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CC- Logan Creek (Revised) ACHD Report   1 Logan Creek / MPP15-0029 / H-2015-0037 Development Services Department Project/File: Logan Creek Subdivision / MPP15-0029 / H-2015-0037 The applicant is requesting preliminary plat approval for Logan Creek Subdivision. The proposed development consists of 67 single family residential lots, with 18 common lots on 21.76 acres, the site is currently zoned R-4.The site is located at 4617 & 4620 S. Martinel Lane in Meridian, Idaho. Lead Agency: City of Meridian Site address: 4617 & 4620 S. Martinel Ln. Staff Approval: February 5, 2016 REVISED April 20, 2016 Applicant: Jim Jewett JLJ, Inc. P.O. Box 280 Eagle, ID 83616 Representative: Sawtooth Land Surveying, LLC 2030 S. Washington Ave. Emmett, ID 83617 Staff Contact: Austin Miller Phone: 387-6335 E-mail: amiller@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting preliminary plat approval for Logan Creek Subdivision. The proposed development consists of 67 single family residential lots, with 18 common lots on 21.76 acres. The site is located at 4617 & 4620 S. Martinel Lane in Meridian, Idaho. The applicant’s proposal is consistent with the City of Meridian’s Future Land Use Map which calls for medium density residential within the vicinity of the site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transitional (Ada County) RUT South Rural Urban Transitional (Ada County) RUT East Rural Urban Transitional (Ada County) RUT West Rural Urban Transitional (Ada County) RUT 3. Site History: ACHD previously reviewed this site as Nesting Swan Ranch Subdivision in February 2015. The requirements of this staff report are consistent with those of the prior action. 2 Logan Creek / MPP15-0029 / H-2015-0037 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site:  Hill’s Century Farm Subdivision consisting of 675 single family lots, 47 common lots and 1 school site was approved by ACHD on November 7, 2014 and is located south of the site.  Shelburne Subdivision consisting of 78 single family lots and 15 common lots was approved by ACHD on June 4, 2015 and is located immediately north of the site and south of Zaldia Street. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: This development will add approximately 0.69 new centerline miles of roadway to the public street inventory. 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/ Integrated Five Year Work Plan:  Eagle Road is listed in the IFYWP to be widened to 5 lanes between Amity Road and Victory Road with design scheduled to begin in 2018.  Amity Road is listed in the CIP to be widened to 5 lanes between Locust Grove Road and Eagle Road between 2022 and 2026.  The intersection of Amity Road and Eagle Road is listed in the CIP have a dual-lane roundabout constructed and to be widened to 5 lanes on the north leg, 4 lanes on the south, 4 lanes east, and 4 lanes on the west leg, between 2022 and 2026.  The intersection of Amity Road and Locust Grove Road is listed in the CIP to have a dual-lane roundabout constructed and to be widened to 4 lanes on the north leg, 4 lanes on the south, 5 lanes east, and 5 lanes on the west leg, and signalized between 2017 and 2021. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 647 additional vehicle trips per day (19 existing); 68 additional vehicle trips per hour in the PM peak hour (2 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a two-lane minor arterial is “D” (550 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts.  The average daily traffic count for Eagle Road north of Amity Road was 8,914 on April 3, 2014. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Eagle Rd. 400-feet Principal Arterial 561 Better than “E” Better than “E” Amity Rd. 575-feet Minor Arterial 480 Better than “D” Better than “D” 3 Logan Creek / MPP15-0029 / H-2015-0037  The average daily traffic count for Amity road east of Eagle road was 5,086 on June 24, 2014. C. Findings for Consideration 1. The South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long range planning tool developed to plan for future growth in the South Meridian Area by identifying future roadway, intersection, and corridor needs. The SMTP provides a framework for future roadway improvem ents based on the land use designations. The plan also investigates alternative transportation solutions including pedestrian and bicycle pathways. The plan was created in collaboration the City of Meridian and was adopted by the ACHD Commission in May of 2009. The SMTP recommends preserving right-of-way for future widening of Amity and Eagle Roads to 5 lanes. 