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CC - ACHD Final Comments - 3/1 ___________________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org Jim Hansen, President Sara M. Baker, Vice President Rebecca W. Arnold, Commissioner Kent Goldthorpe, Commissioner Paul Woods, Commissioner Date: February 29, 2016 (Via email) To: Hayden Homes Idaho, LLC 1406 N Main Street, Ste. 114 Meridian, ID 83642 Subject: Copperbrook/ MPP16-0001/ H-2015-0029 4725 N McDermott Road On February 25, 2016 the Ada County Highway District staff acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at (208) 387-6171. Sincerely, Stacey Yarrington Planner III Development Services Ada County Highway District CC: Project file City of Meridian (via email) T-O Engineers, Inc. (via email) 1 Copperbrook/ MPP16-0001/ H-2015-0029 Development Services Department Project/File: Copperbrook/ MPP16-0001/ H-2015-0029 This is an annexation, rezone, and preliminary plat consisting of 199 buildable lots and 8 common lots on 51.45-acres. The site is located on the southwest corner of McMillan and McDermott Roads. Lead Agency: City of Meridian Site address: 4725 N McDermott Road Staff Approval: February 25, 2016 Applicant: Hayden Homes Idaho, LLC 1406 N Main Street, Ste. 114 Meridian, ID 83642 Representative: T-O Engineers, Inc. John Carpenter 332 N Broadmore Way Nampa, ID 83687 Staff Contact: Stacey Yarrington Phone: 387-6171 E-mail: syarrington@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval for an annexation, rezone from RUT (Rural Urban Transition) to R-8 (Medium-density residential), and preliminary plat consisting of 199 buildable lots and 8 common lots on 51.45-acres. The applicant’s proposal is consistent with the City of Meridian’s comprehensive plan. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transition (Ada County) RUT South Rural Urban Transition RUT East Rural Urban Transition, Medium high-density residential (Meridian) RUT, R-15 West Rural Urban Transition RUT 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, a mixed use development consisting of 963 residential lots, 73 common lots, 4 multi-family lots, one mini-storage lot, 5 office lots, one recreation facility lot, 2 Copperbrook/ MPP16-0001/ H-2015-0029 and one fire station on 388-acres; and located directly east and north of the site was approved by ACHD on December 11, 2013. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 1.58 centerline miles of new public road. 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): There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Integrated Five Year Work Plan (IFYW P). • McMillan Road is listed in the CIP to be widened to 3-lanes from Star Road to McDermott Road between 2017 and 2021. • McMillan Road is listed in the CIP to be widened to 3-lanes from McDermott Road to Black Cat Road between 2017 and 2021. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,885 additional vehicle trips per day (10 existing); 199 additional vehicle trips per hour in the PM peak hour (1 existing), based on the traffic impact study. 2. Traffic Impact Study Thompson Engineers prepared a traffic impact study for the proposed Copperbrook Subdivision. Below is an executive summary of the findings as presented by Thompson Engineers. 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. Executive Summary The purpose of this study is to evaluate the potential traffic impacts resulting from the project and make recommendations for mitigation of the impacts. The study is prepared in accordance with the requirements of the Ada County Highway District and the Idaho Transportation Department. Proposed Development The project is a residential development of approximately 199 single family dwelling units. The preliminary plat was not finalized at the time of this report. Study Area The area of influence is anticipated to west Ada County, Idaho, including the City of Meridian. The primary impacts will be along McMillan Road. The study area will include the intersection of McMillan Road and McDermott Road. Conclusions Below are the findings of this report:  Based on the trip generation methods recommended in the Trip Generation Manual, the site will generate 1,885 trips per day, of which 148 trips will occur during the AM peak hour and 199 trips will occur during the PM peak hour.  The site will access the transportation system via McMillan Road. 3 Copperbrook/ MPP16-0001/ H-2015-0029  The intersection of McMillan Road and McDermott Road will operate at acceptable levels of service under background and total traffic conditions in the build out year. The critical peak hour is in the PM peak hour.  McMillan Road is expected to operate at an acceptable better than LOS D in the build out year based on the ACHD policy for arterial roads.  McDermott Road is expected to operate at an acceptable better than LOS D in the build out year based on the ACHD policy for arterial roads.  The proposed site plan provides good circulation.  The site approach on McMillan Road is approximately 925 feet from McDermott Road, and is in conformance with ACHD access standards. A left turn lane is warranted.  The Collector on McMillan Road is approximately ½ mile from McDermott Road, and is in conformance with ACHD access standards. A left turn lane is not warranted. Staff Comments/Recommendations: ACHD Traffic Services and Development Review staff have reviewed the submitted traffic impact study and found it to meet it to meet ACHD’s policy and standards. Staff agrees with the findings and recommendations of the traffic impact study. 