2021-03-08 ACHD Comply Letter CHDKent Goldthorpe, President
Dave McKinney,Vice-President
OF-- Jim D. Hansen,Commissioner
C0;� +a�,o 54�clel Mary May,Commissioner
Alexis Pickering,Commissioner
March 8, 2021
To: Michael Wardle
Brighton Development
2929 W. Navigator Drive, Suite 400
Meridian, ID 83642
Subject: MPP20-0023/H-2020-0074
Parcel Number S1214120631
Preliminary Plat for TM Center and Development Agreement Modification to
create Master Development Agreement for the Ten Mile Crossing
Development
On August 4, 2020, the Ada County Highway District approved MPP20-0023/H-2020-0074 TM
Center for 74 residential lots, 11 commercial lots and 2 common lots on 132.42 acrse. The site-
specific conditions of approval also apply to this application.
If you have any questions, please feel free to contact me at (208) 387-6293.
Sincerely,
a4�3b
Paige Bankhead, E.I.
Planner III
Development Services
cc: City of Meridian — Sonya Allen
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achd.ada.id.us
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).Private Utilities including sewer or water systems are
prohibited from being located within the ACHD right-of-way.
2. In accordance with District policy, 7203.6, 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.
3. 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.
4. 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.
5. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
6. 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.
7. 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.
8. 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.
9. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
10. 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.
11. 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.
Development Services Department
CHD
Project/File: TM Center/ MPP20-0023/ H-2020-0074
This is a preliminary plat to develop 11 commercial lots, 74 residential lots and 2
common lots for commercial and high-density residential uses on 132.42 acres.
Lead Agency: City of Meridian
Site address: 2075 W. Franklin Road Vicinity Map
Staff Approval: August 4, 2020 '�' FR NKuN.RD .►a �. `-r
Applicant: SCS Brighton et al
2929 W. Navigator Drive #400
Meridian, ID 83642
'r TM CENTER SUBDIVISION
PRELIMINARY PLAT
Representative: Mike Wardle
Brighton Corporation .
Same as above
Staff Contact: Paige Bankhead, E.I.
Phone: 387-6293
E-mail: pbankhead(Dachdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a preliminary plat application
to develop 11 commercial lots, 74 residential lots, and 2 common lots on 132.42 acres for
commercial and high density residential. The property is zoned R-40, TN-C, C-C and C-G.
The City of Meridian's Future Land Use Map designates this area as mixed-use commercial, high
density residential, and commercial.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Light Industrial I-L
South General Retail & Service Commercial C-G
East Traditional Neighborhood — Center/Residential/ Medium TN-C/R/ R-8
Density Residential
West Community Business C-C
3. Site History: ACHD staff previously reviewed this site for the construction of Wayfinder Avenue
prior to the preliminary plat application approval. Staff approved the plans to construct
Wayfinder Avenue, as proposed, in June 2020. The requirements of this staff report are
consistent with those of the prior action.
1 TM Center/
MPP20-0023/ H-2020-0074
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• TM Creek Subdivision, a 49-lot mixed use office, retail and high-density residential subdivision
on 41 acres located northwest of the site and approved by ACHD on February 26, 2014.
• TM Crossing Subdivision, a 50-lot commercial subdivision on 75 acres, located south of the
site and approved by ACHD on March 13, 2013.
5. Transit: Transit services are available to serve this site via Route 40.
6. Pathway Crossings: The applicant has proposed to continue the 10-foot wide regional pathway
to the east along Ten Mile Creek, as well as several other multi-use pathways shown below in
yellow within the site.
--- - - -
F
_a
d
li
: TEN ;MILE
x Roadr.& Pathways
ti4
— Ten MIIe CPo5sing District
ti W to IV Pathways
United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb
ramps runs and blended transitions shall be equal to the width of the shared use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. Detectable warnings should be placed across the full
width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
2 TM Center/
MPP20-0023/ H-2020-0074
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
7. New Center Lane Miles: The proposed development includes 0.97 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):
• Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Franklin Road to Pine
Avenue in 2020. The project includes Bridge #1120.
• Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Overland Road to
Franklin Road and will include a new 4-lane I-84 overpass.
• The intersection of Linder Road and Franklin Road is listed in the CIP to be widened to 6-
lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and
signalized between 2021 and 2025.
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 update in 2018. The plan seeks to
implement the Planned Bicycle Network to support bicycling as a viable transportation option for
Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of
good repair in order to ensure they are consistently available for use, promote awareness of existing
bicycle routes and features and support encouragement programs and to facilitate coordination
and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan
recommendations.
The BMP identifies Ten Mile Road, Franklin Road and Vanguard Way as Level 2 facilities. The
BMP also identifies level 1 facilities on the new collector roadways within the site. The applicant
will construct the new collectors consistent with the MSM and the Roadways to Bikeways Master
plan.
B. Traffic Findings for Consideration
1. Trip Generation: The following table includes trip generation rates for anticipated land uses, based
on the Institute of Transportation Engineers Trip Generation Manual, 10th edition.
Unit of Average Daily PM Peak
Land Use Hour Trip
Measurement Trips
Generation
Multifamily Housing (1-2 stories) Per Dwelling Unit 7.32 0.56
Multifamily Housing (3-4 stories) Per Dwelling Unit 5.44 .044
General Office Per 1,000 square 9.74 1.15
feet
Shopping Center Per 1,000 square 37.75 3.81
pp g feet
High-Turnover (Sit-Down) Per 1,000 Square 112.18 9.77
Restaurant feet
3 TM Center/
MPP20-0023/ H-2020-0074
Fast Casual Restaurant Per 1,000 square 315.17 14.13
feet
Drinking Place Per 1,000 square N/A 11.36
feet
Coffee/Donut Shop w/o Drive- Per 1,000 square N/A 36.31
thru feet
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Functional PM Peak PM Peak
Roadway Frontage Classification Hour Hour Level
Traffic Count of Service
Principal Better than
Ten Mile Road 1,000-feet Arterial 1,786 "D"
Principal Better than
Franklin Road 2,420-feet Arterial 947 "D"
• Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
• Acceptable level of service for a seven-lane principal arterial is "E" (2,720 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Ten Mile Road south of Franklin Road was 35,101 on
9/14/2017.
• The average daily traffic count for Franklin Road east of Ten Mile Road was 14,211 on
12/19/2018.
C. Findings for Consideration
1. Ten Mile Specific Area Plan (TMISAP)
The transportation element of the TMISAP is to guide transportation decisions in the Ten Mile
Interchange Area. It was developed concurrently with the Land Use and Design Elements and
has been designed to preserve the integrity of the arterial road system and the proposed Ten
Mile interchange; provide for the use of public transit; enhance pedestrian and bicycle mobility
and accessibility; and create transportation infrastructure and promote land use patterns that
encourage the sustainable use of resources and reduces demands on natural resources.
The TMISAP recommends the construction of a north/south collector roadway through the site
connecting 2 roundabouts to the north and south of the site, a north/south collector roadway at
the site's east property line, an east/west collector roadway at the site's south property line and
10-foot wide west/east pathways that are parallel to Cobalt Drive and Ten Mile Creek (as
indicated by the red ovals on the picture below). The TMISAP also recommends the
construction of a signal at the intersection of the north/south collector roadway and Franklin
Road at the eastern portion of the site.
The applicant modified the east/west collector roadway to be located directly to the south of the
site with the Ten Mile Crossing preliminary plat application that was approved by ACHD in
March 2013. The 2 roundabouts directly to north and south of the site are already constructed.
