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HomeMy WebLinkAboutACHD CommentsX111*~= """"`~~~^"' Ada County Highway District John S. Franden, President 318 East 37th Street Dave E. Wynkoop 1st Vice President Garden City ID 83714-6499 Susan S. Eastlake, 2nd Vice President Phone (208) 387-6100 Sherry R. Huber, Commissioner FAX (208) 387-6391 Dave Bivens, Commissioner E-mail: tellus@ACHD.ada.id.us March 3, 2004 TO: Paramount Development Inc 12601 W. Explorer Drive, Suite 200 , ;~'~~~ ~- ,~~<;)~~' Boise, Idaho 83713 City of Merida~i C9_ty Clem f'lffi~~~ SUBJECT: MCZC04-015 Community Center Lot 1, Block 16 of Paramount Subdivision # 3 On March 19, 2003, the Ada County Highway District Commissioners acted on MCUP03-008/MAZ03-006 for Paramount Subdivision. The conditions and requirements also apply to MCZC04-015. If you have any questions or concerns please feel free to contact this office at (208) 387-6171. Sincerely, Joyce Newton Development Analyst Right-of-Way & Development Services CC: Project File Drainage/Utilities/Construction Services Lead Agency: City of Meridian Larson Architects Cornal Larson 210 Murray Street Boise, Idaho 83714 ZOSL-BLE (BOZ) 0~~ ~~d~ r~; !~ 7aa.y$ hni.cnj` Olt AtlM tlN13NYJ N ~ saG ~~d vw•J r«a r~ ..~.ror•v>.r S1M3W1S3AN0 NO1HJ1!!B oR ~ ~ ~ J •~•d 's~aa~ti~{a.L~ uosrv~ ij31N3~ Al1Nf1N6N0~ 1Nf10WVHtld ~ ~ X- ~ a L7J2~77A JJi Ja Ya/SSDfNJd NLLtRI I81 1llOHIL aJSaaa Ja iar ]m nJiJ BO Oooi Td ' 7Y~ MOSYR ©SH9lWd0.~ ~~2 w J N H c~ Z z a J d W L~ Q 4 U Y a~ ga _J Q F- W O Z Z Q J W W D' m ai i ao ~o i ~ 9 ~ ~ Fl ~ m ~ $ ~$ ~ ~ ~ ~ ~ .. _ n ^ a d ~ ~ ~ ~ ~ ~ ~ ; _ ~I ~ ~ 3 ° R R ~~ ~ - ~I ~ ~ ~ ~ 4 L ~ ~' ~ F ~ ~ ~ o _ - ~ t ~ g ~ ~ ~ a ~ a « ~ s a j as ~ p f&u ~' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ O N6~ 3 Q a 8 d ~ z~ & b 3 ~ ~ ~ ~ Q ~ W _J Q W C~ Z Z Q J CO Q 1 1 EE yp U \ •y~e b~a j ~~' ; s7 ~~ ye ~ 3 F~ ~ ~ '~e~F ce 3 s~~?' ~F~~~ !~§ Fe ~p~ ~~ gad ~~~ 1 ~ ~ '~ yip Y~~ 4a a p _ ~ `~. - {{~ °o ~~ Lp~9~ 3Y ~ ~~~;ff~~°pp~~ ~~i Z~ ~~~'~'b1 ~! a~9 B ~LQ 4 ~ ~ ~'1Il'~ ~B~ yel:~ ~~ EE %~3.,dd ~ e~ ~~'~~~e 3E a;~ j~~3~~,Jil~~~ 9~~ ~ %i1-1~~ ~];~ °~ ~9~~ in~p ~~ 5 ,m~~Yi=q:~~~~~j ~a E.3~r~$,~ ;~ ~•%~d~-°_ra ~~j7; ;LY ~~ S: Y. a~ Fy f~~~ 3 ~ 5= ~- ~ ~~'~ SF~4~...5.09 9~ ~ ~- F7; ;~'3 fipe~n tF r !_°- t y? ~ ~~e 5Pg ''~~ ~'~e pia :y=~a-~F~'~ a~ E 4. a 6~s 9 I ~ 3~~3 a ~-gg! I ;~ F~ Ei°-~~4.. ;e~ ?~g3~?~ l~s~ ~~ay_~~ ~~=3:~~d! .~sg~,^~~~fi~yjx' ~~ °~~F1a63~ygS~°~^e~a''~~ 4 ; ~ yyZn~ F n; a~:~~ ~ ~! ~Z~~~~c 2a yY~i~~a~~s =j~~'d~~_~•~~~~~ "~ ~~$S~ ~n~~; ~~?' ~~~ ~~_[~~ ~~t~~oPyJai ya~F86 iF Egli 6~da. } ~ d § E~ 7~ ~~~~ia~~ i x ~ z U +~ i^ ~ ~a;~~ ~ ~ J ~ o o~~~~ 4 ~g Q ~€ ~z '~~ • °y~~ ~~~ w ~~ k ~~~g~ :! d~' X6 ~ ~9 9 ~ ~ ek C° ,~, ~iR~~•,,w • • Ada County Highway District Right-of--Way & Development Department Planning Review Division This application requires Commission action due to the fact that this development is located in the North Meridian Planning Area. This item is scheduled fo be on the regular agenda on Wednesday March 19, 2003 at 12:00 noon. Tech Review for this item was held with the applicant on Friday March 5, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuning@achd. ada. id. us File Numbers: Paramount Subdivision / MCUP03-008 / MAZ03-006 Site address: Between Chinden Boulevard, McMillan Road, Meridian Road and Linder Road Owner:/Applicant: Paramount, LLC 12426 West Explorer Drive, Suite 220 Boise, Idaho 83713 Representative: Engineering Northwest 423 South Ancestor Way, Suite 180 Boise, Idaho 83704 Application Information The applicant is requesting annexation, rezone, conditional use and preliminary plat approval to construct an 847-lot mixed-use subdivision on 392.17-acres. The site is proposed to contain 764 single-family residential lots, 5-commercial and office lots, 73-townhouse lots, 1multi-family lot (270 apartments), a community center, 1-elementary school lot, 1-high school lot and 2-church lots. The site is located between Chinden Boulevard, McMillan Road, Meridian Road and Linder Road. Acreage: Current Zoning: Proposed Zoning: Proposed buildable lots Proposed common lots: Vicinity Map ~ v_ I ~ - :- _: , i ~_ _. 392.17-acres RUT and R-1 R-8, R-40, L-O and C-G 847-lots 37-lots • A. Findings of Fact 1. Trip Generation: This development is estimated to generate 22,970 additional vehicle trips per day (30 existing) based on the submitted traffic study. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact study was completed by Dobie Engineering and the following is a summary of the findings that was submitted by the applicant: ^ The proposed development is a mixed-use development containing 940 single-family lots, 345 multi-family units, 80 acres of office and retail space, an elementary school, a church, and a high school campus. The subdivision is expected to reach build-out by the year 2010. ^ The traffic study estimates a total of 23,000 new vehicles trip per day will be generated by this development. These totals include 1,890 trips during the AM peak hour and 2,250 in the PM peak hour. ^ The intersection of Chinden/Cinder Road is controlled by atraffic-actuated signal. The intersection of Chinden/Meridian Road is two-way stop controlled with Meridian as the minor road. All other arterial intersections have all-way stop control. ^ Linder, Meridian, and McMillan are all projected to have less traffic in the year 2010 than the COMPASS guideline that is recommend fora 2-lane minor arterial without the addition of the Paramount site traffic. Chinden Boulevard is projected to exceed the LOS E COMPASS volumes for 15,500 for atwo-lane arterial. ^ The intersection of Linder/McMillan Road is estimated to operate at a LOS B under current AM and PM peak hour periods. It is estimated that this intersection will operate at a LOS B in the year 2010 without the addition of the Paramount Subdivision. The intersection is projected to operate at a LOS C at build-out with the addition of left-turn lanes at the four approaches. ^ The intersection of Meridian/McMillan Road is estimated to operate at a LOS B under current AM and PM peak hour periods. It is estimated that this intersection will operate at a LOS B in the year 2010 without the addition of the Paramount Subdivision. The intersection is projected to operate at a LOS D at build-out with the addition of left-turn lanes at the four approaches. • The intersection of Chinden/Meridian Road is estimated to operate at a LOS B under current AM and PM peak hour periods. It is estimated that this intersection will operate at a LOS C in the year 2010 without the addition of the Paramount Subdivision. The intersection is projected to operate at a LOS F at build-out in 2010 without a signalized intersection. The intersection is projected to operate at a LOS C with the addition of a traffic signal. The southbound approach currently operates at a LOS F and a LOS D for the northbound approach with the two-way stop control. This intersection is currently programmed for the addition of a traffic signal in the year 2005. 