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HomeMy WebLinkAbout2025-05-07 ACHD Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner /4419,- Patricia Nilsson,Commissioner Date: May 7t", 2025 To: Kristen McNeill and Dan Torfin Staff Contact: Matt Pak, Planner Project Description: Pine 43 Mixed Use Trip Generation: The residential uses within this development is estimated to generate 6,107 vehicle trips per day, 474 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual,111h edition. Below are the land uses and estimated trip generation rates for uses that may be included within the commercial lots of this site.Trip Generation rates are based on the Institute of Transportation Engineers Trip Generation Manual,11th edition. Use Average Daily Trips Average PM Peak Hour Trips Hotel (per room) 7.99 0.59 General Office Building 10.84 1.44 (per 1,000 s.f.) Fast Casual Restaurant 97.14 12.55 (per 1,000 s.f.) connecting you to more Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org Gold,Miranda President Alexis Pickering,Vice-President Commissioner Kent Goldthorpe, ACHD Dave McKinney,Commissioner AA Oaww�m Patricia Nilsson,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 FYP 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 3 the future with planned Cyclist LTS 3 improvements? Yes No Is Transit Available? Yes X No connecting • • more ••, County Highway .•• Boise, 02 •• • www.achdiclaho.org Development Services Department ,--4�' ACHD connecting you to more Project/File: Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 This is a development agreement modification, rezone from C-G (General Retail & Service Commercial) to R-15 (Medium-High Density Residential), preliminary plat, conditional use permit and alternative compliance application to allow for the development of a 44-lot mixed use subdivision consisting of 30 single-family housing units, 874-multi family housing units and 200,680 square-feet of commercial space, on 36.58 acres. This application includes the annexation and rezone from RUT (Rural Urban Transition) to IL (Light Industrial) and C-G (General Retail & Service Commercial) to allow for the future adjustment of property lines, the future expansion of an industrial business, Harvey Performance Company, and phases of the Pine 43 development on 6.9 acres. Lead Agency: City of Meridian Site address: 1800 E Pine Ave Staff Approval: May 711, 2025 Applicant: Kristen McNeill 601 W Bannock St Boise, ID 83702 Representative: Dan Torfin 1157 N Summerbrook Ave, Suite 100 Meridian, ID 83642 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 — Pine 43 Mixed Use Preliminary Plat...........6 D. Site Plan — HPC Expansion .........................................7 E. Findings for Consideration...........................................8 F. Policy.........................................................................14 G. Standard Conditions of Approval ...............................22 H. Conclusions of Law....................................................22 Request for Appeal of Staff Decision ................................23 1 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • Fairview Avenue is scheduled in the FYP as a corridor improvement to be widened to 7-lanes and to include the construction of enhanced pedestrian and bicycle facilities from Locust Grove Road to SH-55 (Eagle Road) in 2029. • The intersection of Fairview Road and Locust Grove Road is scheduled in the FYP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east, and 9-lanes on the west leg, and re-signalized with accessible pedestrian signals with leading pedestrian intervals 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 * Pine Avenue 3,010-feet Minor Arterial 866 Better than "E" * Locust Grove Road 419-feet Minor Arterial 939 Better than "E" State Avenue 2,182-feet Collector N/A N/A Webb Way 819-feet Collector N/A N/A Webb Avenue 638-feet Local N/A N/A Commercial Nola Road 274-feet Local Industrial N/A N/A * Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH). 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Pine Avenue east of Nola Road was 11,879 on November 2nd, 2023. • The average daily traffic count for Locust Grove Road south of Fairview Avenue was 24,115 on August 15th, 2024. • There are no current traffic counts available for State Avenue, Webb Way, Webb Avenue or Nola Road. 2 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 A. Site Specific Conditions of Approval 1. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Pine Avenue, Locust Grove Road, State Avenue, Webb Way and Webb Avenue abutting the site, consistent with the current version of PROWAG. 2. Improve Nola Road as '/2 of a 40-foot wide street section with vertical curb, gutter, a landscape strip and 5-foot wide detached concrete sidewalk abutting the site. Dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, 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. If Pine 43 Mixed Use Subdivision moves forward prior to the release of the road trust deposit of Machine Avenue back to the depositor, then construct Machine Avenue as a complete 40-foot commercial street section with vertical curb, gutter, and 5-foot attached concrete sidewalk within 54-feet of right-of-way, located 650-feet west of Hickory Avenue (measured centerline-to- centerline). If Pine 43 Mixed Use Subdivision moves forward after the road trust deposit for Machine Avenue is released back to the depositor, then construct Machine Avenue as '/2 of a 40-foot wide commercial street section with vertical curb, gutter and a 5-foot wide concrete sidewalk, 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, located 650-feet west of Hickory Avenue. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff should be constructed on the unimproved side. Dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, 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. 