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2020-03-09 ACHD   1 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 Development Services Department Project/File: Graycliff Estates Subdivision/MPP19-0027/ H-2019-0129 This is a development agreement modification and preliminary plat application to allow for the development of 200 single family building lots, 2 multi-family lots, 15 common lots, 1 well lot and 3 common driveway lots on 52.46 acres. Lead Agency: City of Meridian Site address: SW of Harris Street between Meridian and Linder Road Staff Approval: XXXX, 2019 Applicant: Star Development, Inc. P.O. Box 518 Meridian, Idaho 83680 Representative: Becky McKay Engineering Solutions, LLP 1029 N. Rosario Street, Suite 100 Meridian, Idaho 83642 Staff Contact: Paige Bankhead Phone: 387-6293 E-mail: pbankhead@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a development agreement modification and preliminary plat application to allow for the development of 200 single family building lots, 2 multi-family lots for the future development of 224 units, 15 common lots, 1 well lot and 3 common driveway lots on 52.46 acres. The final layout and development of the 2 multi-family lots is not proposed at this time. The property is zoned Medium Density Residential (R-8) and High Density Residential (R-40) and is consistent with the City of Meridian’s Comprehensive Plan that designates this area as Medium and High Density Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium-Low Density Residential R-4 South Rural Urban Transition (Ada County) RUT East Medium-High Density Residential R-15 West Medium-Low Density Residential R-4 3. Site History: ACHD previously reviewed this site as an annexation, rezone, and preliminary plat application for 119 single family building lots, 1 multi-family lot, 9 common lots, and 1 well lot on Vicinity Map 2 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 52.46 acres in August 2015. The requirements of this staff report differ from those of the prior action due to the modification to the development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site:  Revolution Ridge Subdivision, consisting of 64 single-family residential lots and 5 common lots on 19.7-acres is located directly north of the site and was approved by the ACHD Commission on March 26, 2014.  Biltmore Estates Subdivision, consisting of 159 single-family residential lots and 12 common lots on 56.19 acres is located northeast of the site and was approved by the ACHD Commission on April 23, 2014.  Brundage Estates Subdivision, consisting of 366 single family building lots, 20 common lots, and 1 additional lot on 136.63 acres is located west of the site and was approved by the ACHD on May 6, 2016.  Stapleton Subdivision consisting of 212 single family building lots and 1 multi-family lot with 28 units on 38 acres located to the east of the site and was approved by ACHD on February 19, 2019. 5. Transit: Transit services are not available to serve this site. 6. Gas Pipeline: The Williams falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to insure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 7. New Center Lane Miles: The proposed development includes 1.65 centerline miles of new public road. 8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):  Amity Road is listed in the CIP to be widened to 5-lanes from Meridian Road to Locust Grove Road between 2026 and 2030.  Victory Road is listed in the CIP to be widened to 3-lanes from Linder Road to Meridian Road between 2026 and 2030.  Victory Road is listed in the CIP to be widened to 3-lanes from Meridian Road to Locust Grove Road between 2026 and 2030.  The intersection of Meridian Road and Amity Road is listed in the CIP to be widened to 6- lanes on the north leg, 6-lanes on the south, 6-lanes east, and 5-lanes on the west leg, and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 3,343 vehicle trips per day; 312 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study C.R. Engineering, Inc. prepared a traffic impact study for the proposed Graycliff Subdivision. Below is an executive summary of the findings as presented by C.R. Engineering, Inc. The following executive summary is not the opinion of ACHD staff and is attached. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have 3 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 additional requirements beyond what is noted in the summary. ITD has also reviewed the TIS and provided comments to the City. a. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). * Acceptable level of service for a two-lane collector is “D” (425 VPH). ** ACHD does not set level of service thresholds for State Highways. *** ACHD does not currently have traffic counts for these roads. Traffic counts were provided by the traffic study. b. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts unless otherwise specified.  The average daily traffic count for Victory Road west of SH-69 (Meridian Road) was 6,269 on 4/17/2019 as reported by the traffic study.  The average daily traffic count for Linder Road south of Amity Road was 3,884 on 10/16/2018.  The average daily traffic count for Kentucky Way south of Victory Road was 1,782 on 6/4/2019 as reported by the traffic study.  The average daily traffic count for Harris Street west Meridian Road was 528 on 6/4/2019 as reported by the traffic study.  The average daily traffic count for SH-69 (Meridian Road) south of Victory Road was 32,372 on 03/15/2018. C. Findings for Consideration 1. South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designat ions. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP recommends the extension of Harris Street west to Linder Road and Kentucky Way south to Amity Road. 2. SH-69/Harris Street Intersection Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **Meridian Road 0-feet Principal Arterial 1,726 N/A Victory Road 0-feet Minor Arterial 353 Better than “E” ***Kentucky Way 0-feet Collector 103 Better than “D” ***Harris Street 286-feet Collector 17 Better than “D” Linder Road 0-feet Minor Arterial 373 Better than “E” 4 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 ITD has issued a comment letter to the City of Meridian regarding improvements to SH-69. Their letter requires that Harris Street be restricted to left-in/right-in/right-out as part of this application and the intersection may be signalized in the future based on the findings and recommends an ongoing corridor study. ACHD has been planning for signalization of the intersection and has required road trust deposits from area developments to allow for signalization