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CC - ACHD Comments - 9/22 1 Graycliff Estates Development Services Department Project/File: Graycliff Estates Subdivision/ MPP15-0015/ AZ15-012/ PP15-012 This is an annexation, rezone, and preliminary plat application to allow for the development of a 119 single family building lots, 1 multi-family lot, 9 common lots, and 1 well lot on 52.46 acres. The site is located southwest of Harris Street in Meridian, Idaho. Lead Agency: City of Meridian Site address: SW of Harris Street between Meridian and Linder Road. Staff Approval: August 5, 2015 Applicant: Lee Centers L.C. Development, Inc. PO Box 518 Meridian, ID 83680 Representative: Becky McKay Engineering Solutions 1029 N. Rosario Street, STE 100 Meridian, ID 83642 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation, rezone, and preliminary plat application to allow for the development of a 119 single family building lots, 1 multi-family lot, 9 common lots, and 1 well lot on 52.46 acres. The site is located at southwest of Harris Street in Meridian, Idaho. The applicant’s proposal is consistent with the City of Meridian’s Comprehensive Plan, which calls for medium density residential land uses on the site. 2 Graycliff Estates 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family residential R-4 South Rural urban transitional – Ada County RUT East Rural urban transitional – Ada County RUT West Single family residential R-4 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: • Revolution Ridge Subdivision, consisting of 64 single-family residential lots and 5 common lots on 19.7-acres is located directly north of the site and was approved by the ACHD Commission on March 26, 2014. • Biltmore Estates Subdivision, consisting of 159 single-family residential lots and 12 common lots on 56.19 acres is located northeast of the site and was approved by the ACHD Commission on April 23, 2014. 5. Transit: Transit services are not available to serve this site. 6. Gas Pipeline: It appears that The Williams Pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to insure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 7. New Center Lane Miles: This development will add 1.249 new center lane mile roadways to the public street inventory. 8. 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. 9. Capital Improvements Plan/ Integrated Five Year Work Plan: • Victory Road is scheduled in the Integrated Five Year Work Plan to be reclaimed between McDermott Road and Meridian Road in 2016. • Victory Road and Bridge #292, 500-feet west of Ten Mile Road is scheduled in the Integrated Five Year Work Plan to be replaced/widened in 2016. • Victory Road and Bridge #296, ¼ mile east of Locust Grove Road is scheduled in the Integrated Five Year Work Plan to be replaced/widened in 2018. • Victory Road is listed in the Capital Improvements Plan to be widened to 3-lanes from Linder Road to Meridian Road between 2022 and 2026. • The intersection of Victory Road and Linder Road is listed in the Capital Improvements Plan to be widened to 6-lanes on the north leg, 5-lanes on the south, 4-lanes east, and 3-lanes on the west leg, and signalized between 2017 and 2021. 3 Graycliff Estates B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,133 vehicle trips per day; 119 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 Graycliff 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. Report Summary This study was prepared in compliance with the Ada County Highway District’s (ACHD’s) requirements for Traffic Impact Studies listed in Section 7106 of the current ACHD Policy Manual. It evaluates the traffic impacts generated by the proposed Graycliff Subdivision. An Initial Meeting was not held with ACHD for this study; however, the study area, scope and analysis requirements were verified with ACHD staff – see Study Approach on page 5. The study’s principal findings and recommendations are summarized below. Proposed Development 1. The Graycliff Subdivision is a proposed 52.01 acre residential development located west of Meridian Road between Harris Street and Amity Road within the Meridian City limits in Ada County. The expected build-out year is 2019 with the proposed land uses consisting of: • 119 single family dwelling units 2. A collector street is proposed to be constructed along the western site boundary which will connect to the existing Harris Street collector for access to the roadway system. Proposed Mitigation for Existing Traffic 3. For the existing traffic conditions analyzed with the existing roadway lane configurations, all study area roadways meet ACHD’s minimum operational thresholds. As a result, no roadway improvements are needed to mitigate the existing traffic. 4. For the existing traffic conditions analyzed with the existing intersection control and lane configurations, all study area intersections meet ACHD’s minimum operational thresholds. One intersection is expected to meet turn lane warrants based on the Idaho Transportation Department (ITD) guidelines: Harris Street and Meridian Road intersection. The following improvements are needed to mitigate existing traffic at the Harris Street and Meridian Road intersection: • Right turn lane on southbound approach Proposed Mitigation for 2019 (Build-Out) Background Traffic 5. For the 2019 background traffic conditions analyzed with the existing roadway lane configurations, all study area roadways meet ACHD’s minimum operational thresholds. As a result, no roadway improvements are needed to mitigate the 2016 background traffic. 