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2020-06-30 ACHD MER20-0068 Pinnacle_Apex Rezone Development Services Department CHD Project/File: Apex Rezoning/ MER20-0068/ H-2020-0066 This is an annexation and rezone application to annex 40.09 acres with R-2 zoning, and rezone 264.06 acres from R-4 to R-8, 76.93 acres to R-15, and 43.28 acres to C- C (totaling 424.36 acres). Lead Agency: City of Meridian Site address: At the intersection of Locust Grove Road and Lake Hazel Road Staff Approval: June 30, 2020 Applicant: Brighton Murgoitio Et Al 2929 W. Navigator Drive Meridian, ID 83642 Representative: Michael D. Wardle 2929 W. Navigator Drive, #400 Meridian, ID 83642 Staff Contact: Paige Bankhead, E.I. Phone: 387-6293 E-mail: pbankhead(@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation and rezone application to annex 40.09 acres with R-2 zoning, and rezone 264.06 acres from R-4 to R-8, 76.93 acres to R-15, and 43.28 acres to C-C (totaling 424.36 acres). The City of Meridian's Future Land Use Map designates this area as low density residential, medium density residential, medium-high density residential, and mixed-use with a police station. The applicant has also submitted 2 preliminary plat applications, Apex Northwest and Apex Southeast, with this annexation and rezone application. A separate staff report will be issued for each preliminary plat application. 1 Apex Rezoning/ M ER20-0068/H-2020-0066 ■ ©i ■ LAXIENAZELKO f ■ + F 6L Vicinity Map Apex Rezoning/ MER20-0068/H-2020-0066 I E.AMITY RD. I - r - 11 R-8 a NAP z Q E R-2 R-8 R-4 APEX NORTHWEST SUBDIVISION PRE-PLAT R-15 C-C 1 E.LAKE HAZEL RD. _[NNAP I I I 1 w - + -� � I I R-8 ®® fELF APEX SOUTHEAST SUBDIVISION PRE-PLAT Proposed Zoning and 2 Preliminary Plat proposals 2. Description of Adjacent Surrounding Area: Direction I Land Use Zoning North Rural Urban Transition, Estate Residential Ada Count RUT, R-1 South Rural Urban Transition (Ada County), Medium-Low Density Residential RUT, R-4 East Rural Urban Transition Ada County), Medium-Low Density Residential RUT, R-4 West Rural Urban Transition Ada County), Medium-Low Density Residential RUT, R-4 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Lavender Height Subdivision, a 187-lot residential development located directly to the east of the site approved by ACHD on March 27, 2020. 5. Transit: Transit services are not available to serve this site. 3 Apex Rezoning/ M E R20-0068/H-2020-0066 6. Gas Pipeline: The Williams pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to ensure 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 0.0 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. The impact fee assessment will not be released until the civil plans are approved by ACHD. 9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Eagle Road is scheduled in the IFYWP to be widened to 5-lanes from Lake Hazel Road to Amity Road in 2023. • Eagle Road is scheduled in the IFYWP to be widened to 5-lanes from Amity Road to Victory Road in 2021. • Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Eagle Road to Cloverdale Road in 2024. • Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Cloverdale Road to Five Mile Road. • The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be widened to 5-lanes on the north leg, 4-lanes on the south leg, 3-lanes on the west leg and 4- lanes on the east leg and signalized in 2023. • The intersection of Locust Grove Road and Victory Road is scheduled in the IFYWP to be constructed as a multi-lane roundabout with 4-lanes on the north and south legs and 2-lanes on the east and west legs in 2021. • Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Locust Grove Road to Eagle Road between 2026 and 2030. • Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Meridian Road (SH-69) to Locust Grove Road between 2026 and 2030. • Amity Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle Road between 2026 and 2030. • The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be reconstructed as a single lane roundabout widened to 3-lanes on the north leg, 2-lanes on the south, 2-lanes east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane between 2026 and 2030. • The intersection of Lake Hazel Road and SH-69 is listed in the CIP to be widened to 7-lanes on the north, south, west and east legs and signalized between 2026 and 2030. • The intersection of Locust Grove Road and Amity Road is listed in the CIP to widened to 4- lanes on the north leg, 3-lanes on the south leg, 5-lanes on the west leg and 6-lanes on the east leg and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: The following table includes trip generation rates for anticipated land uses, based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. 4 Apex Rezoning/ M ER20-0068/H-2020-0066 Unit of Average Daily PM Peak Land Use Measurement Trips Hour Trip Generation Single Family Detached Per Dwelling Unit 9.44 1 Multifamily Housing (1-2 stories) Per Dwelling Unit 7.32 0.56 General Office Per 1,000 square 9.74 1.15 feet Shopping Center Per 1,000 square 37.75 3.81 pp g feet High-Turnover (Sit-Down) Per 1,000 Square 112.18 9.77 Restaurant feet Fast Casual Restaurant Per 1,000 square 315.17 14.13 feet 2. Traffic Impact Study The applicant has submitted a Traffic Impact Study for Apex Northwest and Apex Southeast preliminary plat applications that have been submitted. The Executive Summary for the Traffic Impact Study can be found as Attachment 3. The Traffic Impact Study will be reviewed and addressed in detail in the staff reports for the two preliminary plat applications. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Functional PM Peak PM Peak Hour Roadway Frontage Classification Hour Level of Service Traffic Count SH-69** 780-feet Principal Arterial 1,513 N/A Lake Hazel Road 21640-feet Principal Arterial 167 Better than "D" (West of Locust Grove Rd) Lake Hazel Road 1,320-feet Principal Arterial 351 Better than "D" (East of Locust Grove Rd) Locust Grove Road 1,320-feet Minor Arterial 181 Better than "D" (north of Lake Hazel Rd) Locust Grove Road 2,640-feet Minor Arterial 143 Better than "D" (south of Lake Hazel Rd) Amity Road 0-feet Minor Arterial 389 Better than "D" * 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 "E" (575 VPH). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for SH-69 north of Lake Hazel Road was 28,395 on 10/24/2019. • The average daily traffic count for Lake Hazel Road east of SH-69 was 3,747 on 6/12/2018. 5 Apex Rezoning/ M E R20-0068/H-2020-0066 • The average daily traffic count for Lake Hazel Road east of Eagle Road was 6,326 on 8/29/2019. • The average daily traffic count for Locust Grove Road north of Lake Hazel Road was 2,582 on 10/16/2018. • The average daily traffic count for Locust Grove Road south of Lake Hazel Road was 1,485 on 5/22/2018. • The average daily traffic count for Amity Road east of SH-69 was 4,893 on 6/14/2017. C. Findings for Consideration This application is for annexation and rezone only. Listed below are some findings for consideration that the District may identify when it reviews future development applications. The District may add additional findings for consideration when it reviews a specific redevelopment application. 