of the intersection when warranted. The estimated signal costs for this intersection are $250,000. Developments on the south side of Harris Street, west of SH-69 are responsible for one-half of the overall cost; and developments on both sides of Rumpel Lane on the east side of SH-69, are responsible for one-half the overall cost. Developments will be required to contribute their proportionate share of these costs, based on trips generated from their site. If there are not sufficient funds for the cost of the signal, at the time a signal is warranted, the development that warrants the signal will be required to pay for the improvements; with reimbursement occurring as other developments move forward and pay their share. If/when ITD requires the applicant to install a signal, the applicant will need to obtain plan approval and a permit from ITD for installation of the signal and enter into a signal agreement with ACHD. Although the applicant may be fronting the cost of the signal, the signal agreement will allocate the proportional share of the signal installation with the applicant ultimately contributing 12.5% ($31,250) of the cost with another 12.5% coming from an approved subdivision to the west (Brundage) and 25% coming from Stapleton located east of the site; and the final 50% coming from development located on the east side o SH-69. The signal agreement will include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs as they are collected from the future developments. The applicant will be required to provide a road trust to ACHD for their share of the signal prior to signature of the first final plat that takes access to Harris Street. 3. Harris Street a. Existing Conditions: Harris Street is improved with 2-travel lanes, vertical curb, gutter, 8-foot planter strip and 5-foot wide detached sidewalk abutting the site. There is 26 to 50-feet of right- of -way for Harris Street (25-feet from centerline) due to Harris Street curving to the south. Harris Street stubs at the site’s north property line. 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. 5 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Harris Street is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to extend Harris Street from its current terminus at the site’s northeast property line into the site as a 36-foot wide residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way. 5-foot wide detached concrete sidewalk is proposed outside of right-of-way. Staff Comments/Recommendations: The applicant’s proposal for the street section meets District policy and should be approved, as proposed. For detached sidewalks, the right-of-way may extend to 2-feet behind the back-of-curb and sidewalks should be in a permanent right-of- way easement. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. The easements should extend at least 2-feet as measured behind the back edge of the sidewalk. Harris Street is under a no cut moratorium until January of 2023. A letter of approval from the ACHD pavement moratorium committee will be required prior to any pavement cuts to this roadway. 4. Oakbriar Way a. Existing Conditions: There are no collector roadways within the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. 6 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 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 t he Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Oakbriar Way is designated in the MSM as a 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 54-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct Oakbriar Way south from Harris Street at the half mile. The applicant has proposed construct Oakbriar Way on an adjacent parcel located directly west of the site. The parcel west of the site is owned by the applicant. The applicant has proposed to construct Oakbriar Way as a 36-foot wide residential collector roadway with vertical curb, gutter and 8-foot wide planter strips within 50-feet of right-of-way. 5-foot detached concrete sidewalks are proposed outside of right-of-way. Staff Comments/Recommendations: The applicant’s proposal to construct Oakbriar Way to the south from Harris Street at the half mile and terminate Oakbriar Way at Wilton Wood Street is consistent with ACHD’s MSM and should be approved, as proposed. If the property to the west is not owned by the applicant, the applicant should obtain approval from the property owner to construct the proposed Oakbriar Way. 7 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 The applicant should be required to install a sign at the temporary terminus of Oakbriar Way which states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE.” The applicant should be required to dedicate 50-feet of right-of-way that extends from the terminus of Oakbriar Way to the south property line, as shown in the conceptual figure below, if it hasn’t already been dedicated with the development of Brundage Estates. There is an easement that was granted to the Bureau of Reclamation for the piped Sundell Lateral Irrigation Ditch that runs along the western/southwestern property line of the site. The easement prohibits the applicant from constructing a paved road within the easement. For detached sidewalks, the right-of-way may extend to 2-feet behind the back-of-curb and sidewalks should be in a permanent right-of-way easement. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. The easements should extend at least 2-feet as measured behind the back edge of the sidewalk. 8 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 Right-of-way dedication for the MSM Collector, Oakbriar Way. Sundell Lateral Easement 9 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 MSM Collector conceptual alignment. 5. Internal Local Streets Site Proposed Oakbriar Way MSM Collector 10 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 a. Existing Conditions: There are no local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-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 wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided:  The median is platted as right-of-way owned by ACHD.  The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.  At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers.  The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians.  The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions.  Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. 