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2020-08-03 ACHD Development Services Department AO ACHD 'I 5iia­e Project/File: Prescott Ridge/ MPP19-0026/ H-2020-0047 This is an annexation with rezone and preliminary plat application to allow for the development of 320 single family buildable lots, 63 townhouse lots, 1 multi-family lot, 1 medical campus lot and 1 school on 126.5 acres. Lead Agency: City of Meridian Site address: southeast corner of Chinden Boulevard and McDermott Road Staff Approval: August 3, 2020 Applicant: Providence Properties, LLC 701 S. Allen St. Ste. 104 Meridian, ID 83642 T9 Representative: KM Engineering, LLP z � } 9233 W. State St. �o Boise, ID 83714 o Staff Contact: Austin Miller Phone: (208) 387-6335 E-mail: amiller(cD-achdidaho.org --- A. Findings of Fact 1. Description of Application: This is an annexation with rezone and preliminary plat application to allow for the development of 320 single family buildable lots, 63 townhouse lots, 1 multi-family lot, 1 medical campus lot and 1 school on 126.5 acres. The multi-family development, medical campus and school site will all be reviewed with future development applications. The site will be zoned R- 8 (100 acres), R-15 (8 acres) and C-G (15 acres) which is consistent with the City of Meridians comprehensive plan designation of mixed-use regional and medium density residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North General Retail & Service Commercial District C-G South Medium Low-Density & Medium-Density Residential Districts R-4 & R-8 East Rural-Urban Transition Zone & Medium Low-Density Residential RUT & R-4 District West Rural-Urban Transition Zone RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Lost Rapids Subdivision, consisting of 15 mixed-use lots,1 multifamily lot and 13 commercial lots, is located at the southwest corner of Chinden Boulevard and Ten Mile Road was approved by ACHD in February 2018 and is currently under construction. 1 Prescott Ridge/ MPP19-0026 / H-2020-0047 • Westbridge Subdivision, consisting of 30 single family residential lots, is located off Black Cat Road east of the site was approved by ACHD in September 2018 and is currently under construction. • The Oaks Subdivision, consisting of 963 single family residential lots, 4 multi-family lots, one mini-storage lot, 5 office lots, 1 Western Ada County Recreation Facility lot and 1 fire station lot located south of the site was approved by ACHD in December 2013 and is in various phases of development. • Tara's Landing, consisting of 29 single family residential lots is located off Black Cat Road east of the site and is currently under preliminary plat review. • Pollard Subdivision, consisting of a hospital, medical office buildings, general office buildings, multi-use buildings (retail/convenience store), 34 single family lots, 40 independent living lots and an assisted living facility located at the northeast corner of SH-16 and Chinden Boulevard was approved by ACHD in April 2019. • Modern Craftsman at Black Cat, consisting of 195 multi-family residential units and 1 commercial lot is located at the northeast corner of the Black Cat Road and Chinden Boulevard intersection, and was approved by ACHD in May 2020. • Fairbourne Subdivision, consisting of 176 single family residential lots, is located at the northwest corner of the Black Cat Road and Chinden boulevard intersection, was approved by ACHD in July 2018 and is currently under construction. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 2.8 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP) / Integrated Five Year Work Plan (IFYWP): • Black Cat Road is listed in the CIP to be widened to 3-lanes from Chinden Boulevard to McMillan Road between 2026 and 2030. • The intersection of Black Cat Road and Chinden Boulevard is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south leg, 6-lanes on the east leg and 6-lanes on the south leg between 2026 and 2030. • The intersection of McMillan Road and Black Cat Road is listed in the CIP to reconstructed as a multi-lane roundabout with 2 lanes on the northbound and southbound legs and 1 lane on the westbound and eastbound legs. • The intersection of McMillan Road and McDermott Road is listed in the CIP to be widened to 3-lanes on the north leg, 4-laes on the south leg, 3-lanes on the east leg and 3-lanes on the west leg between 2031 and 2035. 9. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. 2 Prescott Ridge/ MPP19-0026 / H-2020-0047 The BMP identifies Black Cat Road as level 3 facilities. The BMP also identifies level 1 facilities on the new collector roadways within the site. The applicant will construct the new collectors consistent with the MSM and the Roadways to Bikeways Master plan. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 8,062 additional vehicle trips per day; 731 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study: CR Engineering, Inc. prepared a traffic impact study for the proposed Prescott Ridge. An executive summary of the findings as presented by CR Engineering, Inc. can be found as attachment 3. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the summary. 3. Mitigation a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District's planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour the applicant may suggest feasible alternative mitigation such as: sidewalks, bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District's future Capital Projects. o Reducing the scope and/or scale of the project. 3 Prescott Ridge/ MPP19-0026 / H-2020-0047 Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. 