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2020-08-05 ACHD Approval Letter ""0 CHD Mary May, President n ® Kent Goldthorpe,Vice-President Rebecca W.Arnold,Commissioner Sara M. Baker,Commissioner Jim D. Hansen,Commissioner August 5, 2020 To: Mike Wardle Brighton Murgoitio 2929 W. Navigator Drive Meridian, ID 83642 Subject: MPP20-0008/H-2020-0056 M PP20-0009/H-2020-0057 Northwest and Southeast corner of Locust Grove Road/Lake Hazel Road Apex Southeast Subdivision and Apex Northwest Subdivision On August 5, 2020 the Ada County Highway District acted on your application for the above referenced projects. The attached report includes site specific conditions of approval. If you have any questions, please feel free to contact me at (208) 387-6293. Sincerely, a )b Paige Bankhead, E.I. Planner II Development Services cc: Sonya Allen - City of Meridian Mike Wardle - Rep Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org Development Services Department CHD Project/File: Apex Northwest Subdivision/ MPP20-0008/ H-2020-0056 This is a preliminary plat application to develop 120 residential lots, 11 commercial lots and 14 common lots on 41.76 acres. Lead Agency: City of Meridian Site address: The northwest corner of Lake Hazel Road and Locust Grove Road Commission Meeting: August 5, 2020 Applicant: Brighton Murgoitio 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.orp A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a preliminary plat application to develop 120 residential lots, 11 commercial lots and 14 common lots on 41.76 acres. The property is zoned C-C and R-8 based on the recent annexation and rezoning application. The City of Meridian Future Land Use Map designates this area as medium density residential and a neighborhood center. 2. Description of Adjacent Surrounding Area: Direction I Land Use Zoning North Medium-High Density Residential R-15 South Community Business District/Medium-High Density Residential C-C/R-15 East Community Business District/Medium-High Density Residential C-C/R-15 West Medium-High Density Residential/Medium Density Residential R-15/R-8 3. Site History: ACHD staff previously reviewed this site as Apex Rezoning/MER20-0068 in June 2020. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 1 Apex Northwest MPP20-0008/ H-2020-0056 • Apex Southeast Subdivision, a 237 residential lot and 2 commercial lot development located to the southeast of the site and currently under review by ACHD. 5. Transit: Transit services are not available to serve this site. 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 1.20 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. • 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. • 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. • Lake Hazel Road is listed in the draft CIP that is anticipated to be accepted in August 2020 to be widened to 5-lanes between Eagle Road and Locust Grove Road. • Lake Hazel Road is listed in the draft CIP that is anticipated to be accepted in August 2020 to be widened to 5-lanes between Locust Grove Road and SH-69 (Meridian Road). 12. 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 updated in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for 2 Apex Northwest MPP20-0008/ H-2020-0056 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. Th The BMP identifies Lake Hazel Road as Level 3 facility and Locust Grove Road as a Level 2 facility. The BMP also identifies a Level 1 facility on the new collector roadway within the site. The applicant will construct the new collectors consistent with the MSM and the Roadways to Bikeways Master Plan. The applicant will dedicate right-of-way on Lake Hazel Road and Locust Grove Road consistent with the MSM and the Roadways to Bikeways Master plan to provide for the future facilities. The applicant is proposing to enter into a Cooperative development Agreement (CDA) with ACHD to build the full street section for segments of both Lake Haze Road and Locust Grove Road. If the CDA is approved in a future action, the applicant will construct Level 3 bicycle facilities as part of the project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 3,312 additional vehicle trips per day; 296 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson &Associates prepared a traffic impact study for the proposed Apex Southeast Subdivision and Apex Northwest Subdivision. An executive summary of the findings as presented by Kittelson & Associates can be found as Attachment 3. The executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. 3 Apex Northwest MPP20-0008/ H-2020-0056 AMITY HU To Eagle Road LU 0 c� r U _J SITE E LAKE HAZEL RD G SITE H LU ROADWAY SEGMENT i -STUDY INTERSECTIONS �-SITE ACCESSES Intersections, Roadway Segments and Accesses Analyzed in TIS 3. Mitigation/Required Improvements 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. 4 Apex Northwest MPP20-0008/ H-2020-0056 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. 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. b. Staff Comments/Recommendations: The traffic impact study included an analysis of two preliminary plat applications, Pinnacle/Apex Northwest and Pinnacle/Apex Southeast. The applicant has indicated that both preliminary plats will be final platted concurrently. Because of this, both preliminary plat applications will include the same findings and recommendations, as presented in the traffic impact study, and the thresholds for improvements will be reported the same. 5 Apex Northwest MPP20-0008/ H-2020-0056 Proposed First Phases of Pinnacle/Apex Northwest and Pinnacle/Apex Southeast. � I I I 1 1 I I r I f I 4 VAC { I I ,I I � $ ICxH'i'�IV I tartar waenwuwxc _,�--------� Locust Grove Road - Lake Hazel Road to Amity Road The TIS recommends that Locust Grove Road between Amity Road and Lake Hazel Road be widened to 3-lanes with the development of 460 units, or when 460 PM peak hour trips are generated by the site. The proposed PM peak hour site traffic is 28% of the total 2025 traffic for this segment of Locust Grove Road and this segment of Locust Grove Road is not listed in the CIP or scheduled in the IFYWP. The applicant has proposed to enter into a CDA with ACHD to widen Locust Grove Road to 3- lanes from Lake Hazel Road north approximately a quarter mile, abutting the Apex Northwest Subdivision site. Staff agrees with the TIS findings and the applicant's proposal. Typically, the applicant would be required to widen the remaining segment of Locust Grove Road or provide alternative mitigation measures since the site traffic is greater than 10% of the 2025 total traffic consistent with District policy. However, the remaining segment of Locust Grove Road is off- site and there is not enough existing right-of-way available to widen the roadway to 3-lanes. In addition, there are primarily single-family homes that access this segment of Locust Grove and there are no new subdivisions proposed at this time that will access Locust Grove Road. Therefore, no additional improvements should be required beyond the applicant's proposal to improve Locust Grove Road abutting the Pinnacle/Apex Northwest site to 3-lanes. This segment of Locust Grove Road is not listed in the current CIP or the IFYWP, but is listed as future 3-lane minor arterial roadway in ACHD's draft 2020 CIP anticipated to be adopted in 6 Apex Northwest MPP20-0008/ H-2020-0056 August of 2020. If the applicant chooses to move forward with this development application prior to the completion of ACHD's 2020 CIP updated, then the applicant would not be compensated for the Locust Grove Road right-of-way dedication or proposed roadway improvements. Depending on the timing of this development, this segment of Locust Grove Road may be included in the next CIP update estimated to be completed in August 2020. If this segment of roadway is included in the 2020 CIP prior to the dedication of right-of-way and the construction of the proposed roadway improvements then proposed, then the applicant should enter into a CDA with ACHD to improve Locust Grove Road abutting the site as a 3-lane roadway, as proposed. See Finding for consideration 4 below. Locust Grove Road/Lake Hazel Road Intersection The TIS recommends a single-lane roundabout with a westbound right-turn bypass lane at the intersection of Locust Grove Road and Lake Hazel Road be constructed to mitigate the impacts of the 2025 background traffic or with the development of 100 units or when 100 PM peak hour trips are generated by the development. The study notes that a 3X3 interim signal would be acceptable mitigation. Additionally, the TIS recommends a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the south leg when the development generates 440 PM peak hour trips. The intersection of Lake Hazel Road and Locust Grove Road is listed in the current CIP to be reconstructed as a multi-lane roundabout with 3-lanes on the north leg, 2-lanes on the south, 2- lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane between 2026 and 2030. However, the intersection is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs of the intersection. The applicant has proposed to enter into a CDA with ACHD to improve the intersection as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the south leg, as listed in the 2020 CIP with the first phase of the development. See Finding 2 Below. Off-site Amity Road - Locust Grove to Eagle Road The TIS recommends that Amity Road between Locust Grove Road and Eagle Road be widened to 3-lanes for the 2025 background traffic or with the development of 173 units, or the site generates 173 PM peak hour trips; and 5-lanes with the development of 370 units, or the site generates 370 PM peak hour trips. This segment of Amity Road is listed in the CIP to be widened to 5-lanes between 2026 and 2030. It infeasible for the applicant to widen this segment of Amity Road due to right-of-way constrains. It should be noted that this segment of Amity Road has center left turn lanes at all major subdivision access points, allowing the roadway to function as a 3-lane minor arterial roadway. Therefore, consistent with ACHD's Alternative Mitigation policy, no improvements to Amity Road between Locust Grove and Eagle Road are required as part of this application. Amity Road/Locust Grove Road Intersection The TIS recommends installing a traffic signal and constructing left turn lanes on all legs at the Locust Grove Road/Amity Road intersection when the development generates 55 PM peak hour trips. This intersection is listed in the CIP to be 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. Additionally, the DRAFT 2021-2025 Integrated Five Year Work Plan includes the installation of an interim 3X3 signal at this intersection in 2023. Therefore, consistent with ACHD's Alternative Mitigation Measures policy, no improvements to the Amity Road/Locust Grove Road intersection are required as part of this application. 7 Apex Northwest MPP20-0008/ H-2020-0056 SH-69/Lake Hazel Road Although the SH-69/Lake Hazel Road intersection is anticipated to operate at an overall acceptable level of service under total traffic conditions in 2025, the TIS recommends the construction of a westbound right-turn lane on Lake Hazel Road at the intersection of SH- 69/Lake Hazel Road for the 2025 background traffic or when the development generates 187 PM peak hour trips prior to 2025. The site traffic at this intersection is only 4% of the total 2025 traffic. Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold, which states, 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; no improvements are required for this intersection on the Lake Hazel legs of the intersection. However, the applicant should discuss with the City of Meridian and ITD to determine if any improvements are necessary for this intersection, this intersection is proposed to be included as part of ITD's SH-69 study in the future. Access Analysis The traffic impact study included an access analysis to demonstrate that proposed access points on to Lake Hazel Road and Locust Grove Road are necessary to serve the site. The traffic impact study did not demonstrate that the access points are necessary to serve the site from a traffic perspective, but that the access points are needed for circulation, to maintain acceptable level of service thresholds on local residential and collector roadways, and to prevent the traveling public from traveling through local residential streets to access commercial land uses. Additionally, the analysis showed that the access points will not have operational deficiencies and access spacing requirements are met. Specific to the Pinnacle Northwest preliminary plat; in addition to being necessary based on the TIS, access A (Crescendo Street) and C (Apex Avenue) are proposed to be located on Locust Grove Road and Lake Hazel Road at the quarter mile north and west of the Locust Grove/Lake Hazel intersection, are shown as commercial collectors on the MSM. Based on the findings and recommendations of the South Meridian Transportation Plan, access C will be restricted to left-in/right-in/right-out in the future. Staff recommends that this access be approved as a temporary full access. Staff's recommendation is due to the fact that this access is a commercial collector on the MSM. Consistent with the TIS, an eastbound dedicated left-turn lane should be constructed at access C. The extension of the left-turn lane to the west is located off-site, however, the abutting property to the north is included in the future Apex development by the applicant. The applicant should construct the turn-lane and dedicate additional right-of-way as necessary to accommodate the left-turn lane. Based on the findings of the traffic impact study access B (Target Street)on Locust Grove Road proposed to be located 660-feet north of Lake Hazel Road should be approved, as proposed. A southbound dedicated right-turn lane and a northbound dedicated left-turn lane should be constructed at this intersection, as recommended in the TIS. Access D (Aspiration Avenue) on Lake Hazel Road is proposed to be right-in/right-out only and be located 680-feet west of Locust Grove Road. A right-in/right-out only access in this location is consistent with the South Meridian Transportation Plan. A dedicated right-turn lane should be constructed at this intersection based on the findings of the TIS. 8 Apex Northwest MPP20-0008/ H-2020-0056 Commercial I Apex NE I v Q.., E B LIM E.` C D E I° Commercial SITE Apex SE h i Residential MSM Collectors within the Site Proposed Access Points 4. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) PM Peak PM Peak Hour Existing Roadway Frontage Functional Hour Level of Plus Classification Traffic Service Project Count SH-69** 780-feet Principal Arterial 1,513 N/A N/A Lake Hazel Road Better than (west of Locust Grove 2,640-feet Principal Arterial 330 Better than "D" „E„ Rd Lake Hazel Road Better than (east of Locust Grove 1,320-feet Principal Arterial 351 Better than "D" „E„ Rd Locust Grove Road (north of Lake Hazel 1,320-feet Minor Arterial 255 Better than "Y "F" Rd) Locust Grove Road Better than (south of Lake „)ke Hazel 2,640-feet Minor Arterial 143 Better than "Y „E Amity Road 0-feet Minor Arterial 465 Better than "Y "F" * 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. 5. 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 west of Locust Grove Road was 4,901 on 12/9/2019. 9 Apex Northwest MPP20-0008/ H-2020-0056 • The average daily traffic count for Lake Hazel Road east of Locust Grove Road was 6,326 on 8/29/2019. • The average daily traffic count for Locust Grove Road north of Lake Hazel Road was 5,933 on 12/9/2019. • 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 Locust Grove Road was 8,658 on 12/9/2019. C. Findings for Consideration 1. South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use 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 and abutting 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. • 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. Locust Grove Road/Lake Hazel Intersection The traffic impact study notes that Locust Grove/Lake Hazel intersection is anticipated to the exceed acceptable level of service planning threshold LOS "E" when the development generates 100 PM peak hour trips and will need to be improved with either a single lane roundabout enter into a Cooperative Development Agreement (CDA) with ACHD to construct the Locust Grove/Lake Hazel intersection as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs with the first phase of the development. The intersection of Lake Hazel Road and Locust Grove Road is listed in the current CIP to be reconstructed as a multi-lane roundabout with 3-lanes on the north leg, 2-lanes on the south, 2- lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane between 2026 and 2030. However, the intersection is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs of the intersection. If the applicant chooses to enter into a CDA with ACHD to improve the intersection as a multi-lane roundabout, as proposed prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP 3-lanes on the north leg, 2-lanes on the south, 2-lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane) would be eligible for reimbursement through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA 10 Apex Northwest MPP20-0008/ H-2020-0056 with ACHD, then the full intersection improvement proposed to by the applicant would be consistent with the intersection improvement listed in the CIP and would be impact fee eligible for reimbursement through a CDA. The applicant should be required to enter into a CDA with ACHD for the widening of Locust Grove Road/Lake Hazel Road intersection to a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs of the intersection prior to ACHD's signature on the first final plat. The Cooperative Development Agreement should include the intersection construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. If the applicant decides to not fully improve Locust Grove Road/Lake Hazel Road intersection, then consistent with findings and recommendations of the traffic impact study, the applicant should be required to install an interim 3 X 3 signalized intersection, prior to ACHD's signature on the final plat that contains the 101s' building lot. In order to install the interim signal at the Locust Grove Road/Lake Hazel Road intersection the applicant will need to obtain plan approval, purchase the signal equipment, and enter into a signal agreement with ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. The signal agreement should include requirements that the intersection be designed as a 3 X 3 intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane, and one thru/right lane on each approach; that the applicant is responsible for all costs associated with the design, and installation of the interim signal, hardware, and that interim improvements are not eligible for reimbursement by ACHD. In order to ensure the Locust Grove Road/Lake Hazel Road intersection will be improved when warranted, the following items must be in place prior to plans acceptance of the final plat that contains the 101s' building lot: • Signal Agreement; • Full design and approved plans for the intersection. 