ACHD CommentsDevelopment Services Department
ACHD
604�li to c�
Project/File: Jump Creek Subdivision/ MPP14-0019/ MAZ14-011, MPP14-013
This is an annexation, rezone and preliminary plat application to allow for the
construction of 318 single family building lots, 2 multi -family building lots (76 units),
and 42 common lots on approximately 85.9 acres. The site is located at 3553 N.
Black Cat Road in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: 3553 N. Black Cat Road
Commission
Hearing: XXXX, 2013
Commission
Approval:
Staff Approval: XXXX, 2013
Applicant: Scott Noriyuki
Northside Management
6810 Fairhill Place
Boise, ID 83714
Representative: Same as above
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallace(aDachdidaho.oro
A. Findings of Fact
Description of Application: This is an annexation, rezone and preliminary plat application to
allow for the construction of 318 single family building lots, 2 multi -family building lots (76 units),
and 42 common lots on approximately 85.9 acres. The site is located at 3553 N. Black Cat
Road in Meridian. Idaho.
The applicant's proposal is consistent with the City of Meridian's comprehensive plan, which
calls for medium to medium high density residential development in this area.
2. Description of Adjacent Surrounding Area:
Direction
Land Use
Zoning
North
Single family residential
RUT/R-4
South
Single family residential
R-8
East
Single family residential
R-4
West
Single family residential
R-8
DRAFT Jump Creek Subdivision/ MPP14-0019
3. Site History: ACHD has not previously reviewed this site for a development application
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• The Oaks Subdivision, located directly west of the site was approved by ACHD on December
11, 2013. The subdivision consists of 964 residential lots and 73 common lots, 4 multi -family
lots, one mini -storage lot, 5 office lots, 1 Western Ada County Recreation Facility and 1 fire
station on 388 acres.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: This development will at 3.25 miles of new center line roads.
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Black Cat Road is listed in the CIP to be widened to 3 lanes from Ustick Road to US Hwy 20/26
(Chinden Boulevard) between 2027 and 2031.
• McMillan Road is listed in the CIP to be widened to 3 lanes from Star Road to Black Cat Road
between 2017 and 2021.
• Ustick Road is listed in the CIP to be widened to 5 lanes from McDermott Road to Black Cat
Road between 2022 and 2026.
• The intersection of McMillan Road and Black Cat Road is listed in the CIP to be widened to 6
lanes on the north leg, 6 lanes on the south, 4 lanes east, and 4 lanes on the west leg, and
signalized between 2017 and 2021.
• The intersection of Ustick Road and Black Cat Road is listed in the CIP to be widened to 7 lanes
on the north leg, 7 lanes on the south, 7 lanes east, and 7 lanes on the west leg, and signalized
between 2017 and 2021.
• The intersection of Ustick Road and McDermott Road is listed in the CIP to be widened to 5
lanes on the north leg, 5 lanes on the south, 6 lanes east, and 6 lanes on the west leg, and
signalized between 2017 and 2021.
• The intersection of Black Cat and Chinden Boulevard is listed in the CIP to be widened to 5
lanes on the north leg, 6 lanes on the south leg, and 7 lanes on the east/west legs in 2027 to
2031.
B. Traffic Findings for Consideration
1. Trip Generation This development is estimated to generate 3,562 vehicle trips per day 369
vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
Six Mile Engineering prepared a traffic impact study for the proposed Jump Creek Subdivision.
Below is an executive summary of the findings as presented by Six Mile Engineering. The
following executive summary is not the opinion of ACHD staff. ACHD has reviewed the
submitted traffic impact study for consistency with ACHD policies and practices, and may have
additional requirements beyond what is noted in the summary. ACHD Staff comments on the
submitted traffic impact study can be found below under staff comments.
2 DRAFT Jump Creek Subdivision/ MPP14-0019
This study evaluates the traffic impacts generated by the proposed Jump Creek Subdivision
located in Meridian, Idaho. It was prepared in compliance with the Ada County Highway District's
(ACHD) requirements for Traffic Impact Studies listed in Section 7106 of the current ACHD Policy
Manual. The study area was identified through the Community Planning Association of
Southwest Idaho's (COMPASS) travel demand modelings and was approved by ACHD staff. The
study's principal findings and recommendations are summarized below.
Proposed Development
Jump Creek Subdivision is a proposed residential development located on Black Cat Road
between Chinden Boulevard and McMillan Road within Meridian City limits in Ada County. The
site is currently undeveloped and zoned as Rural Urban Transition (RUT). Jump Creek
Subdivision is planning to rezone the site to Medium Density Residential (R-8) containing the
following proposed land uses:
• 321 single-family dwelling units
• 76 multi -family dwelling units
The development is planned to be constructed in multiple phases. This traffic impact study
consolidates the phases into two major phases:
• Phase 1 construct the following land uses by 2015:
0 80 single-family dwelling units
0 38 multi -family dwelling units
• Phase 2 construct the following land uses by 2018:
0 241 single-family dwelling units
0 38 multi -family dwelling units
Two full accesses on Black Cat Road and the continuation of a collector street with Black Cat
Road access are proposed for the development. In addition, two full access approaches for the
development are planned on the collector street located west of the Black Cat Road intersection:
• Proposed collector street approach on Black Cat Road
o The street is identified in the future roadway master plan in the City of Meridian's
North Meridian Plan. It connects to the roadway network in the proposed Oaks
Subdivision to the west and Volterra Subdivision to the east.
o The intersection with Black Cat Road is located midway between Chinden
Boulevard and McMillan Road, and meet's ACHD's minimum spacing of 1,320 feet
for an unsignalized public and half -mile spacing for a signalized public street on a
minor arterial.
o The proposed full access approaches on the collector street should be located at
least 440 feet from the Black Cat Road intersection to meet ACHD's minimum
separation from a future signalized intersection on a collector street.
o Subsequent approaches should be spaced at least 330 feet apart to meet ACHD's
access spacing on collectors away from signalized intersections.
o The east leg is expected to be constructed with the proposed Volterra Subdivision,
which also includes a left -turn lane on the southbound approach and a right -turn
lane on the northbound approach to mitigate its offsite traffic impacts.