2. Amity Road a. Existing Conditions: Amity Road is improved with 2-travel lanes 27 to 38-feet of pavement a 4 to 6-foot wide shoulder and no curb, gutter or sidewalk abutting the site. There is 86 to 70- feet of right-of-way for Amity Road (50 to 40-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 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- 4 Logan Creek / MPP15-0029 / H-2015-0037 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 Amity Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 47 -foot street section within 76-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing improvements to Amity Road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy and should not be approved, as proposed. The applicant should be required to construct a 5- feet wide detached concrete sidewalk located a minimum of 31-feet from centerline on Amity Road abutting the site. The applicant should provide a permanent right-of-way easement for the public sidewalks located outside of the dedicated right-of-way. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. There is already 40 to 50-feet of right-of-way for Amity Road abutting the site. As such, no additional right-of-way dedication should be required as part of this application. Consistent with ACHD Frontage Improvement Policy, the applicant should be required to widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulders on Amity Road abutting the site. 3. Eagle Road a. Existing Conditions: Eagle Road is improved with two travel lanes, 41 to 26-feet of pavement, a 5 to 10-foot wide shoulder and no curb, gutter or sidewalk abutting the site. There is 118 to 64-feet of right-of-way for Eagle Road (58 to 40-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 Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. 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. 5 Logan Creek / MPP15-0029 / H-2015-0037 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 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 Arterial Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant has not proposed any improvements to Eagle Road abutting the site. d. Staff Comments/Recommendations: The applicant should be required to dedicate right-of- way to total 48-feet from the centerline of Eagle Road where is does not currently exist and construct a 5-foot wide detached concrete sidewalk on Eagle Road abutting the site located a minimum of 41-feet from the centerline of Eagle Road abutting the site. The applicant should be required to provide a permanent right-of-way easement for the public sidewalks located outside of the dedicated right-of-way. Consistent with ACHD Frontage Improvement Policy, the applicant should be required to widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulders on Eagle Road abutting the site. 4. Internal Streets a. Existing Conditions: There are no public streets internal to the site. There is one private road, Martinel Lane, which is currently used to access 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: 6 Logan Creek / MPP15-0029 / H-2015-0037 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 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. 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. 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 7 Logan Creek / MPP15-0029 / H-2015-0037 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. c. Applicant’s Proposal: The applicant is proposing to reconstruct the private road as a public street. The applicant is proposing to construct the south portion of Martinel Avenue (up to approximately 600-feet north of Amity Road) as a 33-foot street section complete with rolled curb, gutter, and 5-foot wide attached concrete sidewalks within 50-feet of right-of-way. The right-of-way is proposed to extend east to the property line abutting the Diamond View Assisted Living facility (3570 E. Amity Road). The remainder of Martinel Avenue is proposed to be constructed as ½ of a 33-foot street section with rolled curb, gutter, and a 5-foot wide attached concrete sidewalk on the east side, and 12-feet of pavement on the west side, within 37-feet of right-of-way (the right-of-way abuts the property line to the west). The remaining streets internal to the site are proposed to be constructed as 33-foot street sections, complete with rolled curb, gutter and 5-foot wide attached concrete sidewalks within 46-feet of right-of-way. The applicant is proposing 2 streets (Merrivale Place and Santo Stefano Street) to terminate as a cul-de-sac. Each is proposed to have a 50-foot turning radius. d. Staff Comments/Recommendations: The applicant’s proposal to construct the southern portion of Martinel Avenue as a 33-foot street section with rolled curb, gutter and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way (for the first approximately 600-feet) meets District policy and should be approved, as proposed. The right-of-way for Martinel Avenue should extend to the site’s east property line abutting the Diamond View Assisted Living facility (3570 E. Amity Road). This will allow for future access to Martinel Avenue, and for the future/potential closure of their existing driveway off of Amity