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). ** 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 McMillan Road east of McDermott Road was 2,259 on 10/20/15. • The average daily traffic count for McDermott Road north of McMillan Road was 366 on 10/20/15. C. Findings for Consideration 1. SH-16 Extension The Idaho Transportation Department is in the process of designing the Idaho 16, I-84 to South Emmett Corridor. The project is planned to extend Idaho 16 south from Idaho 44 (State Street) to connect to I-84 between Nampa and Meridian. As western Ada County and eastern Canyon County develop, the ability to move traffic north-south is a primary concern. A connection between the highways requires a new crossing over the Boise River. Access options for I-84 are limited by the existing Garrity Interchange west of McDermott Road and the Ten Mile Road Interchange to the east. This project is anticipated to greatly improve north-south mobility in western Ada County and eastern Canyon County. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project McMillan Road 2,467-feet Minor Arterial 186 Better than “D” Better than “D” McDermott Road 1,010-feet Minor Arterial 21 Better than “D” Better than “D” 4 Copperbrook/ MPP16-0001/ H-2015-0029 Staff Comments/Recommendations: The applicant has coordinated and planned for the SH-16 extension with the Idaho Transportation Department (ITD) and ACHD. As such, the applicant has planned for the future right-of-way dedication to accommodate the future McMillan Road overpass at SH-16. Staff is supportive of the applicant’s pro-active approach in planning for the future SH- 16 extension. 2. 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 (25-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk 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 5 Copperbrook/ MPP16-0001/ H-2015-0029 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. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). 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 proposing to dedicate 37.5-feet of right-of-way from centerline of McMillan Road abutting the site. The applicant is proposing to construct 5-foot wide detached sidewalk located 37.5-feet from centerline to front of sidewalk along McMillan Road abutting the site. d. Staff Comments/Recommendations: This section of McMillan Road contains large power poles, located approximately 30-feet from centerline of McMillan Road abutting the existing right-of-way. Therefore, the applicant should be required to dedicate 25-feet of right-of-way from centerline of McMillan Road abutting the site. The applicant should construct a 5-foot wide sidewalk abutting the site. The sidewalk should be constructed a minimum 30-feet from centerline to face of sidewalk behind the existing power poles. The applicant should 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 applicant should be required to improve McMillan Road with 17-feet of pavement from centerline abutting the site with 3-foot gravel shoulders. Consistent with the recommendations of the TIS the applicant should be required to construct a left turn lane on McMillan Road at the McMillan Road/Glassford Avenue intersection (site entrance) when the intersection is first constructed. McMillan Road is listed in the Capital Improvement Plan (CIP); therefore the District will provide compensation for right-of-way dedication beyond the existing right-of-way. The applicant should coordinate with District Traffic Services and Development Review staff regarding the required tapering length and width for the left turn-lane. 3. McDermott Road a. Existing Conditions: McDermott 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 McDermott Road (25-feet from centerline). b. Policy: 6 Copperbrook/ MPP16-0001/ H-2015-0029 Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-feet), 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. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk 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: The MSM was developed prior to ITD’s adoption of the final alignment of the SH-16 extension. At that time ACHD and the City of Meridian were planning McDermott Road to be a 5 lane regional expressway. However, since that time the alignment for the SH-16 extension has been determined (see Finding 1) and in this area SH-16 is planned to shift west of McDermott Road with local street connections in this area. As part of the approval of The Oaks development, the ACHD Commission approved a modification to the MSM to note the segment of McDermott Road between Ustick Road and SH-20/26 /Chinden Boulevard be modified as a 3 lane collector roadway, a 46-foot street section with vertical curb, gutter, and 5-foot wide detached concrete sidewalks within 74-feet of right-of-way. 7 Copperbrook/ MPP16-0001/ H-2015-0029 c. Applicant Proposal: The applicant is proposing to dedicate 37-feet of right-of-way from centerline of McDermott Road abutting the site. The applicant is proposing to construct McDermott Road as one-half of a 46-foot street section with vertical curb, gutter, 8-foot wide parkway strip and detached 5-foot wide concrete sidewalk, plus 12-feet of additional pavement widening beyond the centerline established for the street with 3-foot wide gravel shoulder. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. 4. McCrosson Avenue a. Existing Conditions: There are no collectors constructed on 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. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-feet), 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. 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. 8 Copperbrook/ MPP16-0001/ H-2015-0029 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, 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 stub to the northwest edge of the site and continue through the property stubbing to the south. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 50-feet of right-of-way. Stub Street Policy: District policy 7206.2.4, 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, 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 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 policy 7206.2.4, requires 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 a new north/south collector street, McCrosson Avenue, located at the mid-mile between Star Road and McDermott Road abutting the western property line, as one-half of a 36-foot street section with vertical curb, gutter, 8-foot wide parkway strip, plus 12-feet of additional pavement widening beyond the centerline, within 38-feet of right-of-way; and a 5-foot wide sidewalk outside of right-of-way. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. Staff further recommends that dependent upon development in the area, in order to preserve these future improvements, the applicant either construct the new north/south collector from McMillan Road south to the McCrosson Avenue/Placid Street intersection and road trust deposit for the remaining improvements from the intersection south to the south property line. OR; as the proposed new collector street is greater than 150-feet in length past the McCrosson Avenue/Placid Street intersection. The applicant should be required to provide a temporary cul-de-sac with a minimum turning radius of 45-feet. The developer shall be required to pave the temporary turnaround and grant the District a temporary turnaround easement 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 9 Copperbrook/ MPP16-0001/ H-2015-0029 lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. The applicant should be required to install a sign at the terminus of the residential collector stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE.” The applicant should be required to provide a road trust deposit to ACHD for ¼ of the canal crossings (Five Mile Creek and Phyllis canal) for McCrosson Avenue, which is proposed to stub to the south property line. The applicant should be required to provide a permanent right-of-way easement 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. 5. Internal Local Roadways a. Existing Conditions: There are no local roadways constructed internal to the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of -curb) for developments with any buildable lot that is less than 1 acre in size. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • 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 10 Copperbrook/ MPP16-0001/ H-2015-0029 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. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Stub Street Policy: District policy 7207.2.4, states 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 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.” 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 policy 7207.2.4 requires 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’s Proposal: The applicant is proposing to construct all internal local streets as 34- foot wide street sections with curb, gutter, and 5-foot wide attached concrete sidewalks within 46-feet of right-of-way. 11 Copperbrook/ MPP16-0001/ H-2015-0029 The applicant is proposing to construct one cul-de-sac street, Torana Drive. d. Staff Comments/Recommendations: The applicant’s proposal to construct all internal local streets as 34-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalks within 46-feet of right-of-way meets District policy and should be approved. The applicant should be required to provide a 1-foot wide permanent easement behind the right-of- way line at the back edge of sidewalk to meet District Sidewalk policy. The applicant should be required to construct the cul-de-sac with minimum turning radii of 45- feet. Staff is not requiring any stub streets to the south due to Five Mile Creek abutting the southern property boundary. This decision is based on the fact that the cost to construct and maintain additional bridges at this site is not in the public’s best interest. A bridge and crossing will be required with future development at the mid-mile crossing, shown as McCrosson Avenue with this application that will provide for future connectivity. 6. Alleys a. Existing Conditions: There are no existing alleys constructed internal to 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. 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 Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90-degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (as measured centerline to centerline). 12 Copperbrook/ MPP16-0001/ H-2015-0029 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 is proposing to construct two residential 16-foot wide alleys, Lower Loon Avenue and Sleeping Deer Avenue; both alleys are proposed to connect to local streets, Los Flores Street and Torana Court. The two alleys are less than 700-feet in length each with a 250-foot offset (measured centerline to centerline). d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to design the alleys with a curb cut type approach. The applicant should be required to install “NO PARKING” signs at the alley/street intersections. Alleys that are public should not include a street name. 