6. For the 2019 background traffic conditions analyzed with the existing intersection control and lane configurations, or with the preceding improvements, one study area intersection is expected to exceed ACHD’s minimum operational thresholds: Harris Street and Meridian Road intersection. The Harris Street and Meridian Road intersection is not expected to meet warrants for a traffic signal. The following intersection improvements are needed to mitigate 2019 background traffic at the Harris Street and Meridian Road intersection: 4 Graycliff Estates • A second lane on the eastbound approach to provide an exclusive left turn lane Proposed Mitigation for 2019 (Build-Out) Site Plus Background Traffic 7. For the 2019 site plus background traffic conditions analyzed with the existing roadway lane configurations, all study area roadways meet ACHD’s minimum operational thresholds. As a result, no roadway improvements are needed to mitigate the 2019 site plus background traffic. 8. For the 2019 site plus background traffic conditions analyzed with the existing intersection control and lane configurations, or with the preceding mitigation improvements, one study area intersection is expected to exceed ACHD’s minimum operational thresholds: Harris Street and Meridian Road intersection. The Harris Street and Meridian Road intersection is not expected to meet warrants for a traffic signal. As a result, no intersection improvements beyond those identified for the preceding mitigation are recommended to mitigate the 2019 site plus background traffic. 9. The maximum expected traffic volume on Kentucky Way is approximately 2,130 vehicles per day (vpd), which is within the ADT thresholds of 5,000 vpd on existing collector streets in residential areas with front-on housing as defined by Section 7206.3.7 of the ACHD Policy Manual. The maximum ADT allowed on new collector streets in residential areas with front-on housing is 3,000 vpd. 10. All internal local streets are projected to carry less than the 2,000 vpd threshold on local streets as defined by Section 7207.1 and Section 7207.3 of the ACHD Policy Manual. Staff Comments/Recommendations: ACHD Traffic Services and Development Review staff have reviewed the submitted traffic impact study and found it to meet ACHD’s Policies and standards. As recommended in the submitted TIS, and if allowed by the Idaho Transportation Department (ITD), the applicant should be required to construct a dedicated southbound right turn lane and eastbound left and right turn lanes at the SH-69/Meridian Road/Harris Street intersection prior to plan approval or signature on the first final plat. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is “D” (550 VPH). * Acceptable level of service for a two-lane collector is “D” (425 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. Updated traffic counts where not required for this application due to construction project at the I-84/Meridian Road Interchange and on I-84. • The average daily traffic count for Victory Road west of Meridian Road was 1,681 on 01/21/2014. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Future Level of Service Harris Street N/A Collector 18 Better than “D” 121 Better than “D” Kentucky Way N/A Collector 41 Better than “D” 135 Better than “D” Victory Road N/A Minor Arterial 220 Better than “D” 331 Better than “D” 5 Graycliff Estates • The average daily traffic count for Kentucky Way south of Victory Road was 465 on 01/21/2014. • The average daily traffic count for Harris Street west of Meridian Road was 141 on 1/21/2014. C. Findings for Consideration 1. The South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP recommends the extension of Harris Street west to Linder Road and Kentucky Way south to Amity Road. 2. Harris Street a. Existing Conditions: Harris Street does not exist abutting the site. As part of Biltmore Estates Subdivision Harris Street directly east is planned to be improved with 30-feet of pavement with vertical curb gutter, an 8-foot wide planter strip on the north side of Harris Street with a with a 3-foot gravel shoulder and barrow ditch on the south side of Harris Street. 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. Required Improvement Policy: District policy 7206.2.1 states that improvements to an adjacent collector street shall consist of pavement widening to one-half the required width, including vertical curb, gutter and concrete sidewalk (minimum 7-foot attached or 5-foot detached), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Harris Street is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 50-feet of right-of-way. 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. 