DRAFT Jump Creek Subdivision/ MPP14-0019
o The intersection with Black Cat Road is not expected to meet warrants for a traffic
signal with the estimated 2018 site plus background traffic, but may need a traffic
signal beyond 2018 with additional growth.
o Right-of-way at this intersection should be preserved for a future signal or
roundabout improvement.
Full access approach 1 on Black Cat Road is a temporary access and will be closed when
the collector street is constructed with Phase 2.
• Full access approach 2 on Black Cat
o The approach is located approximately 760 feet north of McMillan Road, and
meets ACHD's driveway spacing requirement of 710 feet from a future signalized
intersection on a minor arterial.
Proposed Mitigation for Existing Traffic
For the existing traffic conditions analyzed with the existing roadway lane configurations all study
area roadways meet ACHD's minimum operational thresholds. No roadway improvements are
needed to mitigate the existing traffic.
For the existing traffic conditions analyzed with the existing intersection control and land
configurations, one study area intersection is expected to exceed ACHD's minimum operational
thresholds and requires traffic signal warrant analysis: Black Cat Road and Chinden Boulevard
intersection. The following intersection improvements are proposed to mitigate existing traffic:
• Traffic signal at the Black Cat and Chinden Boulevard intersection with widening for a left -
turn lane, a through lane, and a shared through and right turn lane on Chinden Boulevard
approaches and a left -turn lane and a shared through and right -turn lane on the Black Cat
approaches (5X3 intersection).
Proposed Mitigation for 2015 (Phase 1) Background Traffic
For the 2015 background traffic conditions analyzed with the existing roadway lane configurations,
all study are roadways meet ACHD's minimum operational thresholds. No intersection
improvements are needed to mitigate the existing traffic.
For the 2015 background traffic conditions analyzed with the existing intersection control and lane
configurations, all study area intersections meet ACHD's minimum operational thresholds. No
intersection improvements are needed to mitigate the existing traffic.
Proposed Mitigation for 2015 (Phase 1) Site Plus Background Traffic
For the 2015 site plus background traffic conditions analyzed with the existing roadway lane
configurations, all study area roadways meet ACHD's minimum operational thresholds. No
roadway improvements beyond those identified for preceding mitigation are needed to mitigate
the 2015 site plus background traffic.
For the 2015 site plus background traffic conditions analyzed with the existing intersection control
and lane configurations, or with the preceding mitigation improvements, all study area intersection
meet ACHD's minimum operational thresholds. No intersection improvements are needed to
mitigate the 2015 site plus background traffic.
4 DRAFT Jump Creek Subdivision/ MPP14-0019
Proposed Mitigation for 2018 (Phase 2) Background Traffic
For the 2018 background traffic conditions analyzed with the existing roadway lane configurations,
all study area roadway meet ACHD's minimum operational thresholds. No roadway
improvements are needed to mitigate the 2018 background traffic.
For the 2018 background traffic conditions analyzed with the existing intersection control and land
configurations, or with the preceding mitigation improvements, one study area intersection is
expected to exceed ACHD's minimum operational thresholds: Black Cat Road and Ustick Road
intersection. Two improvement options at Black Cat Road and Ustick Road intersection are
proposed to mitigate the 2018 site plus background traffic:
• Traffic signal with left -turn lane and shared through and right -turn lane on all approaches
(3X3 intersection)
• Single -lane roundabout
Proposed Mitigation for 2018 (Phase 2) Site Plus Background Traffic
For the 2018 site plus background conditions analyzed with the existing roadway lane
configurations, all study are roadways meet ACHD's minimum operational thresholds. No
roadway improvements are needed to mitigate the 2018 site plus background traffic.
For the 2018 site plus background traffic conditions analyzed with the existing intersection control
and land configurations, or with the preceding mitigation improvements, one study area
intersection is expected to exceed ACHD's minimum operational thresholds: Black Cat Road and
McMillan Road intersection. Two improvement options at Black Cat Road and McMillan Road
intersection are proposed to mitigate the 2018 site plus background traffic:
• Traffic signal with left -turn lane and shared through and right -turn lane on all approaches
(3X3 intersection)
• Single -lane roundabout
A left -turn lane is warranted on the northbound approach and a southbound right turn lane are
warranted at the proposed collector street and Approach 2 intersections on Black Cat Road.
Staff Comments/Recommendations: District Traffic Services and Development Review staff
has reviewed and agrees with the findings and recommendation of the submitted traffic impact
study.
DRAFT Jump Creek Subdivision/ MPP14-0019
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
• Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
• Acceptable level of service for a two-lane minor arterial is "D" (550 VPH).
" ACHD does not set level of service thresholds for State Highways.
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Chinden Boulevard west of Black Cat Road was
15,783 on June 5, 2013.
• The average daily traffic count for Black Cat Road north of Ustick Road was 2,924 on
June 13, 2013.
• The average daily traffic count for McMillan Road west of McDermott was 1,142 on
October 23, 2013.
C. Findings for Consideration
1. Intersection Improvements
The Oaks
As part of ACHD's December 11, 2013 action on The Oaks Subdivision located directly west of
the site the applicant, Coleman Homes, was required to widen and signalize the Black Cat/Ustick
intersection to a 7 X 7 intersection, as noted in the CIP, or make interim intersection
improvements to signalize and widen the intersection to a 3 X 3 intersection prior to plans
acceptance or signature of the first final plat within Phase 2 of the subdivision, or when 5,157
vehicle trips have been reached.
That applicant was also required to signalize and widening the Black Cat Road /McMillan
intersection to a to a 6 X 6 intersection, as noted in the CIP, or make interim intersection
improvements to signalize and widen the intersection to a 3 X 3 intersection prior to the plans
acceptance or signature of the first final plat within Phase 3 of the subdivision, or when 10,004
vehicle trips have been reached.