2 The signalized intersection of Chinden/Cinder Road is estimated to operate at a LOS D under current AM Peak hour and LOS C in the PM peak hour periods. It is estimated that this intersection will operate at a LOS D in the year 2010 without the addition of the Paramount Subdivision. The intersection is projected to operate at a LOS F at build-out with the current lane configuration of Chinden Boulevard. It is estimated to improve to a LOS D if Chinden Boulevard. is improved to a Five-lane section. • All streets intersecting the arterial system, unless otherwise specified, should be posted with stop signs. In addition, the residential collector intersections within the subdivision should be signed for two-way stop control. ^ The McMillan/South access intersection was analyzed with an eastbound left-turn lane and a westbound right-turn lane into the site, as well as separate southbound left and right-turn lanes exiting the site. This stop-controlled T-intersection is projected to operate at a LOS B in the build- out year. ^ The three access points on Meridian Road were all analyzed with a northbound left-turn lane and a southbound right-turn lane into the site, as well as separate eastbound left and right-turn lanes exiting the site. This stop-controlled T-intersection is projected to operate at a LOS B in the build- out year. ^ The Linder/West access intersection was analyzed with a separate southbound left-turn lane and an exclusive northbound right-turn lane into the site, as well as separate westbound left and a combined through/right-turn lanes exiting the site. This two-way stop-controlled intersection is projected to operate at a LOS D in the build-out year for the minor approaches. ^ The preliminary analysis indicates that highway traffic plus protected approach traffic at the mid- mile access to Chinden Blvd. is sufficient to warrant a traffic signal. Warrant #1 will be met with the inclusion of all right-turning movements. Warrants #2 and #11 are met with or without right- turning traffic. The applicant should work with ACHD and ITD to determine when the traffic signal is warranted. Existing and Future Traffic Projections on Vicinity Ro McMillan E/Cinder I 3,123 I 4,200 9,000 I 14,000 2-Lane Minor Arterial Road Chinden W/ Meridian 15,294 18,000 24,000 15,500/37,000 2-Lane/5-lane Principal Blvd. Arterial Meridian N/ McMillan 3,192 3,600 10,000 14,000 2-Lane Minor Arterial Road Linder Road N/ McMillan 6 297 7 800 10 000 14 000 2-Lane Minor Arterial In addition to the submitted traffic impact study, staff has included portions of the executive summary of the North Meridian Traffic Plan. Executive Summary of the North Meridian Traffic Plan The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACHD) 3 • for anticipated development build out. The following are the principal findings and recommendations of the study: • The study area is anticipated to develop an additional 17,599 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 of church buildings, and approximately 60 acres of park, at full build out. • The build out scenario of the study area is projected to generate an average daily 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 the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase. • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • The majority of study intersections are projected to meet the peak hour traffic signal warrants at full build out of the area. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • At full build out, the following improvements may be anticipated within the study area: 5-lane road section with right turn lanes at some arterial and access intersections: Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten Mile, Meridian south of McMillan, and Locust Grove at Ustick. 3-lane road section with right turn lanes at some arterial and access intersections: McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian north of McMillan,and Locust Grove. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is significant and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was necessary to determine what types of roadway improvements, especially at intersections, would be needed to accommodate the traffic in this area at full build out. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be implemented in this area. 4. Site Information: The site is primarily agricultural with 4-single-family residential homes. 5. Description of Adjacent Surrounding Area: a. North: Fox Run Subdivision and unplatted (single-family residential with agricultural uses) b. South: Cedar Springs North Subdivision c. East: Unplatted (single-family residential with agricultural uses) d. West: Lochsa Falls Subdivision 4 i 6. Impacted Roadways Linder Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Meridian Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: McMillan Road Frontage: Functional Street Classification Traffic count: Level of Service: Speed limit: Chinden Boulevard Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 2,900-feet Minor arterial North of McMillan Road was 6,297 on 4-9-02. Currently better than "C" 50 MPH 3,300-feet Minor arterial North of McMillan Road was 3,192 on 7-12-00. Currently better than "C" 50 MPH 1,980-feet Minor arterial East of Linder Road was 3,123 on 4-10-02. Currently better than "C" 45 MPH 120-feet Principal arterial West of Meridian Road was 15,294 on 6-22-00. Currently better than "C" 55 MPH 7. Roadway Improvements Adjacent To and Near the Site Linder Road is currently improved with 2-traffic lanes (25-feet of pavement) with no curb, gutter or sidewalk abutting the site. Meridian Road is currently improved with 2-traffic lanes (25-feet of pavement) with no curb, gutter or sidewalk abutting the site. McMillan Road is currently improved with 2-traffic lanes (25-feet of pavement) with no curb, gutter or sidewalk abutting the site. Chinden Boulevard is currently improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site. 8. Existing Right-of-Way Linder Road has 55-feet of right-of-way (30-feet from centerline). Meridian 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). Chinden Boulevard has 73-feet of right-of-way (33-feet from centerline). 