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 6 Graycliff Estates 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. c. Applicant Proposal: The applicant is proposing to extend Harris Street from its current terminus at the site’s northeast property line into the site as a 36-foot residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of- way. A 5-foot wide detached concrete sidewalk is proposed in an easement. Harris Street is proposed to stub to the south and west. d. Staff Comments/Recommendations: The applicant’s proposal for the street section meets District policy and should be approved, as proposed. The applicant should be required to provide a permanent right-of-way easement for the sidewalks proposed to be located outside of the right-of-way. The proposed alignment of Harris Street will need to be revised. The applicant has proposed to extend Harris Street approximately 800-feet into the site before stubbing to the south and west. The MSM depicts the extension of Harris Street from its current terminus west to Linder Road along the mid-mile section line. The applicant has indicated the need to shift Harris Street south of the Williams Pipeline, which runs along the mid-mile section line; and with the application for Biltmore Estates located north east of the site provided a draft concept plan that shows the extension of Harris Street through property owned by the applicant to the south and west. Harris Street is then proposed to extend back to the mid-mile section alignment as the roadway intersects Linder Road. Concept Plan Harris Street Extension = Williams Pipeline = 7 Graycliff Estates The alignment of Harris Street shown on this preliminary plat application slightly differs from the alignment shown on concept plan note above and from the alignment of Harris Street shown in the recently approved development agreement for Biltmore Estates, which establishes the timing, dedication of right-of-way, design, and the construction of the extension of Harris Street through Biltmore Estates. Staff also has concerns regarding the angle that Harris Street stubs to the south and west and the future intersection configuration shown in dashed lines on the parcel west of the site. As shown the extension of Harris Street to the west would come from a 3 legged intersection on the outside of a curve. A collector/collector intersection at the outside of the curve is undesirable as it creates awkward intersection geometry. 8 Graycliff Estates Consistent with the concept plan in the recently approved development agreement and to address staff concerns regarding the configuration of the proposed Harris Street/ north/south collector intersection shown on the preliminary plat Harris Street should be redesigned to extend west as a through street with the north/south collector T-ing into the Harris Street creating a standard intersection. 9 Graycliff Estates 3. North/South Mid-Mile Collector a. Existing Conditions: There is no north/south collector 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. Required Improvement Policy: District policy 7206.2.1 states that improvements to an adjacent collector street shall consist of pavement widening to one-half the required width, including vertical curb, gutter and concrete sidewalk (minimum 7-foot attached or 5-foot detached), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. 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 run north/south at the mid-mile between Harris Street and Amity Road. 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. 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 10 Graycliff Estates 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. 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. c. Staff Comments/Recommendations: The submitted preliminary plat shows a proposed north/south collector abutting the site on the parcel directly west of the site owned by the applicant. The north/south collector is proposed to be located west of the mid-mile and to provide access to the site via Dunvegan Street. The north/south collector is not proposed to extend south of Dunvegan Street until development occurs to the south. 11 Graycliff Estates To provide access to the site and to ensure that a portion of the north/south collector is constructed, the applicant should be required to construct the north/south collector as half of a 36-foot residential collector roadway, plus 12-additional feet of pavement (to total 30-feet) with vertical curb, gutter, and a 5-foot wide detached or (7-foot attached) concrete sidewalk abutting the site and a 3-foot gravel shoulder and a barrow ditch sized to accommodate the roadway storm runoff shall be constructed on the west side of the north/south collector roadway. The applicant’s proposal to terminate the construction of the north/south collector at Dunvegen Street should be approved, as proposed to provide a better alignment of the collector as development occurs to the south. 12 Graycliff Estates The applicant should be required to install a sign at the temporary terminus of the north/south collector which states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In lieu of constructing the southerly segment of the north/south collector from Dunvegen to the site’s south property line the applicant should be required to dedicate 40 feet of right-of-way at Dunvegen Street transitioning to 10 feet of right-of-way at the south property line. 5-foot wide detached concrete sidewalk should be constructed at this time within an easement abutting the right-of-way. The applicant should be required to provide a road trust deposit in the amount of $11,000.00 to ACHD for the construction of vertical curb, gutter, and 4 feet of pavement. 