Improvements for these two intersections are also recommended in the traffic impact study for
Jump Creek.
Jump Creek
The submitted TIS notes that the intersection of Black Cat/Ustick is expected to exceed ACHD's
minimum operational thresholds after build out of Phase 1 in 2015 (1,014 ADT), and that the
DRAFT Jump Creek Subdivision/ MPP14-0019
Functional
PM Peak
PM Peak
Existing
Future
Roadway
Frontage
Hour
Hour Level
Plus
Level of
Classification
Traffic Count
of Service
Project
Service
"Chinden
N/A
Expressway
815
N/A
N/A
Boulevard
N/A
US 20/26
McMillan
1,290
Minor Arterial
77
Better than
Better
„D„
Road
feet
"D"
than "D"
Black Cat
2,820
Minor Arterial
162
Better than
Better
Better
Road
feet
"D"
than "D"
than "D"
• Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
• Acceptable level of service for a two-lane minor arterial is "D" (550 VPH).
" ACHD does not set level of service thresholds for State Highways.
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Chinden Boulevard west of Black Cat Road was
15,783 on June 5, 2013.
• The average daily traffic count for Black Cat Road north of Ustick Road was 2,924 on
June 13, 2013.
• The average daily traffic count for McMillan Road west of McDermott was 1,142 on
October 23, 2013.
C. Findings for Consideration
1. Intersection Improvements
The Oaks
As part of ACHD's December 11, 2013 action on The Oaks Subdivision located directly west of
the site the applicant, Coleman Homes, was required to widen and signalize the Black Cat/Ustick
intersection to a 7 X 7 intersection, as noted in the CIP, or make interim intersection
improvements to signalize and widen the intersection to a 3 X 3 intersection prior to plans
acceptance or signature of the first final plat within Phase 2 of the subdivision, or when 5,157
vehicle trips have been reached.
That applicant was also required to signalize and widening the Black Cat Road /McMillan
intersection to a to a 6 X 6 intersection, as noted in the CIP, or make interim intersection
improvements to signalize and widen the intersection to a 3 X 3 intersection prior to the plans
acceptance or signature of the first final plat within Phase 3 of the subdivision, or when 10,004
vehicle trips have been reached.
Improvements for these two intersections are also recommended in the traffic impact study for
Jump Creek.
Jump Creek
The submitted TIS notes that the intersection of Black Cat/Ustick is expected to exceed ACHD's
minimum operational thresholds after build out of Phase 1 in 2015 (1,014 ADT), and that the
DRAFT Jump Creek Subdivision/ MPP14-0019
intersection of Black Cat/ McMillan Road is expected to exceed ACHD's minimum operational
thresholds in 2018 at build out of the site. The applicant's engineer has indicated that the Black
Cat/Ustick intersection needs to be improved after Phase 1 (1,014) of the development and that
170 -single family building lots and 50 multi -family units can be constructed before improvements
to the Black Cat/McMillan intersection are necessary (1,950 ADT).
To ensure the improvements identified in the submitted traffic impact study are constructed when
warranted, the applicant should be required to submit a TIS after Phase 1 of the development is
complete or multiple phases are completed which generate an ADT of 1,013 to determine if
improvements to the Black Cat/Ustick and Black Cat/McMillan intersections are warranted. If
improvements are warranted at that time, then the applicant should either wait for other develops
in the area to make the improvements, wait for ACHD to make the improvements as listed in the
CIP, or enter into a Cooperative Development Agreement (CDA) with the District to make the
intersection improvements as noted in the traffic impact study.
The traffic impact study recommends the signalization and widening of the Black Cat/Ustick and
the Black Cat/McMillan intersections to a 3 X 3 intersections with left turn lane, a shared right turn
lane and a through lane on all approaches or the construction of a single lane roundabout. The
CIP lists the Black Cat/Ustick intersection to be widened and signalized to a 7 X 7 intersection
between 2017 and 2021, and the Black Cat/McMillan intersection to be widened to 6 lanes on the
north leg, 6 lanes on the south leg, 4 lanes on the east leg, and 4 lanes on the west leg, and
signalized between 2017 and 2021.
As recommended in the traffic impact study, an interim condition for both of the intersections
would be to have the applicant signalize and widen the Black Cat/Ustick and Black Cat/ McMillan
intersections to 3 X 3 intersections with left turn lane, a shared right turn lane and a through lane
on all approaches, or the applicant should wait until other developments in the area, or ACHD
constructs the full intersection widening project listed in the CIP. Or, the applicant could request
to enter into a cooperative development agreement (CDA) with the District to complete the full
intersection widening project as identified in the CIP.
To ensure the warranted improvements are constructed prior to when they are needed to mitigate
the site's traffic the applicant should be required to make improvements to the Black Cat/Ustick
intersection prior to plans approval and final plat signature for any final plat within Phase 2 of the
development. This would include the final plat which includes the 81St single family building lot
and exceeds 38 multi -family dwelling units or any final plat which exceeds the equivalent amount
of vehicle trips, 1,015 vehicle trips per day.
The Black Cat/McMillan intersection will need to be improved prior to plans approval and final plat
signature for any final plat within Phase 2 which includes the 1715 single family building lot and
exceeds 50 multi -family dwelling units or any final plat which exceeds the equivalent amount of
vehicle trips, 1,951 vehicle trips per day.
Cooperative Development Agreement (CDA)
The applicant should be required to improve the Black Cat/Ustick intersection and the Black
Cat/McMillan intersection to mitigate their traffic impacts, as recommended in the submitted
traffic impact study. As such, the applicant should be required to enter into a Cooperative
Development Agreement with the District to improve the Black Cat/Ustick to a 7 X 7 intersection
and the Black Cat Road /McMillan to a 6 X 6 intersection, as noted in the District's Capital
Improvement Plan, or with interim system improvements at the intersections as noted in the
traffic impact study, which include the installation of a traffic signals and turn lanes.