The applicant is proposing to construct the 2 north/south collector roadways, Wayfinder Avenue
and New Market Avenue, consistent with the TMISAP. The applicant has also proposed to
extend the pathway into the site along Ten Mile Creek and construct several other multi-use
pathways, shown in the figure below in yellow. The applicant's proposal is consistent with the
intent of TMISAP.
4 TM Center/
MPP20-0023/ H-2020-0074
1
■ •
00-11
TMISAP proposed collector roadways. 'T' indicates the location for a signal.
•i
TEN -;+MILE
Roads& Pathways
Ten Mile Crossing District
" t W to 10' Pathways
Proposed multi-use pathways.
2. Franklin Road/New Market Avenue Intersection
5 TM Center/
MPP20-0023/ H-2020-0074
As part of the Franklin Road widening project, conduit was installed at the New Market
Avenue/Franklin Road intersection to accommodate the installation of a future signal. Installation
of a signal in this location is planned by ACHD and is consistent with the recommendations of the
TMISAP.
Consistent with the access approvals for the site and to accommodate the traffic anticipated to be
generated by the proposed TM Center project, the applicant should be required to design and
install a signal at the Franklin Road/New Market Avenue intersection. The signal should be
constructed through the signal poles and luminaires, prior to signature on the first final plat. When
the signal is warranted in the future, as determined by ACHD, the District will complete the
installation of the mast arms, signal heads, controller and wiring and put the signal into operation.
The northbound leg of the intersection should be striped with 2 receiving lanes; a center blanked
out lane and dedicated right and left turn lanes. The first 200-feet south of Franklin Road should
be signed for"NO PARKING". Coordinate the design, striping, and signage of the northbound leg
of the intersection with District Traffic Services and Development Review staff.
3. Ten Mile Road
a. Existing Conditions: Ten Mile Road is improved with 5-travel lanes with vertical curb, gutter
and a 7-foot wide asphalt path abutting the site. There is 110 to 185-feet of right-of-way for Ten
Mile Road (60 to 95-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
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.
6 TM Center/
MPP20-0023/ H-2020-0074
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Ten Mile Road is designated in the
MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street
section within 100-feet of right-of-way.
c. Applicant Proposal: The applicant has not proposed any improvements to Ten Mile Road
abutting the site.
d. Staff Comments/Recommendations: Ten Mile Road is fully improved with 5-lanes, vertical
curb, gutter and a 7-foot wide attached asphalt path abutting the site with at least 110-feet of
right-of-way. Staff recommends no further improvements or right-of-way dedication on Ten Mile
Road abutting the site be required with this development application.
Consistent with the District's Minor Improvements Policy, the applicant should be required to
replace any broken or deteriorated segments of curb, gutter and/or sidewalk on Ten Mile Road
abutting the site.
4. Franklin Road
a. Existing Conditions: Franklin Road is improved with 5-travel lanes and curb, gutter and 5-
foot wide attached sidewalk abutting the site. There is 120-feet of right-of-way for Franklin Road
(80-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
7 TM Center/
MPP20-0023/ H-2020-0074
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
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.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Franklin Road is designated in the
MSM as a Commercial Arterial with 5-lanes and on-street bike lanes, a 72-foot street section
within 100-feet of right-of-way.
c. Applicant Proposal: The applicant has not proposed any improvements to Franklin Road
abutting the site.
d. Staff Comments/Recommendations: Franklin Road is fully improved with 5-lanes, curb, gutter
and 5-foot wide detached concrete sidewalk within 120-feet of right-of-way. Staff recommends
no further improvements on Franklin Road abutting the site be required with this development
application.
Consistent with the District's Minor Improvements Policy, the applicant should be required to
replace any broken or deteriorated segments of curb, gutter and/or sidewalk on Franklin Road
abutting the site.
5. Wayfinder Avenue
a. Existing Conditions: There is one collector roadway, Cobalt Avenue, that is proposed to be
constructed along the northwestern edge of the site and extend east through the site. This
segment of Cobalt Road was approved as part of ACHD's action on Ten Mile Creek East
Apartments and is currently under construction.