4. 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. 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. 13 Graycliff Estates 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 the entry roadway, Graycliff Way, with a 10-foot wide travel lane, a 20-foot wide center landscape island, a 18-foot wide travel lane with curb, gutter, a 6-foot wide planter strip and a 5-foot wide detached concrete sidewalk. The applicant is proposing to construct all other internal local streets as 33-foot street sections with rolled curb, gutter, a 6-foot wide planter strip, and a 5-foot wide detached concrete sidewalk within 56-feet of right-of-way. The applicant has proposed to construct 2 knuckles and one 30-foot wide emergency access driveway onto Tandycroft Way to provide secondary emergency access to the future multi- family portion of the site. d. Staff Comments/Recommendations: The applicant’s proposal to construct the entry roadway with 10 and 18-foot travel lanes with a 20-foot wide center landscape island does not meet District policy and should not be approved, as proposed. The applicant should either redesign the entry portion of the roadway to provide two 20-foot wide drive aisles on either side of the proposed center landscape island, or provide written Fire Department approval for use of the reduced travel lanes. The maximum width of the center landscape island will be 12-feet. The center landscape island should be plated as right-of-way owned by ACHD. The applicant or the home owners associated should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. The applicant’s proposal for all other internal local streets meets District policy with the exception of the width of the planter strip. The applicant should be required to construct an 8- foot wide planter strip and either dedicate additional right-of-way to accommodate the 8-foot wide planter strip or extend the right-of-way 2-feet behind the back of the curb and provide a permanent right-of-way easement for the detached sidewalk. 5. Roadway Offsets a. Existing Conditions: There are no roadways within the site b. Policy: 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 intersecting collector roadways to align or offset a minimum of 330-feet (measured centerline to centerline). 14 Graycliff Estates 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 is proposing to construct one local street, Graycliff Way, to intersect Harris Street, located approximately 460-feet west of Kentucky Way. The applicant is proposing one local street, Dunvegen Street, to intersect the north/south mid-mile collector, located approximately 740-feet south of Harris Street. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. 6. Stub Streets a. Existing Conditions: There is one stub street to the site, Harris Street, located at the site’s northeast property line. 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 Section 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 stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 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 is proposing to construct one stub street to the west, Harris Street, located approximately 430-feet south of the north property line. The applicant has proposed to construct one stub street to the south, Kentucky Way, located approximately 700-feet east of the west property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. Additionally, staff recommends that a stub street to the east be constructed between Block 2 lots 22-24. A stub street in this location would provide additional connectivity between the site and a future commercial collector roadway to be constructed east of the site. The applicant should be required to install a sign at the terminus of Harris Street which states that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 15 Graycliff Estates The applicant should be required to install a sign at the terminus of Kentucky Way and the stub street to the east which states that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE. 7. Future Multi-Family Development This application includes a 15.8 acre parcel which is proposed to be a future multi-family development. To provide access to the future multi-family site the applicant has proposed to construct a 30-foot wide driveway on Harris Street located 230-feet west of Kentucky Way and 250-feet east of Graycliff W ay and one 30-foot wide emergency access only driveway onto Tandycroft Way. Staff recommends approval of both driveway locations as they meet District policy. Both driveways should be paved their full width at least 30-feet into the site beyond the edge of pavement of Harris Street and Tandycroft Way. Additionally, staff recommends that the applicant provide cross access to the parcel east of the site to allow for additional connectivity between the site and a future commercial collector roadway to be constructed east of the site. Additionally, the applicant of the future multi-family project should be required to provide a signal warrant analysis for the Harris Street/SH-69 intersection when the multi-family site is developed if the intersection hasn’t already been signalized. 