7 DRAFT Jump Creek Subdivision/ MPP14-0019
The Cooperative Development Agreement should include the intersection design and
construction, as well as allocation of costs. ACHD will only provide impact fee credit for impact
fee eligible costs of permanent intersection improvements consistent with the CIP. Signal
hardware is available and will be provided for the intersection improvement project. The
applicant should be responsible for all other project costs. Interim improvements are not eligible
for reimbursement and all costs would be the responsibility of the applicant.
At a minimum the interim intersection improvements would include the signalization and
widening of the Black Cat Road/Ustick Road intersection to a 3 X 3 intersection, and the
signalization and widening of the Black Cat Road/McMillan intersection to a 3 X 3 intersection.
In order to ensure the intersections and roadway segments will be improved when warranted, the
following items must be in place prior plans acceptance for the final plat necessitating the
improvements.
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
• Full design and approved plans for the intersection;
• Dedication of all of the right-of-way (both ACHD and ITD) necessary to complete the
intersection project.
2. Black Cat Road
a. Existing Conditions: Black Cat Road is improved with 2 travel lanes (24 -feet of pavement),
and no curb, gutter or sidewalk abutting the site. There is 50 feet of right-of-way for Black Cat
Road (25 feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right -of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states
that the standard 3 -lane street section shall be 46 -feet (back -of -curb to back -of -curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction,
a continuous center left -turn lane, and bike lanes.
Right -of -Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site -related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5 -feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6 -feet wide
between the back -of -curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a
minimum of 7 -feet wide.
8 DRAFT Jump Creek Subdivision/ MPP14-0019
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Black Cat Road is designated in the
MSM as a Residential Arterial with 5 lanes and on -street bike lanes, a 71 foot street section
within 96 feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Black Cat Road
abutting the site.
Staff Comments/Recommendations: The applicant's proposal does not meet District policy
and should not be approved, as proposed. The applicant should be required to construct
detached 5 foot wide concrete sidewalk on Black Cat Road abutting the site. The applicant
should be required to construct the sidewalk a minimum of 41 feet from the centerline of Black
Cat Road abutting the site.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 feet behind the back edge of the sidewalk.
The intersection of Black Cat and McMillan Roads is listed in the CIP for future widening to 6
lanes on the northbound approach. To accommodate the future widening the applicant should
be required to dedication additional right-of-way to total 51 feet from centerline of Black Cat
Road from McMillan Road north 200 feet. The right-of-way should then taper to total 48 feet
of right-of-way from the centerline of Black Cat Road abutting the site.
Consistent with the findings and recommendations of the traffic impact study, the applicant
should be required to construct a northbound center left -turn lane and a southbound right turn
lane on Black Cat Road at both the Malta Drive and Daphne Street intersections. The turn
lanes should be constructed when the Malta Drive and Daphne Street are constructed and
intersect Black Cat Road.
K=JANIFna z0 1
a. Existing Conditions: McMillan Road is improved with 2 travel lanes (24 -feet of pavement)„
and no curb, gutter or sidewalk abutting the site. There is 50 feet of right-of-way for McMillan
Road.
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right -of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states
that the standard 3 -lane street section shall be 46 -feet (back -of -curb to back -of -curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction,
a continuous center left -turn lane, and bike lanes.
DRAFT Jump Creek Subdivision/ MPP14-0019
Right -of -Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site -related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5 -feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6 -feet wide
between the back -of -curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a
minimum of 7 -feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of McMillan Road is designated in the
MSM as a Residential Arterial with 3 lanes and on -street bike lanes, a 46 foot street section
within 74 feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to McMillan Road
abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District Policy
and should not be approved as proposed. The applicant should be required to construct a
detached 5 foot wide sidewalk parallel to McMillan Road, located a minimum of 30 feet from
centerline of the road.
The applicant should be required to provide permanent right-of-way easements for public
sidewalk placed outside of the dedicated right-of-way. The easement shall encompass the
entire area between the right-of-way line and 2 -feet behind the back edge of the sidewalk.
Sidewalks shall either be located wholly within the public right-of-way or wholly within an
easement.
The intersection of Black Cat and McMillan Roads is listed in the CIP for future widening to 4
lanes on the eastbound approach and McMillan Road is planned for future widening to 3 lanes
beyond the influence area of the intersection. To accommodate the future widening of the
intersection and roadway segment the applicant should be required to dedicate additional
right-of-way to total 37 feet from centerline of McMillan Road abutting the site. As this section
of McMillan Road is listed in the Capital Improvements Plan, the District will provide
compensation for addition right-of-way dedicated beyond the existing right-of-way.
4. Malta Drive
a. Existing Conditions: Malta Drive does not existing within the site.
b. Policy
10 DRAFT Jump Creek Subdivision/ MPP14-0019
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right -of -Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70 -feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2 -feet behind
the back -of -curb on each side.
The standard street section shall be 46 -feet (back -of -curb to back -of -curb). This width typically
accommodates a single travel lane in each direction, a continuous center left -turn lane, and
bike lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36 -feet (back -of -curb to back -of -curb). The District
will consider a 33 -foot or 29 -foot street section with written fire department approval and
taking into consideration the needs of the adjacent land use, the projected volumes, the need
for bicycle lanes, and on -street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5 -feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6 -feet wide
between the back -of -curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a
minimum of 7 -feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the MSM
with the street typology of residential Collector. The new collector roadway should intersect
Black Cat Road at the half mile and extend through the site stubbing to the west property line.
The Residential Collector typology as depicted in the Livable Street Design Guide
recommends a 2 -lane roadway with bike lanes, a 36 -foot street section within 50 -feet of right-
of-way.