There is one roundabout leg for a collector roadway, Wayfinder Avenue, that stubs to the site's
north property line, and one roundabout leg for a collector roadway, Wayfinder Avenue, that
stubs to the site's south property line. The applicant submitted construction plans to ACHD to
complete the construction of Wayfinder Avenue through site connecting the roundabout legs.
8 TM Center/
MPP20-0023/ H-2020-0074
The construction plans for Wayfinder Avenue were approved by ACHD on May 26, 2020 and it
is currently under construction.
There is one collector roadway, New Market Avenue, that is proposed to stub to the site's south
property line. This street is not constructed yet and was approved as part of ACHD's action on
Ten Mile Crossing located directly south of the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the MSM
with the street typology of Town Center Collector. The new collector roadway should align with
Wayfinder Avenue that stubs to the site's north property line and continue through the site
connecting to Wayfinder Avenue that stubs to the site's south property line. The Town Center
Collector typology as depicted in the Livable Street Design Guide recommends a 3-lane
roadway with bike lanes, and on street parking, a 60-foot street section within 88 feet of right-
of-way.
Landscape Medians Policy: District policy 7206.5.14 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.
9 TM Center/
MPP20-0023/ H-2020-0074
• 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 Proposal: The applicant submitted construction plans to complete the construction
of Wayfinder Avenue through the site. The construction plans were approved by ACHD on May
26, 2020. The applicant proposed to construct Wayfinder Avenue within the site connecting the
roundabout legs at the site's north and south property lines and construct Wayfinder Avenue as
a 47-foot wide street section with 3-lanes, bike lanes, vertical curb, gutter, an 8-foot wide planter
strip and 5-foot wide detached concrete sidewalks within 78-feet of right-of-way. The applicant
also proposed to continue and complete the roundabout splitter islands at the Wayfinder legs
on the north and south roundabouts and dedicate additional right-of-way to total 81.1-feet to
account for the splitter islands.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and is
consistent with the approved construction plans to construct Wayfinder Avenue through the
site and should be approved, as proposed. The applicant should enter into a license
agreement with ACHD if landscaping is proposed within the separator islands.
6. New Market Avenue
a. Existing Conditions: There is one collector roadway, Cobalt Avenue, that is proposed to be
constructed along the northwestern edge of the site and extend east through the site. This
segment of Cobalt Road was approved as part of ACHD's action on Ten Mile Creek East
Apartments and is currently under construction.
There is one roundabout leg for a collector roadway, Wayfinder Avenue, that stubs to the site's
north property line, and one roundabout leg for a collector roadway, Wayfinder Avenue, that
stubs to the site's south property line. The applicant submitted construction plans to ACHD to
complete the construction of Wayfinder Avenue through site connecting the roundabout legs.
The construction plans for Wayfinder Avenue were approved by ACHD on May 26, 2020 and it
is currently under construction.
There is one collector roadway, New Market Avenue, that is proposed to stub to the site's south
property line. This street is not constructed yet and was approved as part of ACHD's action on
Ten Mile Crossing located directly south of the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
10 TM Center/
MPP20-0023/ H-2020-0074
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.
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 Town Center Collector. The new collector roadway should align New
Market Street that is proposed to stub to the site's south property line and continue through the
site to intersect Franklin Road. The Town Center Collector typology as depicted in the Livable
Street Design Guide recommends a 3-lane roadway with bike lanes, and on street parking, a
60-foot street section within 78 feet of right-of-way.
