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HomeMy WebLinkAbout2025-03-25 ACHD Draff Staff Report Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner /441E Patricia Nilsson,Commissioner Date: February 6, 202S To: Gregg Davis-via email Staff Contact: Kara Leigh Troyer, Planner Project Description: Mondt Meadows Subdivision Trip Generation: This development is estimated to generate 94 vehicle trips per day, 9 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 pr All ACHD Policies Requires Revisions to meet No ACHID 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: Mondt Meadows Subdivision / MPP25-0001 / H-2024-0067 This is a comprehensive plan amendment, annexation and rezone, and preliminary plat for the development of 10 residential lots and 4 common lots on 10.25-acres. Lead Agency: City of Meridian Site address: 6162 S Tarrega Lane Staff Approval: February 6, 2025 Applicant: Gregg Davis, via email Breckon Land Design 6661 N Glenwood Street Garden City, ID 83714 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.........................................................................11 F. Attachments...............................................................15 G. Standard Conditions of Approval ...............................15 H. Conclusions of Law....................................................16 Request for Appeal of Staff Decision ................................17 1 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 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 with enhanced pedestrian and bike facilities 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 reconstructed as a multi-lane roundabout with 1-lane on the north leg, 1-lane on the south, 2- lanes east, and 2-lanes on the west leg with a design year of 2023-2024 and a construction year yet to be determined. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. • The intersection of Lake Hazel Road and SH 69 (Meridian Road) is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes on the east leg, and 7-lanes on the west leg and signalized between 2036 and 2040. • The intersection of Lake Hazel Road and Eagle Road is currently under construction to be widened to 6-lanes on the north leg, 5-lanes on the south, 6-lanes on the east leg and 6-lanes on the west leg and signalized. 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 **State Highway 0-feet Arterial 1,798 N/A 69/Meridian Road * Lake Hazel Road 0-feet Principal Arterial 167 Better than "E" *Sublimity Avenue 47-feet Collector N/A N/A * Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). * Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). * Acceptable level of service for a two-lane collector is "D" (425 VPH). ** ACHD does not set level of service thresholds for State Highways. 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for SH-69 (Meridian Road) south of Amity Road was 39,548 on October 8, 2024. • The average daily traffic count for Lake Hazel Road east of SH-69 was 3,747 on June 12, 2018. Since these counts were taken Lake Hazel Road from SH-69/Meridian Road to Locust Grove Road has been widened to 5-lanes. • There are no existing traffic counts for Sublimity Avenue north of Lake Hazel Road. 2 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 A. Site Specific Conditions of Approval 1. Prior to plan submittal, submit a revised preliminary plat showing the redesigned roadway, Street B, to include the use of passive design elements. The ultimate location and design will be determined during plan review by Development Review staff. Stop signs, speed humps/bumps, and valley gutters will not be accepted as traffic calming. 2. Repair or replace any damaged or deteriorated transportation facilities abutting the site on Sublimity Avenue in accordance with the current version of PROWAG. 3. Construct Street B as a 33-foot wide local roadway with curb, gutter, and 5-foot wide attached concrete sidewalk. 4. Construct Street A as a 33-foot wide local roadway with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. Construct a cul-de-sac turnaround at the terminus of Street A with a minimum radius of 50-feet and complete with curb, gutter, and sidewalk. 5. Dedicate right-of-way to extend to 2-feet behind back of sidewalk for attached sidewalk. For detached sidewalk, reduce right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from 2-feet behind back of curb to extend to 2-feet behind back of sidewalk. 6. Construct Street B to intersect Sublimity Avenue within the designated 47-feet of right-of-way provided on Sublimity Avenue through Apex Northwest 4. See page 8. 7. Construct Street A to intersect Street B located 150-feet west of Tarrega Lane. 8. Construct Street A to stub to the site's north property line located 880-feet west of Sublimity Avenue. 9. Construct Street B to stub partially through the site located 1,029-feet north of Lake Hazel Road. See page 8. If Street B extends to a length greater than 150-feet, construct a paved temporary cul-de-sac turnaround at the terminus of Street B with a minimum turning radius of 50-feet. If the temporary turnaround extends outside of the dedicated right-of-way than provide a temporary turnaround easement. 10. Install a sign at the terminus of Street A and Street B roadway stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 11. Construct a 24-foot wide gated driveway located 379-feet west of Sublimity Avenue. Locate the gate a minimum of 50-feet from the edge of the adjacent roadway and provide a turnaround. 12. Construct a 21-foot wide driveway on Street B located 729-feet west of Sublimity Avenue to provide access to the existing private road, Tarrega Lane. The applicant should be required to pave Tarrega Lane at the intersection of with Street B 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. 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. 13. Provide ACHD approved plans for the crossings of 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 15tn. 