11 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 c. Applicant’s Proposal: The applicant has proposed to construct the entry portion of Graycliff Way as a 50-foot wide street section with a 12-foot wide center landscape island, two 21-foot wide travel lanes with curb, gutter and an 8-foot wide planter strip with a 5-foot wide detached concrete sidewalk within 75-feet of right-of-way. The applicant has proposed to construct the remaining local streets as a 33-foot wide local street sections with rolled curb, gutter, 8-foot wide planter strips with 5-foot wide detached concrete sidewalk within 60-feet of right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal to construct the entry roadway and all other internal local streets meets District policy and should be approved, as proposed. The center landscape island should and platted as right-of-way owned by ACHD. The applicant or homeowner’s association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. The applicant’s proposal for all other internal local streets meets District policy and should be approved, as proposed. For detached sidewalks, the right-of-way may extend to 2-feet behind the back-of-curb and sidewalks may be placed in a permanent right-of-way easement. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. The easements combined with the right-of -way total should total at least 2-feet as measured behind the back edge of the sidewalk. 6. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Collector Offset Policy: District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). Local Offset Policy: District policy 7207.4.2, requires local roadways intersecting other local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant has proposed to construct one local street, Graycliff Way, to intersect Harris Street, located approximately 460-feet west of Kentucky Way. The applicant has proposed one local street, Wilton Woods Street, to intersect Oakbriar Way, located approximately 670-feet south of Harris Street. The applicant has also proposed several local street intersections in the development. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. 7. Stub Streets a. Existing Conditions: There is one stub street to the site, Harris Street, located at the northeast property line. b. Policy: Stub Street Policy: District policy 7206.2.4 (collector) and 7207.2.4 (local) 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 7206.2.5.4 (collector) and 7207.2.5.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 12 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 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 (collector) and 7207.2.4 (local) 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 has proposed to construct one stub street to the east, Lyra Street, located approximately 120-feet north of the south property line. The applicant has proposed to construct one stub street to the west, Harris Street, located approximately 330-feet south of the north property line. The applicant has proposed to construct one stub street to the south, Bear Claw Avenue, located approximately 475-feet west of the east property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed, except for the proposed stub street for Lyra Street. As part of ACHD’s 2019 action on Stapleton Subdivision located directly east of this site, a stub street to this parcel was not required due to concerns regarding traffic volumes allowed by ACHD on a local street if there is connectivity between the developments. The applicant should be required to remove the stub street for Lyra Street. If the City of Meridian requires emergency access between this site and parcels to the east, then the emergency access should be in place with gates or bollards, as determined by the Fire Department. The applicant should be required to install a sign at the terminus of Harris Street which states that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” The applicant should be required to install a sign at the terminus of Bear Claw Avenue which states that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 8. Traffic Calming a. Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that collector street should be designed to discourage speeds above 35 MPH, and in a residential area collector streets should be designed to discourage speeds above 30 MPH. The design of collector street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic 13 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. b. Staff Comments/Recommendations: The applicants are proposing to construct Colditz Avenue and Lyra Street to be greater than 750-feet in length. These roadways will need to be redesigned to reduce the length of the roadways or to include passive design elements. Speed humps/bumps and valley gutter will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to ACHD’s signature on the first final plat. 9. Future Multi-Family Development The development includes 4.7 and 6.02 acre lots which are proposed to be a future multi-family development. To provide access to the future multi-family site the applicant has proposed to construct a 45-foot wide driveway onto Harris Street that aligns with Kentucky Way and two 25- foot wide emergency access only driveways onto Wilton Woods Street and Ametrine Avenue. Staff recommends approval of the emergency driveway locations as they meet District policy. Both driveways should be paved their full width at least 30-feet into the site beyond the edge of pavement of Wilton Woods Street and Ametrine Avenue. The driveway access location for the future multi-family site should be approved as proposed, but should be limited to a maximum width of 36-feet and constructed as a curb-return type driveway, per District policy 7206.4.6. 10. Bridge Crossings The District will require that the applicant submit the bridge plans for any crossings for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 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. 13. Other Access Harris Street and Oakbriar Way are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. If/when ITD requires the applicant to install a signal, the applicant will need to obtain plan approval and a permit from ITD for installation of the signal and enter into a signal agreement with ACHD. Although the applicant may be fronting the cost of the signal, the signal agreement will 14 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 allocate the proportional share of the signal installation with the applicant ultimately contributing 12.5% of the cost with another 12.5% coming from the approved subdivision to the west (Brundage) and 25% coming from approved subdivisions to the east (Stapleton); and the final 50% coming from development located on the east side of SH-69. The signal agreement will include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs as they are collected from the future developments. The applicant shall provide a road trust deposit to ACHD in the amount of $31,500 prior to signature of the first final plat that takes access to Harris Street. 