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HomeMy WebLinkAbout9/24 ACHD Commentst ~~~~~ CHD ~ioswnH~"cd~o ~ico September 20, 2007 TO: Meridian Apts, LLC PO Box 633 Liberty Lake, WA 99019 SUBJECT: Selway M F P-07-018/MCUP-07-016 2780 W. McMillan Road SEP 2 ~ Z007 City of Meridian City Clerk Office On May 22, 2002, the Ada County Highway District Commissioners acted on MAZ-02-010/MPP-02- 009/MCUP-02-012 for Lochsa Falls Subdivision. The conditions and requirements also apply to Selway/MFP-07-018/MCUP-07-016. When the application for Lochsa Falls Subdivision was originally approved in May 2002 171 multi-family dwellings were included in the application. Because of this ACRD has already reviewed and commented on the traffic impacts due to the 171 multi-family dwelling units. A. Finding of Fact Existing Conditions Site Information: The site is currently vacant. 2. Description of Adiacent Surrounding Area: Direction Land Use Zonin North Sin le-famil residential A-R South Public PS East Sin le-famil residential R-1 West Single-family residential A-R 3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site • Linder Road is currently improved with 2 traffic lanes, and curb, gutter, and sidewalk abutting the site. There is 64-feet of right-of-way existing for Linder Road (32-feet from centerline). • McMillan Road is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk near the site. There is 72 to 58-feet of right-of-way existing for McMillan Road (36 and 29-feet from centerline). • Goddard Creek Way is currently improved with curb, gutter, and 5-foot concrete sidewalks abutting the site. There is 50-feet of right-of-way existing for Goddard Creek Way (25-feet from centerline). John 5. Franden, President Rebecca w. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387.6100 • FX 345-7650 • www.achd.ada.id.us 4. Existing Access: There are two defined access points to this property located off of Goddard Creek Way. 5. Site History: ACHD previously reviewed and approved this development as part of Lochsa Falls Subdivision in May 2002. 6. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit McMillan N/A Minor Arterial 5,274 west of Better 35 MPH Road Linder on than 7/19/2006 "C" Goddard 445' Residential 1,753 north N/A 25 MPH Creek Way Collector ofMcMillan on 9/10/07 Linder Road N/A Minor Arterial 9,163 south of Better 35 MPH Chinden on 4/6/06 than «C„ Ten Mile Road N/A Minor Arterial. 3,192 south of Better 35 MPH Chinden on than 7/19/06 "C" Chinden Blvd N/A Expressway 17,426 west of Exceeds 50 MPH Linder on 4/19/05 "E" "Acceptable level of service for atwo-lane minor arterial roadway is "D" (14,000 VTD). "Acceptable level of service. for atwo-lane Expressway is "E" (15,500 VTD). *"ACHD does not set Level of Service thresholds for state highways. 7. Capital Improvements Plan/Five Year Work Program There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program. The following improvements are scheduled in the District's Capital Improvement Plan (CIP). • The intersection of Linder and McMillan Roads is scheduled to be widened to 6-lanes on the north/south legs, four lanes on the east/west legs and signalized between 2013 and 2017. • Linder Road from Ustick Road to Chinden Blvd is schedule to be widened to 5-lanes in 6 to 1 years. • McMillan Road from Black Cat to Meridian Road is scheduled to be widened to 3-lanes in 11 to 20 years. Staff Comment/Recommendations: Developers in the area have entered into a development agreement with the Highway District for the widening and signalization of the Linder/McMillan intersection. The construction is planned to begin in winter 2008. The result of this agreement is that intersection improvements in the District's Capital Improvement Plan will be completed ahead of the schedule identified in the CIP. B. Staff Comments/Recommendations Consistent with the original application, the site will take access from two driveways intersecting N. Goddard Creek Way. N. Goddard Creek Way was constructed as a residential collector and is adequate to provide access to and from the site. The submitted traffic impact study estimated 2,596 vehicle trips per day on N. Goddard Creek Way at full build-out near the multi-family site. Of the estimated 2,596 vehicle trips per day approximately 1,021 trips would be generated by the multi-family units. This is consistent with District policy 7202.3.1 which states ADT for residential collector streets typically ranges up to 2,000 vehicles per day, although higher volumes may occur in some instances, particularly within 500-feet of an intersection with an arterial street. As with the original proposal the applicant has proposed to construct two driveways to intersect N. Goddard Creek Way to provide access to the site. The first driveway is proposed to be 26-feet in width and located 420-feet (measured property line to near edge) north of McMillan Road in alignment with Apgar Creek Road on the east side of Goddard Creek Way. The second driveway is proposed to be 20-feet in width acid located 790-feet (measured property line to near edge) north of McMillan Road and is proposed to be emergency access only. Access through this driveway will be restricted with removable bollards. The locations of the proposed driveways were previously approved with Lochsa Falls Subdivision in May 2002. • Prior to final approval you will need to submit construction plans to the ACRD Development Review Department to insure compliance with 4he conditions identified above or for traffic impact fee assessment. This is a separate review process that requires direct plans submittal to the Development Review staff at the Highway District. • A traffic impact fee will be assessed by ACRD and will be due prior to the issuance of a building permit. Contact ACRD Planning 8~ Development Services at 387-6170 for information regarding impact fees. If you have any questions or concerns please feel free to contact this office at (208) 387-6178. Sincerely, ~A~e~~_ ~~ Mindy Wallace Planner Ill Right-of-Way and Development Services Attachments: Original Staff Report Original Trip Distribution Selway Apartments Site Plan CC: Project File City of Meridian JUB Engineering - Darrin Fluke Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charg the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secreta of Highway Systems, which must be filed within ten (10) working days from the date of tr decision that is the subject of the appeal. The notice of appeal shall refer to the, decisic being appealed, identify the appellant by name, address and telephone number and sta the grounds for the appeal. The grounds shall include a written summary of the provisioi of the policy relevant to the appeal and/or the facts and law relied upon and shall include written argument in support of the appeal. The Commission shall not consider a notice appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date the filing of the notice of appeal to reply to the notice of the appeal, and may during su time meet with the appellant to discuss the matter, and may also consider and/or mod the decision that