c. Applicant's Proposal: The applicant has proposed to continue New Market Street into the site
along the site's east property line to intersect Cobalt Drive and continue north to intersect
Franklin Road. The applicant has proposed to construct New Market Street as a 47-foot wide
street section with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached
concrete sidewalks on the west side of the street and a 10-foot wide multi-use asphalt pathway
on the east side of the street. The applicant has proposed to dedicate 74-feet of right-of-way for
New Market street with 0.5-feet of right-of-way behind the back of sidewalk and the 10-foot wide
multi-use pathway partially within right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal exceeds District policy which
requires a 5-foot wide detached (or 7-foot attached) sidewalks. At a minimum the applicant
should be required to construct a 5-foot wide detached sidewalk on the east side of New Market
Avenue and provide bike lanes consistent with the street section approved by ACHD for the
Ten Mile Crossing development. The street design is consistent with the TMISAP and the Town
Center Collector street typology in the MSM and should be approved as proposed.
The applicant should be required to dedicate additional right-of-way to total 2-feet behind the
back of sidewalk and/or the pathway. Sidewalk and/or pathways must be located wholly within
right-of-way or wholly within a permanent right-of-way easement. For detached sidewalks
and/or pathways located outside of the right-of-way, the applicant may provide a permanent
right-of-way easement that extends from the right-of-way line to 2-feet behind the back of
sidewalk/pathway.
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7. Cobalt Drive
a. Existing Conditions: There is one collector roadway, Cobalt Avenue, that is proposed to be
constructed along the northwestern property line of the site and extend east through the site.
This segment of Cobalt Road was approved as part of ACHD's action on Ten Mile Creek East
Apartments and is currently under construction.
There is one roundabout leg for a collector roadway, Wayfinder Avenue, that stubs to the site's
north property line, and one roundabout leg for a collector roadway, Wayfinder Avenue, that
stubs to the site's south property line. The applicant submitted construction plans to ACHD to
complete the construction of Wayfinder Avenue through site connecting the roundabout legs.
The construction plans for Wayfinder Avenue were approved by ACHD on May 26, 2020 and it
is currently under construction.
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 concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the MSM
with the street typology of Town Center Collector. The new collector roadway should align with
Cobalt Drive on the east side of Wayfinder Avenue and continue east to intersect New Market
Avenue. The Town Center Collector typology as depicted in the Livable Street Design Guide
recommends a 3-lane roadway with bike lanes, and on street parking, a 60-foot street section
within 88-feet of right-of-way.
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c. Applicant's Proposal: The applicant has proposed to continue Cobalt Drive through the site
to the east to intersect New Market Avenue and stub to the site's east property line. The
applicant has proposed to construct Cobalt Drive as a 47-foot wide street section with vertical
curb, gutter, bike lanes, center turn lanes, 5 to 8-foot wide parkway strip, and 5-foot wide
detached concrete sidewalks within 74-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District policy
on one side of the street section that requires a 6-foot parkway strip between back-of-curb and
back-of-sidewalk. However, Staff recommends a modification of policy to allow the 5-foot
parkway strip as this design was previously approved for Cobalt Drive and Wayfinder Avenue.
The design is consistent with the TMISAP and the Town Center Collector street typology in the
MSM and should be approved as proposed.
8. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Collector Offset Policy: 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.
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.
c. Applicant's Proposal: The applicant proposed to construct New Market Avenue to intersect
Franklin Road 1,725-feet to the east of Wayfinder Avenue and align centerline-to-centerline with
a private drive to the north of Franklin Road. The applicant proposed to construct Cobalt Drive
to intersect New Market Avenue1,450-feet south of Franklin Road.
d. Staff Comments/Recommendations: The applicant's proposal to construct Cobalt Drive to
intersect New Market Avenue meets District policy and is consistent with the MSM and TMISAP
and should be approved, as proposed.
The applicant's proposal to construct New Market Avenue to intersect Franklin Road 1,725-feet
to the east of Wayfinder Avenue does not meet the District's Collector Offset policy which states
that the required offset for new signalized collector roadways intersecting principal arterials is
one half-mile. However, staff recommends a modification of policy to allow the proposed offset
due to the fact this roadway is shown in the TMISAP and MSM to intersect Franklin Road at this
location. Therefore, staff recommends approval of the proposed offset consistent with the
TMISAP and MSM.