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. 11 Apex Northwest MPP20-0008/ H-2020-0056 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 abutting the site. Landscape Medians Policy: District policy 7205.5.15 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. 12 Apex Northwest MPP20-0008/ H-2020-0056 • 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 Proposal: The applicant has proposed to enter into a Cooperative Development Agreement (CDA) with ACHD to improve Lake Hazel Road abutting the site with four 11.5-foot wide travel-lanes, a 19-foot wide center landscape median, vertical curb, gutter, 8-foot wide planter strips and 10-foot wide detached concrete sidewalks within 109-feet of right-of-way to 120.5-feet of right-of-way, with the first phase of the development. The applicant has proposed to construct dedicated right-turn lanes on Lake Hazel Road at Aspiration Avenue and Apex Avenue. STRE ET S ECTI O N J d. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to enter into a CDA to widen Lake Hazel Road to 5-lanes abutting the site consistent with the MSM and the SMTP. Lake Hazel Road is listed in the current 2016 CIP to be widened to a 3-lanes from Locust Grove Road to Eagle Road between 2026 and 2030. However, this roadway segment is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a 5-lane roadway. If the applicant chooses to enter into a CDA with ACHD to improve Lake Hazel Road as a 5- lane roadway prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP (3-lane roadway segment) would be eligible for reimbursement through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full roadway widening proposed by the applicant would be consistent with the roadway widening listed in the CIP and would be impact fee eligible for reimbursement through a CDA. Lake Hazel Road is identified as a level 3 facility with a multi-use path, buffered or protected bike lanes as appropriate facilities. The applicant has proposed to enter a CDA with ACHD to fully improve Lake Hazel Road abutting the site and construct a detached 10-foot wide multi- use pathway. Because this section of Lake Hazel Road hasn't been programmed for improvements by ACHD, it hasn't been designed and a final determination regarding the bike facilities hasn't been made. Staff recommends that the 10-foot multi-use pathway be constructed with Lake Hazel Road with this development due to the fact that it is has been approved in previous concept studies for Lake Hazel Road, is preferred by the City of Meridian and is consistent with the BMP. The Cooperative Development Agreement should include the roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. 13 Apex Northwest MPP20-0008/ H-2020-0056 • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. The applicant's proposal to construct the dedicated westbound right-turn lanes on Lake Hazel Road at Aspiration Avenue, access D, and Apex Avenue, access C, meets District policy and should be approved, as proposed. The applicant's proposal to construct a dedicated eastbound left-turn lane on Lake Hazel road at access point C meets District policy and should be approved, as proposed. The extension of the left-turn lane to the west is located off- site, however, the abutting property to the north is included in the future Apex development by the applicant. The applicant should construct the turn-lane and dedicate additional right-of- way as necessary to accommodate the left-turn lane. The applicant's proposal to construct a 19-foot wide median on Lake Hazel Road meets District policy and should be approved, as proposed. This improvement is not eligible for compensation in the CDA with ACHD. The roadway center island should be platted as right-of-way owned by ACHD. The applicant or homeowner's association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. If the applicant decides to not fully improve Lake Hazel Road abutting the site, then consistent with ACHD policy, the following improvements should be constructed. • Dedicate additional right-of-way to total 50-feet from the section line of Lake Hazel Road abutting the site, consistent with the MSM. • Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. • Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 43- feet from the section line of Lake Hazel Road abutting the site. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of- way. • Construct a dedicated westbound right-turn lane on Lake Hazel Road at access point D, Aspiration Avenue and access point C, Apex Avenue. • Construct a dedicated eastbound left-turn lane on Lake Hazel Road at access point C, Apex Avenue. 4. Locust Grove Road 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 14 Apex Northwest MPP20-0008/ H-2020-0056 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. Applicant Proposal: The applicant has proposed to enter into a Cooperative Development Agreement (CDA)with ACHD to improve Locust Grove Road abutting the site with three travel- lanes, vertical curb, gutter, 8-foot wide planter strips and 10-foot wide detached multi-use pathways. d. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to enter into a CDA to widen Locust Grove Road to 3-lanes abutting the site consistent with the MSM and the SMTP. Locust Grove Road is not listed in the current 2016 CIP, however, this roadway segment (Locust Grove Road — Lake Hazel to Amity) is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a 3-lane roadway. If the applicant chooses to enter into a CDA with ACHD to improve Locust Grove Road as a 3- lane roadway prior to adoption of the 2020 CIP, then no compensation would be available. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full roadway widening proposed by the applicant would be consistent with the roadway widening listed in the CIP and would be impact fee eligible for reimbursement through a CDA. is Apex Northwest MPP20-0008/ H-2020-0056 Locust Grove Road is identified as a level 2 facility with a shoulder bike lane, convention bike lane, or buffered bike lane as appropriate facilities s. The applicant has proposed to fully improve Locust Grove Road abutting the site and construct a 10-foot wide multi-use pathway. Because this section of Locust Grove Road hasn't been programmed for improvements by ACHD, it hasn't been designed and a final determination regarding the bike facilities hasn't been made. Staff recommends that the 10-foot multi-use pathway be constructed with Locust Grove Road with this development due to the fact that it is supported by the City of Meridian and is consistent with the BMP and proposal for Lake Hazel Road. The Cooperative Development Agreement should include the roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. The applicant's proposal to construct the dedicated southbound right-turn lane and dedicated northbound left-turn lane on Locust Grove Road at access point B, Target Street, meets District policy and should be approved, as proposed consistent with the findings of the TIS. If the applicant decides to not fully improve Locust Grove Road abutting the site, then consistent with ACHD policy, the following improvements should be constructed. • Dedicate additional right-of-way to total 37-feet from the section line of Locust Grove Road abutting the site, consistent with the MSM. • Widen the pavement on Locust Grove Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. • Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 30- feet from the section line of Locust Grove Road abutting the site. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of- way. • Construct a dedicated southbound right-turn lane and a dedicated northbound left-turn lane on Locust Grove Road at access point B, Target Street. 5. Crescendo Street/Apex Avenue a. Existing Conditions: There are no collector roadways within the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. 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. 16 Apex Northwest MPP20-0008/ H-2020-0056 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. 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. 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 Locust Grove Road and at the quarter mile north of Lake Hazel Road and intersect Lake Hazel Road at the quarter mile west of Locust Grove Road. The Commercial Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 50 to 70-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct the entry portion of Crescendo Street as a 60-foot wide street section with an 18-foot wide center island, two 21-foot wide travel lanes with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete 17 Apex Northwest MPP20-0008/ H-2020-0056 sidewalk within 87-feet of right-of-way. The applicant has proposed to construct the remaining portion of Crescendo Street as a 2-lane commercial collector, a 47-foot street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of right-of-way, consistent with ACHD's Livable Street Design Guide. d. The applicant has proposed to construct the entry portion of Apex Street, north of Lake Hazel Road and south of Target Street as a 60-foot wide street section with an 18-foot wide center landscape island, two 21-foot wide travel lanes with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within 87-feet of right-of-way. In between the proposed center landscape islands, the applicant has proposed to construct Apex Street as a 2-lane commercial collector, a 47-foot street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of right-of-way, consistent with ACHD's Livable Street Design Guide. Additionally, the applicant has proposed to construct a series of bulb-outs to define parking and provide traffic calming at key pedestrian crossing. North of Target Street, the applicant has proposed to construct Apex Street as a as a 2-lane commercial collector, a 47-foot street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of right- of-way, consistent with ACHD's Livable Street Design Guide. e. Staff Comments/Recommendations: The applicant's proposal for the entry portion of Crescendo Street does not meet the District's Landscape Medians policy that requires the width of an island near an intersection to be a maximum of 12-feet wide for a minimum distance of 150-feet or the and should not be approved, as proposed. The applicant should be required to construct the entry portion of Crescendo Street with 12- foot wide center landscape islands, two 21-foot wide travel lanes, vertical curb, gutter, and 7- foot wide attached or 5-foot wide detached concrete sidewalk. The applicant's proposal to construct Crescendo Street West of Aspiration Avenue, as a 2- lane commercial collector with bike lanes and on-street parking, meets District policy and should be approved, as proposed. The applicant's proposal for the entry portion of Apex Avenue does not meet the District's Landscape Medians policy that requires the width of an island near an intersection to be a maximum of 12-feet wide for a minimum distance of 150-feet or the collector street section and MSM policies and should not be approved, as proposed. The applicant should be required to construct the entry portions of Apex Avenue, north of Lake Hazel Road and south of Target Street with 12-foot wide center landscape islands, two 21-foot wide travel lanes, vertical curb, gutter, and 7-foot wide attached or 5-foot wide detached concrete sidewalk. In between the proposed islands, Apex Avenue should be constructed as a 2-lane commercial collector with bike lanes and on-street parking, as proposed. The applicant will be required to provide a minimum of 24-feet of pavement between the bulb-outs, as measured from face-of- curb to face-of-curb. The applicant's proposal to construct Apex Avenue, north of Target Street, as a 2-lane commercial collector with bike lanes and on-street parking, meets District policy and should be approved, as proposed. 18 Apex Northwest MPP20-0008/ H-2020-0056 All center landscapes islands are limited to a maximum width of 12-feet within 150-feet of an intersection. Beyond the 150-feet the island may widen to a maximum width of 30-feet. All islands should be platted as right-of-way owned by ACHD. The applicant or the future owners association my enter into a license agreement with ACHD for any landscaping within the islands. The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a permanent right-of-way easement may be provided. If street trees are desired, then 8-foot wide planter strips should be provided. If the on-street parking is defined with striping, then the parking should be designed meeting all ADA standards and requirements. 6. Apex Avenue/Crescendo Street Intersection a. Applicant Proposal: The applicant has proposed to construct a single lane mini roundabout at the Apex Avenue/Crescendo Street intersection. b. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to construct a single lane mini roundabout at the Apex Avenue/Crescendo Street intersection. However, this intersection was not included as part of the traffic impact study and because of this the need for by-pass lanes is unknown. Prior to submitting plans for the mini roundabout the applicant should be required to submit an intersection analysis to determine if by-pass lanes are necessary to serve the site. If through the analysis it is determined that a by-pass lane is needed then it should be included as part of the design of the mini roundabout. Staff recommends that the mini roundabout be designed to accommodate all turning movements and the center island and splitter islands should be mountable. The sidewalk at the roundabout should be detached or separated to discourage pedestrians from crossing within the roundabout outside of the designated crosswalks. The applicant should follow the guidance provided in NCHRP 672 and will need to design the mini roundabout meeting the standards ACHD's Roundabout Design Guide policy section 5188. 7. Aspiration Avenue and Target Street a. Existing Conditions: There are no commercial roadways within the site. b. Policy: Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial 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 7208.5 states that right-of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking. • A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and on-street parking. • A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane. • A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane and bike lanes. 19 Apex Northwest MPP20-0008/ H-2020-0056 Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, 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. 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. Applicant's Proposal: The applicant has proposed to construct the commercial portion of Aspiration Avenue between Lake Hazel Road and Target Street, as a 2-lane town center local street, a 37-foot wide street section with two 11-foot wide travel lanes, 7.5-foot wide parking lanes, vertical curb, gutter and 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 67-feet of right-of-way, consistent with ACHD's Livable Street Design Guide. Additionally, the applicant has proposed to construct a series of bulb-outs to define parking and provide traffic calming at key pedestrian crossing. The applicant has proposed to construct Target Street between Locust Grove Road and Aspiration Avenue as a 40-foot wide commercial street section with two 11-foot wide travel lanes, two 9-foot wide parking lanes, vertical curb, gutter, an 8-foot wide planter strip, and 5- foot wide detached concrete sidewalk within 68-feet of right-of-way. d. Staff Comments/Recommendations: The applicant's proposal to construct Aspiration Avenue between Lake Hazel Road and Target Street, as a 37-foot street section with one 13- foot wide travel lane, one 11-foot wide travel lane, a 9-foot wide parking lane on the east side of the roadway does not meet District policy and should not be approved, as proposed. The applicant should be required to construct this segment of Aspiration Avenue as either a 36 or 40-foot wide commercial street section with vertical curb, gutter, and 5-foot wide concrete sidewalk. The applicant will be required to provide a minimum of 24-feet of pavement between the bulb-outs, as measured from face-of-curb to face-of-curb. If the on-street parking between the bulb-outs on the east side of the roadway are defined with striping, then the parking should be designed meeting all ADA standards and requirements. The applicant's proposal to construct Target Street between Locust Grove Road and Aspiration Avenue as a 40-foot wide commercial street section meet's District policy and should be approved, as proposed. The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a permanent right-of-way easement may be provided. If street trees are desired, then 8-foot wide planter strips should be provided. 