is being appealed. A copy of the reply and any modifications to tl decision being appealed will be provided to the appellant prior to the Commission hearii on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appe~ will be .noticed and scheduled on the Commission agenda at' a regular meeting to be hel within thirty (30) days following the delivery to the appellant of the ROWDS Manager' reply to the notice of appeal. A copy of the decision being appealed, the notice of appe< and the reply shall be delivered to the Commission at least one (1) week prior to th hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm o reverse, in whole or part, or otherwise modify, amend or supplement the decision beinc appealed, as such action is adequately supported by the law and evidence presented a the hearing. ~.._ ~sr Ada County Highway District Planning Review Division This application requires Commission action due to the fact that the development is 862 single- familydwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 tre station 1 city park and 1 private park. Lochsa Falls Subdivision is scheduled to be on the consent agenda on May 22, 2002 at 6:30 pm. Tech Review for this item was held with the applicant on Friday, May 3, 2002. Please refer to attachment for Request for Reconsideration guidelines. Andrea N. Tuninc Principal Development Analyst, 208-387-6177 phone, 208-387-6393 fax. File Number(s): Lochsa Falls Subdivision / MAZ-02-010 / MPP-02-009 / MCUP-02-012 Site address: Between Linder Road and Ten Mile Road and McMillan Road and Chinden Boulevard Owner/Applicant: Farwest LLC Daniel Gibson 4487 North Dresden Place, Suite 102 Garden City, Idaho 83714 Representative: Becky Bowcutt 1405 West Chance Court Eagle, Idaho 83616 Application Information The applicant is proposing to construct an 876-lot mixed-use subdivision on 354.38. The subdivision consists of 862 single-family residential lots, 11 office lots, 1 commercial lot, 1 fire station, 1 private park, 1 City park and 59-common lots. Acreage: 354.38 Current Zoning: RUT Proposed Zoning: R-4 Proposed buildable lots: 876 Proposed common lots: 59 Vicinity Map • • A. Findings of Fact 1. Commission Action on May 22, 2002: This item was originally scheduled for the May 22, 2002 consent agenda. At the request of Greg Johnson, the item was moved to the regular agenda for discussion regarding the location of Cayuse Creek Dr'Ne as it intersects Linder Road. Mr. Johnson was requesting that the Commission require the applicant to relocate Cayuse Creek Drive to the south to align with a possible driveway/street for a future high school site on the east side of Linder Road. Mr. Johnson does not own the parcel that he was requesting the street align with. The Commission approved the location of Cayuse Creek Drive as proposed, and indicated that should the developer of Lochsa Falls choose to move the location of the street, then staff had the authority to approve a relocation of the street, in accordance with District policy. The applicant requested that the Commission approve a pathway on' Cayuse Creek Drive from Linder Road to the traffic circle, in lieu of sidewalk on both sides of the roadway. The Commission directed staff to work with the applicant on a possible alternative street section for that segment of roadway. The Commission noted that such an alternative would require a waiver of policy, and granted staff the authority to make such a waiver with this development. If staff and the developer cannot come to an agreement on an alternative section, then the standard requirement, as noted in this staff report, will not be changed. The applicant and District staff have come to an agreement regarding an approved pathway on Cayuse Creek Drive. The applicant has proposed to construct a 10-foot wide asphalt pathway on the south side of Cayuse Creek Dr'rye extending from Linder Road to the roundabout in lieu of 5-foot concrete sidewalk on both sides of the roadway. The applicant has proposed to construct pedestrian crossings (constructed out of brick pavers) to provide pedestrians the opportunity to move from the north side of the development to the asphalt pathway on Cayuse Creek Drive. The proposed pedestrian crossings are proposed to be located at the Moose Creek Street and Cayuse Creek Drive intersection, Dry Bar Way and Cayuse Creek Drive intersection and Fish Creek Court and Cayuse Creek Drive intersectioi This design is consistent with past Commission action and is approved with this application The applicant must provide an easement for the pathway and the pathway must be owned and maintained by the Homeowners Association. 2. Trip Generation: This development is estimated to generate 12,480 additional vehicle trip per day (20 existing) based on the submitted traffic study. 3. Traffic Impact Study: A traffic impact study was required with this application. The following is a summary of the findings: This Development is projected to be. built-out by the year 2010. The following are t principal findings and recommendations of the study as provided by the Traffic Engineer, a reviewed by the ACHD Transportation Engineer: • As a result of the build-out, traffic on the vicinity roadways is expected to increas as follows: traffic on Ten Mile Road and Linder Road may increase each by 1,24 2 ~ • vpd; traffic on Chinden Boulevard may increase by 3,495 vpd; Vaffic on McMillan Road may increase by 2,746 vpd. • The Nodh Meridian Study expects a trip capture up to 10% within each 1 square mile section. As more non-residential uses are developed within T4N R1 W ', Section 26, 10% of the site-generated trips will be retained within the section. For the purposes of this report, 90% of the project trip generation is used for assignment on the arterial roads and 10% is retained within the section. Background traffic for the year 2010 was obtained by factoring the existing traffic and adding the traffic from Bridgetower and the Keltic Heights developments. Th existing traffic was projected at an annual growth factor of 2% on Ten Mile Road and Linder Road, and 1 % on Chinden Boulevard. This was obtained from the North Meridian Area Study. • Existing Traffic Volumes on site vicinity were obtained from the North Area Meridian Traffic Study published by WIS. • The Chinden Boulevard Corridor Study completed on June 21, 1999 shows Chinden Blvd. between Ten Mile Road and Linder Road with three access points per side per mile. The intersection at Linder Road is signalized. The intersection at Ten Mile Road is controlled by a 2-way stop sign. • The overall intersection of Linder Road and Chinden Boulevard (signal controlled) is currently operating at a LOS F with a delay of 100 seconds. At build-out of the Lochsa site, the intersection will continue to operate at LOS F with a delay of 220 seconds. • The overall intersection of Linder Road and McMillan Road (4-way stop controllE is currently operating at a LOS B with a delay of 11 seconds. At build-out of the Lochsa site, the intersection is projected to operate at a LOS F with a delay of 1 seconds. • At the Ten Mile RoadlMcMillan Road intersection (2-way stop controlled), under current conditions, McMillan is projected to operate a LOS B or better with a deli of 11 seconds or better. At build-out of the Lochsa site, Ten Mile is projected to operate a LOS F with a delay of 83 seconds. • At the Ten Mile/Chinden Boulevard intersection (2-way stop controlled), under current conditions, Ten Mile is projected to operate at LOS C or better with a de of 18 seconds or better. At build-out of the Lochsa site, Ten Mile is projected to operate at a LOS F with a delay of 203 seconds. • All of the site access intersections operate at an acceptable level of service with acceptable vehicular delays. 