9. Site History In 2001, the District reviewed this site as Keltic Heights Subdivision. On October 17, 2001, the Commission approved a rezone and sketch plat approval fora 1,522-lot development on 452.16- acres. Keltic Heights Subdivision was anticipated to create 21,250 new vehicle trips per day. 5 10. Five Year Work Program /Capital Improvement Plan There are no projects scheduled within the District's Five Year Work Plan. Linder Road, Meridian Road and McMillan Road are not within the District's Capital Improvement Program. 11. Other Development in Area/Miscellaneous Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. The following list is a compilation of developments that the District has approved recently within this identified area. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. 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 plat application fora 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefield Crossing Subdivision). • November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 119.83-acres (Havasu Creek Subdivision). • On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, two senior high professional technical high schools and one District administration building on 39.23-acres (Education Campus Subdivision). • On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single- family residential subdivision on 35.94-acres • On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common 6 • • lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town houses). • On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single- family residential subdivision located on 39.92. • On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1- elementary school lots located on 38.65-acres. • On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots, 2-commercial lots and 1-mini storage lot. • On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family residential subdivision located on 9.996-acres. Due to the large number of inquiries and submitted development applications 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 the surrounding roadways reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD 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. Paramount Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Right-of-Way/Sidewalk District policy requires 96-feet of right-of-way on 5-lane arterial roadways. This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. District policy requires 70-feet of right-of-way on 3-lane arterial roadways. This right-of-way allows for the construction of a 3-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. This segment of Meridian Road, Linder Road and McMillan Road are not listed in the adopted Capital Improvements Plan; therefore, impact fees cannot be used to purchase the right-of-way abutting the site. Right-of-way dedication is not required with this application. If the applicant chooses to dedicate the right-of-way, ACHD will not provide compensation. When platting along functionally classified roadways, the applicant shall allow for sufficient right-of - way at the intersections that have been identified as needing turn lanes, as determined in the submitted traffic impact study. District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial roadways. 7 Meridian Road The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall do one of the following: a. Dedicate by donation an additional 10-feet of right-of-way along Meridian Road, and construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. Linder Road The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall do one of the following: a. Dedicate by donation an additional 23-feet of right-of-way along Linder Road, and construct a minimum 5-foot wide concrete sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right- of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Linder Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. McMillan Road The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall do one of the following: a. Dedicate by donation an additional 10-feet of right-of-way along McMillan Road, and construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the right-of-way. 8 • b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). 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 a residential collector roadway (measured centerline to centerline). Meridian Road The applicant is proposing to construct three main entrances that intersect with Meridian Road. The applicant is proposing to construct West Studio Drive to intersect North Meridian Road approximately 1,300-feet north of McMillan Road. This roadway location meets District policy and should be approved with this application. The applicant is proposing to construct West Producer Street to intersect Meridian Road approximately 2,470-feet north of McMillan Road. This roadway location meets District policy and should be approved with this application. The applicant is proposing to construct West Director Street to intersect Meridian Road approximately 960-feet south of Chinden Boulevard. Linder Road The applicant is proposing to construct one main entrance to intersect with Linder Road. The applicant is proposing to construct West Paramount Drive approximately 2,420-feet south of Chinden Boulevard. This roadway is proposed to align with West Cayuse Avenue (a main entrance that was approved on May 22, 2002 as a part of Lochsa Falls Subdivision). This roadway location meets District policy and should be approved with this application. McMillan Road The applicant is proposing to construct West