8. Local Residential Streets a. Existing Conditions: There are no local residential streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). 20 Apex Northwest MPP20-0008/ H-2020-0056 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. 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. c. Applicant's Proposal: The applicant has proposed to construct Aspiration Avenue and Hope Avenue between Target Street and Crescendo Street and to construct Crescendo Street, High Point Street and Target Street east of Apex Avenue as a standard 33-foot wide local street sections with curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 63-feet of right-of-way. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a permanent right-of-way easement may be provided. If street trees are desired, then 8-foot wide planter strips should be provided. 9. 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. 21 Apex Northwest MPP20-0008/ H-2020-0056 b. Applicant Proposal: The applicant has proposed to construct three 20-foot wide private alleys to run north/south between Crescendo Street and Target Street. These alleys are proposed to be mid-block within Block 1, 2, 3, and 4 and located 140-feet, 240-feetwest of Aspiration Street and 140-feet west of Apex Avenue. The applicant has proposed to construct two east/west alleys to run between Apex Avenue and Aspiration Avenue located 180-feet and 480-feet north of Lake Hazel Road. A north/south alley is proposed to run between the two east/west alleys creating an H-type alley. 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. 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 7205.4.3 states that optimum spacing for new unsignalized collector roadways intersecting minor arterials is 1,320-feet as identified in Table 1 a (7205.4.6). District policy 7205.4.7 states that optimum spacing for new unsignalized collector roadways intersecting principal arterials is 1,320-feet as identified in Table 1 b. District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. 22 Apex Northwest MPP20-0008/ H-2020-0056 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). 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). c. Applicant's Proposal: The applicant has proposed to construct Apex Avenue and Aspiration Avenue to intersect Lake Hazel Road located a 1,267 and 680-feet west of Locust Grove Road. Aspiration Avenue is proposed to be right-in/right-out only. The applicant has proposed to construct Crescendo Street and Target Street to intersect Locust Grove Road located a 1,280 and 660-feet north of Lake Hazel Road. The applicant has proposed to construct Hope Avenue and Aspiration Avenue to intersect Crescendo Street 295 and 584-feet east of Apex Avenue. The applicant has proposed to construct High Point Street and Target Street to intersect Apex Avenue located 310 and 620-feet south of Crescendo Street. d. Staff Comments/Recommendations: The applicant's proposal to construct Apex Avenue and Aspiration Avenue to intersect Lake Hazel Road and for Crescendo Street and Target Street to intersect Locust Grove Road should be approved, as proposed, as the need for these access points was demonstrated though the TIS. Based on the findings and recommendations of the South Meridian Transportation Plan, access Apex Street will be restricted to left-in/right-in/right-out in the future. Staff recommends that this access be approved as a temporary full access. Staff's recommendation is due to the fact that this access is a commercial collector on the MSM. The applicant's proposal to construct Hope Avenue and Aspiration Avenue to intersect Crescendo Street 295 and 584-feet east of Apex Avenue and to construct High Point Street and Target Street to intersect Apex Avenue located 320 and 680-feet south of Crescendo Street do not meet District policy, as these roadways do not offset by 330-feet. However, staff recommends a modification of policy to allow the roadways to be located, as proposed, as they create a traditional neighborhood block system. 11. Stub Streets a. Existing Conditions: There are not stub streets to or from the site. b. Policy: Stub Street Policy: District policy 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 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 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. 23 Apex Northwest MPP20-0008/ H-2020-0056 • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to construct one stub street to the north, Apex Avenue and three stub streets to the west, Crescendo Street, High Point Street, and Target Street. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of each stub street, stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Temporary turnarounds are not required at the terminus of the stub street, as they are 150-feet or less in length. 12. Driveways 12.1 Target Street and Aspiration Avenue a. Existing Conditions: There are no local 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. Applicant's Proposal: The applicant has proposed to construct one 36-foot wide driveway onto Target Street located 360-feet west of Locust Grove Road and one 36-foot wide driveway onto Aspiration Avenue located 360-feet north of Lake Hazel Road. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 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 24 Apex Northwest MPP20-0008/ H-2020-0056 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. Bulb-Outs a. Applicant's Proposal: The applicant has proposed to construct bulb-outs at the following intersections/locations: • Target/Aspiration • Target/Apex • Mid-Block on Target Street at Hope Avenue • On Apex Avenue and Aspiration Avenue between Lake Hazel Road and Target Street b. Staff Comments/Recommendations: The applicant's proposal to construct bulb-outs at the intersections and locations identified above is approved, as proposed. The applicant will be required to provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as measured from face of curb to face of curb. The applicant should be required to provide written fire department approval of use a reduced street section. 15. 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. 16. Other Access Lake Hazel Road is classified as a principal arterial roadway. Locust Grove is classified as a minor arterial roadway. Apex Avenue and Crescendo Street are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Enter into a Cooperative Development Agreement (CDA) with ACHD to construct the Locust Grove/Lake Hazel intersection as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs, prior to ACHD's signature on the first final plat. The Cooperative Development Agreement should include the roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. 25 Apex Northwest MPP20-0008/ H-2020-0056 2. If the applicant chooses to enter into a CDA with ACHD to improve the intersection as a multi-lane roundabout, prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP 3-lanes on the north leg, 2-lanes on the south, 2-lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane) would be eligible for reimbursement through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full intersection improvement proposed to by the applicant would be consistent with the intersection improvement listed in the CIP and would be impact fee eligible for reimbursement through a CDA. 3. If the applicant decides to not fully improve Locust Grove Road/Lake Hazel Road intersection as listed in the CIP, then install an interim 3 X 3 signalized intersection, prior to ACHD's signature on the final plat that contains the 101st building lot. To accommodate the construction of the interim signal, enter into a signal agreement with ACHD. The signal agreement shall include requirements that the intersection be designed as a 3 X 3 intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane, and one thru/right lane on each approach; that the applicant is responsible for all costs associated with the design, and installation of the interim signal, hardware, and that interim improvements are not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. In order to ensure the Locust Grove Road/Lake Hazel Road intersection will be improved when warranted, the following items must be in place prior to plans acceptance of the final plat that contains the 1015t building lot: • Signal Agreement; • Full design and approved plans for the intersection. 4. Enter into a CDA with ACHD for the widening of Lake Hazel Road abutting the site to 5-lanes, a 72- foot street section within 100-feet of right-of-way with a 10-foot wide multi-use pathway prior to ACHD's signature on the first final plat. The Cooperative Development Agreement should include the roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. The applicant may construct a 19-foot wide median on Lake Hazel Road with the widening of Lake Hazel Road to 5-lanes, as proposed. This improvement is not eligible for compensation in the CDA with ACHD. If landscaping is proposed, it should be platted as right-of-way owned by ACHD. The applicant or homeowner's association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. 5. If the applicant chooses to enter into a CDA with ACHD to improve Lake Hazel Road as a 5-lane roadway prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP (3- lane roadway segment)would be eligible for reimbursement through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full roadway widening 26 Apex Northwest MPP20-0008/ H-2020-0056 proposed by the applicant would be consistent with the roadway widening listed in the CIP and would be impact fee eligible for reimbursement through a CDA. 6. Construct a dedicated eastbound left-turn lane on Lake Hazel Road at access point C and dedicate additional right-of-way as necessary to accommodate the left-turn lane. 7. If the applicant decides to not fully improve Lake Hazel Road, per the CIP, as proposed, then consistent with ACHD policy, the following improvements should be constructed. • Dedicate additional right-of-way to total 50-feet from the section line of Lake Hazel Road abutting the site, consistent with the MSM. • Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. • Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 41- feet from the section line of Lake Hazel Road abutting the site. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of- way. • Construct a dedicated eastbound left-turn lane on Lake Hazel Road at access point C, Apex Avenue. • Construct a westbound dedicated right-turn lane on Lake Hazel Road at access point D, Aspiration Avenue. • Construct a raised median at Aspiration Avenue to restrict the access to right-in/right- out only. 8. If the applicant chooses to enter into a CDA with ACHD to improve Locust Grove Road as a 3- lane roadway prior to adoption of the 2020 CIP, then no compensation will be provided. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full roadway widening proposed by the applicant would be consistent with the roadway widening listed in the CIP and would be impact fee eligible for reimbursement through a CDA. 9. Enter into a CDA with ACHD for the widening of Locust Grove Road to 3-lanes from Lake Hazel Road north a quarter mile to Crescendo Street prior to ACHD's signature on the first final plat. The street section for this segment of Locust Grove Road should be 3-lanes and a 10-foot wide multi-use pathway within 74-feet of right-of-way, consistent with the MSM and the SMTP. The Cooperative Development Agreement should include the roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. 10. If the applicant decides to not fully improve Locust Grove Road abutting the site, then consistent with ACHD policy, the following improvements should be constructed. 27 Apex Northwest MPP20-0008/ H-2020-0056 • Dedicate additional right-of-way to total 37-feet from the section line of Locust Grove Road abutting the site, consistent with the MSM. • Widen the pavement on Locust Grove Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. • Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 30- feet from the section line of Locust Grove Road abutting the site. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of- way. • Construct a dedicated southbound right-turn lane and a dedicated northbound left-turn lane on Locust Grove Road at access point B, Target Street. 11. Construct Apex Avenue to intersect Lake Hazel Road a 1,267 mile west of Locust Grove Road. as proposed. This roadway may be restricted to left-in/right-in/right-out in the future. 12. Construct Aspiration Avenue to intersect Lake Hazel Road 680-feet west of Locust Grove Road, as proposed. This roadway will be restricted to right-in/right-out only. 13. Construct Crescendo Street to intersect Locust Grove Road 1,280-feet north of Lake Hazel Road, as proposed. 14. Construct Target Street to intersect Locust Grove Road 660-feet north of Lake Hazel Road, as proposed. 15. Construct Hope Avenue to intersect Crescendo Street 295-feet east of Apex Avenue, as proposed. 16. Construct Aspiration Avenue to intersect Crescendo Street 584-feet east of Apex Avenue, as proposed. 17. Construct High Point Street to intersect Apex Avenue 310-feet south of Crescendo Street, as proposed. 18. Construct Target Street to intersect Apex Avenue 620-feet south of Crescendo Street, as proposed. 19. Construct the entry portion of Crescendo Street with 12-foot wide center landscape islands, two 21- foot wide travel lanes, vertical curb, gutter, and 7-foot wide attached or 5-foot wide detached concrete sidewalk. 20. West of Aspiration Avenue, construct Crescendo Street as a 2-lane commercial collector, a 47-foot street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of right-of-way. 21. Construct the entry portions of Apex Avenue, north of Lake Hazel Road and south of Target Street with 12-foot wide center landscape islands, two 21-foot wide travel lanes, vertical curb, gutter, and 7-foot wide attached or 5-foot wide detached concrete sidewalk. 22. In between the proposed islands, construct Apex Avenue as a 2-lane commercial collector, a 47- foot street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of right-of-way. Provide a minimum of 24-feet of pavement between the bulb-outs, as measured from face-of-curb to face-of-curb. 23. North of Target Street, construct Apex Avenue as a 2-lane commercial collector, a 47-foot street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide 28 Apex Northwest MPP20-0008/ H-2020-0056 detached concrete sidewalks within 77-feet of right-of-way, consistent with ACHD's Livable Street Design Guide. 24. All center landscapes islands are limited to a maximum width of 12-feet within 150-feet of an intersection. Beyond the 150-feet the island may widen to a maximum width of 30-feet. All islands should be platted as right-of-way owned by ACHD. The applicant or the future owners association my enter into a license agreement with ACHD for any landscaping within the islands. 25. If the on-street parking is defined with striping, then the parking should be designed meeting all ADA standards and requirements. 26. Prior to submitting plans for the mini roundabout at Apex Avenue and Crescendo Street, the applicant should be required to submit an intersection analysis to determine if by-pass lanes are necessary to serve the site. If through the analysis it is determined that a by-pass lane is needed then it should be included as part of the design of the mini roundabout. 27. Construct a mini roundabout at the Apex Avenue and Crescendo Street intersection, as proposed. Design the roundabout to accommodate all turning movements. The center island and splitter islands shall be mountable. The sidewalk at the roundabout shall be detached or separated. 28. The mini roundabout shall be designed per ACHD's Roundabout Design Guide policy section 5188. Follow the guidance provided in NCHRP 672. 29. Construct Aspiration Avenue between Lake Hazel Road and Target Street as a 37-foot wide street section with two 11-foot wide travel lanes, 7.5-foot wide parking lanes, vertical curb, gutter and 8- foot wide planter strip and 5-foot wide detached concrete sidewalks within 67-feet of right-of-way. Provide a minimum of 24-feet of pavement between the bulb-outs, as measured from face-of-curb to face-of-curb. If the on-street parking between the bulb-outs is defined with striping, then the parking should be designed meeting all ADA standards and requirements. 30. Construct Target Street between Locust Grove Road and Aspiration Avenue as a 40-foot wide commercial street section with two 11-foot wide travel lanes, two 9-foot wide parking lanes, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 68-feet of right-of-way, as proposed. 31. Construct the internal local residential streets as standard 33-foot wide local street sections with curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 63-feet of right-of-way. 32. The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a permanent right-of-way easement may be provided. If street trees are desired, then 8-foot wide planter strips should be provided. 