3 •~ • • The intersection of McMillan Road/ Linder Road marginally meets the peak hour signal warrant for the existing no-build traffic conditions. The intersection will continue to meet the peak hour signal warrant for the 2010 build out traffic conditions. A detailed analysis will be needed when projected traffic volumes are reached before installing a signal. With or without a signal installation, the intersection needs to be improved with widening of all four approaches. • Chinden Boulevarci requires center left tum lanes and right tum deceleration lane: for traffic tuming into the site at both access intersections. • Linder Road requires center left tum lanes and right tum decelerations lanes for traffic turning into the site at both access intersections. • McMillan Road requires center left tum lanes for traffic tuming into the site at its access intersection. McMillan Road requires right turn deceleration lane for traffic tuming into the site at the roadway intersection. • Linder Road, McMillan Road, and Ten Mile Road have adequate existing capacity to handle the traffic from Lochsa project at build out. 4hese roads will not have adequate capacity to handle the build out of the 12-square tulle North Meridian Planning Area at 2020. Any improvements on these roadways should be based on the recommendations of the North Meridian Traffic Study. • Chinden Boulevard will nearly be at capacity to handle the traffic from the Lochsa project. Chinden Blvd. will not have adequate capacity to handle the build out of the 12-square mile North Meridian Planning Area at 2020. Chinden Blvd. should be improved based on the recommendations for the North Meridian Area Traffic Study. • The Chinden Blvd./Cinder Road intersection needs to be improved with widening all four approaches for acceptable operation. The widening should include . additional through lanes on Chinden Blvd and left tutu lanes on Linder Road. Additional right tutu lanes are optional, but will further improve the intersection operation. Any improvements on these roadways should be based on the recommendations of the North Meridian Traffic Study. • The Chinden BIvd./Ten Mile Road intersection needs to be improved with wider of the northbound approach for acceptable operation. This widening should include a left tutu lane on.Ten Mile Road. A detailed analysis will be needed wl the projected traffic volumes are reached before installing a signal. Any improvements on these roadways should be based on the recommendations of North Meridian Traffic Study. • With or without a signal installation, Linder RoadJMcMillan Road intersection nE widening on all four approaches. Center left tutu should be constructed at this 4 ^~~~~ • ~i intersection before signal installation. Any improvements on these roadways should be based on the recommendations of the North Meridian Traffic Study. The Ten Mile RoadlMcMillan Road intersection needs to be improved with widening of the westbound approach for acceptable operation. The widening should include an additional left turn lane on McMillan Road. Any improvements ~ these roadways should be based on the recommendations of the North Meridian Traffic Study. • The Chinden Blvd.lEast Access intersection meets the peak hour signal warrant for the 2010 site build out scenario. If a right turn lane on the access approach and an acceleration lane on Chinden Blvd. are provided, the effect on the right turning traffic from the accesses can be eliminated and consequently the intersection will not meet the peak hour signal warrant. If a signal must be installed, the west access should be signalized and the traffic from the east acd be diverted to the west access intersection. • Most of the internal streets have daily traffic projections lower than 1000 vpd. A small segment of an internal street where the traffic projections exceed 1000 vpd shown in Figure 7. Access to the residential lots should be designed in accordance with the ACHD's access requirements. • The capacity analysis of the roundabout shows that it has adequate capacity to accommodate the build out of the Lochsa Subdivision with an acceptable LOS, and only minor delays. Other Vicinity Develoaments: ACRD has approved Bridgetower Subdivision in 4N 1 W sections 26 and 35 for construction. Traffic from Bridgetower Subdivision is included in the background traffic. A traffic impact study published by WIS on the Bridgetower Subdivision was used to extract land use and trip generation characteristics of the development. All phases of Bridgetower are expected to be completed by 2010 and are included for background traffic purposes. ACRD had also approved Keltic Heights Subdivision in 4N 1 W section 25 for construction. Traffic from Keltic Heights subdivision is included in the background traffic. A traffic study published by Dobie Engineering, Inc. on the Keltic Heights subdivision was used to extract land use and trip generation characteristics of the development. The development is expected to be fully developed by the year 2005. The build out year for this study was assumed as 2010. Only the weekday pm peak hour period between 4-6 pm was analyzed so the site impacts. The study assumes that the Ten Mile river crossing will not be complete until after 2010. 4. Site Information: 5 + ~ • The site is currently functioning as agricultural and single-family residential. 5. Description of Adjacent Surrounding Area: • North: Spur Wing Golf Course • South: Brandt Subdivision (single-family residential) • East: Single-family residential /agricultural • West: Single-family residential 1 agricultural 5. Impacted Roadways Chinden Boulevard Frontage: 1,900-feet Functional Street Classification: Principal arterial Traffic count: East of Ten Mile Road was 10,527 on 10-11-00 Level of Service: "C" / "D" Speed limit: 55 Nearest intersection: Chinden Boulevard and Linder Road intersection. Linder Road Frontage: 2,475-feet Functional Street Classification; Minor arterial Traffic count: South of Chinden Boulevard was 6,182 on 6-6-00. Level of Service: Better than "C' Speed limit: 50 Nearest intersection: Chinden Boulevard and Linder Road intersection. McMillan Road Frontage: 1,340-feet Functional Street Class cation: Minor arterial Traffic count: west of Linder Road 1,133 on 9-13-00 Level of Service: Better than "C" Speed limit: 50 Nearest intersection: Ten Mile Road and McMillan Road Ten Mile Road Frontage: 685 Functional Street Classification: Minor arterial Traffic count: South of Chinden Boulevard was 505 on 10-11-00 Level of Service: Better than "C" Speed limit: 50 Nearest intersection: No entrances onto en Mile Road is proposed at this time (the site abutting Ten Mile will be the City Park) and the site is not near an intersection. 