � r_ ' site, excluding the 300-foot sectionu 1 depicted in red (150-feet north and ' south of Five Mile Creek), as '/2 of a 36-foot wide local commercial street section with vertical curb, gutter and a minimum 5-foot wide attached or detached concrete sidewalk, depicted in green. If detached _ � ��<� • sidewalk is constructed, a minimum I .,:,77 kL xN� - .• 7 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 6-foot wide landscape strip should be provided, or if street trees are desired, then the applicant should provide an 8-foot wide landscape strip. The applicant should be required to provide a road trust deposit to ACHD for their proportionate share of the street improvements (pavement, curb, gutter and sidewalk) and bridge improvements in the amount of $99,000 for the 300-foot section (150-feet north and south of Five Mile Creek) on Wells Street, depicted in red. 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. 3. Wells Circle a. Existing Conditions: Wells Circle is improved with 2-travel lanes, 30-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Wells Circle (30- feet from centerline). b. Applicant's Proposal: The applicant is proposing to complete Wells Circle as '/2 of a 33-foot wide street section with vertical curb, gutter and 5-foot wide attached concrete sidewalk abutting the site. c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy and should not be approved, as proposed. Staff recommends Wells Circle be constructed as a 36-foot wide commercial street section to accommodate the proposed commercial buildable lot and the adjacent parcels to the south abutting Wells Circle. The applicant should be required to complete Wells Circle as '/z of a 36- foot wide commercial street section to include re-alignment of the centerline, pavement widening, vertical curb, gutter and a minimum 5-foot wide concrete sidewalk abutting the site. The applicant should be required to dedicate right-of-way to 2-feet behind the 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. 8 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 4. Unimproved ACHD Right-of-Way a. Existing Conditions: There is 50-feet of right-of-way that is unopened/unimproved with an additional 88-feet of right-of-way at the terminus to allow for a cul-de-sac turnaround located approximately 867-feet south of Magic View Drive (measured centerline-to-centerline) abutting the site. The street and cul-de-sac are not constructed. b. Applicant's Proposal: The applicant is proposing to incorporate and vacate a .25 acre portion of this unopened/unimproved right-of-way (shown below) into their site as part of their development as a portion of their private entrance roadway, Gentry Lane, and portions of two residential lots. i =ri F l z s.so ft 224.97 ft VN F � 1N L, c. Staff Comments/Recommendations: Staff is supportive of the proposed right-of-way vacation; however, the applicant's proposal to only vacate a .25 acre portion of this unopened/unimproved right-of-way will leave the 88-feet of right-of-way at the terminus landlocked, without access to public roads. Staff recommends that the applicant vacate the entire unopened/unimproved right-of-way to include the 88-feet at the terminus of the right-of- way. The applicant should be required to vacate the right-of-way prior to plan submittal; approval of civil plans will be contingent upon the completion of the vacation. The vacation is a separate process with its own application and approvals. Questions regarding this process should be directed to ACHD's Right-of-Way staff. If the right-of-way vacation is approved, the City of Meridian should require the applicant to provide a cross-access easement for the adjacent parcel (parcel #R5443010202) to the east, to access ACHD's public road network. If the right-of-way is not vacated, the applicant should be required to construct the unopened/unimproved right-of-way as a 33-foot wide local street section with curb, gutter and 5-foot wide concrete sidewalk abutting the site. If detached sidewalk is constructed a minimum 6-foot wide landscape strip should be provided, or if street trees are desired, then the applicant should provide an 8-foot wide landscape strip. The applicant should be required to take access to the northern portion of their site from this local road. The applicant should be required to provide a turnaround at the terminus of the roadway. The applicant should be required to install a sign at the terminus of the improvements that states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 9 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 5. 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 Equator Drive to intersect Wells Street as a 33-foot wide local street section with rolled curb, gutter and 5-foot wide attached concrete sidewalk. The applicant is proposing to construct Longitude Drive to intersect Wells Circle as '/2 of a 33- foot wide local street section with rolled curb, gutter and 5-foot wide attached concrete sidewalk on the eastern side and 12-feet of pavement widening on the western side. c. Staff Comments/Recommendations: The applicant's proposal for Equator Drive meets District policy and should be approved, as proposed. The applicant's proposal for Longitude Drive does not meet District policy and should not be approved, as proposed. Staff recommends Longitude Drive be constructed as a full 36-foot wide commercial street section to accommodate the proposed commercial buildable lot within the site and increased traffic generated through the future development of adjacent sites. A commercial street designation aligns with the City of Meridian's Future Land Use Map, designating this area as MU-N (Mixed Use Neighborhood) allowing the street to support commercial and residential uses. Additionally, the applicant's proposal to construct one commercial buildable lot to front Wells Circle and Longitude Drive may generate an average daily traffic above the threshold for a local street. The applicant should be required to construct Longitude Drive to intersect Wells Circle as a full, 36-foot wide local commercial street section with vertical curb, gutter and a minimum 5-foot wide attached or detached concrete sidewalk on both sides of the roadway. If detached sidewalk is constructed, a minimum 6-foot wide landscape strip should be provided, or if street trees are desired, then the applicant should provide an 8-foot wide landscape strip. 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. 