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 15tn may be postponed until after irrigation season is over in October. It is recommended that bridge submittals be submitted 3 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 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 14. Other than the access specifically approved with this application, direct lot access is prohibited to Sublimity Avenue and should be noted on the final plat. 15. 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. 16. 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. 17. Comply with all Standard Conditions of Approval. 4 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 B. Vicinity Map .r� ! )1E r-r�� 4,_a .. trcy�i �•� . �I(;rairie Y,i�w.Ln a .t� G �L �I f � ' �ElEscalation�,t "J i A H N Eon Hazel R$ 5 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 C. 2/6/2025Site Plan ---- v, =a a r------------------------------- --------------------.----- I , ,.f.�:E„a.rx l r— ,s® � I I ' 'L I•' O I 5S W@I e 'q j •� I I I I I Q /- .... I • _Q R, L-------------,_s®oEaJe.w-----------`� L----------,,.csa+-----------J f------ e / ----- --- , L----------j I 1 Ir -- L---Y 9----J CONTACTS 71 PRELIMINARY PLAT sumiErGN� GEsiGNrrxoEEsslGNwcm� awNEa-uoxor • ACGNRAIE SII�VEA- ENGNE-ENr N0.GLEBY, PRGPHilES,LLc MPPPNG KNN UYGHREGKGNLG.GGx HMIE:MM- -WWASNINGTON ST III- E.-6 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 D. Findings for Consideration 1. Sublimity Avenue a. Existing Conditions: Sublimity Avenue is improved with 2-travel lanes, a 12-foot wide landscape median, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide sidewalk abutting the site. There is no existing right-of-way for Sublimity Avenue as Sublimity Avenue is currently under construction. Sublimity Avenue will abut 47-feet of the site's east property line once completed. b. Applicant Proposal: The applicant is not proposing any improvements to Sublimity Avenue abutting the site. c. Staff Comments/Recommendations: Sublimity Avenue is fully improved abutting the site; therefore, no additional improvements or right-of-way dedication should be required as part of this application. If there is any damage to improvements to Sublimity Avenue due to the construction of this subdivision, then the applicant should be required to repair or replace any damaged or deteriorated transportation facilities abutting the site on Sublimity Avenue in accordance with the current version of PROWAG. 2. Internal Local Roadways a. Existing Conditions: There are no existing local roadways internal to or abutting the site. b. Applicant's Proposal: The applicant is proposing to construct Street B as a 33-foot wide local roadway with curb, gutter, and 5-foot wide attached sidewalk on both sides of the roadway. The applicant is proposing to construct Street A as a 33-foot wide local roadway with curb and gutter. The applicant is proposing to construct a 7-foot wide planter strip and 5-foot wide detached sidewalk on Street A until the cul-de-sac turnaround proposed at the terminus of the roadway. No sidewalk is proposed along the cul-de-sac. c. Staff Comments/Recommendations: The applicant's proposal for Street B meets District policy and should be approved, as proposed. The applicant's proposal for Street A meets District policy with the exception of the proposal to not construct sidewalk along the cul-de-sac. The applicant should be required to construct minimum 5-foot wide concrete sidewalk abutting the entire length of Street A including the cul-de-sac. For detached sidewalk, an 8-foot wide planter strip should be provided. The cul-de-sac turnaround should be constructed with a minimum radius of 50-feet. The applicant should be required to dedicate right-of-way to extend to 2-feet behind back of sidewalk for attached sidewalk. For detached sidewalk, the applicant may reduce right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from 2-feet behind back of curb to extend to 2-feet behind back of sidewalk. 3. Roadway Offsets a. Existing Conditions: There are no roadways internal to the site. b. Applicant's Proposal: The applicant is proposing to construct Street B located 307-feet south of Crescendo Street (measured centerline to centerline). c. The applicant is proposing to construct Street A located 150-feet west of Tarrega Lane (private road). d. Staff Comments/Recommendations: The applicant's proposal for Street A meets District policy and should be approved, as proposed. The applicant's proposal for the location of Street B does not meet District policy 7206.4.5, which requires roadways intersecting collector roadways to align or offset 330-feet from any 7 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 other existing or proposed roadways and should not be approved, as proposed. Through the development of Apex Northwest 4, the applicant will be provided 47-feet of right-of-way on Sublimity Avenue once the roadway is complete and right-of-way has been accepted by ACHD. Staff recommends the applicant be required to construct Street B to intersect Sublimity Avenue within the designated 47-feet of right-of-way provided on Sublimity Avenue through Apex Northwest 4. E.CRE6CENO0 5T. (] •:] SO '60 240 BLOCK 14 L .. Plon Scgls 35 56 57 58 59 ® 6l 62 63 ® o 33 Site's frontage on Sublimity Avenue 43 42 A � 39 38 37 36 48 E.ESCALATION ST. 49 - q 80 BLOCK 9 15 O 17 ® 19 20 21 ® 23 2�4 a 51 s z O o f�_'v-�:'•`:F.,��',fiek• ALLEY�PRIYATE}��16 r a y ~ 0 13 12 L3 30 0 ® o © o 0 BLOCK 13 1 E.PH ENDMENAL ST. 4. Stub Streets a. Existing Conditions: There are no stub streets to or from the site. Applicant Proposal: The applicant is proposing to construct one stub street to the north, Street A, located approximately 880-feet west of Sublimity Avenue. Street A is proposed to terminate in a cul-de-sac turnaround. The applicant is proposing to construct one stub street to the west, Street B, located approximately 1,029-feet north of Lake Hazel Road. Street B is proposed to stub to a future phase of the development and not the site's west property line. f � r------------------------- I � awo I x 10 nt. U 4 I `. -------- J I° a &F ,.nee -------------------- r-----=----� L----------J I C- VVV _ n�]� I I d 1= i? a L----------J I s . 