6. Roadway Improvements Adjacent To and Near the Slte 6 • Chinden Boulevard, Linder Road, McMillan Road and Ten Mile Road are rural street sections. • Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or sidewalk. • Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no cu gutter or sidewalk abutting the site. ^ McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curtr, gutter or sidewalk abutting the site. ^ Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. 7. Existing Right-of--Way Chinden Boulevard has 67-feet of existing right-of--way (25-feet from centerline). Linder Road has 50-feet of right-of-way (25-feet from centerline). McMillan Road has 50-feet of right-of--way (25-feet from centerline). Ten Mile Road has 50-feet of right-of--way (25-feet from centerline). 8. Existing Access to the Site There are no public roadways currently entering the site. 9. Site History There have been no previous applications.fortMs site previously. 10. Five Year Work Program There are no plans within the District's Fiver Year Work Program at this time. This site is located within the North Meridian Planning area. 11.Other Development In Area/Mlsceilaneous Staff has recently been receiving large amounts of inquiries from developers in the north Meridian area. Many developers are prepared to plat entire section-miles, and have site developed. The preliminary plans generally include 700 to 900 residential lots, schools, office/commercial~lots, and city and neighbofiood parks. Some of the large developments within the North Meridian Planning area include: Bridge Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plF for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. 7 • • The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. • On October 17, 2001 the Commission approved a rezone and preliminary plat application: for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). ' • On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower !, Subdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272- ~~~ lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary pat application fora 285-lot ~, subdivision on 75.4 acres (Heritage Commons Subdivision). Due to the large number of inquiries in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works°. If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large- scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road} reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACRD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Lochsa Falls Subdivision may also be subject to any extraordina fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on thi cost of the improvements deemed necessary by the study, including right-of--way costs. Th outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated b' the proposed developments in the area. This final estimated cost is not yet available, as st is still reviewing street section options that may reduce the right-of-way costs. The following Executive Summary is from the completed North Meridian Traffic Study. It ~, examines the improvements that are anticipated within the North Meridian Planning Area: ~ EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 292 of T4N'R1 E), is selected Ada County Highway District (ACRD}for 8 „ ~~. t anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,59 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft o' church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average dail! traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of th+ trips remain internat. within each section, and 6% of the trips are pass-by trips. •. The distribution of the traffic from alt of the study area sections indicate the approximately 30% traffic directed towards south, 27% of the traffic directed toward east, 21% of the traffic directed towards west and north. The remaining 22% of th traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • AI! of the arterial intersections in the study area are currently operating at acceptabl level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peg hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the stuc area arterial intersections is summarized in Table 6. e Several mid-mile intersections may vbarrant traffic signals due to the heavy left to traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right tun lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with_a 5-lane section east of Black Cat. McMillan Road forecasted with a 3-lane section west of Black Cat. At arterial intersections and access intersections right turns lanes may be necessary. • Ustick Road is forecasted . with a 5-lane section east of Black Cat. Ustick Road forecasted with a 3-lane section west of Black Cat. At arterial intersections and access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersectic and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At artei intersections and at access intersections turn lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At artei intersections right turn lanes may be required. • Ten Mile Road is forecasted with a 5-lane section in the study area. At arte intersections and at access intersections turn lanes may be required. • Meridian Road requires a 3-lane section north of McMiNan and 5-lane section soutF McMillan in the study area. At arterial intersections right turn lanes may be requin3d • Locust Grove Road requires a 3-lane section in the study area. At arte intersections right turn lanes may be required. At Ustick Road a 5-lane section forecasted. 9 1 ~ X11. • Staff recognizes that the amount of right-of-way dedicated w~h these improvements is overwhelming, and that ACRD may not have the funds to purchase such a large amount of right-of-way. In this situation it is likely that impact fee offset agreements will be utilize to offset the amount of money that ACRD will pay out-of-pocket to acquire the right-of- way. B. Findings for Consideration 1. Future Parcels The applicant has included three lots that will be required to submit a conditional use applicatt or a design review application in the future. The lots include the proposed fire station, the proposed City Park and the proposed multi-family lot located on North Goddard Creek Way. Once a formal application has been submitted for the proposed parcels, the District will approv driveway locations in accordance with District policy. Due to the fact that these parcels are a part of the plat, the District will acquire right-0f-way and roadway improvements to the parcels. 