Road. The applicant’s proposal to construct the northern portion of Martinel Avenue as ½ of a 33-foot street section with rolled curb, gutter, and a 5-foot wide attached concrete sidewalk on the east side, and 12-feet of pavement on the west side meets District policy and should be approved as proposed. The applicant should also be required to construct a 3-foot wide gravel shoulder and borrow ditch. Additional right-of-way dedication may be necessary beyond the proposal. The applicant’s proposal to construct all other internal streets as 33-foot street sections, complete with rolled curb, gutter and 5-foot wide attached concrete sidewalks meets District policy and should be approved as proposed. The applicant’s proposal to provide 46-feet of right-of-way does not meet District policy. The applicant should be required to provide 47-feet of right-of-way; Or the applicant should be required to provide 46-feet of right-of-way and a 6- inch easement beyond the right-of-way on both sides, totaling 2-feet beyond the back edge of sidewalk. The applicant should be required to provide written approval for use of the reduced street section from the Meridian Fire Department. The applicant’s proposal to terminate 2 streets (Merrivale Place and Santo Stefano Street) as cul-de-sacs with a turn radius in excess of 45-feet meets District policy and should be approved as proposed. 5. Roadway Offsets a. Existing Conditions: There are no roadway offsets within the site. 8 Logan Creek / MPP15-0029 / H-2015-0037 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 and 425-feet from all other existing driveways as identified in Table 1a (7205.4.6). Local Offset Policy: 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 new local street, Martinel Avenue, to intersect Amity Road located approximately 895-feet east of Eagle Road (measured centerline to centerline). There is an existing private road in this location which provides access to 2 single family homes. The proposed public street is located 253-feet west of an existing driveway for Diamond View Assisted Living. The applicant’s proposal includes all internal street offsets in excess to the 125-foot minimum. d. Staff Comments/Recommendations: The applicant’s proposal to construct Martinel Avenue to intersect Amity Avenue meets District Street Location policy, which requires local streets intersecting minor arterials to offset by 660-feet from other streets. However, the applicant’s proposal does not meet the driveway offset requirements, which requires local streets to offset driveways by 425-feet. As proposed, the new public street would offset the existing driveways to the east by 253-feet. Staff recommends a modification of policy to allow the street to be located, as proposed. Staff’s recommendation is due to the fact that the right-of-way for Martinel Avenue will extend to the east property line allowing for the driveway to be closed in the future, and the road is proposed to be located outside of the influence area of the intersection. All proposed internal streets meet the required 125-foot minimum offset, and should be approved as proposed. 6. Stub Streets a. Existing Conditions: There are no stub streets within the site. b. Policy: 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 9 Logan Creek / MPP15-0029 / H-2015-0037 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 north, Martinel Avenue, located at the site’s northernmost property line. The stub street is to be aligned with a previously approved stub street as part of Shelburne Subdivision. The applicant is also proposing to construct a stub street (Palatino Ave.) in excess of 150-feet to the southwest corner of the site, stubbing south to 3290 E. Amity Road. The applicant has proposed to construct a temporary turnaround at the terminus of the stub street. An additional stub west to 3290 E. Amity Road is proposed, and is less than 150-feet in length. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. If the stub street in Shelburne Subdivision is constructed before this site is final platted, then the applicant should extend the stub street into the site. If the stub street has not been constructed then the applicant should be required to install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The proposed temporary turnaround on Palatino Avenue extends onto 2 buildable lots. These lots shall be encumbered by a temporary turnaround easement and identified on the plat as non-buildable lots until the street is extended. It is recommended that the turnaround be located on 1 buildable lot. The applicant should be required to install a sign at the terminus of the stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The applicant should be required to provide written approval for use of the proposed turnaround from the Meridian Fire Department. Also, 6-inch thick sidewalk should be required along the turnaround throat at the terminus of Palatino Avenue. 