11 DRAFT Jump Creek Subdivision/ MPP14-0019
c. Applicant Proposal: The applicant is proposing to construct Malta Drive to intersect Black
Cat Road at the half mile in alignment with Malta Drive that is proposed to be constructed as
part of Voltera Subdivision on the east side of Black Cat Road. From Black Cat Road Malta
Drive is proposed to extend west stubbing to the west property line where it will extend
through The Oaks Subdivision located directly west of the site.
The applicant has proposed to construct Malta Drive as a 46 -foot collector street section with
3 travel lanes, bike lanes, vertical curb, gutter, and a 7 foot wide attached concrete sidewalk
within 70 feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal to construct Malta Drive to
intersect Black Cat Road at the half mile and extend the road through the site stubbing to the
west property line is consistent with ACHD Policy and the MSM and should be approved as
proposed.
The applicant's proposal to construct Malta Drive as a 46 -foot collector street section with 3
travel lanes, bike lanes, vertical curb, gutter, and a 7 foot wide attached concrete sidewalk
within 70 feet of right-of-way is not consistent with the MSM or the portion of Malta Drive
previously approved, as part of The Oaks Subdivision.
Consistent with the MSM and ACHD's prior actions on The Oaks Subdivisions west of the site,
the applicant should be required to construct Malta Drive as a 36 -foot residential collector
street section with bike lanes vertical curb, gutter, and 7 -foot attached (or 5 -foot detached
concrete sidewalks abutting the site. The right-of-way should extend a minimum of 2 -feet
behind the back of curb. A permanent right-of-way easement shall be provided if public
sidewalks are placed outside of the dedicated right-of-way.
5. Internal Local Streets
a. Existing Conditions: There are no internal local streets within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right -of -Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50 -feet wide and that the standard
street section shall be 36 -feet (back -of -curb to back -of -curb). The District will consider the
utilization of a street width less than 36 -feet with written fire department approval.
Standard Urban Local Street -36 -foot to 33 -foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36 -feet (back -of -curb to
back -of -curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5 -foot concrete sidewalks on both sides
and shall typically be within 50 -feet of right-of-way.
The District will also consider the utilization of a street width less than 36 -feet with written fire
department approval. Most often this width is a 33 -foot street section (back -of -curb to back -
of -curb) for developments with any buildable lot that is less than 1 acre in size.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
12 DRAFT Jump Creek Subdivision/ MPP14-0019
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra -neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back -of -curb. Where feasible, a parkway strip at least
8 -feet wide between the back -of -curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12 -feet maximum for a minimum distance of
150 -feet. Beyond the 150 -feet, the island may increase to a maximum width of 30 -feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless' clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant's Proposal: The applicant is proposing to construct all of the internal local streets
as 34 foot street sections with rolled curb, gutter, and 5 -foot wide attached concrete sidewalks
within 50 feet of right-of-way.
The applicant has proposed to construct the entry portion of Daphne Street with two 21foot
wide travel lanes, a 12 foot wide center landscape island, curb, gutter, and 5 -foot wide
attached concrete sidewalks.
The applicant has proposed to construct 6 knuckles within the site.
13 DRAFT Jump Creek Subdivision/ MPP14-0019
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to provide written fire
department approval for use of a reduced street section prior to plan approval.
The 12 foot wide center landscape island on Daphne Street should be platted as right-of-way
owned by ACHD. The applicant or the home owners association should enter into a license
agreement with the District for any landscaping proposed to be located within the island.
The applicant should be required to terminate Leighton Street at Elmstone Avenue to properly
terminate the public street. A driveway may be constructed off the end of the
Leig hton/Elm stone intersection to access block 18, lot 26 and the multi -family parcel block 18,
lot 1.
6. Alleys
a. Existing Conditions: There are no alleys within the site.
b. Policy:
14 DRAFT Jump Creek Subdivision/ MPP14-0019
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all
new residential alleys shall be a minimum of 16 -feet or a maximum of 20 -feet. If the residential
alley is 16 -feet in width building setbacks required by the land use agency having jurisdiction
shall provide sufficient space for the safe backing of vehicles into the alley (see Section
7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall
be 20 -feet. All alleys shall be improved by paving the full width and length of the right-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance
of the improvement by the District as meeting its construction standards, are required for all
alleys contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700 -
feet in length. If the lead land use agency having jurisdiction requires a shorter block length,
the alley shall be no longer than the agency's required block length.
Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley
right-of-way is prohibited. "No Parking" signs are required to be installed by the developer.
The signs should be located at the alley/street intersections. Parking which is entered from
the alley shall be designed so the minimum clear distance from the back of the parking stall to
the opposite side of the alley is 20 -feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the
lead land use agency. The setbacks shall either discourage parking within the alley (where it
may partially block or occur within the right-of-way) or allow adequate area for one
perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal
from the alley right-of-way line, while still achieving the required 20 -feet of back-up space from
a garage or other parking structure to the opposite side of the alley (i.e. 4 -foot setback + 16 -
foot alley= 20 -feet for back-up space).
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may
intersect all types of local streets including minor local streets. Alleys shall generally be
designed with a curb cut type approach when intersecting a local street. Alleys shall generally
intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys
shall either align with alley/street intersections or provide a minimum 100 -foot offset
(measured centerline to centerline) from other local street intersections. For alley
intersections with local streets, the District may consider a reduced offset if the lead land use
agency's required lot size allows for shorter buildable lots.
c. Applicant Proposal: The applicant has proposed to construct two 20 foot wide alleys within
the site. Alley A and Alley B are proposed to be approximately 690 -feet in length and intersect
Elmstone Avenue on the east and Willowside Avenue on the west.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
7. Roadway Offsets
a. Existing Conditions: There are no existing roadways within the site.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660 -feet as measured from all other existing roadways
as identified in Table 1 a (7205.4.6).
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half -mile.