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 designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP recommends the following abutting and within the site: • Preserving right-of-way for the future widening of Lake Hazel Road to 5-lanes and the construction of 6-foot wide detached sidewalks on Lake Hazel Road extending 1,320-feet to the east and west of Locust Grove Road, and the construction of 7-foot wide detached sidewalks for the remaining segments of Lake Hazel Road abutting the site. • Preserving right-of-way for future widening of Locust Grove Road to 3-lanes and the construction of 7-foot wide detached sidewalks. • Preserving right-of-way for future construction of a 2-lane residential collector roadway and the construction of 5-foot wide detached sidewalks. • Preserving right-of-way for future construction of a 3-lane commercial collector roadways and the construction of 6-foot wide detached sidewalks. 2. State Highway SH-69 /Meridian Road SH-69/Meridian Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, the City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on SH-69/Meridian Road. 3. Lake Hazel Road a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Lake Hazel Road (25-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. 6 Apex Rezoning/ M E R20-0068/H-2020-0066 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. 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 Lake Hazel Road is designated in the MSM as a Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-feet of right-of-way extending 1,320-feet to the east and west of Locust Grove Road, and as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-feet of right-of-way for the remaining segments of Lake Hazel Road abutting the site. c. Staff Comments/Recommendations: The applicant will be required to dedicate additional right-of-way to total 50-feet from the centerline of Lake Hazel Road abutting the site with the future development application(s). The applicant will also be required improve Lake Hazel Road abutting the site with pavement widening to total 17-feet from the centerline of the roadway. Additional improvements may be required based on the findings in the TIS. 4. Locust Grove Road 7 Apex Rezoning/ M ER20-0068/H-2020-0066 a. Existing Conditions: Locust Grove Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Locust Grove Road (25-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to 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 Locust Grove Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section within 74-feet of right-of-way. c. Staff Comments/Recommendations: The applicant will be required to dedicate additional right-of-way to total 37-feet from the centerline of Locust Grove Road abutting the site with the 8 Apex Rezoning/ M E R20-0068/H-2020-0066 future development application(s). The applicant will also be required improve Locust Grove Road abutting the site with pavement widening to total 17-feet from the centerline of the roadway. Additional improvements may be required based on the findings in the TIS. 5. New Commercial, Industrial and Residential Collector Roadways a. Existing Conditions: There are no existing collector roadways within the site. There is one commercial collector roadway, Bloomerang Avenue, proposed to be constructed with the plat to stub to the site's east property line at the quarter-mile north of Lake Hazel Road. The stub street is not yet constructed and was approved as part of ACHD's action on Lavender Heights Subdivision located directly east of the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk 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. 9 Apex Rezoning/ M E R20-0068/H-2020-0066 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. Continuation of Streets Policy: District Policy 7206.2.4 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. 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. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Commercial Collector. The new collector roadway should intersect Lake Hazel Road at the quarter mile east and west of Locust Grove Road and intersect Locust Grove Road approximately at the quarter mile north and south of Lake Hazel Road. The Commercial Collector typology as depicted in the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, a 46-foot street section within 70-feet of right-of-way. 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. New collector roadways were identified on the MSM with the street typology of Residential Collector. The new collector roadways should intersect Lake Hazel Road at the half mile west of Locust Grove Road, intersect Locust Grove Road at the half mile south of Lake Hazel Road and intersect SH-69 at the half mile north of Locust Grove Road. The Residential Collector typology as depicted in the Livable Street Design Guide 10 Apex Rezoning/ M E R20-0068/H-2020-0066 recommends a 2-lane roadway with bike lanes, a 36-foot street section within 50 to 70-feet of right-of-way. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Industrial Collector. The new collector roadway should align with the MSM residential collector roadway at the half mile between Locust Grove Road and SH-69. The Industrial Collector typology as depicted in the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, a 46-foot street section within 70-feet of right-of-way. .r�• � s� L W. r> s El c i' ' FRMbR ii€tii',n J Industri E Su[alld IV al - ; h 6, � Ley[hl Residential � � F,�� t , RP s •.rim .. {P.rtaine ��' Commercial View i N - _ -- —��I E L7 Hazel1Rd Re14. sidential E Lapalli,�ry +Men \ 11 Apex Rezoning/ M ER20-0068/H-2020-0066 c. Staff Comments/Recommendations: With the future development application(s), the applicant should be required to construct the commercial and residential collector roadways consistent with the MSM. MSM collector roadways that are shown abutting the site should be constructed as '/z of the street section 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. Additional improvements may be required based on the findings in the TIS. Modifications to the MSM will require ACHD Commission action, consistent with District policy. 6. Local Roads a. Existing Conditions: There are no local roadways 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. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, 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 wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. 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. 12 Apex Rezoning/ M E R20-0068/H-2020-0066 The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, but not limited to, a "hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Staff Comments/Recommendations: The future development application(s) will be subject to the District policies listed above. 7. 27-foot Local Streets a. Existing Conditions: There are no local streets within the site. b. Policy: Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District Policy 7207.5.2 states that the width of a reduced urban local street shall be 27-feet (back-of- curb to back-of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides 13 Apex Rezoning/ M E R20-0068/H-2020-0066 and shall typically be within 41-feet of right-of-way. Unless approved in writing by the land use agency, this street section is not allowed by the City of Kuna and City of Star. In some cases this street width may not accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional roadway width is necessary to extend the utilities. Although some parking is allowed by the following subsections, the District will further restrict parking on a reduced width street if curves or other physical features cause problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. One of the following three sets of design conditions shall apply. Design Condition #1: Parking is allowed on one side of a reduced width street when all of the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The developer shall install NO PARKING signs on one side of the street, as specified by the District and as specified by the appropriate fire department. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no possibility that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. Design Condition #2: Parking is allowed on both sides of a reduced width street when the street layout has the qualities of a road grid system. This provides fire trucks and other emergency vehicles alternate routes of access since the ability to pass another vehicle may be compromised by placement of parked vehicles on both sides of the street. The following criteria shall be met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. • The block length of the street shall not exceed 500-feet, measured between centerlines. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. • A minimum of two street connections shall be provided to each end of the street with the reduced width. The two connecting streets shall each connect to the larger street system to provide the intended alternate routes of access. A street system that has one street connection to the larger street network on one end and a loop/circle street on the other end with no outlet shall not be approved. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. Design Condition #3: Parking is allowed on both sides of a reduced width residential street with passing pockets that are created when two driveways are constructed near the same property line, where a 50-foot segment will not have on—street parking on the side of the street with the driveways. This provides fire trucks and other vehicles areas to move to the side of the street to allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on both sides of a reduced width street when the following criteria are met: • The street is in a residential area. • The developer shall provide written approval from the appropriate fire department or emergency response unit in the jurisdiction. 14 Apex Rezoning/ M E R20-0068/H-2020-0066 • Driveway locations are predetermined with curb cuts for the driveways to be installed when the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be paired with an adjacent lot. If there are an odd number of lots, one lot at either end of the street will not be paired. Each pair of lots shall locate its driveway 5-feet from the shared lot line of the pair. • This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way. • The lots cannot abut an alley. • Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local streets, 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. c. Staff Comments/Recommendations: The future development application(s)will be subject to the District policies listed above. 8. Minor Urban Local Street (24-foot Street) a. Existing Conditions: There are no local streets within the site. b. Policy: Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined as a reduced width local street that provides direct lot access for residential uses, and in limited circumstances, commercial or mixed use as described below. Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of 24-feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is utilized in a gridded street system with alleys, vertical curb shall be required and direct lot access shall be restricted. Where the minor local street is utilized, with residential open space scenarios, rolled curb or ribbon curbing (with an inverted crown), is allowed if access to the rear of the parcels is provided from the minor local street. Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides, unless as otherwise described below or approved by ACHD and the lead land use agency. The sidewalk for this street section may be located within a permanent right-of-way easement. If the sidewalk is located within an easement, the minimum right-of-way width for this street section is 28-feet, to allow for 2-feet behind the back-of-curb on each side. Sidewalk may not be required, or may be required on one side only as determined by the lead land use agency, 15 Apex Rezoning/ M E R20-0068/H-2020-0066 if the minor local street is used in residential areas where houses accessing the minor local street are built with the front of the house (including the front door) facing the common or open space lots that include a connected system of sidewalks or paved pathways and the lotting pattern is mirrored on both sides of the street. Parking: Parking is prohibited on both sides of this street section. "No Parking" signs are required. Alternative parking for guests, visitors, auxiliary residential parking, and deliveries shall be provided and shall be designated and located in coordination with the lead land use agency. Typically, this parking will be provided via community parking spaces located within walking distance of these types of residences. Walking distance shall be defined by the lead land use agency. Requirements (This street section may only be used if the following conditions are met): • The maximum projected ADT is less than 400. • The street connects to two other standard size streets. • There is support from the lead land use agency (either from staff or Commission/ Council). • Maximum block length of 600-feet. • In commercial or mixed use areas where urban designs utilizing alleys are desirable, but may be impractical due to access restrictions to classified roadways(arterials, collectors, and residential collectors). In this example, the minor local street would parallel the access-restricted roadway and would provide direct access to the commercial or mixed- use lots. • No portion of a building shall be over 30-feet in height. If any portion of a building is over 30-feet in height, aerial fire apparatus is required and a 26-foot wide street is required (International Fire Code Appendix D Section C105). However, a 26-foot wide street, with a minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local street are met. c. Staff Comments/Recommendations: The future development application(s)will be subject to the District policies listed above. 9. Alleys a. Existing Conditions: There are no alleys within the site. b. Policy: New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700- feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency's required block length. Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right-of-way is prohibited. "No Parking" signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley 16 Apex Rezoning/ M E R20-0068/H-2020-0066 shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20- feet for back-up space). Alleys as Stub Street Policy: District Policy 7210.3.5 states that alleys may be constructed as stubs to adjacent properties if the same land use pattern is desired by the lead land use agency and the continuation of the alley is associated with a parallel stub street with an appropriate turnaround. The District will only consider an alley as a stub street if there is full support from the lead land use agency (indicated either by staff or Commission/Council support). Some lead land use agencies may require a temporary turnaround at the end of the stubbed alley. Typically support will be granted from the lead land use agency if the property being stubbed to is either zoned similarly or has the same comprehensive plan designation as the property being developed (i.e. densities and land use layout are anticipated to be similar). Prior to the District approving an alley as a stub, the applicant shall seek comment and/or a conceptual plan from the adjacent property owner. If an alley is to be stubbed to an adjacent property for future development the area should have an established circulation plan that supports the temporary dead-end. An alley may be stubbed to an adjacent property; there may be interim restrictions on building lots, turnarounds, sanitary service provision, emergency access provision, and other related items. Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90- degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline to centerline). Alley/Alley Intersection Policy: District policy 7210.3.7.1 states that alley to alley intersection may only be considered or allowed under the specific circumstances identified below: • The lead land use agency supports the land use proposing an alley to alley intersection. • The intersecting alleys provide access to residential uses. On a case by case basis the District will consider allowing the alley to alley intersections for mixed use areas within a development. • For alley/alley intersections, base the sight triangle on the 10x20 and use ACHD Policy 7200 Figure 3, but decrease the driver's eye location to 10' from the edge of travel way. • For the horizontal curves in an alley base the clear sight triangle on AASHTO equation 3- 38. HSO=R(1-cos(28.65*S/R)). The value for S shall be based on a single vehicle approaching a nonmoving object at 15 mph. • Appropriate radii and site distances are accommodated at the alley/alley intersection. The minimum inside radius at the alley/alley intersection shall be 28-feet and the minimum outside radius shall be 48-feet. The radii at the intersection shall accommodate the planned design vehicle, most typically a sanitary services vehicle. • The sight triangles shall either be identified as common spaces with landscaping restrictions or permanent easements identified on the plat. 17 Apex Rezoning/ M E R20-0068/H-2020-0066 • A coordination meeting is held with the applicable agency staff (fire department, police department, sanitary service provider, land use agency, and ACHD) to discuss and resolve potential issues. • The crossing alley has a maximum block length of 500-feet (measured near edge to near edge of the intersecting streets). The crossing alley shall intersect a public street at each end and shall not terminate at another alley. The crossing alley is the alley that has intersections with two public streets and an intersection with the perpendicular alley. Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local streets, the District may consider a reduced offset if the lead land use agency's required lot size allows for shorter buildable lots. Alley/Collector Street Intersections Policy: District Policy 7210.3.7.3 states that alleys may intersect collector roadways. Alleys intersecting collector roadways shall generally be designed with a curb return type approach with a minimum back of curb radius of 28-feet. Typically, alleys will only intersect classified collector roadways within a downtown gridded street system setting. Alleys shall generally intersect the residential collector or collector streets in the middle of the block equally offsetting the intersecting streets. If the alley/collector intersection does not occur within a gridded street system, then alley/collector intersection shall offset any other intersection by the standard driveway offset requirements as outlined in Section 7206.4. c. Staff Comments/Recommendations: The future development application(s)will be subject to the District policies listed above. 10. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Local Street Intersection Spacing on Principal 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 1,320-feet as measured from all other existing roadways as identified in Table 1 b (7205.4.7). Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1 a (7205.4.6). Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is '/4 mile to allow for adequate signal spacing and alignment. 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). 18 Apex Rezoning/ M E R20-0068/H-2020-0066 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). District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). District policy 7209.4.2, requires industrial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). c. Staff Comments/Recommendations: The future development application(s)will be subject to the District policies listed above. 11. Stub Streets a. Existing Conditions: There is one commercial collector roadway, Bloomerang Avenue, proposed to be constructed at the site's east property line at the quarter-mile north of Lake Hazel Road. The stub street is not yet constructed and was approved as part of ACHD's action on Lavender Heights Subdivision located directly east of the site. b. Policy: Stub Street Policy: District policy 7206.2.4.3 (collector)/ 7207.2.4.3 (local)/ 7208.2.4.3 (commercial)/ 7209.2.4.3 (industrial) 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 7206.2.4 (collector)/7207.2.4 (local)/7208.2.4 (commercial)/ 7209.2.4 (industrial), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." or "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: 7206.2.4.4 (collector)/ 7207.2.4.4 (local)/ 7208.2.4.4 (commercial)/ 7209.2.4.4 (industrial) 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. Staff Comments/Recommendations: The future development application(s)will be subject to the District policies listed above. 12. Driveways 12.1 Lake Hazel Road a. Existing Conditions: There are no existing driveways from the site onto Lake Hazel Road. b. Policy: 19 Apex Rezoning/ M E R20-0068/H-2020-0066 Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right- in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on principal arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 520-feet from any existing or proposed right-in/right-out only driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which "is permitted for use until appropriate alternative access becomes available". Temporary access may be granted through a development agreement or similar method, and the developer shall be responsible for providing a financial guarantee for the future closure of the driveway. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Staff Comments/Recommendations: The future development application(s) will be subject to the District policies listed above. 