4. Staff Comments/Recommendations: The applicant should coordinate with the City of Meridian and ITD to determine if additional right-of-way or improvements are necessary on Chinden Boulevard. In addition to the improvements programmed to be constructed by 2030 by ITD and the signalization by the Pollard Subdivision for the Chinden Boulevard/Levi Lane intersection, the TIS notes that an additional through lane to total 3 through lanes in each direction and a second eastbound left-turn lane are warranted on Chinden Boulevard at the intersection with Levi Lane (shown as Rustic Oaks Way on preliminary plat) under 2030 background conditions. A second westbound left-turn lane, and an eastbound right-turn lane are warranted on Chinden Boulevard under 2030 total traffic build-out total traffic conditions. The TIS notes that the intersection of Levi Lane (Rustic Oaks Way) and Chinden Boulevard is anticipated to operate within ACHD's operational thresholds under 2030 build-out total traffic conditions when signalized with the south leg being improved with one southbound receiving lane, a northbound left turn lane and a northbound shared through/right lane. However, the westbound left-turn lane is not anticipated to meet ITD's lane group v/c ratio, therefore the TIS recommends adding a 2nd westbound left-turn lane, necessitating a 2nd southbound receiving lane on the south leg. The proposed plat does not have adequate frontage to accommodate a 2nd southbound receiving lane on Levi Avenue (Rustic Oaks Way). If a 2nd westbound left-turn lane is desired, the applicant should coordinate with the City of Meridian and ITD to incorporate the reconstruction of Levi Avenue (Rustic Oaks Way) in conjunction with the widening of Chinden Boulevard. As the additional turn lane is not justified per ACHD policy, ACHD will not contribute funding for potential right-of-way acquisition or widening of Levi Avenue (Rustic Oaks Way). The intersection of Levi Avenue and Chinden Boulevard is anticipated to exceed acceptable operational thresholds if the signal is not constructed with the Pollard Subdivision development prior to this development generating 500 PM peak hour trips. The TIS reviewed this scenario's impact to the McDermott Road and McMillan Road intersection and determined it is not anticipated to operate within ACHD's operational thresholds when this development generates 700 trips in the PM peak hour. If the Levi Avenue and Chinden Boulevard intersection is not signalized prior to the plan approval for the phase of this development estimated to exceed 700 trips in the PM peak hour, the applicant should be required to improve the intersection of McMillan Road and McDermott Road as as an interim 3x3 signalized intersection. If it is determined that the necessary improvements are infeasible, then the applicant will be required to recommend alternative mitigation measures for consideration, or as an alternative they may stop platting and wait for ACHD to make improvements. The TIS notes that all studied ACHD roadway segments are projected to operate at an acceptable level of service planning threshold under current, 2030 background traffic and 2030 total traffic conditions. Therefore, no mitigation is required. 5. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Functional PM Peak PM Peak Existing Roadway Frontage Classification Hour Hour Level Plus Traffic Count of Service Project **State Highway 20/26 980-feet Principal N/A N/A N/A Chinden Boulevard Arterial 4 Prescott Ridge/ MPP19-0026 / H-2020-0047 McDermott Road 704-feet Collector 41 Better than Better than "D„ „D„ Levi Lane Collector 1 N/A Better than Better than private lane "D" "D" ** ACHD does not set level of service thresholds for State Highways. • Acceptable level of service for a two-lane collector is "D" (425 VPH). • Acceptable level of service for a three-lane collector is "D" (530 VPH). 6. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McDermott Road north of McMillan Road was 909 on July 10, 2019. C. Findings for Consideration 1. State Highway SH-20/26 / Chinden Boulevard SH-20/26 / Chinden Boulevard is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian and ITD should work together to determine if additional right- of-way or improvements are necessary on SH-20/26 / Chinden Boulevard. 2. McDermott Road / McMillan Road Intersection a. Background Information: Pollard Subdivision, on the north side of Chinden Boulevard was required to install a signal at the Levi Avenue and Chinden Boulevard intersection with phase 1 or when 206 PM peak hour trips are generated. The Pollard Subdivision was required to enter into a signal agreement which will require the intersection be designed with three travel lanes on the south-leg. The signal has not been constructed at this time. b. Staff Comments / Recommendations: As noted in the TIS, the intersection of Levi Avenue and Chinden Boulevard is anticipated to exceed acceptable operational thresholds if the signal is not constructed prior to this development generating 500 PM peak hour trips. The TIS reviewed this scenario's impact to the McDermott Road and McMillan Road intersection and determined it is not anticipated to operate within ACHD's operational thresholds when this development generates 700 trips in the PM peak hour. If the Levi Avenue and Chinden Boulevard intersection is not signalized prior to this development generating 700 trips in the PM peak hour, the applicant should be required to improve the intersection of McMillan Road and McDermott Road as a temporary 3x3 signalized intersection. In order to ensure the McDermott Road and McMillan Road intersection will be improved when warranted, the following items must be in place prior to plans acceptance for the phase which generates the 700th vehicle trip in the PM peak hour: • Signal Agreement • Full design and approved plans for the intersection The applicant is responsible for all costs associated with the hardware, design, and installation of the signal, and the improvements are not eligible for reimbursement by ACHD. If it is determined that the necessary improvements are infeasible, then the applicant will be required to recommend alternative mitigation measures for consideration, or as an alternative they may stop platting and wait for ACHD to make improvements. 3. McDermott Road 5 Prescott Ridge/ MPP19-0026 / H-2020-0047 a. Existing Conditions: McDermott Road is improved with 2-travel lanes (23-feet of pavement) and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for McDermott Road (25-feet from centerline). b. Policy: 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. 