2. Rlght~f-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1B). This right- of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete . detached sidewalks and bike lanes. The applicant should dedicate 48-feet of right-of-way from the centerline of Linder Road, Ten Mile Road and McMillan Road abutting the parcel by means of a warranty deed. The right-of- way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACRD Commission or prior to issuance of building permit (or other required permits), whichever occurs first. Allow up to 30 business day to process the right-of--way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACRD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with ACHD Ordinance #195. State Highway 20/26 is under the jurisdiction of ITD. The applicant should contact ITD to determine if any right-of--way will be acquired in association with this development. 3. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways (7204.6.5). The applicant should construct 5-foot concrete sidewalk abutting the property on McMillan Roa Ten Mile Road and Linder Road. The sidewalk should be constructed 2-feet within the new right-of--way. If the sidewalk is proposed to meander of outside of the right-of-way, the applicai should provide an easement to the District. 4. Main ~ntranc®s 10 • District policy 7204.11.5, requires collector roadways to align or offset a minimum of 1,300-feet from an arterial to allow for adequate spacing between signals. District policy 7204.11.6, requires residential collector roadways to align or offset a minimum of 300-feet from any proposed or existing roadway. The applicant is proposing to construct a main entrance, North Goddard Creek Way, to intersect McMillan Road approximately 1,100-feet east of the west property line (approximately at the half-mile). The applicant is proposing to construct this roadway as a collector roadway. The applicant is proposing to construct a main entrance, West Cayuse Creek Drive, to intersect Linder Road located approximately 1,350-feetR ~ h sfroadway as a col ectrorroadwaymatelytha half-mile). The applicant is proposing to cons The applicant is proposing to construct a main entrance, Wild Goose Drive, to intersect Linder Road at the south property line. The applicant is proposing to construct this roadway as a residential collector. The proposed locations of North Goddard Creek Way, West Cayuse Creek Drive and Wild Goose Drive meet District policy and should be approved with this application. The applicant is proposing to construct a main entrance, North Lochsa Way, to intersect with Chinden Boulevard (State Highway 20!26) located at the west property line (approximately the half-mile). The applicant is proposing to construct a main entrance, North Dry Bar Avenue, to intersect wii Chinden Boulevard (State Highway 20!26) located approximately 750-feet west of the east property line. Chinden Boulevard is under the jurisdiction of ITD, theapplicant should contact ITD regarding the location and the future signalization North Lochsa Way and North Dry Bar Avenue. 5. Center Turn Lanes and Pavement Tapers ' District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the tum lane to be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the tum lane with District staff. . District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis contingent upon the posted speed limit. Coordinate the design of the taper with District staff. The submitted Traffic Impact Study shows that the traffic generated by the site requires the construction of center tum lanes and right-tum deceleration lanes (tapers) on Linder Road for West Cayuse Creek Drive and West Wild Goose Drive. 11 1~ . The submitted Traffic Impact Study shows that the traffic generated by the site requires the construction of center tum lanes and right-tum deceleration lanes (tapers) on McMillan Road for North Goddard Creek Way. The applicant should construct a center tum lane on Linder Road for West Cayuse Creek Drive to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the tum lane with District staff. . The applicant should construct a center turn lane on Linder Road for West Wild Goose Drive to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the tum lane with District staff. The applicant should construct a center turn lane on McMillan Road for North Goddard Creek Way to provide a minimum of 100-feet of storage with shadow tapers for both the approach err departure directions. Coordinate the design of the tum lane with District staff. The applicant should construct right-tum deceleration lanes (tapers) on Linder Road for West Cayuse Creek Drive and West Wild Goose Drive. Coordinate the design of the taper with Distr staff. The applicant should construct right-tum deceleration lanes (tapers) on McMillan Road for Noi Goddard Creek Way. Coordinate the design of the taper~with District staff. 6. Street Sections Internal local residential roadways District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department (Meridian Fire Department) reviews anc approves the street section. The proposed density of development that will utilize the intemal local residential streets is anticipated to generate less than 1;000 vehicle trips per day. The applicant is proposing to construct all of the intemal local residential streets as 33-foot str sections with 4-foot detached sidewalks. The applicant should construct the intemal local residential roadways as a 33-foot street with curb, gutter and 4-foot wide detached concrete sidewalk within 50-feet of right-of-way with parking on both sides of the roadway contingent upon approval from the Meridian Fire Department. Internal commercial I Industrial roadways District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within feet of right-of-way. 12 ~~ ~~ ~~ ~ ~ • The applicant is proposing to construct North Dry Bar Avenue as a 33-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. The applicant should construct North Dry Bar Avenue as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of--way abutting the commercial development (approximately 350-feet). Internal residential collector roadways the entire len h -150-feet) and The applicant is proposing to construct West Ballinger Way ( 9t West Wild Goose Drive (Linder Road extending west for approximately 470-feet) as residential collector streets with no front-on housing, because the anticipated traffic volumes exceed 1,000 vehicle trips per day. District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage plan with District staff. West Ballinger Way and West Wild Goose Drive should be constructed as 36-foot street sections with curb, gutter and 5-foot, wide concrete sidewalks with no front-on housing. The access restrictions for these street segments should be stated on the final pistncPt ~~9 should be prohibited on these street segments. Coordinate the signage plan with Internal collector roadways District policy 72-F 1 A allows collector roadways with 29-foot street sections with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way with parking prohibited on boi sides of the roadway. The applicant has inquired ~t t eet setction can accommodate two 1 includes bike lanes. Staff has concluded that a 3 foot traffic lanes and two 4-foot bike lanes. The submitted Traffic Impact study determined that West Cayuse Creek Drive, North Goddard Creek Way and North Lochsa Way (the