9. Stub Streets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Stub Street Policy: District policy 7206.2.4.3 (collector)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:
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• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: 7206.2.4.4 (collector) 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 stub Cobalt Drive to the site's east property
line and locate it 1,245-feet north of the site's south property line.
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 the stub street that states, "THIS IS A DESIGNATED COLLECTOR ROADWAY.
THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
If New Market Avenue has not yet been constructed to stub to the site's south property, the
applicant should be required to install a sign at the terminus of the stub street for New Market
Avenue that states, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL
BE EXTENDED AND WIDENDED IN THE FUTURE." If New Market Avenue has not yet been
constructed to stub to the site's south property line, the applicant should also be required to
construct a temporary cul-de-sac 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.
10. Driveways
10.1 Franklin Road
a. Existing Conditions: There is a 45-foot wide paved curb return type driveway onto Franklin
Road located 1,715-feet east of Wayfinder Avenue. This is a 40-foot wide paved curb return
type driveway onto Franklin Road located 688-feet west of the site's east property line. There
is are two 15-foot wide unpaved residential driveways onto Franklin Road located 475-feet and
130-feet west of the site's east property line.
b. Policy:
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved
by the District Commission. Driveways, when approved on a principal arterial shall operate as
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a right-in/right-out only, and the District will require the construction of a raised median to restrict
the left turning movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-
in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on
principal arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 450-feet
from any existing or proposed driveway and be restricted to right-in/right-out only.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Number of Driveways on Arterials: District policy 7205.4.4 states the guidelines shall be used
when more than one access point is being requested with a development:
Additional driveways may be considered when one or more of the following conditions are met:
• The daily volume using one driveway exceeds 5,000 vehicles (total volume for entering
and exiting traffic).
• Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater
than 1, of a STOP controlled intersection during either the peak hour of the street or the
peak hour of the site traffic generation.
• A District approved traffic impact study and analysis determines that conditions warrant
additional driveways.
Minor Improvements Policy: District Policy 7202.3 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.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Applicant's Proposal: The applicant has proposed to close the driveway located 1,175-feet
east of Wayfinder Avenue and the residential driveways located 475-feet and 130-feet west of
the site's east property line with curb, gutter and sidewalk to match existing improvements on
either side.
The applicant has proposed to replace the driveway located 688-feet west of the site's east
property line with the construction of New Market Avenue to intersect Franklin Road at that
location.
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The applicant has proposed to construct two 30-foot wide paved curb return type driveways
onto Franklin Road and locate them 750-feet west of New Market Avenue and 620-feet east of
New Market Avenue. The applicant has proposed to pave the driveways a minimum of 30-feet
into the site beyond the edge of pavement for Franklin Road.
d. Staff Comments/Recommendations: The applicant's proposal to close the driveway located
1,175-feet east of Wayfinder Avenue and the residential driveways located 475-feet and 130-
feet west of the site's east property line with curb, gutter and sidewalk to match existing
improvements on either side meets District policy and should be approved, as proposed. The
applicant's proposal to replace the driveway located 688-feet west of the site's east property
line with the construction of New Market Avenue meets District policy and is approved, as
proposed.
The applicant's proposal to construct the 2 driveways onto Franklin Road and locate them 750-
feet west of New Market Avenue and 620-feet east of New Market Avenue do not meet the
District's Number of Driveways on Arterials policy which requires a traffic analysis when more
than one access point onto an arterial is being requested with a development, and should not
be approved as proposed. This information was sent to the applicant prior to the development
application submittal. There was no supporting information included with the application
submittal to allow additional driveways from the site onto Franklin Road. If the applicant would
like to further pursue an additional driveway onto Franklin Road, a traffic analysis to
demonstrate that an additional driveway is necessary to service the site should be provided,
per District policy 7205.4.4.