33. Construct three 20-foot wide private alleys to run north/south between Crescendo Street and Target Street located 140-feet, 240-feet west of Aspiration Street and 140-feet west of Apex Avenue. Pave the alleys their full width and at least 30-feet into the site beyond the edge of pavement for all public streets. 34. Construct two east/west alleys to run between Apex Avenue and Aspiration Avenue located 180- feet and 480-feet north of Lake Hazel Road. Pave the alleys their full width and at least 30-feet into the site beyond the edge of pavement for all public streets. 35. 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. 36. Construct one stub street to the north, Apex Avenue, located at the site's northwest property line. 37. Construct 3 stub streets to the west, as follows: 29 Apex Northwest MPP20-0008/ H-2020-0056 • Crescendo Street, located at the site's north west property line. • High Point Street, located 340-feet south of the north property line. • Target Street, located 660-feet south of the north property line. 38. Install a sign at the terminus of each stub street, stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 39. Construct one 36-foot wide driveway onto Target Street located 360-feet west of Locust Grove Road. 40. Construct one 36-foot wide driveway onto Aspiration Avenue located 360-feet north of Lake Hazel Road. 41. Construct bulb-outs to provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as measured from face of curb to face of curb, at the following intersections/locations: • Target/Aspiration • Target/Apex • Mid-Block on Target Street at Hope Avenue • On Apex Avenue and Aspiration Avenue between Lake Hazel Road and Target Street Provide written fire department approval for use of the reduced street section. 42. Other than the access specifically approved with this application, direct lot access is prohibited to Lake Hazel Road, Locust Grove Road, Apex Avenue and Crescendo Street and should be noted on the final plat. 43. 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. 44. 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. 45. Payment of impact fees is due prior to issuance of a building permit. 46. 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. 30 Apex Northwest MPP20-0008/ H-2020-0056 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. Traffic Impact Study Executive Summary 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines OR Appeal Guidelines 31 Apex Northwest MPP20-0008/ H-2020-0056 VICINITY MAP • ��- � -- - -=gig f � f �j �I �'��' ��''' ',.� 1 7 IllllIJJJJI _{{y�_'{ - 11 1 F I ak r•Il I Hd 32 Apex Northwest MPP20-0008/ H-2020-0056 SITE PLAN k � - � I 4 i �hulwia. -- r 9 $ � I O IF1f l' — ---- ---------- IOFC i 4 ! O p IY w 1 I k1 r I � r t t ■ V $ D $ i ' ■P i u �f4p11�W M.YY 4 f iF • o rt 0 $ * m i i $ [CNMO(14 F4 t II li 33 Apex Northwest MPP20-0008/ H-2020-0056 Attachment 3 - Traffic Impact Study Executive Summary , -ulw aetfe"M&4 n5 EXECUTIVE SUMMARY The Pinnacle Mixed-Use Development is located in the northwest and southeastcluadrants of Lake Hazel Road and Locust Grove Road. The proposed northwest site is currently vacant farmland and consists of approximately41.74acres.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 S1.64 acres of vacant farmland and adjacent to the new City of Meridian Discovery Park. Roth sites are in Meridian, Idaho and currently zoned Medium-Low Density Residential (114). The anticipated build-out year is 2025. FiNDI'NGS 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: 0 5H fig/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 0.90v/c ratio standard. ■ All ACHD study roadways seg me nts ope rate atacceptable levels of service. ■ Crash data at the study intersections and roa d way segm e nts fo r the most recent five yea rs of complete data (2014-2018)were analyzed for any existing crash trends.The most common crash type was an angle crash at SH 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 202.5 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 i n-process traff ic fro m the LavenderSubdivision. ■ 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) 2 dot[elsnrt&4€AacrrRes Mc. 34 Apex Northwest MPP20-0008/ H-2020-0056 PffiWKk ACWd-Use Dmfvpment T75 rraor€h Mx �aoen,o4+e vurnnary ■ The intersection is operating at LOS Fin the weekday a.m. and p.m. peak hours.Several Ianegroups have a v/c greaterthan 1.0. ■ The intersection is projected to meet the8-hour,4-hour,and peak hour traffic signal volume warrants in 2025 background conditions. ■ A traffic signal with left-turn lanes on all approaches would mitigate the intersection. This mitigation is programmed in ACHD's CIP in the timeframe 2026-2030. • Locust Grove Road/Lake Hazel Road(AM and PM Peak Hour) ■ The intersection is operating at LOSE and Fin 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 WC=0.93 during the weekday a.m. peak hourwith the northbound through movement operating with a V/C=0.97. ■ The intersection is operating with a WC=0.95 during the weekday p.m. peak hour with the southbound through/right-turn movement operating with a V/C=0.92. ■ To meet ITD operating sta ndards,the fol lowi ng are required; • Northbound right-turn lane • Westbound right-turn lane{itshould 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 1M of exceeding the ACHD policy threshold for three lanes.Therefore, wideningto 3 lanes will be 3 xiMISon&AssnrWe¢ 5 mr. 35 Apex Northwest MPP20-0008/ H-2020-0056 Prnrwk N6x,ed-ulse Devebpnaent T75 &&MTh 2020 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 timeframe and improvements prior to that at key intersections are required by 2025 based on the Amity Road/LocustGrove Road intersection analysis, resulting in an effective three lane ca pac ity. Trip Generation and Distribution ■ The iTE Trip Generation Manua;, 10tti 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. a The northwest quadrant proposes 88 single family homes,90 multi-family homes,and 61,060 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 (153 inbound J 130 outbound). -o The southeast quadrant proposes 237 single family homes and 130 multi-family homes.This development area is estimated to generate3,007 netnew dailytrips,217 weekday a.m.peak hour net new trips(55 inbound 1153 outbound)and 240 weekday p.m. peak hour net newtrips(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 exceptforthe intersection of Lake Hazel Road /Locust Grove 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 southbound lane group operates+,+nth a v/c of 1.07. * A multi-lane roundabout with two lanes 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. 4 KM'dsarr&A€DCR9es,Inc. 36 Apex Northwest MPP20-0008/ H-2020-0056 Pr.Q.rAXdeA6Xed-UseDevefopmen1vs hftmr W20 €,cLMveswmYn13ry o A multi-lane roundabout with two lanes on Lake Hazel Road and a southbound dual entry approach on Locust Grove Road operates at LOS A with an overall v/c ratio of 0.59 in the weekday p.m.peak hour. ■ All ACHD study roadwaysegments 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 followingshould 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 segmentare projected to operate acoeptablywthout 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 approximately 9%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, • As stated in the background traff i c cond itio ns,thissection of roadway Is in ACHD's CIP for widening from two lanes to five lanes in the 2026- 2030timeframe. o Locust Grave Road (Lake Hazel Road to Amity Road) • 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: 5 krtteVsnrr&.assnrrn¢es,mr. 37 Apex Northwest MPP20-0008/ H-2020-0056 Pry R+bxed-un-De Lee fop ment vs &6MTh aa20 €XL-C rMe RWA7Ury D Locust Grave Road/Site Access R ■ Southbound Right-Turn Lane ■ Northbound Left-Turn Lane c, Lake Hazel Road/Site Access C ■ Eastbound Left-Turn Lane c) Lake Hazel Road/Site Access D ■ Westbound Right-Turn Lane c, Lake Hazel Road/Site Access E ■ Eastbound Right-Turn Lane o 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. o 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 ID 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 adecluat,ely to meet intersection sight distance requirements. o Raise the grade of the access and Locust Grave in front of the access to match the height of top of the crest aver 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 sightdistance. ■ Following is a summary of each proposed site access with respect to ACHD Policy: o 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. ACH0 access spacing for public streets is 550 feet.The access should be considered by ACH0 forthe following reasons: 6 &'"Son&Assocra#es,Inc. 38 Apex Northwest MPP20-0008/ H-2020-0056 Per codeVwed-UseDevebopmentT75 Mor€b2020 €xenrtire Surnmflry ■ 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 passible 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 accesswill still function acceptablyasan unsignalizedfull 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 w i I I serve mostly residential trips and a future school,while Site Access B will primarily serve oommercial 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 615feettothe 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 folIowing reasons; ■ If Access B is not allowed,the daily traffic between Site Access and Site Access B combined would exceed ACHD's daily local road threshold of 2,000 ve h Id es. ■ 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 acceptably as an unsignaIized full access(withoutturn 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 will primarily serve residential trips. • Lake Hazel Road / 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 xr Ehon&AssOGWIEs,me 39 Apex Northwest MPP20-0008/ H-2020-0056 Pr.Q.rlacmMxed-useDeveropment T75 hMTCr 2020 €x CU-,1'A-qummory+ 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 accessalignswith an existing private drivewayon the southside of Lake Hazel Road ■ The accesswill function acceptablyas 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 aIIows for 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&0,0 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 access will 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 Grave Road. The nearest mess is approximately 660 feet to the east. ACHDfs 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 access will still function acceptablyasan unsignalizedfull access ■ An eastbound right-turn lane is proposed which will minimize impacts to through traffic on Lake Hazel Road. ■ This proposed access will allow some separation of traffic from the proposed multi-family portion of the development, 8 K=Yson&Asmcevtes,1n r. 40 Apex Northwest MPP20-0008/ H-2020-0056 Prp xLeMxed-useE�everopment vs &MYC om 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 460 feet east.The access should be considered byACHID for the following reasons: ■ The access aligns with an already approved full access for the Lavender Heights Subdivision ■ An eastbound right-turn lane is 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 meetsthe public street spacing from Locust Grove Road. ■ This proposed access will serge residential trips as and has the potential to serve the Regional Park if needed directly to the east of the site. o Locust Grove Road f Site Access G: a proposed local street, accesses Locust Grove Road approximately 560 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 for a local street on a minor arterial and will function acceptably as an unsignalized full access {wit h out turn lanes). ■ The access wrll 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 1,550 feet south of Lake Hazel Road.The nearest access is approximately 89-0 feet to the north (Access G) and 1,105 feet to the south (Access 1).ACHD's spacing criteria fora full access public street on a minorarterial 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 (with out turn lanes). o Locust Grove Road/Site Access I (New Collector):a proposed collector is located on Locust Grove Road approximately 2,555 feet,south of Lake Hazel Road.This collector forms the west side of the future mid-mile collector which is identified on the Ada County Master Strut Map. The access should be considered by ACHD for the following reasons; 9 xrtte SOR&ASSO #es,In C. 41 Apex Northwest MPP20-0008/ H-2020-0056 Penr►aele hbared-use Devefopment Pv5 &UrCh X2u ■ The proposed collector is identified on the Master Street Map and meets ACHD spacing requirennents. ■ The intersection on Locust Grove Road wfil 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 ACHD polio. Locust Grove Road/Amity mood ■ Construct a traffic signal with left-turn lanes on all approaches. Signalization is in ACHD'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 d eve Iopmenttraffic accounts for 14 percent of the projected 2025 total traffic at the intersection. Locust Grove Road/Lake Hazel Rood ■ Construct a roundabout with a westbound bypass lane as programmed in ACHD's CIP in the timeframe of2026-2030.This is needed in approximately 2021.The d eve IopmentwouId have approximately 100 units occupied at that time. The development traffic accounts for approximately 22 percent of the proposed traffic at the intersection. SH-69 Luke Hazel Road IN 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 cyde 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 percent of the proposed traffic at the intersection. 10 Ktrdsion&Assnrea¢es,Mc. 42 Apex Northwest MPP20-0008/ H-2020-0056 Pmrx LehGed-UseDeveiopment14S ,4aor€F W20 €XECLV e ry Amity Rood(Locust Grove to Eagle fiord) Additional Year 2025 Mitigations Needed With the Pinnacle Mixed-Use Development Thefollowing mitigations are recommended due to the inclusion of Pinnacle Mixed-Use Development's site generated trips. Locust Grove Rood/Lake r4Qrei mood ■ Expand the roundabout to have two-lane approaches and exits on the eastbound and westbound approaches and a two-lane southbound 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 Intersection. Amity Mood(Locust Grove to Eagle Road) ■ Widen to five lanes pertheACHD CIP(scheduledfor2026-2030)or allowthe policythreshold 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 IN of being exceed under 2025 background conditions and the development moves up the trmeframe to approximately 2024 when the development has approximately 450 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 Grove Rood Site Access A There is Insufficient sight distance to the north to meet the AASHTO requirement of 500 feet far 45 mph. The foil owing options are recommended: 1. Do a more detailed int,ersectron sight distance evaluation using the design drawings for the new access and su rveylp rof il e 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 Rood Site Access 8 ■ Construct southbound right-turn Ianewith approximately 100 feet of vehicle storage. ■ Construct northbound left-turn lane with approximately 100 feet of vehicle storage. f d xi¢t03M&A€50CM2e5,fnc. 43 Apex Northwest MPP20-0008/ H-2020-0056 FFnnadeblUed-UseDeMopment n5 Morcr7 Dwc s� ry Lake Hazel Road/Site Access C ■ Construct an eastbound left-turn lane with approximately 100 feet of vehicle storage. Lake Hazel Road f Site Access a ■ Construct westbound right-turn lane with approximately 100 feet of vehicle storage. Lake Hazel Road f Si'te Access€ ■ Construct an eastbound right-turn [anewith approximately 100 feet of vehicle storage. Lake Hazel Road f SUL-Access F ■ Construct an eastbound right-turn lane with approximately 100 feet of mehrclestorage. All site accesses ■ With approval from ACHO, 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 f or fo u r veh ic les(100 feet)to ensure acoeptahle operation and accommodate I a rger veh ic les, induding utility service and de I ivery veh i cl es. 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 passible sight distanoe. o All accesses and internal streets should be designed to provide adequate intersection site distance.Shrubberyand landscaping nearthe intersection and site access point should be maintained to ensure adequate sight distance is maintained. 12 KgTL4son&Assomi es,Inc. 44 Apex Northwest MPP20-0008/ H-2020-0056 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. 45 Apex Northwest MPP20-0008/ H-2020-0056 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. 46 Apex Northwest MPP20-0008/ H-2020-0056 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. 47 Apex Northwest MPP20-0008/ H-2020-0056 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. 48 Apex Northwest MPP20-0008/ H-2020-0056 Communities in Motion 2040 2. 