Studio Drive to intersect Meridian Road approximately 1,260-feet west of Meridian Road. This roadway location meets District policy and should be approved with this application. Chinden Boulevard/State Highway 20/26 The applicant is proposing to construct North Cinema Way to intersect Chinden Boulevard approximately 2,200-feet west of Meridian Road. This roadway is under the jurisdiction of the Idaho Transportation Department. This roadway location would not meet the District's roadway offset policy and may cause a safety hazard. District policy would require the applicant to construct North Cinema 9 Way (the proposed roadway to intersect Chinden Boulevard) to align with or offset North Fox Run Avenue (an existing roadway located on the north side of Chinden Boulevard) a minimum of 300-feet The proposed offset between North Cinema Way and North Fox Run Avenue may not only pose a safety hazard, but may cause additional problems with the location of a future traffic signal (the submitted traffic study notes that signal warrants will be met for the North Cinema Way/Chinden Boulevard intersection). '''`*See Special Recommendation to Idaho Transportation Department. Internal Roadways The West Dreyfus StreeUProducer Avenue and the North Lange Avenue/Producer Avenue intersections do not meet District policy. District policy requires local streets to offset a minimum of 125-feet (measured from centerline to centerline). The applicant should relocate the roadways to provide a minimum offset of 125-feet (measured from centerline to centerline). The remainder of the internal roadways meet District policy in regard to roadway offsets and should be approved with this application. 3. Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. 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 reviews and approves the street section. District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. Commercial Roadways The applicant is proposing to construct North Cinema Way (from Chinden Boulevard to West Director Street), West Director Street (from Meridian Road to North Cinema Way), West Producer Street (from Meridian Road to North Mitchum Avenue), West Studio Drive (from Meridian Road to McMillan Road), and West Paramount Drive (from Linder Road to North Arliss Avenue) as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalk within 50-feet of right-of-way. The proposed street section does not meet District policy and is not intended to carry over 2,000 vehicle trips per day. District policy requires roadways abutting commercial uses to be constructed as 40-foot street sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54-feet of right-of-way. The applicant should construct: • North Cinema Way (from Chinden Boulevard to West Director Street), • West Director Street (from Meridian Road to North Cinema Way), • West Producer Street (from Meridian Road to North Mitchum Avenue), • West Studio Drive (from Meridian Road to McMillan Road) and • West Paramount Drive (from Linder Road to North Arliss Avenue) 10 as 40-foot street sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54- feet of right-of-way. Local Roadways The applicant is proposing to construct West Paramount Drive (from North Arliss Avenue to North Cinema Way), North Bergman Avenue (from West Paramount Drive to the north property line), North Cinema Way) from West Director Street to West Colbert Street), North Chaplin Drive (from North Cinema Way to North Cinema Way), West Gable Street (from North Cinema Way to West Producer Street), and West Producer Street (from North Mitchum Avenue to North Hopkins Avenue) as 36-foot street section with rolled curb, gutter and 5-foot attached concrete sidewalk. These roadways are anticipated to carry less than 2,000 vehicle trips per day and meet District policy. The applicant should construct: • West Paramount Drive (from North Arliss Avenue to North Cinema Way), • North Bergman Avenue (from West Paramount Drive to the north property line), • North Cinema Way) from West Director Street to West Colbert Street), • North Chaplin Drive (from North Cinema Way to North Cinema Way), • West Gable Street (from North Cinema Way to West Producer Street) and • West Producer Street (from North Mitchum Avenue to North Hopkins Avenue) as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalk, as proposed. The applicant is proposing to construct the remainder of the internal roadways as 33-foot street sections with curb, gutter, 5-foot attached concrete sidewalk and parking on both sides of the roadway within 50-feet of right-of-way. This street section meets District policy with the review and approval from the Meridian Fire Department and should be approved with this application. 4. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood 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 the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Internal Stub Streets To Neighboring Parcels The applicant is proposing to construct four stub streets to the neighboring parcels. The applicant is proposing to extend North Wayman Avenue as a stub street to the south property line approximately 1,900-feet west of Meridian Road. Staff is supportive of the location of this stub street. Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend North Cinema Way as a stub street to the south property line approximately 2,050-feet east of Linder Road. Staff is supportive of the location of this stub street. Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11 The applicant is proposing to extend North Bergman Avenue as a stub street to the north property line approximately 1,220-feet east of Linder Road. Staff is supportive of the location of this stub street. Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". "**See Finding for Consideration B item #7. The applicant is proposing to extend North Arliss Avenue as a stub street to the north property line approximately 820-feet east of Linder Road. Staff is supportive of the location of this stub street. Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Additional Connectivity To Neighboring Parcels The applicant is not proposing to construct West Producer Street to provide access to the undeveloped parcels located directly to the north (the Packard and Mastropaolo properties). To limit access to Meridian Road and provide intra-neighborhood connectivity, the applicant should provide access to the Packard (4.9-acres) and Mastropaolo (5.0-acres) properties. 