6. Roadway Offsets a. Existing Conditions: There are no local public streets within the site. b. Applicant's Proposal: The applicant is proposing to construct Equator Drive, a local roadway, to intersect Wells Street, a local commercial roadway, located 339-feet north of Wells Circle (measured centerline-to-centerline). The applicant is proposing to construct Longitude Drive, a local roadway, to intersect Wells Circle, a local commercial roadway, located 347-feet west of Wells Street(measured centerline- to-centerline). c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 7. Stub Streets a. Existing Conditions: There are no stub streets to or from the site. b. Applicant Proposal: The applicant is proposing to construct one stub street to the west, Equator Drive, located 339-feet north of Wells Circle (measured centerline-to-centerline). c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 10 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 The applicant should be required to install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 8. Driveways 8.1 Magic View Drive a. Existing Conditions: There are no existing driveways from the site onto Magic View Drive. b. Applicant's Proposal: The applicant is proposing to construct a 25-foot wide, emergency access driveway from the site onto Magic View Drive, located 600-feet west of Wells Street (measured centerline-to-centerline). The applicant is proposing to restrict the driveway with bollards to emergency access only. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to locate the bollards outside of the dedicated right-of-way for Magic View Drive. The applicant should be required to pave the driveway in its full width and at least 30-feet into the site beyond the edge of pavement on Magic View Drive. 8.2 Wells Street a. Existing Conditions: There are five existing driveways from the site onto Wells Street, located as follows (measured centerline-to-centerline): • One 27-foot wide unimproved driveway, located 126-feet south of Magic View Drive. • One 23-foot wide unimproved driveway, located 178-feet south of Magic View Drive. • One 22-foot wide unimproved driveway, located 269-feet south of Magic View Drive. • One 11-foot wide paved driveway, located 825-feet south of Magic View Drive. • One 19-foot wide paved driveway, located 1,219-feet south of Magic View Drive. b. Applicant's Proposal: The applicant is proposing to close the five existing driveways from the site onto Wells Street with curb, gutter, sidewalk and landscaping. The applicant is proposing to construct the entry portion of Gentry Lane as a 48-foot wide private road/drive aisle, with two 21-foot wide travel lanes, two 14-foot wide center landscape medians, curb, gutter and 5-foot wide attached concrete sidewalk. c. Staff Comments/Recommendations: The applicant's proposal to close the five existing driveways meets District policy and should be approved, as proposed. The applicant's proposal to construct the entry portion of Gentry Lane meets District policy; however, the applicant should be required to construct the drive aisle to a maximum width of 36-feet within the right-of-way for Wells Street. Once outside the right-of-way, the private road/drive aisle may be widened to two 21-foot wide travel lanes and two 14-foot wide center landscape medians. The center landscape medians should be located outside of the right-of- way. 8.3 Longitude Drive b. Existing Conditions: Longitude Drive is not constructed within the site. c. Applicant's Proposal: The applicant is proposing to construct a 24-foot wide driveway from the site onto Longitude Drive, located 76-feet north of Wells Circle (measured centerline-to- centerline). 11 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to pave the driveway in its full width and at least 30-feet into the site beyond the edge of pavement of Longitude Drive. 9. Private Roads a. Applicant Proposal: The applicant is proposing to construct six private roads internal to the site. b. Staff Comments/Recommendations: ACHD staff supports the applicant's proposal for the internal roadways to be constructed as private roads. If the City of Meridian approves the private roads, the applicant shall be required to pave the private roadways 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 roads. The signs may be ordered through the District. Verification of the correct, approved names of the roads is required. ACHD does not make any assurances that the private roads, which are a part of this application, will be accepted as public roads if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify these roads for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadways to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the roads. • Construct the roadways to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 12 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 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. Unimproved ACHD Right-of-Way 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. 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. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: 13 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8- feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. 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. Half Street Policy: District Policy 7207.2.2 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. 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. 14 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 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. 5. Magic View Drive, Wells Street & Wells Circle Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7208.5 states that right-of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking. • A 36-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and on-street parking. • A 40-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane. • A 46-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane and bike lanes. Continuation of Streets Policy: District Policy 7208.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries, water and sewer. • Promotes orderly development. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to 15 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Half Street Policy: District Policy 7208.2.2 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. 6. Roadway Offsets Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). 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). 7. Stub Streets Stub Street Policy: District policy 7208.2.4.3 states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7208.2.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS 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. Temporary Dead End Streets Policy: District policy 7208.2.4.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul- de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul- de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 8. Driveways 8.1 Magic View Drive &Wells Street Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector/arterial or arterial street intersection. 16 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. 8.2 Longitude Drive Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector/arterial or arterial street intersection. Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. 9. 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. 10. 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. 11. 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 17 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 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. 12. 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. 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 18 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059 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 19 DRAFT Latitude Forty Three / MPP24-0019 / H-2024-0059