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. 7. Roadway Offsets a. Existing Conditions: There are no roads constructed internal to 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 is proposing to construct one local street, Glassford Avenue, to intersect McMillan Road. Glassford Avenue is proposed to intersect McMillan Road approximately 940-feet east of McDermott Road (measured centerline to centerline). The applicant is proposing to construct a local street, Placid Street, to intersect the new collector street, McCrosson Avenue, approximately 490-feet south of McMillan Road (measured centerline to centerline). The applicant is proposing to construct a new collector street, McCrosson Avenue, to intersect McMillan Road at the ½-mile. 13 Copperbrook/ MPP16-0001/ H-2015-0029 The applicant is proposing to construct all internal local streets to provide a minimum 125-foot offset from any other local street; and a minimum offset of 330-feet from any collector roadway. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. 8. Driveways 8.1 McDermott Road a. Existing Conditions: There are 7 undefined driveways onto McDermott Road from the site. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy: District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 20 MPH and daily traffic volumes greater than 200 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. 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. c. Applicant’s Proposal: The applicant is not proposing any changes to the existing driveways. d. Staff Comments/Recommendations: The applicant's proposal does not meet District Driveway policy. However, the existing accesses are consistent with the agricultural use of the property; therefore, staff recommends that the existing accesses remain in use until such time as 9 phase, as depicted on the phasing plan submitted as part of the preliminary plat 14 Copperbrook/ MPP16-0001/ H-2015-0029 application, abutting McDermott Road redevelops. At that time future access may be restricted and further review is required. 9. Temporary Access Maximum Traffic on One Access: District Policy 7205.3.2 states that if a proposed development has only one access to a public street that is a local street, or if it proposes to extend public streets from existing development with only one local street access to the public street system, the maximum forecast ADT to be allowed at any point on the local street access is 1,000 and is subject to fire department requirements for the provision of a secondary access. This volume may be reduced or increased based on information received from the lead land use agency, the applicable fire department, and/or emergency services. The District will also take into consideration the following items when determining whether or not to reduce or increase the maximum allowable ADT: railroad crossings, canal crossings, and topography (foothills vs. flat land), pedestrian connectivity, location of schools, etc. Staff Recommendation: Staff recommends that the applicant construct a 24-foot wide temporary access road onto McMillan Road located approximately a minimum 1,440-feet west of McDermott Road. The temporary access is to provide access for the first four phases of the development and should be closed once the collector street, McCrosson Avenue is constructed. Staff further recommends that a temporary right-of-way easement be provided for the 24-foot wide temporary access road. The easement would be released after McCrosson Avenue is constructed. To ensure the McCrosson Avenue connection is constructed in a timely manner, ACHD staff recommends that the segment of McCrosson Avenue between McMillan Road and the intersection to the south, Placid Street, 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 106 lots. ACHD will not approve plans or sign a final plat which exceeds 106 lots of the development until the segment of McCrosson Avenue between McMillan and Placid Street is constructed, and the temporary right-of-way easement is released. 10. Bridge for Five Mile Creek and Phyllis Canal Crossing The District will require the applicant to provide a road trust for their share of the cost for construction of the future bridge for the crossing of Five Mile Creek and Phyllis Canal (McCrosson Avenue). The applicant should provide the District with a road trust deposit in the amount of $137,500 for its proportionate share of the estimated cost for the proposed bridge of $550,000. 11. 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. 12. 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. 15 Copperbrook/ MPP16-0001/ H-2015-0029 13. Other Access McMillan Road and McDermott Road are classified as minor arterial roadways; McCrosson Avenue is classified as a 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. Dedicate 25-feet of right-of-way from centerline of McMillan Road abutting the site. 2. Construct a 5-foot wide sidewalk a minimum 30-feet from centerline to face of sidewalk behind the existing power poles along McMillan Road abutting the site. 3. 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. 4. Improve McMillan Road with 17-feet of pavement with 3-foot gravel shoulders from centerline abutting the site. 5. Construct a left turn lane on McMillan Road at the McMillan Road/Glassford Avenue intersection when the intersection is first constructed. Coordinate location and length with District staff. 