4. Close the existing 30-foot wide unimproved curb-cut type driveway from the site onto the north side of Pine Avenue, located in alignment with Nola Road, with curb, gutter and sidewalk to match the improvements on either side. 5. Close the existing 26-foot wide, unimproved curb-cut type driveway from the site onto the north side of Pine Avenue with curb, gutter and sidewalk, located 41-feet east of Nola Road. 6. Pave the remaining existing driveways from the site onto Pine Avenue in their full width and at least 30-feet into the site beyond the edge of pavement on Pine Avenue. 7. Construct a 35-foot wide paved curb return type driveway from the site onto the north side of Pine Avenue, located 437-feet west of Webb Avenue. 8. Close the existing 45-foot wide, unimproved curb-return type driveway from the site onto Locust Grove Road, located 241-feet north of Buchman Court with curb, gutter and sidewalk. 9. Close the existing 53-foot wide unimproved curb return type driveway from the site onto State Avenue, located 342-feet east of Scots Pine Avenue, with vertical curb, gutter, landscaping and sidewalk. 10. Construct a 25-foot wide paved curb return type driveway from the site onto State Avenue, located 427-feet west of Webb Way. 11. Pave the remaining existing driveways from the site onto State Avenue in their full width and at least 30-feet into the site beyond the edge of pavement on State Avenue. 3 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 12. Construct a 25-foot wide paved curb return type driveway from the site onto Webb Way, located 170-feet south of State Avenue. 13. Pave the existing driveways from the site onto Webb Avenue in their full width and at least 30-feet into the site beyond the edge of pavement on Webb Avenue. 14. Construct a 36-foot wide paved curb return type driveway from the site onto Nola Road, located 277-feet south of Pine Avenue and in alignment with an existing driveway on the west side of Nola Road. 15. Construct a 26-foot wide paved curb return type driveway from the site onto Machine Avenue, located 338-feet south of Pine Avenue. 16. Construct a 26-foot wide paved curb return type driveway from the site onto Machine Avenue, located 129-feet north of Commercial Street. 17. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 18. There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 19. Comply with all Standard Conditions of Approval. 4 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 B. Vicinity Map ]'gmmg E[T. prueker�Lti E,0 riiek er�,':n r—J E Drucker St Keenx Ln a J r a� of.�� --�fir_ ro - •.��: Y r 2 ti-,,re Sill.denti111 r r ��,1, yQsti'erttial-CJr � t E,6ttclrtari .�_ - - 2 et E S#7teiA�e- - r Vr 4R J�E;Pine _ L � Imp 077 i' 5 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 C. Site Plan — Pine 43 Mixed Use Preliminary Plat PRELIMINARY PLAT FOR - ! J PINE 43 MIXED USE SUBDIVISION —ss�• - SITUATED IN THE SOUTH HALF OF THE NORTHWEST QUARTER AND THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 8, TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN j MERIDIAN, IDAHO L�l2- 2024 IN ,:l�i l ---— 1 - - L -------. -J �I I 0 o t 111 s J r d W BOUNDPRYLEGENP g lalwl sowawr uNe �f ' LINE nr LINE -E IN PA µuse - -ouun[wsECFi01V CCPNER Ne8'ssNa'w zea.se _16 Ns555aew -PFmPEaTr cor�R kl° -cxculAho aaxr it 6 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 D. Site Plan — HPC Expansion w]FFI�E PROPMEJD old 1 , . E .�'~h. •. R-15 ZONING PROPOSED___ C-O ZONING ] Phase# # # PROPOSED v Phase 3 I-L ZONING EPANSJOh1 HOTEL OF EXISTING INDUSTRIAL BUSINESS f _ VERTI I INTERGF - RE IDEI` AREA OF ANNEXATION L= � 7 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 E. Findings for Consideration 1. Pine Avenue a. Existing Conditions: Pine Avenue is improved with 5-travel lanes, vertical curb, gutter, 7-foot wide attached concrete sidewalk for the western 280-feet of frontage, on the north side of the roadway, and 5-foot wide detached concrete sidewalk with a 6-foot wide landscape strip for the remaining frontage abutting the site. There is 96-feet of right-of-way for Pine Avenue (48 to 52- feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to Pine Avenue abutting the site. c. Staff Comments/Recommendations: Pine Avenue is fully improved; therefore, no additional dedication of right-of-way or frontage improvements should be required as part of this application. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Pine Avenue abutting the site, consistent with the current version of PROWAG. 2. Locust Grove Road a. Existing Conditions: Locust Grove Road is improved with 5-travel lanes, vertical curb, gutter, 7-foot wide attached concrete sidewalk for the southern 214-feet of frontage and 5-foot wide detached concrete sidewalk with an 8 to 18-foot wide landscape strip for the remaining frontage abutting the site. There is 93 to 127-feet of right-of-way for Locust Grove Road (52 to 74-feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to Locust Grove Road abutting the site. c. Staff Comments/Recommendations: Locust Grove Road is fully improved; therefore, no additional dedication of right-of-way or frontage improvements should be required as part of this application. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Locust Grove Road abutting the site, consistent with the current version of PROWAG. 3. State Avenue a. Existing Conditions: State Avenue is improved with 2-travel lanes, vertical curb, gutter, and 5-foot wide detached concrete sidewalk with an 8-foot wide landscape strip abutting the site. There is 40 to 69-feet of right-of-way for State Avenue (21 to 38-feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to State Avenue abutting the site. c. Staff Comments/Recommendations: State Avenue is fully improved; therefore, no additional dedication of right-of-way or frontage improvements should be required as part of this application. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on State Avenue abutting the site, consistent with the current version of PROWAG. 