0 De velopment Re vie The Community Planning Association of Southwest Idaho(COMPASS) is the metropolitan planning organization (MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to evaluate whether land developments are consistent with the goals of Communities in Motion 2040 2.0 (CIM 2040), the regional long-range transportation plan far Ada and Canyon Counties. This checklist is not intended to he prescriptive, but rather a guidance document based on CIM 2040 2.0 goals. Development Name: Apex Northwest Agency: Meridian CIM Vision Category: Future Neighborhoods New households: 120 New jobs: t150 Exceeds CIM forecast: No CIM Corridor: Lake Hazel Road Level of Stress considers facility type, number of vehicle Film Pedestrian level of stress: R lanes,and speed. Roads with G or PG ratings better Bicycle level of stress; R suppoit bicyclists and pedestrians of all ages and comfort levels. Housing within 1 mile: 250 A goad jabs/housing balance—a ratio between 1 and Jobs within 1 mile: 90 1.5— reduces traffic congestion. Higher numbers Jobs/Housing Ratio: 0.4 indicate the need for more housing and lower numbers indicate an employment need. Nearest police station: 3.9 miles Developments within 1.5 miles of police and fire Nearest fire station: 3.5 miles stations ensure that emergency services are more efficient and reduce the cost of these important public services. rmland consumed: Yes Farmland contributes to the local economy, creates rmland within 1 mile: 1,454 acres additional jobs,and provides food security to the region. ■� development in farm areas decreases the productivity and sustainability of farmland. Nearest bus stop: 3 miles Residents who live or work less than 'h mile from Nearest public school: 1.2 iniies critical services have more transportation choices. Nearest public park: D.3 miles Walking and biking reduces congestion by taking cars off Nearest grocery store: ]4 miles the road, while supporting a healthy and active lifestyle. Recommendations Lake Hazel Road is included in the COMPASS Transportation Improvement Program to be improved to five lanes with curb, gutter,and ten-foot multi-use pathway facility from Eagle Road to Cloverdale Road (Key Number RD209-18). Construction is anticipated in 2024 (see attached). The location is on the fringe of urban development in an area removed from employment centers and existing public transportation.This location is on the fringe of urban development in an area removed from employment centers and existing public transportation. The closest transit services are located more than three miles away. ValleyConnect 2.0 proposes bus service to southeast Meridian, with a bus stop approximately one mile away from this location when it is operational.The proposal is a mix of residential and retail, which can mitigate increased traffic congestion by encouraging non-motorized travel. The mix of housing stock which may enable many types of households to live in the neighborhood. More information about COMPASS and Communities in Motion 2040 2.0: web:www.comaass0da hon.oro Email infoacomaassidaho.ora More information about the development review process: htta://www.comaassidaho.or❑/dashboard/devreview.htm eoiw MITrruarlNrN6A330ruTrgN 0 of Sou+uwees'dehu 49 Apex Northwest MPP20-0008/ H-2020-0056 Development Services Department CHD Project/File: Apex Southeast Subdivision/ MPP20-0009/ H-2020-0057 This is a preliminary plat application to develop 237 residential lots, 2 commercial lots, 30 common lots and 10 other lots on 81.63 acres of land and a development agreement modification. Lead Agency: City of Meridian Site address: The southeast corner of Lake Hazel Road and Locust Grove Road Commission Meeting: August 5, 2020 Applicant: Brighton Murgoitio 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: pbankheadC@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation and rezone and preliminary plat application to develop 237 residential lots for single family homes, 130 multi- family units, 2 commercial lots, 30 common lots and 10 other lots on 81.63 acres of land. The applicant is also requesting to modify a development agreement based on the proposed development. The property is zoned R-8 based on the recent annexation and rezoning application. The City of Meridian's Future Land Use Map designates this area as medium density residential and a neighborhood center. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Community Business District/Medium-High Density Residential C-C/R-15 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 Medium Density Residential R-8 3. Site History: ACHD staff previously reviewed this site as Apex Rezoning/MER20-0068 in June 2020. 1 Apex Southeast/ MPP20-0009/ H-2020-0057 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 to the northeast of the site approved by ACHD on March 27, 2020. • Apex Northwest Subdivision, a 120-residential lot and 11 commercial lot development located to the northwest of the site and currently under review by ACHD. 5. Transit: Transit services are not available to serve this site. 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 2.63 centerline miles of new public road. B. 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. • 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. • 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 to be 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 is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs of the intersection. • 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. • Lake Hazel Road is listed in the draft CIP that is anticipated to be accepted in August 2020 to be widened to 5-lanes between Eagle Road and Locust Grove Road. 2 Apex Southeast/ MPP20-0009/ H-2020-0057 • Lake Hazel Road is listed in the draft CIP that is anticipated to be accepted in August 2020 to be widened to 5-lanes between Locust Grove Road and SH-69 (Meridian Road). 12. 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 updated 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. The BMP identifies Lake Hazel Road as Level 3 facility and Locust Grove Road as a Level 2 facility. The BMP also identifies a Level 1 facility on the new collector roadway within the site. The applicant will construct the new collectors consistent with the MSM and the Roadways to Bikeways Master Plan. The applicant will dedicate right-of-way on Lake Hazel Road and Locust Grove Road consistent with the MSM and the Roadways to Bikeways Master plan to provide for the future facilities. The applicant is proposing to enter into a Cooperative development Agreement (CDA) with ACHD to build the full street section for the segment of Lake Haze Road. If the CDA is approved in a future action, the applicant will construct Level 3 bicycle facilities as part of the project. The applicant has proposed to build the full street section for the segment of Locust Grove Road, however, this segment is not listed in the CIP or 2020 CIP draft and exceeds ACHD's policy which requires pavement widening, construction of sidewalk and right-of-way dedication on minor arterial roadways abutting the site. If the applicant chooses to fully improve Locust Grove Road abutting the site, the applicant will construct a minimum of Level 2 bicycle facilities as part of the project. See Finding 4 below. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 3,007 additional vehicle trips per day; 290 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson &Associates prepared a traffic impact study for the proposed Apex Southeast Subdivision and Apex Northwest Subdivision. An executive summary of the findings as presented by Kittelson & Associates can be found as Attachment 3. The executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. The traffic impact study included an analysis of two preliminary plat applications, Pinnacle/Apex Northwest and Pinnacle/Apex Southeast. The applicant has indicated that both preliminary plats will be final platted concurrently. Because of this, both preliminary plat applications will include the same findings and recommendations, as presented in the traffic impact study, and the thresholds for improvements will be reported the same. 3 Apex Southeast/ MPP20-0009/ H-2020-0057 AMITY HU To Eagle Road LU 0 c� r U _J SITE E LAKE HAZEL RD G SITE H � � I ROADWAY SEGMENT ii -STUDY INTERSECTIONS �-SITE ACCESSES Intersections, Roadway Segments and Accesses Analyzed in TIS 4 Apex Southeast/ MPP20-0009/ H-2020-0057 3. Mitigation/Required Improvements 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. 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. b. Staff Comments/Recommendations: The traffic impact study included an analysis of two preliminary plat applications, Pinnacle/Apex Northwest and Pinnacle/Apex Southeast. The applicant has indicated that both preliminary plats will be final platted concurrently. Because of this, both preliminary plat applications will include the same findings and recommendations, as presented in the traffic impact study, and the thresholds for improvements will be reported the same. 5 Apex Southeast/ MPP20-0009/ H-2020-0057 Proposed First Phases of Pinnacle/Apex Northwest and Pinnacle/Apex Southeast � a I.-- I t I iy I - n i I i `I I 'I � I 1 I r � r � i Locust Grove Road - Lake Hazel Road to Amity Road The TIS recommends that Locust Grove Road between Amity Road and Lake Hazel Road be widened to 3-lanes with the development of 460 units, or when 460 PM peak hour trips are generated by the site. The proposed PM peak hour site traffic is 28% of the total 2025 traffic for this segment of Locust Grove Road and this segment of Locust Grove Road is not listed in the CIP or scheduled in the IFYWP. The applicant has proposed to enter into a CDA with ACHD to widen Locust Grove Road to 3- lanes from Lake Hazel Road north approximately a quarter mile, abutting the Apex Northwest Subdivision site. Staff agrees with the TIS findings and the applicant's proposal. Typically, the applicant would be required to widen the remaining segment of Locust Grove Road or provide alternative mitigation measures since the site traffic is greater than 10% of the 2025 total traffic consistent with District policy. However, the remaining segment of Locust Grove Road is off- site and there is not enough existing right-of-way available to widen the roadway to 3-lanes. In addition, there are primarily single-family homes that access this segment of Locust Grove and there are no new subdivisions proposed at this time that will access Locust Grove Road. Therefore, no additional improvements should be required beyond the applicant's proposal to improve Locust Grove Road abutting the Pinnacle/Apex Northwest site to 3-lanes. This segment of Locust Grove Road is not listed in the current CIP or the IFYWP, but is listed as future 3-lane minor arterial roadway in ACHD's draft 2020 CIP anticipated to be adopted in 6 Apex Southeast/ MPP20-0009/ H-2020-0057 August of 2020. If the applicant chooses to move forward with this development application prior to the completion of ACHD's 2020 CIP updated, then the applicant would not be compensated for the Locust Grove Road right-of-way dedication or proposed roadway improvements. Depending on the timing of this development, this segment of Locust Grove Road may be included in the next CIP update estimated to be completed in August 2020. If this segment of roadway is included in the 2020 CIP prior to the dedication of right-of-way and the construction of the proposed roadway improvements then proposed, then the applicant should enter into a CDA with ACHD to improve Locust Grove Road abutting the site as a 3-lane roadway, as proposed. Locust Grove Road/Lake Hazel Road Intersection The TIS recommends a single-lane roundabout with a westbound right-turn bypass lane at the intersection of Locust Grove Road and Lake Hazel Road be constructed to mitigate the impacts of the 2025 background traffic or with the development of 100 units or when 100 PM peak hour trips are generated by the development. The study notes that a 3X3 interim signal would be acceptable mitigation. Additionally, the TIS recommends a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the south leg when the development generates 440 PM peak hour trips. The intersection of Lake Hazel Road and Locust Grove Road is listed in the current CIP to be reconstructed as a multi-lane roundabout with 3-lanes on the north leg, 2-lanes on the south, 2- lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane between 2026 and 2030. However, the intersection is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs of the intersection. The applicant has proposed to enter into a CDA with ACHD to improve the intersection as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the south leg, as listed in the 2020 CIP with the first phase of the development. See Finding 2 Below. Off-site Amity Road - Locust Grove to Eagle Road The TIS recommends that Amity Road between Locust Grove Road and Eagle Road be widened to 3-lanes for the 2025 background traffic or with the development of 173 units, or the site generates 173 PM peak hour trips; and 5-lanes with the development of 370 units, or the site generates 370 PM peak hour trips. This segment of Amity Road is listed in the CIP to be widened to 5-lanes between 2026 and 2030. It is infeasible for the applicant to widen this segment of Amity Road due to right-of-way constrains. It should be noted that this segment of Amity Road has center left turn lanes at all major subdivision access points, allowing the roadway to function as a 3-Iane minor arterial roadway. Therefore, consistent with ACHD's Alternative Mitigation policy, no improvements to Amity Road between Locust Grove and Eagle Road are required as part of this application. Amity Road/Locust Grove Road Intersection The TIS recommends installing a traffic signal and constructing left turn lanes on all legs at the Locust Grove Road/Amity Road intersection when the development generates 55 PM peak hour trips. This intersection is listed in the CIP to be widened to 4-lanes on the north leg, 3-Ianes on the south leg, 5-lanes on the west leg and 6-lanes on the east leg and signalized between 2026 and 2030. Additionally, the DRAFT 2021-2025 Integrated Five Year Work Plan includes the installation of an interim 3X3 signal at this intersection in 2023. Therefore, consistent with ACHD's Alternative Mitigation Measures policy, no improvements to the Amity Road/Locust Grove Road intersection are required as part of this application. 7 Apex Southeast/ MPP20-0009/ H-2020-0057 SH-69/Lake Hazel Road Although the SH-69/Lake Hazel Road intersection is anticipated to operate at an overall acceptable level of service under total traffic conditions in 2025, the TIS recommends the construction of a westbound right-turn lane on Lake Hazel Road at the intersection of SH- 69/Lake Hazel Road for the 2025 background traffic or when the development generates 187 PM peak hour trips prior to 2025. The site traffic at this intersection is only 4% of the total 2025 traffic. Therefore, consistent with District policy 7205.3.1 Level of Service Planning Threshold, which states, 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; no improvements are required for this intersection on the Lake Hazel legs of the intersection. However, the applicant should discuss with the City of Meridian and ITD to determine if any improvements are necessary for this intersection, this intersection is proposed to be included as part of ITD's SH-69 study in the future. Access Analysis The traffic impact study included an access analysis to demonstrate that proposed access points on to Lake Hazel Road and Locust Grove Road are necessary to serve the site. The traffic impact study did not demonstrate that the access points are necessary to serve the site from a traffic perspective, but that the access points are needed for circulation, to maintain acceptable level of service thresholds on local residential and collector roadways, and to prevent the traveling public from traveling through local residential streets to access commercial land uses. Additionally, the analysis showed that the access points will not have operational deficiencies and access spacing requirements are met. Specific to the Pinnacle Southeast preliminary plat; in addition to being necessary based on the TIS, access G on Locust Grove Road located 660-feet south of Lake Hazel Road and access F into Lake Hazel Road located at the quarter mile east of Locust Grove, are shown as commercial collectors on the MSM. Based on the findings and recommendations of the South Meridian Transportation Plan, access F will be restricted to left-in/right-in/right-out in the future. Staff recommends that this access be approved as a temporary full access. Staff's recommendation is due to the fact that this access is a commercial collector on the MSM. A dedicated eastbound right-turn lane should be constructed at access F, based on the TIS. Access E on Lake Hazel Road is proposed to be right-in/right-out only and be located 695-feet east of Locust Grove Road. A right-in/right-out only access in this location is consistent with the South Meridian Transportation Plan. A dedicated right-turn lane should be constructed at this intersection based on the findings of the TIS. Access G, H, and I on Locust Grove Road located 660-feet, 1,550-feet, and 2,655-feet south of Lake Hazel Road meet District policy and should be approve, as proposed. Turn lanes are not recommended at these intersections. 8 Apex Southeast/ MPP20-0009/ H-2020-0057 Commercial I Apex NE I v Q.., E B LIM E.` C D E I° Commercial SITE Apex SE h i Residential MSM Collectors within the Site Proposed Access Points 4. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) PM Peak PM Peak Hour Roadway Frontage Functional Hour Level of Existing Plus Classification Traffic Service Project Count SH-69** 780-feet Principal Arterial 1,513 N/A N/A Lake Hazel Road (west of Locust Grove 2,640-feet Principal Arterial 330 Better than "D" Better than "E" Rd Lake Hazel Road (east of Locust Grove 1,320-feet Principal Arterial 351 Better than "D" Better than "E" Rd Locust Grove Road 1,320-feet Minor Arterial 255 Better than "Y "F" (north of Lake Hazel Rd) Locust Grove Road 2 640-feet Minor Arterial 143 Better than "Y Better than "E" (south of Lake Hazel Rd) Amity Road 0-feet Minor Arterial 465 Better than "Y "F" * 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. 5. 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 west of Locust Grove Road was 4,901 on 12/9/2019. 