15 DRAFT Jump Creek Subdivision/ MPP14-0019
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330 -feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125 -
feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant has proposed to construct 2 new roadways to intersect
Black Cat Road., Malta Drive is proposed to be located at the half mile and Daphne Street is
proposed to be located approximately 660 -feet north of McMillan Road. The applicant has
proposed to construct one temporary access onto Black Cat Road located approximately
1,590 feet north of McMillan Road.
The applicant has proposed to construct 4 streets to intersect Malta Drive., Joseph Drive,
north and south of Malta Drive, is proposed to be located approximately 380 feet west of Black
Cat Road. Willowside Avenue, north and south of Malta Drive is proposed to be located
approximately 1,200 feet west of Black Cat Road.
d. Staff Comments/Recommendations: The applicant's proposal to construct Malta Drive to
intersect Black Cat Road at the half mile meets District policy and should be approved, as
proposed. Malta Drive should align centerline to centerline with Malta Drive proposed to be
constructed on the east side of Black Cat Road as part of Voltera Subdivision.
The applicant's proposal to construct Daphne Street to intersect Black Cat 660 -feet north of
McMillan Road meets District policy and should be approved, as proposed. Daphne Street
should align centerline to centerline with the existing Daphne Street located on the east side
of Black Cat Road.
The applicant's proposal to construct Joseph Drive and Willowside Avenue to intersect Malta
Drive, meets District policy and should be approved, as proposed. The roadways should align
centerline to centerline on the north and south sides of Malta Drive.
8. Temporary Access
The applicant has proposed to construct a 24 -foot wide temporary access road onto Black Cat
Road located approximately 1,590 feet north of McMillan Road. The temporary access is
proposed to provide access for the first four phases of the development and is proposed to be
closed once the collector street, Malta Drive is constructed.
Staff is supportive of the applicant's proposal and recommends that a temporary right-of-way
easement be provided for the 24 -foot wide temporary access road. The easement would be
released after Malta Drive is constructed. To ensure the Malta Drive connection is constructed in
a timely manner, ACHD and City of Meridian staff recommends that Malta Drive be constructed
prior to plan approval and final plat signature for any portion of Phase 4 as depicted on the
phasing plan submitted as part of the preliminary plat application, or any final plat which exceeds
122 lots.
ACHD will not approve plans or sign a final plat which exceeds 122 lots of the development until
Malta Drive is constructed, and the temporary right-of-way easement is released.
9. Stub Streets
a. Existing Conditions: There are no stub streets constructed to the site. However, as part of
ACHD's action on The Oaks Subdivision located directly west of the site, 3 stub streets were
proposed and approved to be stubbed to the site.
b. Policy:
Stub Street Policy: District policies 7206.2.4 and 7207.2.4 state that stub streets will be
required to provide circulation or to provide access to adjoining properties. Stub streets will
16 DRAFT Jump Creek Subdivision/ MPP14-0019
conform with the requirements described in Sections 7206.2.5.4 and 7207.2.5.4 except a
temporary cul-de-sac will not be required if the stub street has a length no greater than 150 -
feet. A sign shall be installed at the terminus of the local stub streets stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE." A sign shall also be installed at the terminus
of collector stub street stating that, or "THIS IS A DESIGNATED COLLECTOR ROADWAY.
THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policies 7206.2.4 and 7207.2.4 require that
the design and construction for cul-de-sac streets shall apply to temporary dead end streets.
The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a
standard cul-de-sac. The developer shall grant a temporary turnaround easement to the
District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-
way. In the instance where a temporary easement extends onto a buildable lot, the entire lot
shall be encumbered by the easement and identified on the plat as a non -buildable lot until the
street is extended.
c. Applicant Proposal: The applicant has proposed to construct 1 stub street to the north,
Oakstone Avenue, proposed to be located approximately 770 -feet west of Black Cat Road.
The applicant has proposed to construct 3 stub streets to the west. Malta Street, a collector
roadway is proposed to be located approximately 500 -feet south of the north property line.
Philomena Street, a local roadway is proposed to be located approximate 1,390 feet south of
the north property line. An unnamed stub street is proposed to be located approximately
2,040 feet south of the north property line. All 3 of the stub streets to the east are proposed to
align with stub streets previously approved, as part of The Oaks Subdivision.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should install a sign at the terminus of the 3
local stub streets (Oakstone, Philomena, and unnamed) stating that, 'THIS ROAD WILL BE
EXTENDED IN THE FUTURE. A sign should be installed at the terminus of Malta Drive
stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENDED IN THE FUTURE."
10. Driveways
9.1 Daphne/Leighton Streets and Joseph Drive
a. Existing Conditions: There are no driveways within the site
b. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways located near
intersections to be located a minimum of 75 -feet (measured centerline -to -centerline) from the
nearest street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a local
street, but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20 -feet and may be constructed
as curb -cut type driveways.
17 DRAFT Jump Creek Subdivision/ MPP14-0019
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30 -feet
into the site beyond the edge of pavement of the roadway.
c. Applicant's Proposal: The applicant is proposing to construct one 25 -foot wide driveway onto
Daphne Street. The driveway is proposed to be located 190 -feet west of Black Cat Road.
The applicant is proposing to construct one 25 -foot wide driveway at the terminus of Leighton
Street.
The applicant is proposing to construct one 30 -foot wide driveway onto Joseph Drive located
approximately 150 -feet north of Malta Drive
d. Staff Comments/Recommendations: The applicant's proposal to construct 3 driveways onto
local streets meets District policy and should be approved, as proposed.