6. Dedicate 37-feet of right-of-way from centerline of McDermott Road abutting the site. 7. Construct McDermott Road as one-half of a 46-foot street section with vertical curb, gutter, 8-foot wide parkway strip and detached 5-foot wide concrete sidewalk abutting the site, plus 12-feet of additional pavement widening beyond the centerline established for the street with 3-foot wide gravel shoulder. 8. The existing accesses on McDermott Road are to remain in use until such time as the property is no longer being used for agricultural purposes; OR phase 9, as depicted on the phasing plan submitted as part of the preliminary plat application, redevelops. At that time future access requires further review by ACHD. 9. Construct a new north/south collector street, McCrosson Avenue, located at the mid-mile between Star Road and McDermott Road abutting the western property line to the south property line, as one-half of a 36-foot street section with vertical curb, gutter, 8-foot wide parkway strip, plus 12- feet of additional pavement widening beyond the centerline, within 38-feet of right-of-way; and a 5-foot wide sidewalk outside of right-of-way. 10. OR; construct the new north/south collector from McMillan Road south to the McCrosson Avenue/ Placid Street intersection as one-half of a 36-foot street section with vertical curb, gutter, 8-foot wide parkway strip, plus 12-feet of additional pavement widening beyond the centerline, within 38- feet of right-of-way; and a 5-foot wide sidewalk outside of right-of-way; and road trust deposit for the remaining improvements from the intersection south to the south property line and provide a temporary cul-de-sac with a minimum turning radius of 45-feet. 11. Pave the temporary turnaround and grant the District a temporary turnaround easement 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. 12. Install a sign at the terminus of the residential collector stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE.” 16 Copperbrook/ MPP16-0001/ H-2015-0029 13. 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. 14. Construct all internal local streets as 34-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalks within 46-feet of right-of-way. Provide a 1-foot wide permanent easement behind the right-of-way line at the back edge of sidewalk to meet District Sidewalk policy. 15. Construct the cul-de-sac, Torana Drive, with minimum turning radii of 45-feet. 16. Construct two residential 16-foot wide alleys, one 560-feet in length, and the second, 600-feet in length. Both alleys are to intersect Los Flores Street to the north and Torana Court to the south. 17. Design the alleys with a curb cut type approach connecting to local streets, Los Flores Street and Torana Court; and a 250-foot offset. 18. Install “NO PARKING” signs at the alley/street intersections. 19. 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. 20. Construct one local street, Glassford Avenue, to intersect McMillan Road 940-feet east of McDermott Road. 21. Construct a local street, Placid Street, to intersect the new collector street, McCrosson Avenue, 490-feet south of McMillan Road. 22. Construct all internal local streets to provide a minimum 125-foot offset from any other local street; and a minimum offset of 330-feet from any collector roadway. 23. Provide a road trust deposit in the amount of $137,500 for construction of the future bridge to span Five Mile Creek and Phyllis Canal (McCrosson Avenue). 24. Provide a temporary right-of-way easement to allow for the construction of a 24-foot wide temporary access road onto McMillan Road located minimum 1,440-feet west of McDermott Road. 25. Release the temporary right-of-way easement and remove the 24-foot wide temporary access road onto McMillan Road when the first segment of McCrosson Avenue is constructed between McMillan Road and the first intersection to the south, Placid Street. 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 106 lots of the development until the first segment of McCrosson Avenue is constructed, and the temporary right-of-way easement is released. 26. Construct the remaining segment of McCrosson Avenue from Placid Street to the south property line with phase 8, as shown in the phasing plan submitted with the preliminary plat. 27. Other than the access specifically approved with this application, direct lot access is prohibited to McMillan Road, McDermott Road, and McCrosson Avenue and shall be noted on the final plat. 28. Payment of impacts fees are due prior to issuance of a building permit. 29. Comply with all Standard Conditions of Approval. 17 Copperbrook/ MPP16-0001/ H-2015-0029 E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of -way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right- of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of -way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 18 Copperbrook/ MPP16-0001/ H-2015-0029 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 Copperbrook/ MPP16-0001/ H-2015-0029 VICINITY MAP 20 Copperbrook/ MPP16-0001/ H-2015-0029 SITE PLAN 21 Copperbrook/ MPP16-0001/ H-2015-0029 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 Copperbrook/ MPP16-0001/ H-2015-0029 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 Copperbrook/ MPP16-0001/ H-2015-0029 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.