9 Apex Southeast/ MPP20-0009/ H-2020-0057 • The average daily traffic count for Lake Hazel Road east of Locust Grove Road was 6,326 on 8/29/2019. • The average daily traffic count for Locust Grove Road north of Lake Hazel Road was 5,933 on 12/9/2019. • 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 Locust Grove Road was 8,658 on 12/9/2019. C. Findings for Consideration 1. South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use 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 and abutting 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. • 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. Lake Hazel Road/Locust Grove Road Intersection The traffic impact study notes that Locust Grove/Lake Hazel intersection is anticipated to the exceed acceptable level of service planning threshold LOS "E" when the development generates 100 PM peak hour trips and will need to be improved with either a single lane roundabout or enter into a Cooperative Development Agreement (CDA)with ACHD to construct the Locust Grove/Lake Hazel intersection as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the south leg with the first phase of the development. The intersection of Lake Hazel Road and Locust Grove Road is listed in the current CIP to be reconstructed as a multi-lane roundabout with 3-lanes on the north leg, 2-lanes on the south, 2- lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane between 2026 and 2030. However, the intersection is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs of the intersection. If the applicant chooses to enter into a CDA with ACHD to improve the intersection as a multi-lane roundabout, as proposed prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP 3-lanes on the north leg, 2-lanes on the south, 2-lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane) would be eligible for reimbursement through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA 10 Apex Southeast/ MPP20-0009/ H-2020-0057 with ACHD, then the full intersection improvement proposed to by the applicant would be consistent with the intersection improvement listed in the CIP and would be impact fee eligible for reimbursement through a CDA. The applicant should be required to enter into a CDA with ACHD for the widening of Locust Grove Road/Lake Hazel Road intersection to a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs of the intersection prior to ACHD's signature on the first final plat. The Cooperative Development Agreement should include the intersection construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. If the applicant decides to not fully improve Locust Grove Road/Lake Hazel Road intersection, then consistent with findings and recommendations of the traffic impact study, the applicant should be required to install an interim 3 X 3 signalized intersection, prior to ACHD's signature on the final plat that contains the 101s' building lot. In order to install the interim signal at the Locust Grove Road/Lake Hazel Road intersection the applicant will need to obtain plan approval, purchase the signal equipment, and enter into a signal agreement with ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. The signal agreement should include requirements that the intersection be designed as a 3 X 3 intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane, and one thru/right lane on each approach; that the applicant is responsible for all costs associated with the design, and installation of the interim signal, hardware, and that interim improvements are not eligible for reimbursement by ACHD. In order to ensure the Locust Grove Road/Lake Hazel Road intersection will be improved when warranted, the following items must be in place prior to plans acceptance of the final plat that contains the 101s' building lot: • Signal Agreement; • Full design and approved plans for the intersection. 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. 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 11 Apex Southeast/ MPP20-0009/ H-2020-0057 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 abutting the site. Landscape Medians Policy: District policy 7205.5.15 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. 12 Apex Southeast/ MPP20-0009/ H-2020-0057 • 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 Proposal: The applicant has proposed enter into a Cooperative Development Agreement with ACHD to improve Lake Hazel Road abutting the site with four 11.5-foot wide travel-lanes, a 19-foot wide median or a center left turn lane, vertical curb, gutter, 8-foot wide planter strips and 10-foot wide detached multi-use pathways within 109-feet of right-of-way to 120.5-feet of right-of-way. The applicant has proposed to construct dedicated right-turn lanes on Lake Hazel Road at Peak Avenue and Vertex Way. „i M a STREET SECTION H o d. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to enter into a CDA to widen Lake Hazel Road to 5-lanes abutting the site consistent with the MSM and SMTP. This segment of Lake Hazel Road is listed in the current CIP to be widened to 3-lanes between 2026 and 2030. However, this roadway segment is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a 5-lane roadway. If the applicant chooses to enter into a CDA with ACHD to improve Lake Hazel Road as a 5- lane roadway prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP (3-lane roadway segment) would be eligible for reimbursement through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full roadway widening proposed by the applicant would be consistent with the roadway widening listed in the CIP and would be impact fee eligible for reimbursement through a CDA. Lake Hazel Road is identified as a level 3 facility with a multi-use path, buffered or protected bike lanes as appropriate facilities. The applicant has proposed to enter a CDA with ACHD to fully improve Lake Hazel Road abutting the site and construct a detached 10-foot wide multi- use pathway. Because this section of Lake Hazel Road hasn't been programmed for improvements by ACHD, it hasn't been designed and a final determination regarding the bike facilities hasn't been made. Staff recommends that the 10-foot multi-use pathway be constructed with Lake Hazel Road with this development due to the fact that it is has been approved in previous concept studies for Lake Hazel Road, is preferred by the City of Meridian and is consistent with the BMP. The Cooperative Development Agreement should include the roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; 13 Apex Southeast/ MPP20-0009/ H-2020-0057 • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. The applicant's proposal to construct the dedicated eastbound right-turn lanes on Lake Hazel Road at access E, Peak Avenue, and access F, Vertex Way, meets District policy and should be approved, as proposed consistent with the findings of the TIS. The applicant's proposal to construct a 19.5-foot wide median on Lake Hazel Road at Peak Avenue and taper it to 8.5-feet at Vertex Way meets District policy and should be approved, as proposed. This improvement is not eligible for compensation in the CDA with ACHD. The roadway center island should be platted as right-of-way owned by ACHD. The applicant or homeowner's association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. If the applicant decides to not fully improve Lake Hazel Road abutting the site, then consistent with ACHD policy, the following improvements should be constructed. • Dedicate additional right-of-way to total 50-feet from the section line of Lake Hazel Road abutting the site, consistent with the MSM. • Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. • Construct a minimum 5-foot wide concrete sidewalk located a minimum of 43-feet from the section line of Lake Hazel Road abutting the site. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of-way. • Construct a dedicated eastbound left-turn lane at access F, Vertex Way, to be used in future for future access to the north. • Extend the turn lane east of access F, Vertex Way, on Lake Hazel Road to create a left- turn lane for access F, Vertex Way. • Construct a raised median at access E, Peak Avenue, to restrict the access to right- in/right-out only. 4. Locust Grove Road 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. 14 Apex Southeast/ MPP20-0009/ H-2020-0057 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. Applicant Proposal: The applicant has proposed improve Locust Grove Road abutting the site with three travel-lanes, vertical curb, gutter, 8-foot wide planter strips and 10-foot wide detached multi-use pathway. d. Staff Comments/Recommendations: This segment of Locust Grove Road is not listed in the CIP or in the draft CIP that is anticipated to be adopted in August 2020. The applicant's proposal to fully improve Locust Grove Road abutting the site as a 3-lane minor arterial with vertical curb, gutter and sidewalk exceeds ACHD policy which requires pavement widening, and the construction of sidewalk on arterial roadways and the MSM which identifies Locust Grove Road as a 46-foot wide street section. Locust Grove Road is identified as a level 2 facility with a shoulder bike lane, convention bike lane, or buffered bike lane as appropriate facilities. The applicant has proposed to fully improve Locust Grove Road abutting the site and construct a 10-foot wide multi-use pathway. Because this section of Locust Grove Road hasn't been programmed for improvements by ACHD, it hasn't been designed and a final determination regarding the bike facilities hasn't been made. Staff recommends that the 10-foot multi-use pathway be constructed with Locust Grove Road with this development due to the fact that it is supported by the City of Meridian and is consistent with the BMP and proposal for Lake Hazel Road Road. At a minimum the applicant should be required to: 15 Apex Southeast/ MPP20-0009/ H-2020-0057 • Dedicate additional right-of-way to total 37-feet from the section line of Locust Grove Road abutting the site, consistent with the MSM. • Widen the pavement on Locust Grove Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. • Construct a minimum 5-foot wide concrete sidewalk located a minimum of 30-feet from the section line of Locust Grove Road abutting the site. Provide a permanent right-of- way easement for detached sidewalks located outside of the dedicated right-of-way. • Construct center left turn lanes on Locust Grove Road at all street intersections. If the applicant chooses to fully improve Locust Grove Road abutting the site, then it would be improved as a 3-lane residential arterial, a 46-foot wide street section with vertical curb, gutter, and a detached 10-foot wide multi-use pathways within right-of-way that extends to 2-feet behind the back of the pathway. The applicant should place the pathway a minimum of 30- feet from the section line of the roadway. The applicant may reduce the width of the right-of- way to 2-feet behind the back of curb and provide a permanent right-of-way easement that extends from the right-of-way line to 2-feet behind the back of the pathway. If street trees are desired, then 8-foot wide planter strips should be provided. This segment of Locust Grove Road is not listed in the CIP or IFYWP, therefore, compensation for right-of-way dedication and improvements will not be provided. 5. Vertex Way/Tower Street a. Existing Conditions: There are no collector roadways within the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. 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. 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. 16 Apex Southeast/ MPP20-0009/ H-2020-0057 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 intersect Lake Hazel Road at the quarter mile east of Locust Grove Road and intersect Locust Grove Road approximately at the quarter mile south of Lake Hazel Road. The Commercial Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 50 to 70-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct Vertex Avenue to intersect Lake Hazel Road and extend it though the site transitioning to Tower Street to intersect Locust Grove Road. The applicant has proposed to construct Vertex Avenue as a 2-lane commercial collector, a 47-foot wide street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5 foot wide parking lanes on both sides of the roadway with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of right-of-way, consistent with ACHD's Livable Street Design Guide. Staff Comments/Recommendations: The applicant's proposal to construct Tower Street and Vertex Avenue as a 2-lane commercial collector with bikes and on-street parking meets District policy and should be approved, as proposed. If the on-street parking is defined with striping, then the parking should be designed meeting all ADA standards and requirements. The applicant should be required to dedicate additional right-of-way that extends 2-feet behind the back of sidewalk. For detached sidewalk, the applicant may also reduce the width of the right-of-way to 2-feet behind the back-of-curb and provide a permanent right-of-way easement that extends from the right-of-way line to 2-feet behind the back of sidewalk. 6. Via Roberto Street a. Existing Conditions: There are no collector roadways within the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. 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. 17 Apex Southeast/ MPP20-0009/ H-2020-0057 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. 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. 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 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 recommends a 2-lane roadway with bike lanes, a 36-foot street section within 50 to 70-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct Via Roberto Street to intersect Locust Grove Road and extend the street along the site's south property to stub to the site's east property line. The applicant has proposed to construct Via Roberto Street as a 36-foot wide street section with 2-lanes, bike lanes, vertical curb and gutter, with an 8-foot wide planter strip and 5-foot wide concrete sidewalk on the north side of the street within 51.5-feet of right- of-way. d. Staff Comments/Recommendations: The applicant's proposal construct Via Roberto Street and sidewalk meets District policy and the MSM and should be approved, as proposed. The applicant may construct vertical curb and gutter on the south side of the street at the south property line, as proposed, or at the minimum construct a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. The applicant should be required to dedicate right-of-way to encompass the improvements that extends to from behind the borrow ditch to 2-feet behind the back of sidewalk. For detached sidewalk, the applicant may also reduce the width of the right-of-way to 2-feet behind the back-of-curb and provide a permanent right-of-way easement that extends from the right-of-way line to 2-feet behind the back of sidewalk. 7. Internal Local Roads a. Existing Conditions: There are no local roadways within the site. b. Policy: 18 Apex Southeast/ MPP20-0009/ H-2020-0057 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. 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 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: 19 Apex Southeast/ MPP20-0009/ H-2020-0057 • 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: The applicant has proposed to construct the internal local roads as 33- foot wide local street sections with rolled curb, gutter, 8-foot wide planter strips and 5-foot wide detached concrete sidewalks within 60-feet of right-of-way. The applicant has proposed to construct the entry portion of Peak Avenue at Via Roberto Way and Lake Hazel Road as a 54-foot wide street section with a 12-foot wide center landscape island, two 21-foot wide travel lanes with vertical curb, gutter, 8-foot wide planter strip and 5- foot wide detached concrete sidewalk within 81-feet of right-of-way. d. Staff Comments/Recommendations: The applicant's proposal for the internal local street sections meet District policy and should be approved, as proposed. The applicant should be required to dedicate additional right-of-way to total 2-feet of right-of-way behind the back of sidewalk, or provide a permanent easement that extends from the right-of-way line to 2-feet behind the back of sidewalk. The roadway center island should be platted as right-of-way owned by ACHD. The applicant or homeowner's association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. 8. 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 20 Apex Southeast/ MPP20-0009/ H-2020-0057 shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20- feet for back-up space). Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90- degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline to centerline). Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local streets, the District may consider a reduced offset if the lead land use agency's required lot size allows for shorter buildable lots. c. Applicant Proposal: The applicant has proposed to construct an alley extending from Steeple Avenue to Capstone Avenue located 145-feet south of Ambition Street. The applicant has also proposed to construct an alley extending from Steeple Avenue to Capstone Avenue and locate it 145-feet north of Spire Street. The applicant has proposed to construct the alleys within 20- feet of right-of-way and pave the alleys their entire width and length. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 9. 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 7205.4.6 states that the optimum spacing for new unsignalized collector roadways intersecting minor arterials is 1,320-feet as identified in Table 1 a. 21 Apex Southeast/ MPP20-0009/ H-2020-0057 District policy 7205.4.7 states that the optimum spacing for new unsignalized collector roadways intersecting principal arterials is 1,320-feet as identified in Table 1 b. 