The applicant should be required to pave the driveways their full with at least 30 -feet into site
beyond the edge of pavement
11. Traffic Calming
a. Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of
local street systems should discourage excessive speeds by using passive design elements. If
the design or layout of a development is anticipated to necessitate future traffic calming
implementation by the District, then the District will require changes to the layout and/or the
addition of passive design elements such as horizontal curves, bulb -outs, chokers, etc. The
District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a
passive design element. These alternative methods may require maintenance and/or license
agreement.
b. Applicant's Proposal: The applicant has proposed to construct 24 -foot wide bulb -outs with
striped pedestrian crosswalks to provide traffic calming throughout the site. The bulb -outs and
crosswalks are proposed to be located, mid -block on Leighton Street and Jump Creek Drive, on
Willowside Avenue between Alley A and B, on Philomena Street on the west side of the
Philomena/Oakstone intersection, and on Willowside Drive north of Philomena.
c. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to
construct 24 -foot wide bulb -outs to provide traffic calming throughout the development. Staff
recommends approval of the applicant's proposal with 2 exceptions, the bulb -out on Willowside
between Alley A and B and on Philomena Street on the west side of the Philomena/Oakstone
intersection.
After a review of the applicant's proposal by Traffic Service staff it was determined that the bulb -
out and crosswalk on Willowside between Alley A and B is not necessary, and that the bulb -out
on Philomena on the west side of the Philomena/Oakstone intersection should be moved west
to be placed between Willowside Drive and Adale Street to be most effective.
18 DRAFT Jump Creek Subdivision/ MPP14-0019
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12. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8 -feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8 -feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10 -feet.
13. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10 -feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40 -foot vision triangle and a 3 -foot
height restriction on all landscaping located at an uncontrolled intersection and a 50 -foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
14. Other Access
Black Cat and McMillan Roads are classified as minor arterials roadways. Malta Drive is
classified as collector roadway. Other than the access specifically approved with this application,
direct lot access is prohibited to these roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
Submit an updated traffic impact study to determine if improvements to the Black Cat/Ustick and
Black Cat/McMillan intersections are warranted after Phase 1 of the development is complete or
multiple phases are completed which generate an ADT of 1,013 have been completed. If
improvements are warranted at that time, then the applicant should either wait for other
developments in the area to make the improvements, wait for ACHD to make the improvements
as listed in the CIP, or enter into a Cooperative Development Agreement (CDA) with the District to
make the intersection improvements.
If the intersection improvement is warranted after Phase 1 (1,013 ADT) and the applicant chooses
to enter into a CDA with the District to make the intersection improvements then site specific
conditions 2-6 are applicable.
2. Enter into a Cooperative Development Agreement with the District to improve the Black Cat/Ustick
to a 7 X 7 intersection and the Black Cat Road /McMillan to a 6 X 6 intersection, as listed in the
District's Capital Improvement Plan.
a. The Cooperative Development Agreement shall include the intersection design and
construction, as well as allocation of costs. ACHD will only provide impact fee credit for
impact fee eligible costs of permanent intersection improvements consistent with CIP.
Signal hardware is available and will be provided for the intersection improvement
project. The applicant shall be responsible for all other project costs.
3. Or construction of interim intersection improvements would include the signalization and widening
of the Black Cat Road /Ustick Road intersection to a 3 X 3 intersection, and the signalization and
widen the Black Cat Road /McMillan intersection to a 3 X 3 intersection.
4. In order to ensure the intersections and roadway segment will be improved when warranted, the
following items must be in place prior plans acceptance for the final plat necessitating the
improvements.
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative Development
Agreement;
• Full design and approved plans for the intersection;
20 DRAFT Jump Creek Subdivision/ MPP14-0019
• Dedication of all of the right-of-way (both ACHD and ITD) necessary to complete the
intersection project
5. Widen and signalize the Black Cat/Ustick to a 7 X 7 intersection, as noted in the CIP, or make
interim intersection improvements to signalize and widen the Black Cat Road /Ustick Road to a 3
X 3 intersection prior to plans acceptance or signature of the final plat which includes the 81't
single family building lot and exceeds 38 multi -family dwelling units or any final plat which
exceeds the equivalent amount of vehicle trips, 1,015 vehicle trips per day. Enter into a
development agreement with the District for the design and construction of the signals.
6. Widen and signalize the Black Cat/McMillan to a 6 X 6 intersection, as noted in the CIP, or make
interim intersection improvements to signalize and widen the Black Cat Road /McMillan to a 3 X 3
intersection prior to plans acceptance or signature of the first final plat which contains 171't single
family building lot and exceeds 50 multi -family dwelling units or any final plat which exceeds the
equivalent amount of vehicle trips, 1,951 vehicle trips per day. Enter into a development
agreement with the District for the design and construction of the signals.
7. Dedicate additional right-of-way to total 51 feet from centerline of Black Cat Road from McMillan
Road north 200 feet. The right-of-way should then taper to total 48 feet of right-of-way from the
centerline of Black Cat Road abutting the site.
8. Construct a 5 foot wide detached concrete sidewalk located a minimum of 44 feet from the
centerline of Black Cat Road for the first 200 feet north of McMillan Road, the sidewalk should
then taper to 41 feet from the centerline of Black Cat Road abutting the site.
9. Construct a northbound center left -turn lane and a southbound right turn lane on Black Cat Road
at the Malta Drive and Daphne Street intersections. Construct the turn lanes when the Malta
Drive and Daphne Street are constructed and intersect Black Cat Road.
10. Dedicate additional right-of-way to total 37 feet from centerline of McMillan Road abutting the
site.
11. Construct a detached 5 foot wide concrete sidewalk located a minimum of 30 feet from the
centerline of McMillan Road abutting the site.
12. Provide a permanent right-of-way easement for any portion of the sidewalks on Black Cat and
McMillan Road located outside of the right-of-way.
13. Construct Malta Drive to intersect Black Cat Road at the half mile as a 36 -foot residential collector
street section with vertical curb, gutter, and a 5 -foot wide detached or 7 -foot wide attached
concrete sidewalk and extend Malta Drive through the site stubbing to the west property line.
14. The Malta Drive stub street shall align with stub streets previously approved, as part of The Oaks
Subdivision directly west of the site. Install a sign at the terminus of Malta Drive stating that,
"THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND
WIDENDED IN THE FUTURE."
15. Construct the entry portion of Daphne Street with two 21 foot wide travel lanes, a 12 foot wide
center landscape island, curb, gutter, and 5 -foot wide attached concrete sidewalks, as proposed.