8 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 b. Staff Comments/Recommendations: The applicant's proposal for stub Street A meets District policy and should be approved, as proposed. The applicant's proposal to stub Street B to a future phase of the development and not to the west property line does not meet District policy which required that the stub streets be extended to property lines, however, the proposed stub of Street B provides continued access to two single family homes who previously took access from the private street, Tarrega Lane. Therefore, staff recommends approval of the applicant's proposal to terminate stub street B short of the site's west property line allowing it to be extended with a future phase of the development. If Street B extends to a length greater than 150-feet west of Street A, then the applicant should be required to construct a temporary cul-de-sac turnaround at the terminus of Street B with a minimum turning radius of 50-feet. If the temporary turnaround extends outside of the dedicated right-of-way, then a temporary turnaround easement should be provided. The applicant should be required to install a sign at the terminus of Street A and Street B roadway stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 5. Driveways 5.1 Internal Local Roadways a. Existing Conditions: There are no existing roadways internal to the site. b. Applicant's Proposal: The applicant is proposing to construct a 24-foot wide gated driveway located 379-feet west of Sublimity Avenue (measured centerline to centerline). 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 gate a minimum of 50-feet from the edge of the adjacent roadway and provide a turnaround. 6. Private Roads a. Existing Conditions: There is an existing private road (Tarrega Lane) located on Lake Hazel Road which extends to provide access and addressing to the site. b. Applicant Proposal: The applicant is proposing to construct a 21-foot wide driveway located 729-feet west of Sublimity Avenue to provide access to the existing private road. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to pave Tarrega Lane at the intersection of with Street B 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. 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 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. 9 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 7. Traffic Calming a. Applicant's Proposal: The applicant is proposing to construct Street B to over 750-feet in length. b. Staff Comments/Recommendations: The applicant's proposal does not meet District policy 7207.3.7 and should not be approved, as proposed. The applicant should be required to redesign Street B to be less than 750-feet in length or provide traffic calming including the use of passive design elements approved by ACHD Traffic Services. Stop signs, speed humps/bumps, and valley gutters will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to plan approval and ACHD's signature on the first final plat. 8. Bridge for Watkins Drain Crossing The District will require that the applicant have ACHD approved plans for the crossing of the Watkins Drain (Street B) 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 15'h. 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 15'" 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. 9. Other Access Sublimity Avenue classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. 10 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 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. Sublimity Avenue Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard 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. 11 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian Facilities: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 8-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. 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. This segment of Sublimity Avenue is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 54-foot street section within 81-feet of right-of-way. 12 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 5. Internal Local Roadways 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 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. 6. Roadway Offsets Collector Offset Policy: 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). 13 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 7. Stub Streets Stub Street Policy: District policy 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 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." 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 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. 8. Driveways 8.1 Internal Local Roadways Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. Driveway Design Requirements: District policy 7209.4.3 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. 14 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 10. Traffic Calming Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require maintenance and/or license agreement. 11. Tree Planters Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 12. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 13. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. F. Attachments G. 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 15 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 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. H. 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. 16 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067 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 17 Mondt Meadows Subdivision / MPP25-0001 / H- 2024-0067