4. Webb Way a. Existing Conditions: Webb Way is improved with 2-travel lanes, vertical curb, gutter, an 8-foot wide landscape strip, 5-foot wide detached concrete sidewalk on the west side of the roadway 8 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 and 10-foot wide detached concrete sidewalk on the east side of the roadway abutting the site. There is 71 to 80-feet of right-of-way for Webb Way (27 to 44-feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to Webb Way abutting the site. d. Staff Comments/Recommendations: Webb Way is fully improved; therefore, no additional dedication of right-of-way or frontage improvements should be required as part of this application. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Webb Way abutting the site, consistent with the current version of PROWAG. 5. Webb Avenue a. Existing Conditions: Webb Avenue is improved with 3-travel lanes, vertical curb, gutter, and 7-foot wide attached concrete sidewalk abutting the site. There is 58 to 60-feet of right-of-way for Webb Avenue (20 to 25-feet from centerline). b. Applicant's Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to Webb Avenue abutting the site. e. Staff Comments/Recommendations: Webb Avenue is fully improved; therefore, no additional dedication of right-of-way or frontage improvements should be required as part of this application. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Webb Avenue abutting the site, consistent with the current version of PROWAG. 6. Nola Road a. Existing Conditions: Nola Road is improved with 2-travel lanes, 36-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 54-feet of right-of-way for Nola Road (23 to 25-feet from centerline). b. Applicant Proposal: The applicant is proposing to improve Nola Road as '/z of a 40-foot wide street section with vertical curb, gutter, a landscape strip and 5-foot wide detached concrete sidewalk abutting the site. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. A landscape strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk should be 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. The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of sidewalk. 7. Machine Avenue a. Existing Conditions: Machine Avenue stubs to the site's south property line. Machine Avenue is not constructed within the site. There is 12-feet of right-of-way for Machine Avenue. b. Applicant's Proposal: The applicant is proposing to extend Machine Avenue into the site as a 40-foot wide street section with vertical curb, gutter and 5-foot wide attached concrete sidewalk on only the west side of the roadway. 9 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 c. Staff Comments/Recommendations: As part of ACHD's action on the Scentsy Commons Subdivision located directly east of the site, that applicant was required to dedicate right-of-way and to provide a road trust deposit for construction of 8-feet of pavement, curb, gutter and sidewalk to ensure that Machine Avenue could be fully constructed in the future. The road trust deposit was acquired from the Scentsy Commons applicant in 2015, with a scheduled release of funds back to the depositor at the close of Fiscal Year 2025 (September 30t", 2025). If Pine 43 Mixed Use moves forward prior to the release of the road trust deposit of Machine Avenue, the applicant should be required to construct Machine Avenue as a complete 40-foot commercial street section with vertical curb, gutter, and 5-foot attached concrete sidewalk within 54-feet of right-of-way, consistent with ACHD's prior action on Scentsy Commons Subdivision. If Pine 43 Mixed Use moves forward after the road trust deposit for Machine Avenue is released back to the depositor, the applicant should be required to construct Machine Avenue as '/2 of a 40-foot wide commercial street section with vertical curb, gutter and a 5-foot wide concrete sidewalk, 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 should be constructed on the unimproved side. 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. 8. Roadway Offsets a. Existing Conditions: There are no public streets within the site. b. Applicant's Proposal: The applicant is proposing to construct Machine Avenue, a local commercial street, located 650-feet west of Hickory Avenue (measured centerline-to- centerline). c. Staff Comments/Recommendations: The applicant's proposal does not meet District Local Street Intersection Spacing on Minor Arterials policy, which requires new local streets that intersect a minor arterial to offset a minimum 660-feet from all other existing roadways (measured centerline-to-centerline). However, Machine Avenue currently stubs to the site's south property line in this proposed location. Additionally, the location of this street was previously approved as part of ACHD action on Scentsy Commons Subdivision. Therefore, the applicant's proposal should be approved, as proposed. 9. Driveways 9.1 Pine Avenue a. Existing Conditions: There is an existing 30-foot wide, unimproved curb-cut type driveway from the site onto the north side of Pine Avenue, located in alignment with Nola Road (measured centerline-to-centerline). There is an existing 26-foot wide, unimproved curb-cut type driveway from the site onto the north side of Pine Avenue, located 41-feet east of Nola Road (measured centerline-to- centerline). There is an existing 25-foot wide unimproved curb return type driveway from the site onto the south side of Pine Avenue, located 445-feet west of Webb Avenue (measured centerline-to- centerline). 