7. 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. 8. 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. 9. Other Access Eagle Road is classified as a principal arterial and Amity Road is classified as a minor arteria l 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. Construct a 5-foot wide detached concrete sidewalk on Amity Road located a minimum of 31-feet from centerline abutting the site. The sidewalk should taper on the west end of the property keeping the back edge of walk 2-feet from the property line. 10 Logan Creek / MPP15-0029 / H-2015-0037 2. Widen the pavement on Amity Road to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulders abutting the site. 3. Dedicate right-of-way on Eagle Road to total 48-feet from the centerline where it does not currently exist. 4. Construct a 5-foot wide detached concrete sidewalk on Eagle Road abutting the site located a minimum of 42-feet from the centerline of Eagle Road abutting the site. Taper the sidewalk on the south end of the property to retain the back edge of walk 2-feet from the property line. 5. Widen the pavement on Eagle Road to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulders abutting the site. 6. Construct the southern portion of Martinel Avenue (from Amity Road north for approximately 600- feet) as a 33-foot street section with rolled curb, gutter and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way meets District policy and should be approved, as proposed. The right-of-way for Martinel Avenue should extend to the site’s east property line abutting the Diamond View Assisted Living facility (3570 E. Amity Road). 7. Construct Martinel Avenue to intersect Amity Road approximately 253-feet west of the existing driveway for Diamond View Assisted Living. 8. Construct the northern portion of Martinel Avenue as ½ of a 33-foot street section with rolled curb, gutter and a 5-foot wide attached concrete sidewalk on the east side, and 12-feet of pavement, a 3-foot wide gravel shoulder, and borrow ditch on the west side. The right-of-way should extend from 2-feet behind the back of the sidewalk, west to the property line with 4606 S. Eagle Road. 9. Construct all other internal streets as 33-foot street sections, complete with rolled curb, gutter, and 5-foot wide attached concrete sidewalks within a minimum of 47-feet of right-of-way (OR 46-feet of right-of-way and a 6-inch easement beyond the right-of-way on both sides, totaling 2-feet beyond the back edge of sidewalk). Provide written approval for use of the reduced street section from the Meridian Fire Department. 10. Construct the terminus of Merrivale Place and Santo Stefano Street as cul-de-sacs with a minimum turning radius of 45-feet. 11. Construct one stub street to the north, Martinel Avenue, located at the sites northernmost property line. The stub street is to be aligned with a previously approved stub street as part of Shelburne Subdivision. If the stub street in Shelburne Subdivision is constructed before this site is final platted, then the applicant should extend the stub street into the site. If the stub street has not been constructed then the applicant should be required to install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 12. Construct a stub street (Palatino Ave.) to the southwest corner of the site, stubbing south to 3290 E. Amity Road. Construct a temporary turnaround at the terminus of the stub street and install a sign at the terminus stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 13. Construct a stub street to the southwest corner of the site, stubbing west to 3290 E. Amity Road. Install a sign at the terminus stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 14. Payment of impacts fees are due prior to issuance of a building permit. 15. 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). 11 Logan Creek / MPP15-0029 / H-2015-0037 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. 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 12 Logan Creek / MPP15-0029 / H-2015-0037 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 13 Logan Creek / MPP15-0029 / H-2015-0037 VICINITY MAP 14 Logan Creek / MPP15-0029 / H-2015-0037 SITE PLAN 15 Logan Creek / MPP15-0029 / H-2015-0037 SITE PLAN (CONTINUED) Revised Layout of Southern Portion 16 Logan Creek / MPP15-0029 / H-2015-0037 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. 17 Logan Creek / MPP15-0029 / H-2015-0037 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 si te 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. 18 Logan Creek / MPP15-0029 / H-2015-0037 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 aff irm 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. 19 Logan Creek / MPP15-0029 / H-2015-0037 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission’s next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission.