Loading...
ACHD Final Comments MPP14-0019 Jump Creek 1 Jump Creek Subdivision/ MPP14-0019 Development Services Department 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: October 15, 2014 Consent Agenda Commission Approval: October 15, 2014 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@achdidaho.org A. Findings of Fact 1. 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 2 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. 3 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: o 80 single-family dwelling units o 38 multi-family dwelling units • Phase 2 construct the following land uses by 2018: o 241 single-family dwelling units o 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. 4 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. 5 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. 6 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. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Future Level of Service **Chinden Boulevard US 20/26 N/A Expressway 815 N/A N/A N/A McMillan Road 1,290 feet Minor Arterial 77 Better than “D” Better than “D” “D” Black Cat Road 2,820 feet Minor Arterial 162 Better than “D” Better than “D” Better than “D” 7 Jump Creek Subdivision/ MPP14-0019 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 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. 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 intersection 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. The applicant could construct the interim 3 X 3 intersection when warranted; request to enter into a cooperative development agreement (CDA) with the District to complete the full intersection widening project as identified in the CIP; or the applicant could wait until ACHD constructs the full intersection widening project listed in the CIP; or, the applicant could wait for other developments in the area to construct the required intersection improvements. 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 171st 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. 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 8 Jump Creek Subdivision/ MPP14-0019 fee eligible costs of permanent intersection improvements consistent with the CIP. Signal hardware is available and will be provided for the intersection improvement projects. The applicant should be responsible for all other project costs. Interim improvements are not eligible for reimbursement and all costs except the signal hardware 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. MSM The Black Cat/McMillan intersection is shown as a future dual lane roundabout this differs from the 6 X 6 signalized intersection listed in the CIP. This discrepancy is anticipated to be resolved with the updates to the CIP and MSM, which are currently underway. At this time staff recommends that additional right-of-way be dedicated to accommodate the signalized intersection as listed in the CIP, and that the roundabout remain on the MSM until the updates to both documents are complete. 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. 9 Jump Creek Subdivision/ MPP14-0019 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 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. 3. McMillan Road 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. 10 Jump Creek Subdivision/ MPP14-0019 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. 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 11 Jump Creek Subdivision/ MPP14-0019 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: 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 12 Jump Creek Subdivision/ MPP14-0019 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. 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. 13 Jump Creek Subdivision/ MPP14-0019 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. • 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. 14 Jump Creek Subdivision/ MPP14-0019 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. 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 Leighton/Elmstone intersection to access block 18, lot 26 and the multi-family parcel block 18, lot 1. 15 Jump Creek Subdivision/ MPP14-0019 6. Alleys a. Existing Conditions: There are no alleys within the site. b. Policy: 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. Terminate Street = Driveway = 16 Jump Creek Subdivision/ MPP14-0019 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 1a (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. 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 17 Jump Creek Subdivision/ MPP14-0019 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 segment of Malta Drive between Black Cat Road and the first intersection to the west, Joseph 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 segment of Malta Drive between Black Cat and Joseph Drive is constructed, and the temporary right-of-way easement is released. Consistent with City of Meridian’s Planning and Zoning Commission’s recommendations the remainder Malta Drive from Joseph Drive to the west property line would be constructed prior to plan approval and final plat signature for any final plat which exceeds 222 lots. 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 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: 18 Jump Creek Subdivision/ MPP14-0019 • 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 10.1 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. 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. 19 Jump Creek Subdivision/ MPP14-0019 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. 20 Jump Creek Subdivision/ MPP14-0019 Approved Traffic Calming Locations = 21 Jump Creek Subdivision/ MPP14-0019 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 1. 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; 22 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 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. 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 171st 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 21foot 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. 23 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 the first segment of Malta Drive is constructed between Black Cat Road and the first intersection to the west, Joseph Drive. 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 the first segment of Malta Drive is constructed, and the temporary right-of-way easement is released. 25. Construct the remaining segment of Malta Drive from Joseph Drive to the west property line prior to any final plat which exceeds 222 lots. 26. 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. 27. 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. 28. 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. 29. 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. 30. 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. 31. 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. 32. Construct 24-foot wide bulb-outs with striped pedestrian crosswalks to provide traffic calming in the following locations: • mid-block on Leighton Street 24 Jump Creek Subdivision/ MPP14-0019 • mid-block on Jump Creek Drive • On Philomena between Willowside Drive and Adale Street 33. 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. 34. Payment of impacts fees are due prior to issuance of a building permit. 35. 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 25 Jump Creek Subdivision/ MPP14-0019 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. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 26 Jump Creek Subdivision/ MPP14-0019 VICINITY MAP 27 Jump Creek Subdivision/ MPP14-0019 SITE PLAN 28 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. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 29 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. 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. 30 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.