12.2 Locust Grove Road a. Existing Conditions: There is an existing unpaved 46-foot wide residential driveway located 680-feet south of Lake Hazel Road. There are multiple unpaved driveways and access areas ranging from 25-feet to 100-feet wide from the site onto Locust Grove Road located 1,410-feet north of Lake Hazel Road. There is a 60-foot wide unpaved driveway from the site onto Locust Grove Road located 1,120-feet north of Lake Hazel Road. There is a 30-foot wide unpaved driveway from the site onto Locust Grove Road located 1,363-feet north of Lake Hazel Road. b. Policy: 20 Apex Rezoning/ M E R20-0068/H-2020-0066 Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on minor arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 425-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Staff Comments/Recommendations: The future development application(s) will be subject to the District policies listed above. Unused driveways will be required to be closed with the future development application. 12.3 Collector Roadways a. Existing Conditions: There are no collector roadways within the site. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. 21 Apex Rezoning/ M E R20-0068/H-2020-0066 District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Staff Comments/Recommendations: The future development application(s)will be subject to the District policies listed above. 12.4 Local Streets a. Existing Conditions: There are no local streets within the site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. 22 Apex Rezoning/ M E R20-0068/H-2020-0066 Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. c. Staff Comments/Recommendations: The future development application(s) will be subject to the District policies listed above. 12.5 Commercial Streets a. Existing Conditions: There are no commercial streets within the site. b. Policy: Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector/arterial or arterial street intersection. Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. c. Staff Comments/Recommendations: The future development application(s) will be subject to the District policies listed above. 13. Traffic Calming a. 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 calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require maintenance and/or license agreement. Speed Control and Traffic Calming Policy (Commercial): District policy 7208.3.7 states that the design of commercial 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. 23 Apex Rezoning/ M E R20-0068/H-2020-0066 MPH. b. Staff Comments/Recommendations: The future development application(s) will be subject to the District policies listed above. 14. McBirney Lateral and Irrigation Crossings The District will require that the applicant submit plans with the future development application for the crossing of irrigation canals and/or the McBirney Lateral 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 15tn for construction in the following year prior to irrigation season. 15. 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. 16. 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. 17. Other Access Lake Hazel Road is classified as a principal arterial roadway and Locust Grove Road is classified as minor arterials roadway, and the new roadways within the site shown on the MSM are collector roadways. Other than the access specifically approved with the future development application, direct lot access will be prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval This application is for an annexation and rezone only. Site specific conditions of approval will be established as part of the future development application(s). 1. Payment of impact fees is due prior to issuance of a building permit. 2. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 24 Apex Rezoning/ M E R20-0068/H-2020-0066 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 OR Appeal Guidelines 25 Apex Rezoning/ M E R20-0068/H-2020-0066 VICINITY MAP IF t r PROJECT AREA _ ti g ' ' CITY PARK .y r. APEXSUBDMSION r (the 1'i=acle of Soud)Mc dfan) 26 Apex Rezoning/ M ER20-0068/H-2020-0066 SITE PLAN E.AMITY R0. — — — I R-8 Q NAP z Q R-2 Lu i^` s '-'4 .M%4/ ' R-8 R-4 APEX NORTHWEST SUBDIVISION PRE-PLAT R-15 C-C E. LAKE HAZEL RD. �I NAP I I 1 Cr + 0 o R-8 ®® � I I � JLO U APEX SOUTHEAST SUBDIVISION PRE-PLAT kryi a 1000 zoaa 3000 Plan Scale: 1"=1000' ENGINEERS.SURVEYORS.PLANNERS 9233 WEST STATE STREET BOISE,IDAHO 83714 PHONE FAX(20)639-6930 APEX SUBDIVISION FAX{208�539-6930 MERIDIAN, IDAHO DATE: APRIL 2020 PROJELT: 20-017 SHEET: OVERALL PROJECT VICINITY MAP 1 OF 1 27 Apex Rezoning/ M E R20-0068/H-2020-0066 Pinnacle MiKed-!he Development 17S Meech 2020 fxecutive Summory EXECUTIVE SUMMARY The Pinnacle Mixed-Use Development is located in the northwest and southeast quadrants of Lake Hazel Road and Locust Grove Road.The proposed northwest site is currently vacant farmland and consists of approximately 41.74 acres.The proposed development includes approximately 325 single family homes, 220 multi-family homes, and approximately 61,060 sq.ft. of commercial uses.The proposed southeast area is currently 81.64 acres of vacant farmland and adjacent to the new City of Meridian Discovery Park. Both sites are in Meridian, Idaho and currently zoned Medium-Low Density Residential (R-4). The anticipated build-out year is 2025. FINDINGS Existing Conditions ■ The study evaluated three off-site intersections during the a.m. and p.m. peak hour of a typical weekday. ■ All study intersections were found to operate at acceptable operating standards during the existing weekday a.m.and p.m.peak hours with the exception of: o 5H 69/Lake Hazel Road(PM Peak Hour) ■ The westbound through/right approach operates at V/C=0.91 and LOS F during the weekday p.m.peak hour. • The overall the intersection operates at a 0.79 v/c ratio in the weekday p.m.peak hour,which is under the 0.90 v/c ratio standard. ■ All AC:HD study roadways segments operate at acceptable levels of service. ■ Crash data at the study intersections and roadway segments for the most recent five years of complete data (2014-2018)were analyzed for any existing crash trends.The most common crash type was an angle crash at 5H 69/ Lake Hazel Road. A traffic signal was installed in September 2018 at this intersection which should reduce angle crashes. Year 2025 Background Traffic Conditions ■ Year 2025 background traffic volumes were forecasted using a 3% compounded annual growth rate on SH 69 and a 7%compounded annual growth rate on all other roadways as well as the addition of in-process traffic from the Lavender Subdivision. • Year 2025 background traffic analysis(without inclusion of site-generated traffic)found that none of the study intersections are expected to operate at acceptable operating standards during the weekday a.m.and p.m.peak hours. o Locust Grove Road/Amity Road (AM and PM Peak Hour) c Kitrdson&Associates,Inc. 28 Apex Rezoning/ M ER20-0068/H-2020-0066 Pinnacle Mired-Use Development TIS March 2020 Executive Summory ■ The intersection is operating at LOS Fin the weekday a.m. and p.m. peak hours.Several lane groups have a v/c greater than 1.0. ■ The intersection is projected to meet the 8-hour,4-hour,and peak hour traffic signal volume warrants in 2025 background conditions. ■ A traffic signal with left-tum lanes on all approaches would mitigate the intersection. This mitigation is programmed in ACHD's CIP in the timeframe 2026-2030. o Locust Grove Road/Lake Hazel Road(AM and PM Peak Hour) ■ The intersection is operating at LOS E and F in the weekday a.m. and p.m. peak hours,respectively. Several lane groups have a v/c greater than 1.0. ■ The intersection is projected to meet the 8-hour,4-hour,and peak hour traffic signal volume warrants in 