5. Alleys District policy 7204.10.1 requires the minimum right-of-way width for new alleys to be 16-feet if: the alley is abutted by residential uses and zoning on both sides; and building setbacks required by the land use agency having jurisdiction provide sufficient space for the safe backing of vehicles into the alley. District Policy 7204.10.3 states a minimum of back-of-curb radius of 15-feet is required at all alley intersections. For the reconstruction of existing alleys, the back-of-curb radius may be less than 15- feet when it is impractical to remove existing obstructions. Parking in alleys is not allowed (District policy 7204.10.3). Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. The applicant is proposing to construct two residential alleys within the subdivision. The applicant is proposing to construct a 16-foot wide residential alley between West Oliver Street and West Peck Street and West Studio Drive and West Producer Street. The applicant should improve the alley its full width and provide a minimum of back-of-curb radius of 15-feet is required at all alley intersections. Parking should be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley should be prohibited. The applicant is proposing to construct a 16-foot wide residential alley between West Poitier Street and West Peck Street and West Studio Drive and West Producer Street. The applicant should improve the alley its full width and provide a minimum of back-of-curb radius of 15-feet at all alley intersections. Parking should be designed so the minimum clear distance from the back of the 12 • • parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley should be prohibited. 6. Roundabouts The roundabout should be designed with a minimum of a 21-foot street section on either side of the center island. The applicant will be required to dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabout with traffic services staff. The applicant is proposing to construct four roundabouts within the public right-of-way. Staff is supportive of the roundabouts that are proposed to be located: • On West Director Street (mid way between Meridian Road and North Cinema Way) • At the intersection of Chaplin Street and North Dietrich Avenue • At the intersection of Cagney Street and North Dietrich Avenue The roundabouts should be designed with a minimum of a 21-foot street section on either side of the center islands. The applicant will be required to dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabouts with traffic services staff. Staff is not supportive of the roundabout that is proposed to be located at the intersection of North Bergman Avenue and Bacall Street due to the fact that it poses a safety hazard with the proposed stub street not having a temporary turnaround, requiring individuals to back into an intersection with a roundabout. The applicant should not construct a roundabout at the intersection of North Bergman Avenue and Bacall Street unless a temporary turnaround is constructed at the terminus of North Bergman Avenue or North Bergman Avenue will be extended at the time that this portion of the preliminary plat is final platted. 7. 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 Traffic Services staff. The applicant is proposing to construct one knuckle with an island in the center. Staff is supportive of the knuckle's proposed location. The applicant should construct the island to be 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 Traffic Services staff. 8. Driveways District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized intersection to be located a minimum of 440-feet from the signalized intersection for afull-access driveway and a minimum of 220-feet from the signalized intersection for aright-in/right-out only driveway. District policy 72-F4 (2) requires driveways located on arterial roadways near astop-controlled intersection to be located a minimum of 220-feet from the intersection for afull-access driveway and a minimum of 150-feet from the intersection for aright-in/right-out only driveway. 13 • District policy 72-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 F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). 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 the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. The applicant is not proposing to construct any driveways on Linder Road, Meridian Road, McMillan Road, West Paramount Drive, West Studio Drive, West Producer Street, West Director Street or North Cinema Way at this time for the proposed multi-family lots and commercial lots. When the District receives a formal application for the multi-family use or the commercial use, the District will review and approve driveway locations in accordance with the policies and guidelines that are in effect at that time. The preceding policies are the District's current policies and are provided for informational purposes only. 9. Islands /Medians District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians 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 a number of islands within the public right-of-way. The applicant should maintain minimum of a 21-foot street section on either side of the center islands. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 10. Turn Lanes District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn 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 turn 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. Linder Road According to the submitted traffic impact study, in order for the West Paramount Drive/Cinder Road intersection to operate at an acceptable level of service, a southbound left turn lane should be constructed on Linder Road at the West Paramount Drive/Cinder Road intersection. According to the submitted traffic impact study, in order for the West Paramount Drive/Cinder Road intersection to operate at an acceptable level of service, a northbound right turn lane should be constructed on Linder Road at the West Paramount Drive/Cinder Road intersection. 