16. Dedicate the center landscape island at right-of-way owned by ACHD. The applicant or the home
owners association shall apply for a license agreement with the District for any right-of-way to be
placed in the landscape island.
17. Construct all of the internal local streets as 34 foot street section with rolled curb, gutter, and 5 -
foot wide attached concrete sidewalks within 50 feet of right-of-way, as proposed.
21 DRAFT Jump Creek Subdivision/ MPP14-0019
18. Terminate Leighton Street at Elmstone Avenue to properly terminate the public street. Construct
a driveway off the end of the Leighton/Elmstone intersection to access block 18, lot 26 and the
multi -family parcel block 18, lot 1.
19. Construct 6 knuckles within the site, as proposed.
20. Construct two 20 foot wide alleys Alley A and Alley B are proposed to be approximately 690 -feet
in length and intersect Elmstone Avenue on the east and Willowside Avenue on the west.
21. Construct Daphne Street to intersect Black Cat 660 -feet north of McMillan Road, as proposed.
Align Daphne Street centerline to centerline with the existing Daphne Street located on the east
side of Black Cat Road.
22. Construct 4 streets to intersect Malta Drive, Joseph Drive, north and south of Malta Drive, 380
feet west of Black Cat Road and Willowside Avenue north and south of Malta Drive 1,200 feet
west of Black Cat Road. The roadways should align centerline to centerline on the north and
south sides of Malta Drive.
23. Provide a temporary right-of-way easement to allow for the construction of a 24 -foot wide
temporary access road onto Black Cat Road located 1,590 feet north of McMillan Road.
24. Release the temporary right-of-way easement and remove the 24 -foot wide temporary access
road onto Black Cat Road when Malta Drive is Constructed. ACHD will not approve plans or sign
a final plat for any portion of Phase 4 as depicted on the phasing plan submitted as part of the
preliminary plat application, or any final plat which exceeds 122 lots of the development until
Malta Drive is constructed, and the temporary right-of-way easement is released.
25. Construct 1 stub street to the north, Oakstone Avenue, located approximately 770 -feet west of
Black Cat Road. . Install a sign at the terminus of the stub street stating that, 'THIS ROAD WILL
BE EXTENDED IN THE FUTURE.
26. Construct 1 stub street to the west, Philomena Street, located approximate 1,390 feet south of the
north property line. This stub street shall align with stub streets previously approved, as part of
The Oaks Subdivision directly west of the site. Install a sign at the terminus of the stub street
stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE.
27. Construct 1 stub street to the west, an unnamed stub street, located approximately 2,040 feet
south of the north property line. This stub street shall align with stub streets previously approved,
as part of The Oaks Subdivision directly west of the site. Install a sign at the terminus of the stub
street stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE.
28. Construct one 25 -foot wide driveway onto Daphne Street 190 -feet west of Black Cat Road. Pave
the driveway its full width at least 30 feet into the site beyond the edge of pavement.
29. Construct one 25 -foot wide driveway at the terminus of Leighton Street. Pave the driveway its full
width at least 30 feet into the site beyond the edge of pavement.
30. Construct one 30 -foot wide driveway onto Joseph Drive 150 -feet north of Malta Drive. Pave the
driveway its full width at least 30 feet into the site beyond the edge of pavement.
31. Construct 24 -foot wide bulb -outs with striped pedestrian crosswalks to provide traffic calming in
the following locations:
• mid -block on Leighton Street
• mid -block on Jump Creek Drive
• On Philomena between Willowside Drive and Adale Street
22 DRAFT Jump Creek Subdivision/ MPP14-0019
32. Other than the access specifically approved with this application, direct lot access is prohibited to
Black Cat Road, McMillan Road, and Malta Drive and shall be noted on the final plat.
33. Payment of impacts fees are due prior to issuance of a building permit.
34. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including
all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-
of-way (including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's engineer should provide
documentation of ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless a waiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
23 DRAFT Jump Creek Subdivision/ MPP14-0019
F. 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 transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
24 DRAFT Jump Creek Subdivision/ MPP14-0019
VICINITY MAP
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25 DRAFT Jump Creek Subdivision/ MPP1 4-0019
SITE PLAN
26 DRAFT Jump Creek Subdivision/ MPP14-0019
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notir►cation to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
27 DRAFT Jump Creek Subdivision/ MPP14-0019
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
®Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
❑For ALL development applications, including those receiving a "No Review" letter:
The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
El Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non -Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑ Working in the ACHD Right -of -Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction — Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre -Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre -Con.
28 DRAFT Jump Creek Subdivision/ MPP14-0019
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant
of the final decision made by the Development Services Manager when it is alleged that the
Development Services 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
charged 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 Secretary of Highway Systems, which must be filed within ten (10) working
days from the date of the decision that is the subject of the appeal. The notice of
appeal shall refer to the decision being appealed, identify the appellant by name,
address and telephone number and state the grounds for the appeal. The
grounds shall include a written summary of the provisions of the policy relevant
to the appeal and/or the facts and law relied upon and shall include a written
argument in support of the appeal. The Commission shall not consider a notice
of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working
days from the date of the filing of the notice of appeal to reply to the notice of
the appeal, and may during such time meet with the appellant to discuss the
matter, and may also consider and/or modify the decision that is being appealed.
A copy of the reply and any modifications to the decision being appealed will be
provided to the appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of
the appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant
of the Development Services Manager's reply to the notice of appeal. A copy of
the decision being appealed, the notice of appeal and the reply shall be delivered
to the Commission at least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm
or reverse, in whole or part, or otherwise modify, amend or supplement the
decision being appealed, as such action is adequately supported by the law and
evidence presented at the hearing.
29 DRAFT Jump Creek Subdivision/ MPP14-0019
Request for Reconsideration of Commission Action
1. 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.
30 DRAFT Jump Creek Subdivision/ MPP14-0019