10 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 There is an existing 24-foot wide unimproved curb return type driveway from the site onto the north side of Pine Avenue, located 467-feet west of the proposed Machine Way (measured centerline-to-centerline). There is an existing 40-foot wide paved shared access driveway from the site onto the south side of Pine Avenue, located 467-feet west of the proposed Machine Way(measured centerline- to-centerline). b. Applicant's Proposal: The applicant is proposing to re-construct the existing 30-foot wide unimproved driveway from the site onto the north side of Pine Avenue as a 35-foot wide paved shared access driveway, located in alignment with Nola Road. The applicant is proposing to close the existing 26-foot wide unimproved driveway from the site onto the north side of Pine Avenue, located 41-feet east of Nola Road. The applicant is proposing to pave the remaining existing driveways from the site onto Pine Avenue in their full width and at least 30-feet into the site beyond the edge of pavement on Pine Avenue. The applicant is proposing to construct a 35-foot wide paved curb return type driveway from the site onto the north side of Pine Avenue, located 437-feet west of Webb Avenue and generally in alignment with the existing 25-foot wide driveway onto the south side of Pine Avenue. c. Staff Comments/Recommendations: The applicant's proposal to re-construct the existing 30- foot wide driveway from the site onto the north side of Pine Avenue as a 35-foot wide shared access driveway, in alignment with Nola Road, does not meet District policy and should not be approved, as proposed. The applicant should be required to close the existing 30-foot wide driveway with curb, gutter and sidewalk to meet District policy 7205.4.4, which limits the number of access points to those that are warranted or necessary to serve the development. The applicant should be required to close the existing 26-foot wide driveway from the site onto the north side of Pine Avenue with curb, gutter and sidewalk, located 41-feet east of Nola Road. The applicant's proposals for the remaining driveways meet District policy and should be approved, as proposed. 9.2 Locust Grove Road a. Existing Conditions: There is an existing 45-foot wide, unimproved curb-return type driveway from the site onto Locust Grove Road, located 241-feet north of Buchman Court (measured centerline-to-centerline). b. Applicant's Proposal: The applicant is proposing to close the existing unimproved, curb-return type driveway from the site onto Locust Grove Road. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved. The applicant should be required to close the existing driveway with curb, gutter and sidewalk. 9.3 State Avenue a. Existing Conditions: There is an existing 30-foot wide unimproved curb return type driveway from the site onto State Avenue, located 184-feet east of Webb Way (measured centerline-to- centerline). There is an existing 53-foot wide unimproved curb return type driveway from the site onto State Avenue, located 342-feet east of Scots Pine Avenue (measured centerline-to-centerline). There is an existing 40-foot wide unimproved curb return type driveway from the site onto State Avenue, located 240-feet west of Scots Pine Avenue (measured centerline-to-centerline). 11 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 There is an existing 30-foot wide unimproved curb return type driveway from the site onto State Avenue, located in alignment with Summerbrook Avenue (measured centerline-to-centerline). b. Applicant's Proposal: The applicant is proposing to close the existing 53-foot wide curb return type driveway from the site onto State Avenue, located 342-feet east of Scots Pine Avenue, with vertical curb, gutter, landscaping and sidewalk. The applicant is proposing to construct a 25-foot wide paved curb return type driveway from the site onto State Avenue, located 427-feet west of Webb Way (measured centerline-to- centerline). The applicant is proposing to pave the remaining existing driveways in their full width and at least 30-feet into the site beyond the edge of pavement on State Avenue. c. Staff Comments/Recommendations: The applicant's proposals meet District policy and should be approved, as proposed. 9.4 Webb Way a. Existing Conditions: There are no existing driveways from the site onto Webb Way. b. Applicant's Proposal: The applicant is proposing to construct a 25-foot wide paved curb return type driveway from the site onto Webb Way, located 170-feet south of State Avenue. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 9.5 Webb Avenue a. Existing Conditions: There is an existing 26-foot wide unimproved curb return type driveway from the site onto Webb Avenue, located 328-feet south of Pine Avenue (measured centerline- to-centerline). There is an existing 25-foot wide unimproved curb return type driveway from the site onto Webb Avenue, located 267-feet north of Commercial Street (measured centerline-to-centerline). b. Applicant's Proposal: The applicant is proposing to pave the existing driveways in their full width and at least 30-feet into the site beyond the edge of pavement on Webb Avenue. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 9.6 Nola Road a. Existing Conditions: There are no existing driveways from the site onto Nola Road. b. Applicant's Proposal: The applicant is proposing to construct a 36-foot wide paved curb return type driveway from the site onto Nola Road, located 277-feet south of Pine Avenue and in alignment with an existing driveway on the west side of Nola Road. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 9.7 Machine Avenue a. Existing Conditions: Machine Avenue is not constructed within the site. b. Applicant's Proposal: The applicant is proposing to construct a 26-foot wide paved curb return type driveway from the site onto Machine Avenue, located 338-feet south of Pine Avenue. The applicant is proposing to construct a 26-foot wide paved curb return type driveway from the site onto Machine Avenue, located 129-feet north of Commercial Street, a private street. 12 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 10. Other Access Pine Avenue and Locust Grove Road are classified as minor arterial roadways. State Avenue and Webb Way are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. 13 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 F. 