8. 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. 9. 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. 10. Other Access Harris Street and the north/south collector are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. If allowed by the Idaho Transportation Department (ITD), construct a dedicated southbound right turn lane and eastbound left and right turn lanes at the SH-69/Meridian Road/Harris Street intersection prior to plan approval or signature on the first final plat. 2. Extend Harris Street from its current terminus into the site as a 36-foot residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way. Construct a 5-foot wide detached concrete sidewalk within an easement on Harris Street abutting the site, as proposed. 3. Extend west as a through street with the north/south collector T-ing into the Harris Street creating a standard intersection similar to image on page 8 of the staff report. 16 Graycliff Estates 4. Install a sign at the terminus of Harris Street which states that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 5. Construct the north/south collector as half of a 36-foot residential collector roadway, plus 12- additional feet of pavement (to total 30-feet) with vertical curb, gutter, and a 5-foot wide detached or (7-foot attached) concrete sidewalk abutting the site and a 3-foot gravel shoulder and a barrow ditch sized to accommodate the roadway storm runoff shall be constructed on the west side of the north/south collector roadway to Dunvegen, as proposed. 6. The applicant should be required to install a sign at the temporary terminus of the north/south collector stub street at Dunvegen which states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 7. Dedicate 40 feet of right-of -way for the north/south collector south of Dunvegen transitioning to 10 feet of right-of-way at the south property line. 8. Construct a 5-foot wide detached concrete sidewalk located within an easement abutting the right- of -way south of Dunvegen abutting the site. 9. The applicant should be required to provide a road trust deposit in the amount of $11,000.00 to ACHD for the construction of vertical curb, gutter, and 4 feet of pavement south of Dunvegen abutting the site. 10. Construct one local street, Graycliff Way, to intersect Harris Street, 460-feet west of Kentucky Way, as proposed. 11. Construct the entry roadway, Graycliff Way, with two 20-foot wide travel lanes and a 12-foot wide center landscape island, or provide written Fire Department approval for use of the reduced travel lanes. The center landscape island is restricted to a maximum width of 12-feet. 12. Plat the center landscape island as right-of-way owned by ACHD. The applicant or the future home owners association shall enter into a license for any landscaping proposed to be located within the center landscape island. 13. Construct all other internal local streets as 33-foot street sections with rolled curb, gutter, a 8-foot wide planter strip, and a 5-foot wide detached concrete sidewalks. Extend the dedicated right-of- way 2-feet behind the back of the sidewalk or 2-feet behind the back of curb and provide a permanent right-of-way for the detached sidewalk located outside of the dedicated right-of-way. 14. Construct 2 knuckles, as proposed. 15. Construct one local street, Dunvegen Street, to intersect the north/south mid-mile collector, 740- feet south of Harris Street, as proposed. 16. Construct one stub street to the south, Kentucky Way, 700-feet east of the west property line, as proposed. Install a sign at the terminus of the stub street which states that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE. 17. Constructed one stub street to the east located between Block 2 lots 22-24. Install a sign at the terminus of the stub street which states that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE. 18. To provide access to the future multi-family site, construct a 30-foot wide driveway on Harris Street located 230-feet west of Kentucky Way and 250-feet east of Graycliff Way and one 30-foot wide emergency access only driveway onto Tandycroft Way, as proposed. Pave both driveways their full width at least 30-feet into the site beyond the edge of pavement of Harris Street and Tandycroft Way. 17 Graycliff Estates 19. The applicant of the future multi-family project shall be required to provide a signal warrant analysis for the Harris Street/SH-69 intersection when the multi-family site is developed if the intersection hasn’t already been signalized. 20. Payment of impacts fees are due prior to issuance of a building permit. 21. 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 18 Graycliff Estates 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 19 Graycliff Estates VICINITY MAP 20 Graycliff Estates SITE PLAN 21 Graycliff Estates 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. 22 Graycliff Estates 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. 23 Graycliff Estates 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.