14 • . McMillan Road According to the submitted traffic impact study, in order for the West Studio Drive/McMillan Road intersection to operate at an acceptable level of service, an eastbound left turn lane should be constructed on McMillan Road at the West Studio Drive/McMillan Road intersection. According to the submitted traffic impact study, in order for the West Studio Drive/McMillan Road intersection to operate at an acceptable level of service, a westbound right turn lane should be constructed on McMillan Road at the West Studio Drive/McMillan Road intersection. Meridian Road According to the submitted traffic impact study, in order for the West Studio Drive/Meridian Road intersection to operate at an acceptable level of service, a northbound left turn lane should be constructed on Meridian Road at the West Studio Drive/Meridian Road intersection. According to the submitted traffic impact study, in order for the West Studio Drive/Meridian Road intersection to operate at an acceptable level of service, a southbound right turn lane should be constructed on Meridian Road at the West Studio Drive/Meridian Road intersection. According to the traffic impact study, in order for the West Producer StreeUMeridian Road intersection to operate at an acceptable level of service, a northbound left turn lane should be constructed on Meridian Road at the West Producer StreeUMeridian Road intersection. According to the traffic impact study, in order for the West Producer StreeUMeridian Road intersection to operate at an acceptable level of service, a southbound right turn lane should be constructed on Meridian Road at the West Producer StreeUMeridian Road intersection. According to the traffic impact study, in order for the West Director StreeUMeridian Road intersection to operate at an acceptable level of service, a northbound left turn lane should be constructed on Meridian Road at the West Director StreeUMeridian Road intersection. According to the traffic impact study, in order for the West Director StreeUMeridian Road intersection to operate at an acceptable level of service, a southbound right turn lane should be constructed on Meridian Road at the West Director StreeUMeridian Road intersection. West Studio Drive at McMillan Road According to the submitted traffic impact study, a westbound right turn lane should be constructed on West Studio Drive at the West Studio Drive/McMillan Road intersection. According to the submitted traffic impact study, an exclusive eastbound left turn lane should constructed on West Studio Drive at the West Studio Drive/McMillan Road intersection. West Studio Drive at Meridian Road According to the submitted traffic impact study, an exclusive northbound left turn lane should constructed on West Studio Drive at the West Studio Drive/Meridian Road intersection. According to the submitted traffic impact study, an exclusive southbound right turn lane should constructed on West Studio Drive at the West Studio Drive/Meridian Road intersection. West Producer Street According to the submitted traffic impact study, an exclusive northbound left turn lane should constructed on West Producer Street at the West Producer StreeUMeridian Road intersection. 15 • According to the submitted traffic impact study, an exclusive southbound right turn lane should constructed on West Producer Street at the West Producer Street/Meridian Road intersection. West Director Drive According to the submitted traffic impact study, an exclusive northbound left turn lane should constructed on West Director Drive at the West Director Drive/Meridian Road intersection. According to the submitted traffic impact study, an exclusive southbound right turn lane should constructed on West Director Drive at the West Director Drive/Meridian Road intersection. West Paramount Drive According to the submitted traffic impact study, an exclusive northbound right turn lane should constructed on West Paramount Drive at the West Paramount Drive/Cinder Road intersection. According to the submitted traffic impact study, a combined through/southbound left turn lane should constructed on West Paramount Drive at the West Paramount Drive/Cinder Road intersection. 11. Idaho Transportation Department Chinden Boulevard (State Highway 20/26) is under the jurisdiction of the Idaho Transportation Department. Application materials should be submitted to ITD for review and requirements of that Department and the applicant should 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 first. The applicant may contact the Idaho Transportation District's staff (Larry Strough or Dan Coonse) at 334-8300. 12. Other Access Meridian Road, Linder Road and McMillan Road are classified as arterial roadways. Other than the access points specifically approved with this application, direct lot access to Meridian Road, Linder Road and McMillan Road is prohibited unless otherwise approved by the Ada County Highway District. These restrictions should be noted on the final plat. C. Special Notification to the Idaho Transportation Department The applicant is proposing to construct North Cinema Way to intersect Chinden Boulevard approximately 2,200-feet west of Meridian Road. This roadway location would not meet the District's roadway offset policy and may cause a safety hazard. District policy would require the applicant to construct North Cinema Way (the proposed roadway to intersect Chinden Boulevard) to align with or offset North Fox Run Avenue (an existing roadway located on the north side of Chinden Boulevard) a minimum of 300-feet. The proposed offset between North Cinema Way and North Fox Run Avenue (approximately 60-feet measured from centerline to centerline) may not only pose a safety hazard, but may cause additional problems with the location of a future traffic signal (the submitted traffic study notes that signal warrants will be met for the North Cinema Way/Chinden Boulevard intersection at full build out). **~See Finding for Consideration #3 D. Site Specific Conditions of Approval The applicant shall do one of the following requirements for Meridian Road: 16 • a. Dedicate by donation an additional 10-feet of right-of-way along Meridian Road, and construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right- of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. The applicant shall do one of the following requirements for Linder Road: a. Dedicate by donation an additional 23-feet of right-of-way along Linder Road, and construct a minimum 5-foot wide concrete sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right- of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Linder Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 3. The applicant shall do one of the following requirements for McMillan Road: a. Dedicate by donation an additional 10-feet of right-of-way along McMillan Road, and construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the right- of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 4. Construct West Studio Drive to intersect North Meridian Road approximately 1,300-feet north of McMillan Road, as proposed. 