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. 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. McDermott Road ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of McDermott Road is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36- foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct McDermott Road abutting the site south of Sturgill Peak Street as '/2 of a 36-foot street section with vertical curb, gutter an 8-foot wide planter street and 5-foot wide detached concrete sidewalk. 6 Prescott Ridge/ MPP19-0026 / H-2020-0047 McDermott Road north of Sturgill Peak Street is proposed to curve east and be constructed as a 36-foot street section with vertical curb, gutter, 8-foot wide planter strips and 5-foot wide detached concrete sidewalk. d. Staff Comments/Recommendations: The applicants proposal to improve McDermott Road south of Sturgill Peak Street abutting the site as '/z of a 36-foot street section with vertical curb, gutter and a minimum of 5-foot wide detached concrete sidewalk (or 7-foot wide attached concrete sidewalk) meets District policy and should be approved as proposed. The applicant should be required to provide a permanent sidewalk easement for all sidewalk outside the existing right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. The applicant's proposal to curve McDermott Road north of Sturgill Peak Street to the east and to be constructed as a 36-foot street section with vertical curb, gutter and a 5-foot wide detached concrete sidewalk (or 7-foot wide attached concrete sidewalk) on each side does not meet District policy and should not be approved as proposed. Construction of this portion of McDermott Road will be completed in conjunction with ITD's SH-16 extension. The applicant should be required to dedicate the necessary right-of-way to accommodate the future relocation of McDermott Road north of Sturgill Peak Street. A minimum of 54-foot wide of right-of-way should be dedicated for McDermott Road north of Sturgill Peak Street. If the City of Meridian requires detached sidewalk on McDermott Road, the applicant should be required to dedicate a 66-foot wide right-of-way for McDermott Road north of Sturgill Peak Street. Lot 1 Block 15 on the preliminary plat is a landscaped common lot. Lot 1 Block 15 cannot be considered a platted lot as it is existing right-of-way. 4, a OLM is - � Id)� rlr' �av 711. dd h & 6 I!L O `0, rr7. BLOCK 1 O V I�3 a O ez' I o � •_ 111' 119 k •O H 8. 107' 10 4'� 7 • W.STURGILL vEAK ST. 19' 4. Rustic Oak Way / Levi Lane north of West Ada School District Site a. Existing Conditions: Levi Lane is an existing private road located on a 60-foot wide parcel (S0428120640) which is part of this site. b. Policy: 7 Prescott Ridge/ MPP19-0026 / H-2020-0047 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. 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. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should align with Levi Avenue on the north side of Chinden Boulevard (as approve with the Pollard Subdivision) and continue through the property connecting to the Rustic Oak Way stub street to the south (as approved with The Oaks Subdivision). The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 66-foot street section within 54-feet of right-of-way. c. Applicant's Proposal: The applicant is proposing to remove Levi Lane and to construct Rustic Oak Way as a 36-foot wide collector roadway with 8-foot wide planter strips, 5-foot wide detached concrete sidewalk on the west side and 10-foot wide concrete sidewalk on the east side. The applicant is proposing to dedicate 50-feet of right-of-way for Rustic Oak Way. The applicant is proposing Rustic Oak Way to intersect Chinden Boulevard aligned with Levi Avenue to the north. 8 Prescott Ridge/ MPP19-0026 / H-2020-0047 d. Staff Comments / Recommendation: The site does not have adequate width north of the West Ada School District parcel to construct Rustic Oak Way as proposed. CHINDEN BLVD Jim III, L, :. .W �. . . . . . . . : N0T:APART: F:5fTE: : : : : : : : : : : z. . . . . l � j . �MEDICAL FACILITY PARCEL . - _ WEST ADA SCHOOL DISTRICT PARCEL Consistent with the TIS, and the signal agreement required of the Pollard Subdivision to the north, Rustic Oak Way should be constructed as a 3-lane collector roadway south of Chinden Boulevard. The applicant should be required to construct Rustic Oak Way as a 46-foot wide collector roadway with vertical curb and gutter on both sides. The back of curb on the west side of Rustic Oak Way should be located a minimum of 2-feet from the west property line. Sidewalk on the west side of Rustic Oak will be constructed when the adjacent parcel develops. Rustic Oak Way can begin to taper down to a 2-lane street section south of the West Ada School District site. The applicant's proposal to construct an 8-foot wide landscape buffer and 10-foot wide concrete sidewalk on the east side of Rustic Oak Way exceeds District policy and cannot be accommodated within the existing right-of-way constraints. The applicant should be required to construct a minimum of 7-foot wide (10-foot wide is acceptable) attached concrete sidewalk on the east side of Rustic Oak Way north of the school district site. The applicant's proposal to provide a sidewalk easement over a common lot on the east side of Rustic Oak Way does not meet District policy as it does not provide right-of-way access to the adjacent parcels to the east. The applicant should be required to dedicate the full width (approximately 60-feet) of parcel SO428120640 as right-of-way for Rustic Oak Way. This will provide access to the adjacent parcels on both sides of Rustic Oak Way, removing their need for direct lot access onto Chinden Boulevard. 5. Rustic Oak Way south of West Ada School District Site a. Existing Conditions: There are no collector streets within the site. 9 Prescott Ridge / MPP19-0026 / H-2020-0047 Rustic Oak Way was approved as part of The Oaks Subdivision to stub to this site's south property line. At this time, the roadway has not been constructed. 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. 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. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should align with Levi Avenue on the north side of Chinden Boulevard (as approve with the Pollard Subdivision) and continue through the property connecting to the Rustic Oak Way stub street to the south (as approved with The Oaks Subdivision). The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct Rustic Oak Way as a 36-foot wide collector roadway with 8-foot wide planter strips, 5-foot wide detached concrete sidewalk on the 10 Prescott Ridge/ MPP19-0026 / H-2020-0047 west side and 10-foot wide concrete sidewalk on the east side. The applicant is proposing to dedicate 50-feet of right-of-way for Rustic Oak Way. The applicant is proposing Rustic Oak Way extend to the south property line connecting to the Rustic Oak Way stub street approved as part of The Oaks Subdivision. d. Staff Comments/Recommendations: The applicant's proposal to extend Rustic Oak Way into the site meets District policy and should be approved as proposed. The applicant's proposal to dedicate 50-feet of right-of-way and construct Rustic Oak Way as a 36-foot wide collector roadway with 8-foot wide planter strips, 5-foot wide detached concrete sidewalk on the west side and 10-foot wide concrete sidewalk on the east side exceeds District policy and should be approved as proposed. The applicant should be required to provide a permanent sidewalk easement for all sidewalk outside the existing right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 6. West Ada School District Parcel a. Existing Conditions: The West Ada School District owns a flag lot that will take access to Rustic Oak Way 690-feet south of Chinden Boulevard (measured centerline to centerline). The West Ada School District property will have 50-feet of frontage on Rustic Oak Way. b. Staff Comments/Recommendations: The 50-foot wide portion of the West Ada School District parcel does not provide adequate width for a collector roadway to be constructed to access the future school site. Staff recommends the applicant be required to dedicate right-of- way along the south side of the West Ada School District site. The right-of-way should be 12- feet wide and extend from Rustic Oak Way to the site's east property line to allow for sidewalk to be constructed along the future entrance road to the school site. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a 0 U OC ` QUEST ADA SCHOOL DISTRICT PARCEL i"H 7. Internal Local Streets a. Existing Conditions: There are no public streets within the site. There are 2 existing local stub streets to the south property line that were approved as part of The Oaks Subdivision; Trident Avenue (named Aldrich Avenue on The Oaks preliminary plat) and Sunfield Way. At this time, the roadways have not been constructed. 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. 11 Prescott Ridge / MPP19-0026 / H-2020-0047 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. 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 12 Prescott Ridge/ MPP19-0026 / H-2020-0047 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. Applicant's Proposal: Sturgill Peak Street is proposed to be constructed with two 21-foot wide travel lanes, vertical curb, gutter, a 12-foot wide landscape median and 5-foot wide attached concrete sidewalk within 70-feet of right-of-way. The applicant is proposing to construct all other internal local streets as 33-foot wide street sections with rolled curb, gutter and a minimum of 5-foot wide concrete sidewalk within 47-feet of right-of-way. The applicant is proposing to construct 10-foot wide attached concrete sidewalk on the north side of Chainsaw Street, the east side of Backfire Way between Chainsaw Street and Fireline Drive and the south side of Fireline Drive (as depicted in red below). c w_waoviae oa_ BLOCK a _ fl � e is w.WILDFIRE sr. si CD O © h „ ,6 O 0 o a o O Cb DO O p i BLOCK 13 BLOCK O DO O O ( Q ® sr ®Q Q ]3 1 IS BLOCK 12 A Q � d The applicant is proposing to extend a previously approved stub street, Trident Avenue (named Aldrich Avenue on The Oaks preliminary plat) into the site located approximately 975- feet east of McDermott Road. 13 Prescott Ridge/ MPP19-0026 / H-2020-0047 The applicant is proposing to construct a cul-de-sac at the terminus of Fireline Court, Backcountry Place and Jumplist Place. The applicant is proposing to construct a knuckle at the intersection of Artic Point Way and Tanker Drive. d. Staff Comments/Recommendations: The applicant's proposal to construct Sturgill Peak Street with two 21-foot wide travel lanes, vertical curb, gutter, a 12-foot wide landscape median and 5-foot wide attached concrete sidewalk within 70-feet of right-of-way meets District policy and should be approved as proposed. The landscape median should be platted as ACHD right- of-way and a license agreement is required if landscaping is to be placed within the median. The applicant's proposal to construct all other internal local streets as 33-foot wide street sections with rolled curb, gutter and a minimum of 5-foot wide concrete sidewalk within 47-feet of right-of-way meets District policy and should be approved as proposed. Where 10-foot wide sidewalk is constructed additional right-of-way should be dedicated to extend 2-feet behind the sidewalk. The applicant's proposal to extend a previously approved stub street, Trident Avenue (named Aldrich Avenue on The Oaks preliminary plat) into the site located approximately 975-feet east of McDermott Road, meets District policy and should be approved as proposed. The applicant is not proposing to extend Sunfield Way, a previously approved stub street to the site's south property line located at the southeast corner of this site. The applicant is proposing a common lot (lot 38, block 12) directly north of the stub street. Sunfield Way cannot be extended into the site at this time as the stub street is aligned with the parcel line between this site and the West Ada School District parcel to the east. The applicant should be required to provide a permanent right-of-way easement and provide a $22,600 road trust for the future extension of Sunfield Way with the development of the West Ada School District parcel. The applicant's proposal to construct a cul-de-sac at the terminus of Fireline Court, Backcountry Place and Jumplist Place meets District policy. The cul-de-sacs should be constructed with a minimum 45-foot radius (measured to back-of-curb). The applicant's proposal to construct a knuckle at the intersection of Artic Point Way and Tanker Drive meets District policy and should be approved as proposed. 