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. Pine Avenue and Locust Grove Road Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with the current version of PROWAG. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state The standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane or landscaped median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also include a minimum 10-foot wide multi-use path on both sides with an 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master Plan may be approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the street section shall be 75-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. The standard right-of-way width for a 5-lane arterial is 100- feet. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact 14 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back- of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Consult the District's planter width policy if trees are to be placed within the parkway strip. In some instances, to match existing conditions, a minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development Review staff will be responsible for determining the required facility. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the roadway when authorized by Development Review staff to accommodate site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of- way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Pine Avenue is designated in the MSM as a Commercial Arterial with 5-lanes and on-street bike lanes, a 75-foot street section within 105-feet of right-of-way. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Locust Grove Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 75-foot street section within 105-feet of right-of-way 5. State Avenue and Webb Way 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 15 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 below, regardless of whether access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right- of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk or multi-use path and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk or multi-use path is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 47-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian Facilities: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 8-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a 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 16 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 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 State Avenue is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 66-feet of right-of-way. 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 Webb Way is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 66-feet of right-of-way. 6. Webb Avenue and Machine Avenue 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. 17 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 • Promotes the efficient delivery of services including trash, mail and deliveries, water and sewer. • Promotes orderly development. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 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. 7. Nola Road Industrial Roadway Policy: District Policy 7209.2.1 states that the developer is responsible for improving all industrial 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 7209.5 states that right-of-way widths for new industrial roadways shall be 50-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 40-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane. • A 52-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel lanes and a center turn lane and on-street parking. Sidewalk Policy: District Policy 7209.5.6 requires concrete sidewalks at least 5-feet wide to be constructed on one side of all industrial streets. If a separated sidewalk is proposed, a parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Half Street Policy: District Policy 7209.2.2 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. 18 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 8. Roadway Offsets Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table la (7205.4.6). 9. Driveways 9.1 Pine Avenue Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660- feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table la, requires driveways located on minor arterial roadways with a speed limit of 35 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. 9.2 State Avenue and Webb Way Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the 19 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1 requires driveways located on collector roadways with a speed limit of 20 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 9.3 Webb Avenue and Machine Avenue 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, 20 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 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. 9.4 Nola Road Driveway Location Policy: District policy 7209.4.1 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 7209.4.1 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 7209.4.3 restricts industrial driveways to a maximum width of 40-feet. Most industrial 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, 7209.4.3, 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. 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 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. 21 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 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 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. 22 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. Request for Appeal of Staff Decision To request an appeal of a staff level decision, see District policy 7101.6.7 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 Request for Reconsideration of Commission Action To request reconsideration of a Commission Action, see District policy 1006.11 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 23 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071