10.2 New Market Avenue
a. Existing Conditions: There are no existing 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
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.
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Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
c. Applicant's Proposal: The applicant has proposed construct two 30-foot wide paved curb
return type driveways to align centerline to centerline 265-feet onto New Market Avenue south
of Franklin Road. The applicant has proposed to pave both driveways at least 30-feet into the
site beyond the edge of pavement for New Market Avenue.
d. Staff Comments/Recommendations: The applicant's proposal to construct the two 30-foot
wide paved driveways to align centerline to centerline meets District policy except for the
driveway locations that is proposed to be 265-feet south of Franklin Road. The proposed
driveway locations do not meet the District's Driveway Location policy which states that a
driveways located near a signalized intersection shall be located outside the area of influence,
or shall be located a minimum of 440-feet for a full access driveway, or 220-feet for a right-
in/right-out only driveways. The applicant should be required to construct a raised median to
restrict the driveways to right-in/right-out only, or relocate the driveways to be located a
minimum of 440-feet south of Franklin Road.
10.3 Cobalt Drive
a. Existing Conditions: There are no existing 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
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
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Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
c. Applicant's Proposal: The applicant has proposed construct a 30-foot wide paved curb return
type driveway onto the south side Cobalt Drive and locate it 345-feet west of New Market
Avenue. The applicant has proposed to pave the driveway at least 30-feet into the site from
edge of pavement for Cobalt Drive.
The applicant has also proposed to construct two 30-foot wide paved curb return type driveways
driveways to align centerline to centerline with 2 existing driveways located 460-feet and 810-
feet east of Wayfinder Avenue. The applicant has proposed to pave the driveway at least 30-
feet into the site from edge of pavement for Cobalt Drive.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
11. Ten Mile Creek and Kennedy Lateral Crossing
The District will require that the applicant submit the plans for the crossings of the Ten Mile Creek
and Kennedy Lateral for review and approval prior to the pre-construction meeting and final plat
approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be
submitted to ACHD for review no later than December 15th for construction in the following year
prior to irrigation season.
12. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
13. 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.
14. Other Access
Franklin Road and Ten Mile Road are classified as principal arterials roadways, New Market
Avenue, Cobalt Drive and Wayfinder Avenue 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.
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D. Site Specific Conditions of Approval
1. Design and install a signal at the Franklin Road/ New Market Avenue intersection. The signal shall
be constructed through the signal poles and luminaires, prior to signature on the first final plat.
When the signal is warranted in the future, as determined by ACHD, the District will complete the
installation of the mast arms, signal heads, controller and wiring and put the signal into operation.
2. Consistent with the construction plans that were approved by ACHD on May 26, 2020, extend
Wayfinder Avenue into the site connecting the roundabout legs at the site's north and south property
lines and construct Wayfinder Avenue as a 47-foot wide street section with 3-lanes, bike lanes,
vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within
78-feet of right-of-way, as proposed. Continue and complete the roundabout splitter islands at the
Wayfinder legs on the north and south roundabouts and dedicate additional right-of-way to total
81.1-feet to account for the splitter islands. Enter into a license agreement with ACHD if landscaping
is proposed within the separator islands.
3. Construct New Market Avenue to intersect Franklin Road 1,725-feet to the east of Wayfinder
Avenue and align centerline-to-centerline with a private drive to the north of Franklin Road, as
proposed.
4. Stripe New Market Avenue, at intersection with Franklin Road, with 2 receiving lanes; a center
blanked out lane, and dedicated right and left turn lanes.
5. The first 200-feet of the New Market Avenue south of Franklin Road should be signed for "NO
PARKING".
6. Extend New Market Avenue into the site, as proposed. If New Market Avenue has not yet been
constructed to stub to the site's south property, the applicant should be required to install a sign at
the terminus of the stub street for New Market Avenue that states, "THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE
FUTURE." The applicant should also be required to construct a temporary cul-de-sac 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. If the 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.