8. Roadway Offsets a. Existing Conditions: There are no public streets within the site. b. Policy: Collector Offset Policy: 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). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). c. Applicant's Proposal: The applicant is proposing to construct all intersections onto Rustic Oak Way a minimum of 330-feet from any other street. 14 Prescott Ridge/ MPP19-0026 / H-2020-0047 The applicant is proposing to construct all local street intersections to provide a minimum offset of 125-feet from any other street. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved as proposed. 9. Stub Streets a. Existing Conditions: There are no public streets within the site. b. Policy: Stub Street Policy: District policies 7206.2.4.3 and 7207.2.4.3 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 and 7207.2.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." or"THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policies 7206.2.4.4 and 7207.2.4.4 require that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to stub McDermott Road to the north property line located 59-feet east of section line. The applicant is proposing to construct 3 local stub streets as follows: • Fireline Court, stubbing to the north property line located 1,135-feet east of the McDermott Road section line. • Jumpspot Avenue, stubbing to the south property line located 190-feet east of the McDermott Road section line. • Serenity Avenue, stubbing to the north property line located aligned with Serenity Lane, the private road north of the site. d. Staff Comments/Recommendations: The applicant's proposed stub streets meet District policy and should be approved as proposed. A sign shall be installed at the terminus of the local stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." A cul-de-sac turnaround will be provided for McDermott Road by ITD as part of the SH-16 extension project; therefore, a temporary turnaround is not required. 15 Prescott Ridge/ MPP19-0026 / H-2020-0047 A cul-de-sac is proposed at the stub of Fireline Drive stub street location; therefore, a temporary turnaround is not required. As the proposed stub streets for Jumpspot Avenue and Serenity Avenue are less than 150-feet in length, temporary turnarounds are not required. The previously approved stub street for Trident Avenue from The Oaks Subdivision located 975- feet east of McDermott Road has not been constructed at this time. If Trident Avenue is constructed prior to the stub street from The Oaks Subdivision, the applicant should be required to install a sign at the terminus of the stub street stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." A temporary turnaround is not required as the stub street is less than 150-feet in length. 10. Driveways 10.1 Rustic Oak Way (Levi Avenue) a. Existing Conditions: There are no public streets 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. 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. 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. c. Applicant's Proposal: The applicant is proposing to construct 2 driveways onto Rustic Oak Way internal to the site as follows: • A 30-foot wide driveway located 250-feet north of Lost Rapids Street to access the multi- family parcel. • A 26-foot wide driveway located 65-feet north of Chainsaw Street to access the community clubhouse. d. Staff Comments/Recommendations: The proposed driveway located 250-feet north of Lost Rapid Street does not meet District Successive Driveways policy which requires driveways to offset a minimum of 245-feet from any existing or proposed driveways. A future access to the medical development and the future access road to the school district site is 210-feet north of 16 Prescott Ridge/ MPP19-0026 / H-2020-0047 the proposed driveway. However, staff recommends a modification of policy to approve the driveway as proposed. This is due to the multi-family parcel not having adequate frontage to meet the required spacing from the future medical facility access to the north and rapid Street to the south. The 14% modification of policy is approved at the discretion of the Development Services Manager. The proposed driveway located 65-feet north of Chainsaw Street does not meet District policy and should not be approved as proposed. The applicant should be required to construct the driveway to access the community clubhouse as a 24 to 30-foot wide driveway aligned centerline to centerline with Chainsaw Street. 11. Private Roads a. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. b. Applicant Proposal: The applicant is proposing to construct a private road, Highfire Loop, to intersect Wildfire Drive. c. Staff Comments/Recommendations: If the City of Meridian approves the private road, the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 12. Traffic Calming a. Speed Control and Traffic Calming Policy: 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. 17 Prescott Ridge/ MPP19-0026 / H-2020-0047 b. Applicant's Proposal: The applicant is proposing the following streets in excess of 750-feet long: • Fireline Drive, west of Rustic Oak Way • Parachute Drive • Smokejumper Street • Static Line Avenue • Backfire Way c. Staff Comments/Recommendations: The applicant should redesign all local street segments to be less than 750-feet in length or provide traffic calming including the use of passive design elements approved by ACHD Traffic Services. Stop signs, speed humps/bumps and valley gutters will not be accepted as traffic calming. 13. 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. 14. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 15. Other Access McDermott Road and Rustic Oak Way are classified as collector roadways. Other than the access specifically approved by ACHD, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Coordinate with the City of Meridian and ITD should to determine if additional right-of-way or improvements are necessary on SH-20/26/ Chinden Boulevard. 2. Redesign the following local street segments to be less than 750-feet in length or provide traffic calming including the use of passive design elements approved by ACHD Traffic Services. Stop signs, speed humps/bumps and valley gutters will not be accepted as traffic calming. • Fireline Drive, west of Rustic Oak Way • Parachute Drive • Smokejumper Street • Static Line Avenue • Backfire Way 18 Prescott Ridge/ MPP19-0026 / H-2020-0047 3. If the Levi Avenue and Chinden Boulevard intersection is not signalized prior to this development generating 700 trips in the PM peak hour, improve the intersection of McMillan Road and McDermott Road as a temporary 3x3 signalized intersection. In order to ensure the McDermott Road and McMillan Road intersection will be improved when warranted, the following items must be in place prior to plans acceptance for the phase which generates the 7001h vehicle trip in the PM peak hour: • Signal Agreement • Full design and approved plans for the intersection If it is determined that the necessary improvements are infeasible, then the applicant will be required to recommend alternative mitigation measures for consideration, or as an alternative they may stop platting and wait for ACHD to make improvements. 4. Improve McDermott Road south of Sturgill Peak Street abutting the site as '/2 of a 36-foot street section with vertical curb, gutter and a minimum of 5-foot wide detached concrete sidewalk (or 7- foot wide attached concrete sidewalk). Provide a permanent sidewalk easement for all sidewalk outside the existing right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 5. Dedicate the necessary right-of-way to accommodate the future relocation of McDermott Road north of Sturgill Peak Street. Dedicate a minimum of 54-foot wide of right-of-way for McDermott Road north of Sturgill Peak Street. If the City of Meridian requires detached sidewalk on McDermott Road, dedicate a 66-foot wide right-of-way for McDermott Road north of Sturgill Peak Street. 6. Construct Rustic Oak Way north of the West Ada School District site as a 46-foot wide collector roadway with vertical curb and gutter on both sides. Locate the back of curb on the west side of Rustic Oak Way a minimum of 2-feet from the west property line. Begin to taper Rustic Oak Way down to a 2-lane street section south of the West Ada School District site. 7. Construct a minimum of 7-foot wide (10-foot wide is acceptable) attached concrete sidewalk on the east side of Rustic Oak Way north of the West Ada School District site. 8. Dedicate the full width (approximately 60-feet) of parcel S0428120640 as right-of-way for Rustic Oak Way. 9. Construct the remaining portion of Rustic Oak Way as a 36-foot wide collector roadway with 8-foot wide planter strips, 5-foot wide detached concrete sidewalk on the west side and 10-foot wide concrete sidewalk on the east side, as proposed. Dedicate 50-feet of right-of-way for Rustic Oak Way. Provide a permanent sidewalk easement for all sidewalk outside the existing right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 10. Dedicate right-of-way along the south side of the West Ada School District site. The right-of-way should be 12-feet wide and extend from Rustic Oak Way to the site's east property line to allow for sidewalk to be constructed along the future entrance road to the school site 11. Construct Sturgill Peak Street with two 21-foot wide travel lanes, vertical curb, gutter, a 12-foot wide landscape median and 5-foot wide attached concrete sidewalk within 70-feet of right-of-way, as proposed. Plat the landscape median as ACHD right-of-way and provide a license agreement if landscaping is to be placed within the median. 12. Construct all other internal local streets as 33-foot wide street sections with rolled curb, gutter and a minimum of 5-foot wide concrete sidewalk within 47-feet of right-of-way. 19 Prescott Ridge/ MPP19-0026 / H-2020-0047 13. Dedicate additional right-of-way extending 2-feet behind the sidewalk where 10-foot wide sidewalk is constructed. 14. Extend Trident Avenue (named Aldrich Avenue on The Oaks preliminary plat) into the site located approximately 975-feet east of McDermott Road. 15. Sunfield Way, a previously approved stub street to the site's south property line is located at the southeast corner of this site. The applicant is proposing a common lot (lot 38, block 12) directly north of the stub street. Provide a permanent right-of-way easement and a $22,600 road trust for the future extension of Sunfield Way with the development of the West Ada School District parcel. 16. Construct a cul-de-sac at the terminus of Fireline Court, Backcountry Place and Jumplist Place. The cul-de-sacs should be constructed with a minimum 45-foot radius (measured to back-of-curb). 17. Construct a knuckle at the intersection of Artic Point Way and Tanker Drive, as proposed. 18. Provide an easement ensuring 225-feet of unobstructed view from the proposed stop-controlled intersection at Wildfire Drive and Rustic Oak Way. 19. Construct all intersections onto Rustic Oak Way a minimum of 330-feet from any other street. 20. Construct all local street intersections to provide a minimum offset of 125-feet from any other street. 21. Construct 3 local stub streets as follows: • Fireline Court, stubbing to the north property line located 1,135-feet east of the McDermott Road section line. • Jumpspot Avenue, stubbing to the south property line located 190-feet east of the McDermott Road section line. • Serenity Avenue, stubbing to the north property line located aligned with Serenity Lane, the private road north of the site. 22. Install a sign at the terminus of the local stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 23. Construct 2 driveways onto Rustic Oak Way internal to the site as follows: • A 30-foot wide driveway located 250-feet north of Lost Rapids Street to access the multi- family parcel. • A 24 to 30-foot wide driveway aligned centerline to centerline with Chainsaw Street to access the community clubhouse. 24. If the City of Meridian approves the private road, pave the private roadway a minimum of 20 to 24- feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. 25. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. 26. Other than the access specifically approved by ACHD direct lot access is prohibited to Rustic Oak Way and McDermott Road and should be noted on the final plat. 27. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 28. Payment of impact fees is due prior to issuance of a building permit. 20 Prescott Ridge / MPP19-0026 / H-2020-0047 29. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled)are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in 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. 21 Prescott Ridge/ MPP19-0026 / H-2020-0047 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. Executive Summary 4. Utility Coordinating Council 5. Development Process Checklist 6. Appeal Guidelines 22 Prescott Ridge/ MPP19-0026 / H-2020-0047 VICINITY MAP AD 'y wmbmwQ;m WOMEN�- f �Q F rr 4-1 i � y f cl r7 23 Prescott Ridge / MPP19-0026 / H-2020-0047 SITE PLAN l �r 1 1 = �y ag6$696 e 11.4 's � B a M lip I .� CD 0 cp L'- � _ ------.,�---- - - ID N 24 Prescott Ridge / MPP19-0026 / H-2020-0047 EXECUTIVE SUMMARY Prescott Ridge is a proposed mixed-use development located south of Chinden Boulevard between McDermott Road and Levi Lane in Meridian, Idaho, as shown in Figure 1.1. CR Engineering, Inc. has been retained to prepare a traffic impact study (TIS) for the proposed development_ The scope of this TIS was determined through coordination with the Idaho Transportation Department(ITD}and the Ada County Highway District(ACHD)with inputs from the Community Planning Association of Southwest Idaho (COMPASS). The TIS evaluates the potential traffic impacts resulting from background traffic growth, off-site developments in the area, and the proposed development, and identifies improvements to mitigate the impacts if needed_ Table 1 summarizes the improvements needed to mitigate the traffic impacts at the study area intersections and roadway segment for the following analysis years traffic conditions, ■ 2018/2019 Existing traffic ■ 2030 Build-out year background traffic ■ 2030 Build-out year total traffic Table 1 — Proposed Improvements Summary 2030 Build-Out Year 201 W2019 Intersection I Roadway Existing Background Totttl Serenity Ln Three through lanes on None beyond prior lD and None Chinden Blvd, Chinden Blvd RIRO restriction improvements Levi Ln 3 through lanes on and ?Jane Chinden Blvd & Dual WB left-taro lanes Chinden Blvd dual EB left-turn lanes Ell right-turn lane McDermott Rd and None None None McMillan Rd Proposed Access Unsignalized and na na McDermott Rd T-intersection Levi Ln, None None Construct as a collector street South of Chinden Blvd McDermott Rd, None None None Between McMillan Rd and site 1 One or more lane group v/c ratios exceed 0.90 but not greater than 1.00 1.0 Proposed Development 1.1 Prescott Ridge is a proposed mixed-use development with an expected 2030 build-out year but may change depending on market conditions_ Prescott Ridge is estimated to contain the following land uses- 1 345 single-family dwelling units ■' 120 multifamily dwelling units 1 50,000 square feet of medical office i 40,000 square-foot free-standing emergency room N 50-bed hospital 25 Prescott Ridge / MPP19-0026 / H-2020-0047 1.2 Based on the procedures outlined in the Trip G,-neration Handbook, r Edition and the Trip Generation Manual, 10 Edition, both published by the Institute of Transportation Engineers (ITE), the proposed development is estimated to generate approximately 8,062 trips per weekday with 565 trips during the AM peak hour and 731 trips during the PM peak hour_ ■ Based an the proposed land uses and ITE methodologies, the development is not expected to retain a significant amount of internal capture trips within the site_ No trip reduction for internal capture trips was assumed in the traffic analysis R The development is not expected to attract any pass-by trips ■ All trips generated by the development were assumed to be made by personal or commercial vehicles 1.3 The estimated site traffic distribution patterns are, ■ 15% with origins/destinations north of the site ■ 15% with origins/destinations south of the site ■ 60% with origins/destinations east of the site ■ 10% with origins/destinations west of the site 1.4 Prescott Ridge is proposing one full access approach on McDermott Road, constructing Levi Lane through the site, and connecting to Serenity Lane for site access- ■ Proposed access on McDermott Road + Located approximately 1,900 feet south of Chinden Boulevard + Meets ACHD minimum driveway spacing on a 50-mph minor arterial • Is not expected to require turn lanes based an ACHD's turn-lane guidelines • Expected to meet minimum operational thresholds ■ Proposed Levi Lane extension • The proposed Levi Lane extension through the site generally matches with the future residential collector street alignment shown in ACHD Master Street Map (MSM) • Levi Lane extension through the site should be constructed as a 2-lane collector street ■ Proposed connectivity to Serenity Lane + The preliminary plat shows a proposed connection to Serenity Lane. However, the proposed connection is not expected to open to vehicle access until Serenity Lane is restricted in the long term when the Chinden Boulevard corridor is constructed to its ultimate lane configuration as a divided highway. For this TIS, Serenity Lane will continue to provide access for the existing homes as a right-in and right-out approach when Chinden Boulevard is widened to three lanes in each direction. • No site traffic was assigned to Serenity Lane 2.0 Improvements Needed to Mitigate 201812019 Existing Traffic 2.1 With 2018/2019 existing traffic, all study area roadway segments meet ACHD's level of service planning threshold with the existing lane configuration_ No roadway capacity improvements are proposed to mitigate existing traffic conditions_ 2.2 With 2018/2019 existing traffic,all study area intersections meet ITD's and ACHD's minimum operational thresholds analyzed with the existing intersection control and lane configurations_ None of the intersection requires turn lane based on ITD's and ACHD's turn-lane guidelines. No intersection improvements are needed to mitigate existing traffic conditions_ 26 Prescott Ridge / MPP19-0026 / H-2020-0047 3.0 Improvements Needed to Mitigate 2030 Background Traffic 3.1_ The following roadway and intersection improvements are expected to be constructed by 2030 as programmed in the ITD Idaho Transportation Investment Program gTIP), US20126, SH-16 to Linder(Key No_ 21858), and were included in the 2030 background traffic impact analysis. These improvements were recommended to mitigate the traffic impacts generated by the proposed off-site developments in the area and were required as conditions of the development's approval_ ■ Chinden Boulevard widened and improved to five lanes between SH 16 and Linder Road ■ Signalize and widen Levi Lane and Chinden Boulevard intersection with the following lanes: • Southbound approach—Two left-turn lanes and one shared through/right-turn lane • Northbound approach—One left-turn lane and one shared through/right-turn lane • Eastbound approach—One left-turn lane, one through lane, and one shared through/right-turn lane • Westhound approach—One left-turn lane,two through lanes, and one right-turn lane 3.2_ With 2030 background traffic, all study area roadway segments are expected to meet ACHD's level of service planning thresholds with the existing lane configuration. Besides the programmed intersection improvements and widening on Chinden Boulevard, no other roadway capacity improvements are needed to mitigate 2030 background traffic impacts- 3-3- With 2030 background traffic, two study area intersection are expected to exceed ACHD's and/or ITD's minimum operational thresholds analyzed with the existing intersection control and lane configurations or with the ITIP programmed improvements described above_ The intersections, operational deficiencies, and mitigation improvements are: ■ Serenity Lane and Chinden Boulevard intersection • The intersection is expected to operate at LOS E in the PM peak hour. Based on the Levi Lane and Chinden Boulevard intersection improvements with three through lanes in each direction on Chinden Boulevard, it is expected Serenity Lane will be restricted to right-in and right-out movements only. • No additional improvements are needed under 2030 background traffic conditions_ • An eastbound right-turn lane is not required based on ITD's turn-lane guidelines 9 Levi Lane and Chinden Boulevard intersection • The intersection is expected to operate with an overall v/c ratio of 1.05 during the Puri peak, which exceeds 0_90 threshold_ The eastbound left-turn and westbound through lane groups are expected to operate with a v/c ratio exceeding 1.00 during the PM peak hour_ • The following improvements are proposed to mitigate 2030 background traffic° o One additional through lane in each direction (three through lanes in each direction) on the Chinden Boulevard approaches o One additional eastbound left-turn lane 4.0 Improvements Needed to Mitigate 2030 Build Out Total Traffic 4.1 With 2030 total traffic, one study area intersection is expected to exceed ITD's and/or ACHD's minimum operational thresholds analyzed with the intersection control and lane configurations or with the preceding improvements needed to mitigate 2030 background traffic as discussed above_The intersection,operational deficiencies, and proposed improvements are- ■ Levi Lane and Chinden Boulevard intersection • The overall intersection and all lane groups are expected to meet ACHD's minimum operational thresholds, with the exception of three lane group v/c ratios exceeding ITD's 0.90 threshold 27 Prescott Ridge / MPP19-0026 / H-2020-0047 o The westbound left-turn lane groups is expected to operate with a v/c ratio of 0.91 during the AM peak hour and 0.98 during the PM peak hour o The westbound through lane group is expected to operate with a v/c ratio of 0.99 during the PM peak hour o The southbound through/right-turn lane group is expected to operate with a v/c ratio of 1.02 during the PM peak hour + The following improvements are proposed to mitigate 2030 total traffic o Add a second westbound left-turn lane o Install an eastbound right-turn lane 4.2 The US 20/26 corridor plan does not identify a signal at the Levi Lane and Chinden Boulevard intersection. If the Pollard Subdivision and signal is not constructed, the Levi Lane and Chinden Boulevard intersection is expected to fail as an unsignalixed intersection when the development generates approximately 500 peak hour trips- ! An eastbound right-turn lane is required based on ITD's turn-lane guidelines. 4.3 McMillan Road and McDermott Road intersection ■ The intersection is expected to operate at LOS D in the PM peak hour_ Based on ACHD Policy, a preliminary signal warrant analysis based on MUTCD guidelines was performed_ The intersection is expected to satisfy MUTCD signal Warrant 2, 4-hour vehicular volume_ However, with no lane group failing and the intersection is expected to operate at LOS D, no improvements are needed to mitigate 2030 total traffic- 4-4 The estimated site traffic as a percent of the 2030 total intersection traffic is as follows: ■ Serenity Lane and Chinden Boulevard—4.7%in the AM and PM peak hours ■ Levi Lane and Chinden Boulevard— 11.7% in the AM peak hour and 12.01% in the PM peak hour ■ McMillan Road and McDermott Road— 103%in the AM peak hour and 10.0% in the PM peak hour 28 Prescott Ridge / MPP19-0026 / H-2020-0047 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. 29 Prescott Ridge/ MPP19-0026 / H-2020-0047 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. 30 Prescott Ridge/ MPP19-0026 / H-2020-0047 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. 31 Prescott Ridge/ MPP19-0026 / H-2020-0047