propose a raid mile colector warrerants for aoonnectioi development. The traffic study also noted that th onto Ten Mile Road were not met. The applicant is proposing to construct the collector roadways (West Cayuse Creek Drive, Na Goddard Creek Way, North Lochsa Way) within the site as 33-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. The applicant has proposed to construct a 10-foot wide asphalt pathway on the south side of Cayuse Creek Drive extending from Linder Road to the roundabout in lieu of 5-foot concrete sidewalk on both sides of the roadway. The applicant has proposed to construct pedestrian crossings (constructed out of brick pavers) to provide pedestrians the opportunity to move frc the north side of the development to the asphalt pathway on Cayuse Creek Drive. The 13 ~..t . ~ proposed pedestrian crossings are proposed to be located at the Moose Creek Street and Cayuse Creek Drive intersection, Dry Bar Way and Cayuse Creek Drive intersection and Fish Creek Court and Cayuse Creek Drive intersection. This design is consistent with past Commission action and is approved with this application. The applicant must provide an easement for the pathway and the pathway must be owned and maintained by the Homeown Association. 7. Driveways District .policy F2-F5, requires driveways located on collector or arterial roadways with a speed limit of 50 to align or offset a minimum of 255-feet from any. existing or proposed driveway. District policy 72-F4 (2) requires driveways on commercial /industrial roadways to offset any existing or proposed street intersection a minimum of 50-feet. The applicant is proposing to construct two shared driveways intersecting McMillan Road. • The first driveway location is proposed to be located on McMillan. Road 250-feet east of the west property line. • The second driveway location is proposed to be located on McMillan Road approximately 725-feet east of the west property line. The applicant is proposing to construct a 25-foot shared access driveway intersecting Goddard Creek Way. The driveway location is proposed to be located approximatel 20-f north of McMillan Road extending to the west property line. The 30-foot wide driveway th is proposed to be located on McMillan Road approximately 250 feet east of the west prope ine meets District policy and should be approved with this application. The 30-foot wide driveway t is proposed to be located on McMillan Road approximately 725 feet east of the west prope line meets District policy and should be approved with this application. The 25-foot driveway that is proposed to be located on North Goddard Creek Way approximately 42-feet north of McMillan Road extending to the west property line meets Distric policy and should be approved with this application. The applicant is proposing to construct two shared driveways that are proposed to intersect wi North Dry Bar Avenue approximately 350-feet south of Chinden Boulevard. The two driveway, are proposed to align with one another with one extending east from North Dry Bar Avenue an the other extending west from North Dry Bar Avenue. The two proposed 25-foot shared driveways that intersect North Dry Bar Avenue approximatel 350-feet south of Chinden Boulevard meet ®istrict policy and should be approved with this application. 14 • • Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, 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 all abutting roadways and install pavement tapers with 15-foot radii abutting the existing roadway edge. 8. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from collector roadway (measured centerline to centerline). District policy 7204.11.6, requires residential collector roadway to align or offset a minimum of 200-feet from a collector roadway (measured centerline to centerline). District policy 7204.11.6, requires residential collector roadway to align or offset a minimum of 200-feet from a collector roadway (measured centerline to centerline). 9. Stub Streets District policy 7203.5.1. and 7205.5 requires.stub streets to provide intra-neighbofiood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus .of tl roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct thirteen stub streets to the surrounding parcels. • The applicant is proposing to construct West Apgar Drive to the east property line approximately 400-feet north of McMillan Road. • The applicant is proposing to construct West Wapoot Court to the east property line approximately 1,100-feet north of McMillan Road. • The applicant is proposing to construct Parachute Hill Avenue to the south property line approximately 600=feet east of the west property line. • The applicant is proposing to construct North Chimney Peak Avenue to the south property line approximately 1,650-feet east of the west property line. • The applicant is proposing to construct West Cedar Grove Street to the east property lir approximately 650-feet north of the south property line. • The applicant is proposing to construct North Gertie Place to the north property line approximately 100-feet west of the east property line. 15 .;~ R . • The applicant is proposing to construct West Boulder Bar Street to the west property line approximately 500-feet south of Chinden Boulevard. • The applicant is proposing to construct West Tango Creek Street to the west property line approximately 1,025-feet south of Chinden Boulevard. • The applicant is proposing to construct North Powell Creek Avenue to the north property line approximately 2,050 feet east of the west property line. ~, a The applicant is proposing to construct West Glade Creek Street to the west property lin® approximately 1,500-feet south of Chinden Boulevard. • The applicant is proposing to construct West Anatole Street to the west property line ' approximately 2,350-feet north of McMillan Road. ' • The applicant is proposing to construct West Whitehouse Street to the west property line' approximately 1,800-feet north of McMillan Road. • The applicant is proposing to construct West Divide Creek Street to the west property line approximate{y 1,025-feet north of McMillan Road. The applicant should construct thirteen stub streets, as proposed. The applicant should be required to provide a paved temporary turnaround with a temporary easement provid®d to the District at the end North Gertie Place, West Glade Creek Street and West Wapoot Court with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 1 O.Islands District policy 7202.7 and 7207.5 requires any proposed landscape islandslmedians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The applicant is proposing to construct several islands throughout the subdivision. 11. Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Planning and Development staff. The applicant is proposing to construct one knuckle on North Goddard Creek Way located approximately 700-feet north of McMillan Road. The proposed knuckle on North Goddard Creek Way located approximately 700-feet north of McMillan Road meets .District policy and should be approved with this application. 