7. Construct New Market Avenue as a 47-foot wide street section with vertical curb, gutter, bike lanes,
center turn lane, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within
74-feet of right-of-way. The applicant may construct a 10-foot wide detached multi-use pathway on
the east side of New Market Avenue. Dedicate additional right-of-way to total 2-feet behind the
back of sidewalk and/or the pathway. Sidewalk and/or pathways must be located wholly within right-
of-way or wholly within a permanent right-of-way easement. For detached sidewalks and/or
pathways located outside of the right-of-way, the applicant may provide a permanent right-of-way
easement that extends from the right-of-way line to 2-feet behind the back of sidewalk/pathway.
8. For regional multi-use pathways, the opening of a shared use path at a roadway should be at least
the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full
width of the path, not including any flared sides if utilized. Detectable warnings should be placed
across the full width of the ramp.
9. Extend Cobalt Drive into the site to intersect New Market Avenue 1,450-feet south of Franklin Road,
as proposed.
10. Construct Cobalt Drive as a 47-foot side street section with vertical curb, gutter, bike lanes, center
turn lane, 5 to 8-foot wide parkway strip, and 5-foot wide detached concrete sidewalks within 74-
feet of right-of-way, as proposed.
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11. Construct Cobalt Drive to stub the site's east property line and locate it 1,245-feet north of the site's
south property line, as proposed. Install a sign at the terminus of the stub street that states, "THIS
IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND
WIDENDED IN THE FUTURE."
12. Close the driveway located 1,175-feet east of Wayfinder Avenue on Franklin Road and the
residential driveways located 475-feet and 130-feet west of the site's east property line on Franklin
Road with curb, gutter and sidewalk to match existing improvements on either side, as proposed.
13. If the applicant chooses to pursue an additional access point onto Franklin Road, then prior to
ACHD's plan approval, submit an analysis using the criteria outlined in District policy 7205.4.4 to
determine if the additional driveway is necessary to serve the site.
14. Construct two 30-foot wide paved curb return type driveways to align centerline to centerline 265-
feet south of Franklin Road and construct a raised median to restrict the driveways to right-in/right-
out only. Pave both driveways at least 30-feet into the site beyond the edge of pavement for New
Market Avenue, as proposed. The applicant may also locate the 2 driveways a minimum of 440-
feet to the south of Franklin Road onto New Market Avenue and not install a raised median at this
location.
15. Construct two 30-foot wide paved curb return type driveways onto the south side of Cobalt Drive to
align centerline to centerline with 2 existing driveways located 460-feet and 810-feet east of
Wayfinder Avenue, as proposed. Pave the driveway at least 30-feet into the site from edge of
pavement for Cobalt Drive, as proposed.
16. Construct a 30-foot wide paved curb return type driveway onto the south side Cobalt Drive and
locate it 345-feet west of New Market Avenue, as proposed. Pave the driveway at least 30-feet into
the site from edge of pavement for Cobalt Drive, as proposed.
17. Consistent with the District's Minor Improvements Policy, the applicant should be required to
replace any broken or deteriorated segments of curb, gutter and/or sidewalk on Franklin Road
and/or Ten Mile Road abutting the site.
18. Submit the plans for the crossings of the Ten Mile Creek and Kennedy Lateral for review and
approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for
bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than
December 15' for construction in the following year prior to irrigation season.
19. Other than the access specifically approved with this application, direct lot access is prohibited to
Franklin Road, Ten Mile Road, New Market Avenue, Cobalt Drive and Wayfinder Avenue and
should be noted on the final plat.
20. 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.
21. Payment of impact fees is due prior to issuance of a building permit.
22. 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.
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3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA) requirements. The applicant's engineer should provide documentation of ADA
compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number)for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines OR Appeal Guidelines
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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.
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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.
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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.
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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.
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