2. Extend Harris Street line into the site and stub to the west property line, 330-feet south of the north property line, as proposed. 3. Construct Harris Street as a 36-foot wide residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way with 5-foot wide detached concrete sidewalks outside of right-of-way, as proposed. Extend the dedicated right-of-way 2-feet behind the back of sidewalk or 2-feet behind the back of curb and provide a permanent easement for the detached sidewalk located outside of the dedicated right-of-way. 4. Install a sign at the terminus of Harris Street which states that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE.” 5. Construct Oakbriar Way to the south from Harris Street at the half mile and terminate it at Wilton Woods Street, as proposed. 6. Construct Oakbriar Way as a 36-foot wide residential collector roadway street section with vertical curb, gutter, 8-foot wide planter strips within 50-feet of right-of-way and 5-foot detached sidewalks outside of right-of-way, as proposed. Extend the dedicated right-of-way 2-feet behind the back of sidewalk, or 2-feet behind the back of curb and provide a permanent easement for the detached sidewalk located outside of the dedicated right-of-way. 7. Install a sign at the temporary terminus of Oakbriar Way which states that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE.” 8. Dedicate 50-feet of right-of-way for Oakbriar Way from its terminus at Wilton Woods Street to the south property line, if it hasn’t already been dedicated with the development of Brundage Estates. 9. Construct one local street, Graycliff Way, to intersect Harris Street, 460-feet west of Kentucky Way, as proposed. 10. Construct the entry portion of Graycliff Way as a 50-foot wide street section with a 12-foot wide center landscape island, two 21-foot wide travel lanes with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 75-feet of right-of-way, as proposed. Extend the dedicated right-of-way 2-feet behind the back of sidewalk, or 2-feet behind the back of curb and provide a permanent easement for the detached sidewalk located outside of the dedicated right-of-way. Dedicate the island as right-of-way owned by ACHD. Enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. 11. Construct all other internal local streets as 33-foot wide street sections with rolled curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks and dedicate at least 47- feet of right-of-way, as proposed. The right-of-way may extend to 2-feet behind the back of sidewalk or the applicant may reduce the right-of-way to 2-feet behind the back of curb and provide a permanent easement for the detached sidewalk located outside of the dedicated right- of -way. 15 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 12. Construct on local street, Graycliff Way, to intersect Harris Street located 460-feet west of Kentucky Way, as proposed. 13. Construct one local street, Wilton Woods Street, to intersect Oakbriar Way located 670-feet south of Harris Street, as proposed. 14. Construct one local street to the south, Bear Claw Avenue, and stub the street 475-feet west of the east property line, as proposed. Install a sign at the terminus of the stub street which states that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 15. Remove the stub street that is proposed for Lyra Street, or if emergency access is required by the City between this site and the parcels to the west, then the emergency access should be in place with gates or bollards, as determined by the Meridian Fire Department. 16. Redesign Colditz Avenue and Lyra Street to reduce the length of the roadways or to include passive design elements and submit a revised preliminary plat showing the redesigned roadways for review and approval prior to ACHD’s signature on the first final plat. Speed humps/bumps and valley gutter will not be accepted as traffic calming. 17. To provide access to the future multi-family site, construct a maximum 36-foot wide curb return type driveway that aligns with Kentucky Way onto Harris Street and construct two 25-foot wide emergency access only driveways onto Wilton Woods Way and Ametrine Avenue. Pave the driveways their full width at least 30-feet into the site beyond the edge of pavement of Harris Street, Wilton Woods Way and Ametrine Avenue. 18. Replace any broken or deteriorated portions of curb, gutter, and sidewalk on Harris Street abutting the site. 19. Harris Street and Oakbriar Way are classified as collector roadways and other than access approved with this application, direct lot access is prohibited to these roadways and shall be noted on the final plat. 20. Submit bridge plans for any crossings for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 21. Harris Street is under a pavement moratorium until January of 2023. A letter of approval from the ACHD pavement moratorium committee will be required prior to any pavement cut for this roadway. 22. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 23. Payment of impacts fees are due prior to issuance of a building permit. 24. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right -of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act 16 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 (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 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 17 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 VICINITY MAP 18 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 SITE PLAN 19 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 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 it s 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. 20 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 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. 21 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 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 and Clerk of the District, 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. 22 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 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 11:00 a.m. 2 days 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. 23 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 24 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 25 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129 26 DRAFT - Graycliff Estates Subdivision/ MPP19-0027/ H-2019-0129