12. Roundabouts 16 s • s District policy District policy 7202.7 and 7207.5 and the local Fire District standards require that roundabouts be designed with 21-foot street sections on either side of the center island. The applicant will be required to dedicate the roadway right-of-way plus the additional width of the island. Coordinate the size and design of the roundabout with traffic services staff. The applicant is proposing to construct a round about at the intersection of North Locsa Way, North Goddard Creek Way and West Cayuse Creek Way as a traffic calming measure and as a amenity to the subdivision. 13. Cul-de-sacs District policy 7205.2.1 requires tumarounds to be constructed to provide a minimum fuming radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot stn: section on either side of any proposed center islands within the tumarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median. The applicant is proposing to construct several cul-de-sac tumarounds throughout the subdivision. 14. Special Recomnnendatlon t® th® City The applicant is proposing to provide access to the out parcel via a driveway off of West W Court. The out parcel should be required to take access of the internal roadway system as opposed to continuing to access McMillan Road. 15. Special Recommendation to the ~4ppllcant In order to reduce trips to and from the.residential portion of this development, it is recommended that upon occupancy the Home Owners Association provide new residents v information on alternative transportation and the commute options available. Commuteride will coordinate this effort with the applicant. For more information contact Ms. Catherine Sanchez at 387-6162. It is also recommended that the applicant cooperate with Valley Inter-area Transportation to preserve the right-of--way for future bus shelters and a bus pull-out at Block 20, Lot 1. For rr information contact Mr. Kevin Bittner at 846-8547. In order to reduce trips to and from the commercial portion of this development, it is recommended that the applicant dedicate at least 10 parking spots to be used as a Park and Ride, lot. It is recommended the site be located near the North Chinden entrance adjoining Block 55, Lot 22. It is also recommended the applicant consider providing bicycle facilities at both proposed office space locations. It is recommended that tenants.occupying the proposed buildings be required to provide an Altemative Transportation Program for employees prior to issuance of a building permit. The applicant shall provide an annual report to ACHD Commuteride on program participation. Commuteride staff will coordinate the Altemative Transportation Program with the applicant. more information contact Ms. Catherine Sanchez at 387-6162. 17 C. Site Specific Conditions of Approval 1. Dedicate 48-feet of right-of-way from the centerline of Linder Road, Ten Mile Road and McMillar Road abutting the parcel by means of a warranty deed. The right-of--way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the fina plat for signature by the ACRD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right~of- ~' way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACRD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in, accordance with ACRD Ordinance #195. 2. Construct 5-foot concrete sidewalk abutting the property on McMillan Road, Ten Mile Road ai Linder Road. The sidewalk shall be constructed 2-feet within the new right-of-way. If the sidewalk is proposed to meander of outside of the right-of-way, the applicant shall provide an easement to the District. 3. Construct a main entrance, North Goddard Creek Way, to intersect McMillan Road approximately 1,100-feet east of the west property line (approximately at the half-mile). 4. Construct a main entrance, West Cayuse Creek Drive, to intersect Linder Road located approximately 1,350-feet north of the south property line (approximately the hall-mile). 5. Construct a main entrance, Wild Goose Drive, to intersect Linder Road at the south property line. 6. Construct a center tum lane on Linder Road for West Cayuse Creek Drive to provide a mi of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the tum lane with District staff. 7. Construct a center tum lane on Linder Road for West Wild Goose Drive to provide a minimum 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the tum lane with District staff. 8. Construct a center tum lane on McMillan Road for North Goddard Creek Way to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the tum lane with District staff. 9. Construct right-turn deceleration lanes (tapers) on Linder Road for West Cayuse Creek Drive and West Wild Goose Drive. Coordinate the design of the taper with District staff. 10. Construct right=tum deceleration lanes (tapers) on McMillan Road for North Goddard Creek Way. Coordinate the design of the taper with District staff. 18 ~. •~ . ~~• '~ • • 11. Construct the internal local residential roadways as a 33-foot street with curb, gutter and 4=foot wide detached concrete sidewalk within 50-feet of right-of--way with parking on both sides of the roadway contingent upon approval from the Meridian Fire Department. 12. Construct North Dry Bar Avenue as a 40-foot street section with curb, gutter and 5-foot cony sidewalk within 54-feet of right-of-way abutting the commercial development (approximately feet). 13. Construct West Ballinger Way and West Wild Goose Drive as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing. The access restrictions for these street segments shall be stated on the final plat. Parking shall be prohibited on these street segments. Coordinate the signage plan with District staff. 14. Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa Way a 33-foot street section with a 4-foot bike lane, curb, gutter and 5-foot concrete sidewalk within 50-feet c right-of-way. Submit written approval from the Meridian Fire Department. (Per the Commissioi action of May 22, 2002, the applicant may construct an alternative street section with a pathw~ on Cayuse Creek Drive, with staff approval. Please see item number 6 on pages 13 and 14.) 15. Construct a 30-foot wide driveway located on McMillan Road approximately 250-feet east of west property line meets District policy and should be approved with this application. 16. Construct a 25-foot shared access driveway intersecting North Goddard Creek Way approximately 420-feet north of McMillan Road extending to the west property line. 17. Construct two shared driveways (one extending east; one extending west) located on North. Dr Bar Avenue approximately 350-feet south of Chinden Boulevarcl. 18. Construct thirteen stub streets to the surrounding parcels. • The applicant is proposing to construct West Apgar Drive to the east property line approximately 400-feet north of McMillan Road. • The applicant is proposing to construct West Wapoot Court to the east property line approximately 1,100-feet north of McMillan Road. • The applicant is proposing to construct Parachute Hill Avenue to the south property line approximately 600-feet east of the west property line. • The applicant is proposing to construct North Chimney Peak Avenue to the south property line approximately 1,650-feet east of the west property line. • The applicant is proposing to construct West Cedar Grove Street to the east property lir approximately 650-feet north of the south property line. • The applicant is proposing to construct North Gertie Place to the north property line approximately 100-feet west of the east property line. • The applicant is proposing to construct West Boulder Bar Street to the west property lin approximately 500-feet south of Chinden Boulevard. • The applicant is proposing to construct West Tango Creek Street to the west property li approximately 1,025-feet south of Chinden Boulevard. • The applicant is proposing to construct North Powell Creek Avenue to the north propert line approximately 2,050 feet east of the west property line. 19 x . ti~ ~~ • • • The applicant is proposing to construct West Glade Creek Street to the west property line approximately 1,500-feet south of Chinden Boulevard. • The applicant is proposing to construct West Anatole Street to the west property line approximately 2,350-feet north of McMillan Road. • The applicant is proposing to construct West Whitehouse Street to the west property line approximately 1,800-feet north of McMillan Road. • The applicant is proposing to construct West Divide Creek Street to the west property ling approximately 1,025-feet north of McMillan Road. 19. Provide.a paved temporary tumaround with a temporary easement provided to the District at end North Gertie Place, West Glade Creek Street and West Wapoot Court and a sign at the terminus of all of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE°. Coordinate the sign plan for the stub street, and the design of the tumaround with District staff. 20.Any proposed landscape islandslmedians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this are required on final plat. 21. Construct one knuckle on North Goddard Creek Way located approximately 700-feet north of McMillan Road. The island within the knuckle shall be constructed a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic.island shall maintain a minimum of a 29-foot street section. The design shall be reviewed and approved by ACHD's Planning and Development staff. 22. Construct a round about at the intersection of North Locsa Way, North Goddard Creek Way West Cayuse Creek Way with 21-foot street sections on either side of the center island. Coordinate the size and design of the roundabout with traffic services staff. 23.Tumarounds shall be constructed to provide a minimum turning radius of 45-feet. The applic will be required to provide a minimum of a 29-foot street section on either side of any propose center islands within the turnarounds. The medians shall be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. Dedicate 54-feet of right-of--way plus the additional width of the median. 24.The applicant shall enter into a development agreement with ACRD that outlines right-of--way acquisition, costs, timing and payment; and shall also include an agreement that this development shall be subject to any extraordinary impact fee, LID or other funding source established by the District to improve the surrounding roadways; or shall be subject to the development's proportionate share of surrounding roadway improvements as established by applicant's traffic impact study. 25. Comply with requirements of ITD for State Highway 20126 (Chinden Boulevard) frontage. Submit to the District a letter from. ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs f rsi Contact District III Traffic Engineer Michael Garz at 334-8340. 20 ,•, ~~. ••. • • D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of--way. 2. All utility relocation costs associated with improving street frontages abutting the site shall borne by the developer. 3. 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 38 6280 (with file number) for details. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits}, which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Rvad Im Fee Ordinance. 8. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACRD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACRD right-of-way. The applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACRD conduits (spare or fille are compromised during any phase of construction. 9. 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 the Ada County Highway District. The burden shall be upon applicant to obtain written confirmation of any change from the Ada County Highway Dist 10. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plat or other regulatory and legal restrictions in force at the time the applicant or its successors interest advises the Highway District of its intent to change the planned use of the subject property unless a waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 21 . ; ~, ~ • Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACRD requirements are intended to assure that the proposed use/developmentwlll not pla an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity map 2. Submitted site plan Request for Reconsideration of Cofnnnlssion Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD staff or any other person objecting.to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of a~ action previously requested to be reconsidered, an action whose provisions have been part and materially carried out, or an, action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move 1 reconsideration, but the motion may be seconded by any Commissioner and is vote on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone a certain time. b. The request must be in writing and delivered to the Secretary of the Highway Dis no later than 3:00 p.m. on the day prior to the Commission's next scheduled reg meeting following the meeting at which the action to be reconsidered was tal Upon receipt of the request, the Secretary shall cause the same to be placed on agenda for that next scheduled regular Commission meeting. 22 ~~ ~~ • • c. The request for reconsideration must be supported by written documentation sett forth new facts and information not presented at the earlier meeting, or a chan4 situation that has developed since the taking of the earlier vote, or informal establishing an error of fact or law in the eariier action. The request may also supported by oral testimony at the meeting. d..lf a motion to reconsider passes, the effect is the original matter is in the exa position it occupied the moment before it was voted on originally. It will normally I retumed to ACHD staff for further review. The Commission may set the date of tl meeting at which the matter is to be retumed. The Commission shall only take actin on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commissi~ action, interested persons and ACHD staff may present such written and o testimony as the President of the Commission determines to be appropriate, and t Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, cover administrative costs, as established by the Commission. 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