2025 background conditions. ■ A single lane roundabout would mitigate this intersection as programmed in ACHD's CIP in the timeframe of 2026-2030. SH 69/Lake Hazel Road (AM and PM Peak Hour) ■ The intersection is operating with a V/C=0.93 during the weekday a.m. peak hour with the northbound through movement operating with a V/C=0.97. ■ The intersection is operating with a V/C=0.95 during the weekday p.m. peak hour with the souhbound through/right-turn movement operating with a V/C=0.92. ■ To meet ITD operating standards, the following are required: • Northbound right-turn lane • Westhound right-turn lane (it should be noted that some vehicles use the wide approach similar to a westbound right-turn lane + Increase the signal cycle to 200 seconds ■ All ACHD study roadway segments are projected to continue operating at acceptable levels of service. o Amity Road(Locust Grove Road to Eagle Road) ■ Amity Road does not meet ACHD roadway volume standards during the weekday a.m.and p.m. peak hours under 2025 background traffic conditions except: * The segment volume does not meet the ACHD policy threshold volumes for two lanes and is within 1%of exceeding the ACHD policy threshold for three lanes.Therefore,widening to 3 lanes will be 3 Kirre+son&Associates,Ino. 29 Apex Rezoning/ M ER20-0068/H-2020-0066 Pinnacle Mixed-Use Development 17S March 2020 Executive Summory needed prior to 2025 and five lanes is projected to be needed by late 2025 under background conditions. * This section of roadway is in ACHD's CIP for widening from two lanes to five lanes in the 2026-2030 tirnefrarne and improvements prior to that at key intersections are required by 2025 based on the Amity Road/Locust Grove Road intersection analysis, resulting in an effective three lane capacity. Trip Generation and Distribution ■ The lTE Trip Generation Manual, 10" Edition was used to estimate the trip generation for the proposed Pinnacle Mixed-Use Development. ■ The proposed Pinnacle Mixed-Use Development is located on the northwest and southeast quadrants of Lake Hazel Road/ Locust Grove Road. The northwest quadrant proposes 88 single family homes,90 multi-family homes,and 61,050 square feet of commercial uses. This development area is estimated to generate 3,312 net new daily trips, 279 weekday a.m. peak hour net new trips (137 inbound { 143 outbound) and 296 weekday p.m. peak hour net new trips (158 inbound/139 outbound). o The southeast quadrant proposes 237 single family homes and 130 multi-family homes.This development area is estimated to generate 3,007 net new daily trips, 217 weekday a.m.peak hour net new trips(55 inbound/163 outbound)and 290 weekday p.m. peak hour net new trips(181 inbound/108 outbound). ■ The distribution pattern for site-generated trips was developed by evaluating a select zone analysis from COMPASS' regional travel demand model. Year 2025 Total Traffic Conditions ■ Year 2025 total traffic conditions found that the site-generated trips do not impact any additional intersection not previously identified in the background traffic conditions. ■ All findings and mitigations required for intersections to meet operational standards outlined under background conditions remain consistent in the 2025 total traffic scenario except for the intersection of Lake Haze I Road/Locust Grave Road: o The intersection is operating at Los D in the weekday p.m. peak hours, but with an overall v/c of 1.07.The sou thbound lane group operates with a v/c of 1.07. o A multi-lane roundabout with two la nes on Lake Hazel Road operates at LOS C with an overall v/c ratio of 0.92 in the weekday p.m. peak hour.All lane groups operate under 1.0. A Kindson&Assocutes,Inc. 30 Apex Rezoning/ M ER20-0068/H-2020-0066 Pinnace r xxed-Use Development R5 March 2020 fmcutive summory o A multi-lane roundabout with two lanes on Lake Hazel Road and a southbound dual entry approach on Locust Grove Road operates at LDS A with an overall v/c ratio of 0.58 in the weekday p.m. peak hour. ■ All ACHD study roadway segments are projected to continue operating at acceptable levels of service except: o Amity Road(Locust Grove Road to Eagle Road) ■ The two and three lane ACHD policy volume thresholds are exceeded. Therefore, widening to five lanes is needed to meet the ACHD policy volume thresholds. ■ The following should be considered on this segment: * With the improvements planned at the Eagle Road/Amity Road intersection, the proposed signalization of the Eagle Road/Locust Grove Road intersection, and the center turn lanes already serving other major access points,all the key intersection intersections along this segment are projected to operate acceptably without widening. + The 2025 background traffic is within 1% of the ACHD policy volume threshold for three lanes and therefore five lanes are needed with, or without,this proposed development. Background traffic accounts for approximately 90% of the traffic on this segment. The proposed development traffic is projected to be approximately9%and 11%ofthe total 2025 traffic on Amity Road east of Locust Grove Road during the weekday a.m. and p.m. peak hours, respectively. t As stated in the background traffic conditions,this section of roadway is in ACHD's CIP for widening from two lanes to five la nes in the 2026- 2030 timeframe. o Locust Grove Road (Lake Hazel Road to Amity Road) t The two-lane ACHD policy volume threshold is exceeded in the southbound direction during the weekday p.m. peak hour. But the threshold for three lanes is not exceeded,which should be applicable since the Amity Road intersection is proposed for a traffic signal and left-turn lanes and Lake Hazel Road intersection is proposed for a roundabout. Site Access Evaluation ■ The turn lane analysis using ACHD procedures resulted in turn lane warrants at the following site access streets: � Kitte+sou&Associotes,fnc. 31 Apex Rezoning/ M ER20-0068/H-2020-0066 Pinnacle r iKed-Use Deveiopment TTS March 2020 Executive Summary 1 Locust Grove Road/Site Access B • 5outhbound Right-Turn Lane ■ Northbound Left-Turn Lane : Lake Hazel Road/Site Access C • Eastbound Left-Turn Lane : Lake Hazel Road/Site Access ❑ • �hiestbound Right-Turn Lane : Lake Hazel Road/ Site Access E ■ Eastbound R;ght-Turn Lane : Lake Hazel Road/Site Access F ■ Eastbound Right-Turn Lane ■ The results from the queuing analysis found that the 95th percentile queue lengths can be accommodated. c> Each site accesses provides at least 100 feet of roadway length without driveway and/or internal street interference. ■ The intersection sight distance evaluation identified that intersection sight distance can be achieved at all the site intersections except at Access A looking north. At Access A, the following options are recommended: o Do a more detailed intersection sight distance evaluation using the design drawings for the new access and survey/profile of Locust Grove over the crest vertical curve and make any modifications necessary to achieve sight distance. o Move the access north to be closer to the top of the crest vertical curve such that a vehicle can see an oncoming vehicle adequately to meet intersection sight distance requirements. o Raise the grade of the access and Locust Grove in front of the access to match the height of top of the crest over the canal such that the crest no longer limits sight distance. o Lower the irrigation crossing to create a siphon and lower or flatten the vertical curvature of Locust Grove Road to improve sight distance. ■ Fallowing is a summary of each proposed site access with respect to ACHD Policy: Locust Grove Road / Site Access A: a proposed local street, accesses Locust Grove Road approximately 1,275 feet north of Lake Hazel Road. The nearest access to the South (Access B) is approximately 615 feet to the south and a private driveway approximately 250 feet to the north. ACHD access spacing for public streets is 650 feet.The access should be considered by ACHD for the following reasons: B Kitte+son&Associates,Inc. 32 Apex Rezoning/ M ER20-0068/H-2020-0066 Pinnacle Mixed-Ul a Development RS March 2020 Executive Summory ■ If Access Awas removed,the daily traffic between Site Access and Site Access B was combined it would exceed ACHD's daily local road threshold of 2,000 vehicles. ■ Access A is planned to not have front-on housing and will be used to access future development to the west. ■ Moving Access A further north is not possible due to the property boundary and an irrigation canal. ■ Moving Access B further south would result in not meeting the ACHD spacing for that access and Lake Hazel Road. ■ The proposed access will still function acceptably as an unsignalized full access (without turn lanes). ■ This proposed access will serve additional residential developments in the future as the proposed development expands and is located such that a similar public street access could be located on the east side Lake Hazel Road for a future development. ■ This access is proposed as a local street and will serve mostly residential trips and a future school,while Site Access B will primarily serve commercial trips. Locust Grove Road # Site Access B. a proposed local street, accesses Locust Grove Road approximately 660 feet north of Lake Hazel Road.The nearest access(Access A) is approximately 615 feet to the north. ACHD's spacing criteria for a full access public street on a minor arterial is 660 feet. The access should be considered by ACHD for the following reasons: ■ If Access B is not a I I owed,the da i ly traffic between Site Access and Site Access B combined would exceed ACHD's daily local road threshold of 2,000 vehicles. ■ As discussed for Access A, obtaining 660 feet between Access A and Access B is not possible at this time due to the property lines and irrigation facilities. ■ The proposed access is located 660 feet from Lake Hazel Road to the south and meets ACHD spacing requirements for a local street on a minor arterial and will function acceptablyas an unsignalized full access(without turn lanes). ■ Right-turn and left-turn lanes are proposed on Locust Grove Road,which will reduce any impacts to the through traffic on Locust Grove Road. ■ This proposed access will serve additional residential and commercial developments in the future as the proposed development expands. ■ This access is proposed as a local street and will serve mostly commercial trips, while Site Access A will primarily serve residential trips. o Lake Hazel Road I Site Access C: a proposed local street, accesses Lake Hazel Road approximately 1,280 feet west of Locust Grove Road. The nearest access is 7 Kitte+son&Associates,Inc. 33 Apex Rezoning/ M ER20-0068/H-2020-0066 Pinnacle Mixed-Use Deveiapmenr 77S March 2020 EXeCUtive summory approximately 600 feet to the east (Access D — right-in/right-out). ACHD policy for right-in, right-out access is 520 feet for right-in, right-out. The access should be considered by ACHD for the following reasons: ■ The access meets ACHD spacing criteria. ■ The proposed access aligns with an existing private driveway on the south side of Lake Hazel Road ■ The access will function acceptably as an unsignalized full access. ■ An eastbound left-turn lane is recommended which will reduce the impacts on through traffic on Lake Hazel Road. ■ This proposed access will serve additional residential developments in the future as the proposed development expands.Since the site access directly to the east will be right-in/right-out this access allowsfor left-turns in and out of the site. o Lake Hazel Road / Site Access D: a proposed right-in/right-out local street accesses Lake Hazel Road approximately 680 feet west of Locust Grove Road. The nearest access is approximately 600 feet to the west. ACHD policy spacing for right-in, right- out driveways are 520 feet. The access should be considered by ACHD for the following reasons: ■ The access spacing meets ACHD criteria. ■ The proposed accesswill still function acceptably as an unsignalized full access ■ A westbound right-turn lane is proposed which will minimize impacts to through traffic on Lake Hazel Road. ■ This proposed access will serve additional residential and commercial developments in the future as the proposed development expands. o Lake Hazel Road / Site Access E: a proposed right-in/right-out local street, accesses Lake Hazel Road approximately 695 feet east of Locust Grove Road. The nearest access is approximately 660 feet to the east. ACHD's spacing criteria for a right- in/right-out access is 520 feet. The access should be considered by ACHD for the following reasons: ■ The access spacing meets ACHD criteria. ■ The proposed accesswill still function acceptably as an unsignalized full access ■ An eastbound right-turn lane is proposed which will minimize impacts to through traffic on Lake Hazel Road. ■ This proposed accesswill allow some separation of traffic from the proposed multi-family portion of the development. 8 Kitrekon&Associotes,trtc. 34 Apex Rezoning/ M ER20-0068/H-2020-0066 Pinnacle Mixed-Use Development 7IS Maeeh 2020 Executive Summory o Lake Hazel Road / Site Access F: a proposed local street, accesses Lake Hazel Road approximately 1,355 feet east of Locust Grove Road. The nearest access is approximately 660 feet to the west (Access E — right-in, right-out) and an access to Discovery Park approximately 460feeteast.The access should be considered by ACHD for the following reasons: ■ The access aligns with an already approved full access for the Lavender Heights Subdivision ■ An eastbound right-turn lane N proposed, and the Lavender Heights Subdivision proposed a left-turn lane on Lake Hazel Road, which will reduce impacts to through traffic on Lake Hazel Road. ■ The street is shown on the Master Street Map as a future collector road. ■ The spacing meets the public street spacing from Locust Grove Road. ■ This proposed access will serve residential trips as and has the potential to serve the Regional Park if needed directly to the east of the site. Locust Grove Road / Site Access G. a proposed local street, accesses Locust Grove Road approximately 660 feet south of Lake Hazel Road and aligns with a private driveway on the west side of Locust Grove Road.The nearest access is approximately 890 feet to the south(Access H). ACHD's spacing criteria for a full access public street on a minor arterial is 660 feet. The access should be considered by ACHD for the following reasons: ■ The proposed access meets ACHD spacing requirements far a local street on a minor arterial and will function acceptably as an unsignalized full access (without turn lanes). ■ The access will serve the proposed multi-family area of the development. o Locust Grove Road / Site Access H: This access, a proposed local street, accesses