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 has proposed to construct the following roads to intersect Lake Hazel Road, a principal arterial: • Vertex Way (Access F), a collector road, 1,350-feet east of Locust Grove Road. • Peak Avenue (Access E), a local road, 695-feet east of Locust Grove Road, and is proposed to be restricted to right-in/right-out access only. The applicant has proposed to construct the following roads to intersect Locust Grove Road: • Tower Street (Access G), a collector road, 660-feet south of Lake Hazel Road • Inflection Street, a local road (Access H), 890-feet south of Tower Street • Via Roberto Street, a collector road (Access 1), 1,105-feet south of Inflection Street The applicant has proposed to construct the following local roads to intersect Vertex Avenue, a collector road: • Zenith Avenue 215-feet east of Locust Grove Road • Steeple Avenue 295-feet east of Zenith Avenue • Peak Avenue 190-feet east of Steeple Avenue • Capstone Avenue 185-feet east of Peak Avenue • Cadence Avenue 290-feet east of Capstone Avenue The applicant has proposed to construct Peak Avenue, a local road, to intersect Via Roberto Street 695-feet east of Locust Grove Road. d. Staff Comments/Recommendations: The traffic impact study included an access analysis to demonstrate that proposed access points on to Lake Hazel Road and Locust Grove Road are necessary to serve the site. The traffic impact study did not demonstrate that the access points are necessary to serve the site from a traffic perspective, but that the access points are needed for circulation, to maintain acceptable level of service thresholds on local residential and collector roadways, and to prevent the traveling public from traveling through local residential streets to access commercial land uses. Additionally, the analysis showed that the access points will not have operational deficiencies and access spacing requirements are met. In addition to being necessary based on the TIS, Tower Street (access G) on Locust Grove Road located 660-feet south of Lake Hazel Road and Vertex Way (access F) onto Lake Hazel Road located at the quarter mile east of Locust Grove, are shown as commercial collectors on the MSM. Based on the findings and recommendations of the South Meridian Transportation Plan, Vertex Way will be restricted to left-in/right-in/right-out in the future. Staff recommends that this access be approved as a temporary full access. Staff's recommendation is due to the fact that this access is a commercial collector on the MSM. A dedicated eastbound right-turn lane should be constructed at Vertex Way, based on the TIS. 22 Apex Southeast/ MPP20-0009/ H-2020-0057 Peak Avenue (Access E) on Lake Hazel Road is proposed to be right-in/right-out only and be located 695-feet east of Locust Grove Road. A right-in/right-out only access in this location is consistent with the South Meridian Transportation Plan. A dedicated right-turn lane should be constructed at this intersection based on the findings of the TIS. Tower Street, Inflection Street and Via Roberto Street (Access G, H, and I) on Locust Grove Road located 660-feet, 1,550-feet, and 2,655-feet south of Lake Hazel Road meet District policy and should be approved, as proposed. Turn lanes are not recommended at these intersections. Commercial V l � A I Apex N E � ♦ . B ' ELa C E F Commercial G Apex SE H E Vi.,Roberto In Residential MSM Collectors within the Site Proposed Access Points The applicant's proposal to construct the local roads to intersect Vertex Way and Tower Street do not meet the District's Local Street Intersection Spacing on a Collector Roadway which states that new local streets intersecting a collector roadway to align or offset a minimum of 330-feet from any other street. The applicant should be required to revise the offsets to meet District policy. However, staff recommends a modification of policy to allow the roadways to be located, as proposed, as they create a traditional neighborhood block system. 10. Stub Streets a. Existing Conditions: There are no stub streets within or to the site. b. Policy: Stub Street Policy: District policy 7206.2.4.3 (collectors) 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)except a temporary cul- de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. 23 Apex Southeast/ MPP20-0009/ H-2020-0057 • 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) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to construct a collector road, Via Roberto Street, to intersect Locust Grove Road along the south property line and stub it to the east property line. Staff Comments/Recommendations: The applicant's proposal to stub Via Roberto Street to the east property line meets District policy and is consistent with the MSM and should be approved, as proposed. The applicant should be required to install a sign at the terminus of Via Roberto Street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS ROAD WILL BE EXTENDED AND WIDENED IN THE FUTURE." Via Roberto Street extends greater than 150-feet in length requiring the construction of a temporary turnaround. The applicant should be required to construct a paved temporary turnaround meeting the dimensional requirements of a standard cul-de-sac at the terminus of Via Roberto Street. The applicant should be required to grant a temporary turnaround easement to the District for any portion 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. 11. Driveways 11.1 Vertex Way and Tower Street 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. 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 24 Apex Southeast/ MPP20-0009/ H-2020-0057 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 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, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant's Proposal: The applicant has proposed 2 commercial lots that will abut a collector roadway, Vertex Way and Tower Street. d. Staff Comments/Recommendations: The future development of these 2 commercial lots will be subject to the District policies listed above. 12. 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. b. Staff Comments/Recommendations: Spire Street, Ambition Street and Adventure Street are greater than 750-feet in length and will need to be redesigned to reduce the length of the roadways or to include the use of passive design elements. Speed humps/bumps and valley gutter will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to ACHD's signature on the first final plat 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 25 Apex Southeast/ MPP20-0009/ H-2020-0057 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 Lake Hazel Road is classified as a principal arterial roadway, Locust Grove Road is classified as a minor arterial roadway, and Vertex Way and Tower Street are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these Lake Hazel Road, Locust Grove Road and Via Roberto Street. Direct lot access for the proposed commercial parcels onto Vertex Way and Tower Street will be reviewed at the time of the future development application. Direct lot access onto Vertex Way and Tower Street for the residential lots south of these streets is prohibited and should be noted on the final plat. D. Site Specific Conditions of Approval 1. If the applicant chooses to enter into a CDA with ACHD to improve the Lake Hazel Road/Locust Grove Road intersection as a multi-lane roundabout, prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP 3-lanes on the north leg, 2-lanes on the south, 2-lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane would be eligible for reimbursement through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full intersection improvement proposed to by the applicant would be consistent with the intersection improvement listed in the CIP and would be impact fee eligible for reimbursement through a CDA. 2. Enter into a CDA with ACHD for the widening of Locust Grove Road/Lake Hazel Road intersection to a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs of the intersection prior to ACHD's signature on the first final plat. The Cooperative Development Agreement should include the intersection construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. 3. If the applicant decides to not fully improve Locust Grove Road/Lake Hazel Road intersection, the applicant should be required to install an interim 3 X 3 signalized intersection, prior to ACHD's signature on the final plat that contains the 101st building lot. In order to install the interim signal at the Locust Grove Road/Lake Hazel Road intersection the applicant will need to obtain plan approval, purchase the signal equipment, and enter into a signal agreement with ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. 26 Apex Southeast/ MPP20-0009/ H-2020-0057 The signal agreement should include requirements that the intersection be designed as a 3 X 3 intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane, and one thru/right lane on each approach; that the applicant is responsible for all costs associated with the design, and installation of the interim signal, hardware, and that interim improvements are not eligible for reimbursement by ACHD. In order to ensure the Locust Grove Road/Lake Hazel Road intersection will be improved when warranted, the following items must be in place prior to plans acceptance of the final plat that contains the 101St building lot: • Signal Agreement; • Full design and approved plans for the intersection. 4. If the applicant chooses to widen Lake Hazel Road, as proposed, prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP to widen Lake Hazel Road to 3-lanes would be eligible for reimbursement through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then widening Lake Hazel Road to 5-lanes as proposed to by the applicant would be consistent with the improvements listed in the CIP and would be impact fee eligible for reimbursement through a CDA. 5. Enter into a CDA with ACHD for the widening of Lake Hazel Road abutting the site to 5-lanes, a 72- foot street section within 100-feet of right-of-way with a 10-foot wide multi-use pathway prior to ACHD's signature on the first final plat. The Cooperative Development Agreement should include the roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the roadway will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the road widening project. The applicant may construct a 19.5-foot wide median on Lake Hazel Road at Peak Avenue and taper it to 8.5-feet at Vertex Way with the widening of Lake Hazel Road to 5-lanes, as proposed. This improvement is not eligible for compensation in the CDA with ACHD. If landscaping is proposed, it should be platted as right-of-way owned by ACHD. The applicant or homeowner's association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. 6. If the applicant decides to not fully improve Lake Hazel Road abutting the site, then consistent with ACHD policy, the following improvements should be constructed. • Dedicate additional right-of-way to total 50-feet from the section line of Lake Hazel Road abutting the site, consistent with the MSM. • Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. 27 Apex Southeast/ MPP20-0009/ H-2020-0057 • Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 41- feet from the section line of Lake Hazel Road abutting the site. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of- way. • Construct a dedicated eastbound left-turn lane at Vertex Way to be used in future for future access to the north. • Extend the turn lane east of Vertex Way to the Vertex Way intersection on Lake Hazel Road to create a left-turn lane for Vertex Way. • Construct a raised median at Peak Avenue to restrict the access to right-in/right-out only. 7. Construct a dedicated eastbound right-turn lane on Lake Hazel Road at Vertex Way. 8. Construct a dedicated eastbound right-turn lane on Lake Hazel Road at Peak Avenue. 9. Dedicate additional right-of-way to total 37-feet from the section line of Locust Grove Road abutting the site. Compensation will not be provided for this right-of-way dedication. 10. Widen the pavement on Locust Grove Road to 17-feet from the section line of the roadway abutting the site with a 3-foot wide gravel shoulder. Improvements for this segment of Locust Grove Road is not eligible for compensation. 11. Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the section line of Locust Grove Road abutting the site. Provide a permanent right-of-way easement for sidewalks located outside of the right-of-way. 12. Center left turn lanes should be constructed on Locust Grove Road at all street intersections. 13. If the applicant chooses to fully improve Locust Grove Road abutting the site, then it would be improved as a 3-lane residential arterial, a 46-foot wide street section with vertical curb, gutter, and a detached 10-foot wide multi-use pathway and dedicate a minimum of 74-feet of right-of-way. Place the pathway a minimum of 30-feet from the section line of the roadway. 14. Construct Peak Avenue to intersect Lake Hazel Road 695-feet east of Locust Grove Road, as proposed. Restrict it to right-in/right-out only with a median. 15. Construct Vertex Way to intersect Lake Hazel Road 1,350-feet to the east of Locust Grove Road, as proposed. This access may be restricted to left-in/right-in/right-out in the future. 16. Construct Tower Street to intersect Locust Grove Road 660-feet south of Lake Hazel Road, as proposed. 17. Construct Inflection Street to intersect Locust Grove Road 890-feet south of Tower Street, as proposed. 18. Construct Via Roberto Street to intersect Locust Grove Road 1,105-feet south of Inflection Street, as proposed. 19. Construct Peak Avenue to intersect Via Roberto Street 695-feet east of Locust Grove Road, as proposed. 20. Construct Vertex Way and Tower Street as a 2-lane commercial collector, a 47-foot street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of right-of-way, as proposed. 28 Apex Southeast/ MPP20-0009/ H-2020-0057 21. If the on-street parking is defined with striping, then the parking should be designed meeting all ADA standards and requirements. 22. Construct the following local roads to intersect Vertex Avenue/Tower Street, a collector road: • Zenith Avenue 215-feet east of Locust Grove Road • Steeple Avenue 295-feet east of Zenith Avenue • Peak Avenue 190-feet east of Steeple Avenue • Capstone Avenue 185-feet east of Peak Avenue • Cadence Avenue 290-feet east of Capstone Avenue 23. Construct one collector road, Via Roberto Street, along the south property line and stub it to the east property line, as proposed. Install a sign at the terminus of Via Roberto Street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS ROAD WILL BE EXTENDED AND WIDENED IN THE FUTURE." Construct a paved temporary turnaround meeting the dimensional requirements of a standard cul- de-sac at the terminus of Via Roberto Street. Grant a temporary turnaround easement to the District for any portion 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. 24. Construct Via Roberto Street as a 36-foot wide residential collector street section with vertical curb, gutter, and construct an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk on the north side of the street within 51.5-feet of right-of-way, as proposed. The applicant may construct vertical curb and gutter on the south side of the street at the south property line, as proposed, or at the minimum construct a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. 25. Construct the internal local roads as 33-foot wide local street sections with rolled curb, gutter, 8- foot wide planter strips and 5-foot wide detached concrete sidewalks within 60-feet of right-of-way, as proposed. 26. Construct the entry portion of Peak Avenue at Via Roberto Street and Lake Hazel Road as a 54- foot wide street section with a 12-foot wide center landscape island, two 21-foot wide travel lanes with vertical curb, gutter, 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within 81-feet of right-of-way, as proposed. Plat the roadway center island as right-of-way owned by ACHD. Enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. 27. The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a permanent right-of-way easement may be provided. If street trees are desired, then 8-foot wide planter strips should be provided. 28. Construct a 20-foot wide paved alley within 20-feet of right-of-way from Steeple Avenue to Capstone Avenue and locate it 145-feet south of Ambition Street, as proposed. 29. Construct a 20-foot wide paved alley within 20-feet of right-of-way from Steeple Avenue to Capstone Avenue and locate it 145-feet north of Spire Street, as proposed. 30. Redesign Spire Street, Ambition Street and Adventure Street to reduce the length of the roadways or to include passive design elements and submit a revised preliminary plat showing the 29 Apex Southeast/ MPP20-0009/ H-2020-0057 redesigned roadways for review and approval prior to ACHD's signature on the first final plat. Speed humps/bumps and valley gutter will not be accepted as traffic calming. 31. Other than access specifically approved with this application, direct lot access is prohibited to Lake Hazel Road and Locust Grove Road and should be noted on the final plat. Direct lot access for the proposed commercial parcels onto Vertex Way and Tower Street will be reviewed at the time of the future development application. Direct lot access onto Vertex Way and Tower Street for the residential lots south of these streets is prohibited and should be noted on the final plat. 32. 