5. Construct West Producer Street to intersect Meridian Road approximately 2,470-feet north of McMillan Road, as proposed. 6. Construct West Director Street to intersect Meridian Road approximately 960-feet south of Chinden Boulevard, as proposed. 17 • 7. Construct West Paramount Drive approximately 2,420-feet south of Chinden Boulevard to align with West Cayuse Avenue (a main entrance that was approved on May 22, 2002 as a part of Lochsa Falls Subdivision), as proposed. 8. Construct West Studio Drive to intersect McMillan Road approximately 1,260-feet west of Meridian Road, as proposed. 9. Relocate the intersections of West Dreyfus Street/ProducerRvenue and the North Lange Avenue/Producer Avenue to provide a minimum offset of 125-feet (measured from centerline to centerline). 10. Construct: • North Cinema Way (from Chinden Boulevard to West Director Street), • West Director Street (from Meridian Road to North Cinema Way), • West Producer Street (from Meridian Road to North Mitchum Avenue), • West Studio Drive (from Meridian Road to McMillan Road) and • West Paramount Drive (from Linder Road to North Arliss Avenue) as 40-foot street sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54- feet of right-of-way. 11. Construct: • West Paramount Drive (from North Arliss Avenue to North Cinema Way), • North Bergman Avenue (from West Paramount Drive to the north property line), • North Cinema Way (from West Director Street to West Colbert Street), • North Chaplin Drive (from North Cinema Way to North Cinema Way), • West Gable Street (from North Cinema Way to West Producer Street) and • West Producer Street (from North Mitchum Avenue to North Hopkins Avenue) as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalk, as proposed. 12. Construct the remainder of the internal roadways as 33-foot street sections with curb, gutter, 5-foot attached concrete sidewalk and parking on both sides of the roadway within 50-feet of right-of-way, as proposed. Submit documentation showing the review and approval from the Meridian Fire Department. 13. Extend North Wayman Avenue as a stub street to the south property line approximately 1,900-feet west of Meridian Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 14. Extend North Cinema Way as a stub street to the south property line approximately 2,050-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 15. Extend North Bergman Avenue as a stub street to the north property line approximately 1,220-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". ***See Finding for Consideration B item #7. 16. Extend North Arliss Avenue as a stub street to the north property line approximately 820-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 18 • • 17. Provide access to West Producer Street (by a stub street or by shifting the roadway to the north) for the undeveloped parcels located directly to the north (the Packard and Mastropaolo properties). 18. Construct a 16-foot wide residential alley between West Oliver Street and West Peck Street and West Studio Drive and West Producer Street, as proposed. Improve the alley its full width and provide a minimum of back-of-curb radius of 15-feet at all alley intersections. Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. Any access to an alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley is prohibited. 19. Construct a 16-foot wide residential alley between West Poitier Street and West Peck Street and West Studio Drive and West Producer Street, as proposed. limprove the alley its full width and provide a minimum of back-of-curb radius of 15-feet at all alley intersections. Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley is prohibited. 20. Construct three roundabouts within the public right-of-way, as proposed. • On West Director Street (mid way between Meridian Road and North Cinema Way) • At the intersection of Chaplin Street and North Dietrich Avenue • At the intersection of Cagney Street and North Dietrich Avenue The roundabouts shall be designed with a minimum of a 21-foot street section on either side of the center islands. The applicant will be required to dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabouts with traffic services staff. 21. Do not construct a roundabout at the intersection of North Bergman Avenue and Bacall Street unless a temporary turnaround is constructed at the terminus of North Bergman Avenue or North Bergman Avenue will be extended at the time that this portion of the preliminary plat is final platted. 22. Construct one knuckle with an island in the center, as proposed. Construct the island to be 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 Traffic Services staff. 23. When the District receives a formal application for the multi-family use and/or the commercial use, the District will review and approve driveway locations in accordance with the policies and guidelines that are in effect at that time. The District's current policies are provided for informational purposes only and can be found in Findings for Consideration #9 on pages 13 and 14 of this report. 24. Construct a number of islands within the public right-of-way, as proposed. Maintain minimum of a 21- foot street section on either side of the center islands. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat 25. Construct a southbound left turn lane on Linder Road at the West Paramount Drive/Cinder Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201St residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, 19 and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 26. Construct a northbound right turn lane on Linder Road at the West Paramount Drive/Cinder Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201St residential lot, or the platting of the first non-residential lot, whichever comes first, ACRD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 27. Construct an eastbound left turn lane on McMillan Road at the West Studio Drive/McMillan Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 2015` residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include alt prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACRD staff, to make certain the turn lanes are constructed as needed. 28. Construct a westbound right turn lane on McMillan Road at the West Studio Drive/McMillan Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201St residential lot, or the platting of the first non-residential lot, whichever comes first, ACRD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACRD staff, to make certain the turn lanes are constructed as needed. 29. Construct a northbound left turn lane on Meridian Road at the West Studio Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201St residential lot, or the platting of the first non-residential lot, whichever comes first, ACRD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the 20 need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACRD staff, to make certain the turn lanes are constructed as needed. 30. Construct a southbound right turn lane on Meridian Road at the West Studio Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201St residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACRD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 31. Construct a northbound left turn lane on Meridian Road at the West Producer Street/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201 S` residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 32. Construct a southbound right turn lane on Meridian Road at the West Producer Street/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 2015` residential lot, or the platting of the first non-residential lot, whichever comes first, ACRD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACRD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 33. Construct a northbound left turn lane on Meridian Road at the West Director Street/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201St residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As 21 ~ ~ requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 34. Construct a southbound right turn lane on Meridian Road at the West Director Street/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201St residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 35. Construct a westbound right turn lane on West Studio Drive at the West Studio Drive/McMillan Road intersection, as recommended by the submitted traffic impact study. 36. Construct an exclusive eastbound left turn lane on West Studio Drive at the West Studio Drive/McMillan Road intersection, as recommended by the submitted traffic impact study. 37. Construct an exclusive northbound left turn lane on West Studio Drive at the West Studio Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. 38. Construct an exclusive southbound right turn lane on West Studio Drive at the West Studio Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. 39. Construct an exclusive northbound left turn lane on West Producer Street at the West Producer Street/Meridian Road intersection, as recommended by the submitted traffic impact study. 40. Construct an exclusive southbound right turn lane on West Producer Street at the West Producer Street/Meridian Road intersection, as recommended by the submitted traffic. impact study. 41. Construct an exclusive northbound left turn lane on West Director Drive at the West Director Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. 42. Construct an exclusive southbound right turn lane on West Director Drive at the West Director Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. 43. Construct an exclusive northbound right turn lane on West Paramount Drive at the West Paramount Drive/Cinder Road intersection, as recommended by the submitted traffic impact study. 44. Construct a combined through/southbound left turn lane on West Paramount Drive at the West Paramount Drive/Cinder Road intersection, as recommended by the submitted traffic impact study. 22 ~ ~ 45. Submit District a letter from ITD regarding the said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. 46. Other than the access points specifically approved with this application, direct lot access to Meridian Road, Linder Road and McMillan Road is prohibited unless otherwise approved by the Ada County Highway District. These restrictions shall be noted on the final plat. 47. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 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 be 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 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. 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. 6. 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. 7. 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. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. 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 ACHD right-of-way. The applicant shall contact ACRD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. 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 the applicant to obtain written confirmation of any change from the Ada County Highway District. 23 11. 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, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 24 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD 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 an action previously requested to be reconsidered, an action whose provisions have been partly 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 for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action 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 Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the 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, to cover administrative costs, as established by the Commission. 25 26