Locust Grove Road approximately 1,55D feet south of Lake Hazel Road.The inearest access is approximately 890 feet to the north (Access G) and 1,105 feet to the south (Access 1). ACHD's spacing criteria for a full access public street on a minor arterial is 660 feet.The access should be considered by ACHD for the following reasons: ■ The proposed access meets ACHD spacing requirements for a local street on a minor arterial and will function acceptably as an unsignalized full access (without turn lanes). c> Locust Grove Road/Site Access I (New Collector):a proposed collector is located on Locust Grove Road approximately 2,655 feet,south of Lake Hazel Road.This collector forms the west side of the future mid-mile collector which is identified on the Ado County Master Street Map. The access should be considered by ACHD for the following reasons: 9 Kirreison&Associates,Inc. 35 Apex Rezoning/ M ER20-0068/H-2020-0066 Pnnacle IF med-Use Development 77S March 2020 fmcutive Summory ■ The proposed collector is identified on the Master Street Map and meets ACHO spacing requirements. ■ The intersection on Locust Grove Road will function acceptably as an unsignalized full access. ■ The collector street would provide access to adjacent parcels which will minimize future development directly accessing the minor arterial (Locust Grove Road). RECOMMENDATIONS Based on the report's analyses and evaluation findings, recommendations were developed accordingly for time scenario's conditions. Year 2025 Background Traffic Condition Mitigations (Without the Proposed Development) The following mitigations are recommended to accommodate the year 2025 background traffic volume and meet ACH❑ policy. Locust Grave Road f Amrty Road ■ Construct a traffic signal with left-turn lanes on all approaches. Signalization is in ACHO's CIP in the timeframe of 2026-2030.This is projected to be needed in approximately 2021 with or without the proposed development. The development would have approximately 55 units occupied at that time.The development traffic accounts for 14 percent of the projected 2025 total traffic at the intersection. Locust Grove Road/Lake Hare!Road ■ Construct a roundabout with a westbound bypass lane as programmed in ACHO's CIP in the timeframe of 2025-2030.This is needed in approximately 2021.The development would have approximately 100 units occupied at that time. The development traffic accounts for approxi mately 22 percent of the proposed traffic at the intersection. SH-69 f Lake Hoze)Road ■ Install a westbound right-turn lane and northbound right-turn lane and increase the signal cycle up to 200 seconds (similar to other state highways such as Eagle Road) as needed by 2025. Alternatives to increasing the signal cycle include additional widening of Lake Hazel Road or SH-69. This is needed in approximately 2022. The development would have approximately 185 units occupied at that time. The development traffic accounts for approximately 4 percentof the proposed traffic at the intersection. 10 Kiaeison&Associates,Inc. 36 Apex Rezoning/ M ER20-0068/H-2020-0066 Pinnacle Uixed-llse Development 77S March 2020 Executive Summory Amity Road(Locust Grove to Eagle Road) Additional Year 2025 Mitigations Needed With the Pinnacle Mixed-Use DeveIo1)ment The following mitigations are recommended due to the inclusion of Pinnacle Mixed-Use development's site generated trips. Locust Grave Road f Lake Hazel Road ■ Expand the roundabout to have two-lane approaches and exits on the eastbound and westbound approaches and a two-lane souhbound approach. This is needed in approximately 2021 when the development has approximately 440 units occupied. The development traffic accounts for approximately 22 percent of the proposed traffic at the i ntersection. Amity Road(Locust Grove to Eagle Road) ■ Widen to five lanes per the ACHD CIP(scheduled for 2026-2030)oral low the policy threshold to be exceeded since the key intersections will operate acceptably with the proposed improvements. Note that the ACHD policy threshold is projected to be within 1% of being exceed under 2025 background conditions and the development moves up the timeframe to approximately 2024 when the development has approximately 460 units occupied. The development traffic accounts for approximately 10 percent and 11 percent of the proposed on this segment during the weekday a.m. and p.m. peak hours, respectively. Locust Grave Road/Site Access A There is insufficient sight distance to the north to meet the AASHTO requirement of 500 feet for 45 mph. The following options are recommended: 1. Do a more detailed intersection sight distance evaluation using the design drawings for the new access and survey/profile of Locust Grove over the crest vertical curve. 2. Move the access north to be closer to the top of the crest vertical curve such that a vehicle can see an oncoming vehicle adequately to meet intersection sight distance requirements.' 3. Raise the grade of the access and Locust Grove in front of the access to match the height of the crest vertical curve over the canal such that the crest no longer limits sight distance. 4. Lower the irrigation crossing to create a siphon and lower or flatten the vertical curvature of Locust Grove Road. Locust Grove Road/Site Access 6 ■ Construct a southbou nd right-turn lane with approximately 100 feet of vehicle storage. ■ Construct a northbound left-turn lane with approximately 100 feet of vehicle storage. ?9 Kittelson&Assovotes,Inc. 37 Apex Rezoning/ M ER20-0068/H-2020-0066 f made Mixed-Use Development TIS March 2020 Executive Summory Lake Hazel Road/Site Access C ■ Construct an eastbound left-turn lane with approximately 100 feet of vehicle storage. Lake Hazel Road/Site Access a ■ Construct a westbound right-turn lane with approximately 100 feet of vehicle storage. Lake Hazel Road/Site Access E ■ Construct an eastbound right-turn lane with approximately 100 feet of vehicle storage. Lake Hazel Road/Site Access F ■ Construct an eastbound right-turn la ne with approximately 100 feet of vehicle storage. All site accesses ■ With approval from ACHD, construct all accesses to the development with the following designations: All local streets within the development should be constructed with one travel lane in each direction. Site driveways with access to public streets should provide sufficient stacking distance for four vehicles(100 feet)to ensure acceptable operation and accommodate larger vehicles, including utility service and delivery vehicles. o Site accesses along Locust Grove Road and Lake Hazel Road should match the existing grade or be higher at the intersection to ensure the best possible sight distance. o All accesses and internal streets should be designed to provide adequate intersection site distance.Shrubbery and landscaping near the intersection and site access point should be maintained to ensure adequate sight distance is maintained. 12 Kitteison&Assovotes,Inc. 38 Apex Rezoning/ M ER20-0068/H-2020-0066 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. 39 Apex Rezoning/ M E R20-0068/H-2020-0066 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. 40 Apex Rezoning/ M E R20-0068/H-2020-0066 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. 41 Apex Rezoning/ M E R20-0068/H-2020-0066 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. 42 Apex Rezoning/ M E R20-0068/H-2020-0066