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. 33. Payment of impact fees is due prior to issuance of a building permit. 34. 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. 30 Apex Southeast/ MPP20-0009/ H-2020-0057 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. Traffic Impact Study Executive Summary 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines OR Appeal Guidelines 31 Apex Southeast/ MPP20-0009/ H-2020-0057 VICINITY MAP :-: E, AMITY RD. APEX NORTHWEST BDIVISION PRE-PLAT BOUNDARY W. LAKE HAZEL RD. c� w 0 a� ` APEX SOUTHEAST U SUBDIVISION PRE-PLAT J BCD U N DARY 32 Apex Southeast/ MPP20-0009/ H-2020-0057 SITE PLAN r / 7p H 4p 4} 1 Q — yy 4 O 6 ■ ■ ■ Ff G 1,110 10 a o � 0 — $ a s $ ■ a s a o a o ¢ o w A � a r�•sr:rxa — 0 6 LLr} W. a'r Q � ■ a di 4 R U 6 a L ¢ R ■ Y $ 6 4 $ 717 G $ $ '$ �'Aa�EL�iV}i 33 Apex Southeast/ MPP20-0009/ H-2020-0057 Attachment 3 Traffic Impact Study — Executive Summary Fr°,:,rwk A4xee-1se Demfopmenr 775 r.:a'eh tam €xK=W_%WPFnory EXECUTIVE SUMMARY The Pinnacle Mixed-Use Development is located in the northwest and southeastquadrants of Lake Hazel Road and LncustGrove Road. The proposed northwest site is currently vacant farmland and consists of approximately41.74acres.The proposed development includes approximately 325 single family homes, 220 multi-family homes, and approximately 51,060 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 (114). 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: 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 ACHD study roadways seg me nts ope rate atacceptable levels of service. ■ Crash data at the study intersections and road way segmentsforthe most recent five yea rs of complete data (2014-2018)were analyzed for any existing crash trends.The most common crash type was an angle crash at SH 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 356 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 trafficfrom the Lavender Subdivision. ■ Year2025 background traffic analysis(without inclusion ofsite-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) afrl WWfl&A€ocu#es,Mc. 34 Apex Southeast/ MPP20-0009/ H-2020-0057 PffiWKk ACWd-Use Dmfvpment T75 rraor€h Mx �aoen,o4+e vurnnary ■ The intersection is operating at LOS Fin the weekday a.m. and p.m. peak hours.Several Ianegroups have a v/c greaterthan 1.0. ■ The intersection is projected to meet the8-hour,4-hour,and peak hour traffic signal volume warrants in 2025 background conditions. ■ A traffic signal with left-turn lanes on all approaches would mitigate the intersection. This mitigation is programmed in ACHD's CIP in the timeframe 2026-2030. • Locust Grove Road/Lake Hazel Road(AM and PM Peak Hour) ■ The intersection is operating at LOSE and Fin 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 WC=0.93 during the weekday a.m. peak hourwith the northbound through movement operating with a V/C=0.97. ■ The intersection is operating with a WC=0.95 during the weekday p.m. peak hour with the southbound through/right-turn movement operating with a V/C=0.92. ■ To meet ITD operating sta ndards,the fol lowi ng are required; • Northbound right-turn lane • Westbound right-turn lane{itshould 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 1M of exceeding the ACHD policy threshold for three lanes.Therefore, wideningto 3 lanes will be 3 &MYSon&ASSOrWes, 35 Apex Southeast/ MPP20-0009/ H-2020-0057 Prnrwk N6x,ed-ulse Devebopnaent T75 &&MTh 2020 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 timeframe and improvements prior to that at key intersections are required by 2025 based on the Amity Road/LocustGrove Road intersection analysis, resulting in an effective three lane ca pac ity. Trip Generation and Distribution ■ The iTE Trip Generation Manua;, 10tti 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. a The northwest quadrant proposes 88 single family homes,90 multi-family homes,and 61,060 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 (153 inbound J 130 outbound). -o The southeast quadrant proposes 237 single family homes and 130 multi-family homes.This development area is estimated to generate3,007 netnew dailytrips,217 weekday a.m.peak hour net new trips(55 inbound 1153 outbound)and 240 weekday p.m. peak hour net newtrips(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 exceptforthe intersection of Lake Hazel Road /Locust Grove 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 southbound lane group operates+,+nth a v/c of 1.07. * A multi-lane roundabout with two lanes 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. 36 Apex Southeast/ MPP20-0009/ H-2020-0057 Pr.Q.rAXdeA6Xed-UseDevefopmen1vs hftmr W20 €,cLMveswmYn13ry o A multi-lane roundabout with two lanes on Lake Hazel Road and a southbound dual entry approach on Locust Grove Road operates at LOS A with an overall v/c ratio of 0.59 in the weekday p.m.peak hour. ■ All ACHD study roadwaysegments 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 followingshould 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 segmentare projected to operate acoeptablywthout 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 approximately 9%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, • As stated in the background traff i c cond itio ns,thissection of roadway Is in ACHD's CIP for widening from two lanes to five lanes in the 2026- 2030timeframe. o Locust Grove Road (Lake Hazel Road to Amity Road) • 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: 5 krtteVsnrr&.assnrrn¢es,mr. 37 Apex Southeast/ MPP20-0009/ H-2020-0057 Pry R+bxed-un-De Lee fop ment vs &6MTh aa20 €XL-C rMe RWA7Ury D Locust Grave Road/Site Access R ■ Southbound Right-Turn Lane ■ Northbound Left-Turn Lane c, Lake Hazel Road/Site Access C ■ Eastbound Left-Turn Lane c) Lake Hazel Road/Site Access D ■ Westbound Right-Turn Lane c, Lake Hazel Road/Site Access E ■ Eastbound Right-Turn Lane o 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. o 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 ID 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 adecluat,ely to meet intersection sight distance requirements. o Raise the grade of the access and Locust Grave in front of the access to match the height of top of the crest aver 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 sightdistance. ■ Following is a summary of each proposed site access with respect to ACHD Policy: o 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. ACH0 access spacing for public streets is 550 feet.The access should be considered by ACH0 forthe following reasons: s &'"Son&Assnrra#es,Inc. 38 Apex Southeast/ MPP20-0009/ H-2020-0057 Per codeVwed-UseDevebopmentT75 Mor€b2020 €xenrtire Surnmflry ■ 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 passible 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 accesswill still function acceptablyasan unsignalizedfull 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 w i I I serve mostly residential trips and a future school,while Site Access B will primarily serve oommercial 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 615feettothe 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 folIowing reasons; ■ If Access B is not allowed,the daily traffic between Site Access and Site Access B combined would exceed ACHD's daily local road threshold of 2,000 ve h Id es. ■ 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 acceptably as an unsignaIized full access(withoutturn 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 will primarily serve residential trips. • Lake Hazel Road / 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 xr Ehon&AssOGWIEs,mc. 39 Apex Southeast/ MPP20-0009/ H-2020-0057 Pr.Q.rlacmMxed-useDeveropment T75 hMTCr 2020 €x CU-,1'A-qummory+ 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 accessalignswith an existing private drivewayon the southside of Lake Hazel Road ■ The accesswill function acceptablyas 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 aIIows for 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&0,0 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 access will 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 Grave Road. The nearest mess is approximately 660 feet to the east. ACHDfs 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 access will still function acceptablyasan unsignalizedfull access ■ An eastbound right-turn lane is proposed which will minimize impacts to through traffic on Lake Hazel Road. ■ This proposed access will allow some separation of traffic from the proposed multi-family portion of the development, 8 K=Yson&Asmcevtes,1n r. 40 Apex Southeast/ MPP20-0009/ H-2020-0057 Prp xLeMxed-useE�everopment vs &MYC om 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 460 feet east.The access should be considered byACHID for the following reasons: ■ The access aligns with an already approved full access for the Lavender Heights Subdivision ■ An eastbound right-turn lane is 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 meetsthe public street spacing from Locust Grove Road. ■ This proposed access will serge residential trips as and has the potential to serve the Regional Park if needed directly to the east of the site. o Locust Grove Road f Site Access G: a proposed local street, accesses Locust Grove Road approximately 560 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 for a local street on a minor arterial and will function acceptably as an unsignalized full access {wit h out turn lanes). ■ The access wrll 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 1,550 feet south of Lake Hazel Road.The nearest access is approximately 89-0 feet to the north (Access G) and 1,105 feet to the south (Access 1).ACHD's spacing criteria fora full access public street on a minorarterial 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 (with out turn lanes). o Locust Grove Road/Site Access I (New Collector):a proposed collector is located on Locust Grove Road approximately 2,555 feet,south of Lake Hazel Road.This collector forms the west side of the future mid-mile collector which is identified on the Ada County Master Strut Map. The access should be considered by ACHD for the following reasons; 9 Art Oson&Assomgei,mr. 41 Apex Southeast/ MPP20-0009/ H-2020-0057 Penr►aele hbared-use Devefopment Pv5 &UrCh X2u ■ The proposed collector is identified on the Master Street Map and meets ACHD spacing requirennents. ■ The intersection on Locust Grove Road wfil 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 ACHD polio. Locust Grove Road/Amity mood ■ Construct a traffic signal with left-turn lanes on all approaches. Signalization is in ACHD'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 d eve Iopmenttraffic accounts for 14 percent of the projected 2025 total traffic at the intersection. Locust Grove Road/Lake Hazel Rood ■ Construct a roundabout with a westbound bypass lane as programmed in ACHD's CIP in the timeframe of2026-2030.This is needed in approximately 2021.The d eve IopmentwouId have approximately 100 units occupied at that time. The development traffic accounts for approximately 22 percent of the proposed traffic at the intersection. SH-69 Luke Hazel Road IN 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 cyde 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 percent of the proposed traffic at the intersection. 10 Ktrdsion&Assnrea¢es,Mc. 42 Apex Southeast/ MPP20-0009/ H-2020-0057 Pmrx LehGed-UseDeveiopment14S ,4aor€F W20 €XECLV e ry Amity Rood(Locust Grove to Eagle fiord) Additional Year 2025 Mitigations Needed With the Pinnacle Mixed-Use Development Thefollowing mitigations are recommended due to the inclusion of Pinnacle Mixed-Use Development's site generated trips. Locust Grove Rood/Lake r4Qrei mood ■ Expand the roundabout to have two-lane approaches and exits on the eastbound and westbound approaches and a two-lane southbound 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 Intersection. Amity Mood(Locust Grove to Eagle Road) ■ Widen to five lanes pertheACHD CIP(scheduledfor2026-2030)or allowthe policythreshold 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 IN of being exceed under 2025 background conditions and the development moves up the trmeframe to approximately 2024 when the development has approximately 450 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 Grove Rood Site Access A There is Insufficient sight distance to the north to meet the AASHTO requirement of 500 feet far 45 mph. The foil owing options are recommended: 1. Do a more detailed int,ersectron sight distance evaluation using the design drawings for the new access and su rveylp rof il e 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 Rood Site Access 8 ■ Construct southbound right-turn Ianewith approximately 100 feet of vehicle storage. ■ Construct northbound left-turn lane with approximately 100 feet of vehicle storage. f d xi¢t03M&A€50CM2e5,Inv. 43 Apex Southeast/ MPP20-0009/ H-2020-0057 FFnnadeblUed-UseDeMopment n5 Morcr7 Dwc s� ry Lake Hazel Road/Site Access C ■ Construct an eastbound left-turn lane with approximately 100 feet of vehicle storage. Lake Hazel Road f Site Access a ■ Construct westbound right-turn lane with approximately 100 feet of vehicle storage. Lake Hazel Road f Site Access€ ■ Construct an eastbound right-turn [anewith approximately 100 feet of vehicle storage. Lake Hazel Road f Site Access F ■ Construct an eastbound right-turn lane with approximately 100 feet of mehiclestorage. All site accesses ■ With approval from ACHO, 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 f or fo u r veh ic les(100 feet)to ensure acoeptahle operation and accommodate I a rger veh ic les, induding utility service and de I ivery veh i cl es. 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 passible sight distanoe. o All accesses and internal streets should be designed to provide adequate intersection site distance.Shrubberyand landscaping nearthe intersection and site access point should be maintained to ensure adequate sight distance is maintained. 12 KgTL4son&.4s omees,fnt. 44 Apex Southeast/ MPP20-0009/ H-2020-0057 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. 45 Apex Southeast/ MPP20-0009/ H-2020-0057 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. 46 Apex Southeast/ MPP20-0009/ H-2020-0057 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. 47 Apex Southeast/ MPP20-0009/ H-2020-0057 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. 48 Apex Southeast/ MPP20-0009/ H-2020-0057 Communities in Motion 2040 2.0 Development Review The Community Planning Association of Southwest Idaho(COMPASS)is the metropolitan planning organization (MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to evaluate whether land developments are consistent with the goals of Communities in Motion 2040 2.0(CIM 2040), the regional long-range transportation plan for Ada and Canyon Counties. This checklist is not intended to be prescriptive, but rather a guidance document based on CIM 2040 2.0 goals. Development Name:Apex Southeast Agency: Meridian CIM Vision Category: Future Neighborhoods New households: 237 New jobs: ±200 Exceeds CIM forecast: No CIM Corridor: Lake Hazel Road Level of Stress considers facility type, number of vehicle Pedestrian level of stress: R lanes,and speed. Roads with G or PG ratings better Bicycle level of stress; R suppoit bicyclists and pedestrians of all ages and comfort levels. Housing within I mile: 23D A good jobs/housing balance - a ratio between 1 and Jobs within 1 mile: 90 1.5 - reduces traffic congestion. Higher numbers Jobs1housing Ratio: 0.4 indicate the need for more housing and lower number indicate an employment need. Nearest police station: 3.9 miles Developments within 1.5 miles of police and fire Nearest fire station: 3.5 mi les stations ensure that emergency services are more efficient and reduce the cost of these important public services. � Farmland consumed: Yes Farmland contributes to the local economy,creates Farmland within 1 mile: 1,484 acres additional jobs, and provides food security to the region. ■ Development in farm areas decreases the productivity and sustainability of farmland. earest bus stop: 3.1 miles Residents who live or work less than 'h mile from Barest public school: 1.3 iniles critical services have more transportation choices. earest public park: 0.3 miles Walking and biking reduces congestion by taking cams off Nearest grocery store: ]4 miles the road, while supporting a healthy and active lifestyle. Recommendations Lake Hazel Road is included in the COMPASS Transportation Improvement Program to be improved to five lanes with curb, gutter,and ten-foot multi-use pathway facility from Eagle Road to Cloverdale Road (Key Number RD209-18). Construction is anticipated in 2024(see attached). This location is on the fringe of urban development in an area removed from employment centers and existing public transportation. The closest transit services are located more than three miles away. ValleyConnect 2.0 proposes bus service to southeast Meridian,with a bus stop approxi mately one mile away from this location when it is operational, The proposal is a mix of residential and retail,which can mitigate increased traffic congestion by encouraging non-motorized travel. More information about COMPASS and Communities in Motion 2040 2.0: web:www.com❑ass0da he,ore Email infoowomaassidaho.ora CO M More information about the development review process: _ S httD://www.comassidaho.oroldashboard/devreview,htm �y�aruNirrrianNiMr,+�ssoCu rpM a of s.,ruiuweat'�eho 49 Apex Southeast/ MPP20-0009/ H-2020-0057