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ACHD Comments-Final-MER21-0056 Discovery Park Phase 2   1 Discovery Park Phase 2 MER21-0056/ H-2021-0121 Development Services Department Project/File: Discovery Park Phase 2/ MER21-0056/ H-2021-0121 This is a certificate of zoning compliance application to construct to develop 40 acres for phase 2 of Discovery Park on a total of 76.88 acres. Lead Agency: City of Meridian Site address: 2121 E. Lake Hazel Road Staff Approval: September 23, 2021 Applicant: Mike Barton Meridian Parks and Recreation Department 33 E. Broadway Avenue Meridian, ID 83642 Representative: Bruce Taylor Jensen Belts Associates 1509 Tyrell Lane, Suite 130 Boise, ID 83706 Staff Contact: Paige Bankhead, E.I. Phone: 387-6293 E-mail: pbankhead@achdidaho.org A. Findings of Fact 1. Description of Application: The City of Meridian Parks and Recreation Department is requesting approval of a certificate of zoning compliance application to develop 40 acres for phase 2 of Discovery Park on a total of 76.88 acres. The applicant’s proposal is consistent with the City of Meridian’s Future Land Use Map. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North High Density Residential R-40 South Rural Urban Transition (Ada County) RUT East Rural Urban Transition (Ada County)/ Medium Low Density Residential R-4 West Commercial/Medium Density Residential /School R-8/C-C 3. Site History: ACHD Commission previously reviewed this site as South Meridian Regional Park/MER17-0084 in March 2018. The requirements of this staff report are consistent with those of the prior action. Vicinity Map 2 Discovery Park Phase 2 MER21-0056/ H-2021-0121 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Apex Southeast Subdivision, a 237 residential lot and 2 commercial lot development located directly west of the site and approved by ACHD Commission on August 5, 2020. • Lavender Height Subdivision, a 187-lot residential development located directly north of the site approved by ACHD on March 27, 2020. 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. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps 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. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 8. New Center Lane Miles: The proposed development includes 0.35 centerline miles of new public road. 9. 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. 10. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • 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. Apex Subdivision entered into a Cooperative Development Agreement with ACHD in May2021 to widen the segment of Lake Hazel Road to 3-lanes from Locust Grove Road to this site’s west property line. This is currently under construction. • The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be reconstructed 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. Apex Subdivision entered into a Cooperative Development Agreement with ACHD in May 2021 to fully improve this intersection consistent with the 2020 CIP. This is currently under construction. 3 Discovery Park Phase 2 MER21-0056/ H-2021-0121 11. 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 Lake Hazel Road as a Level 3 facility. There is already a 10-foot wide multi-use pathway on Lake Hazel Road abutting the site consistent with the BMP. • The BMP also identifies a Level 1 facility on the new collector roadway within the site. The applicant will construct the new collector consistent with the MSM and the Roadways to Bikeways Master Plan and has proposed to construct a 10-foot wide multi-use pathway on the west side of the north/south collector road, Recreation Avenue. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 178 additional vehicle trips per day during the weekday PM peak hour (292 existing) and 270 trips per day during the Saturday midday peak hour (403 existing) based on the traffic impact study. 2. Traffic Impact Study Kittelson and Associates, Inc. prepared a traffic impact study for the proposed Discovery Park Phase 2. An executive summary of the findings as presented by Kittelson and 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. 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 4 Discovery Park Phase 2 MER21-0056/ H-2021-0121 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. Intersections and the Lake Hazel Road segment included in the study b. Staff Comments/Recommendations: ACHD has reviewed 2 traffic impact studies for the site: the 2017 South Meridian Regional Park (Discovery Park) study and the 2021 Discovery Park Phase 2 study as a follow up to the initial study to further evaluate the access on Lake Hazel Road and signal warrants at the north/south collector and Lake Hazel Road intersection. ACHD’s Traffic Services and Development Review staff has reviewed the submitted traffic impact study (TIS) and generally agree with the findings and recommendations. Lake Hazel Road New N/S Collector City Fire Parcel 5 Discovery Park Phase 2 MER21-0056/ H-2021-0121 The study recommends widening Lake Hazel Road to 3-lanes starting with the 2023 background conditions. The developer for Apex Subdivision directly east of the site, Brighton Development, Inc, has entered into a Cooperative Development Agreement (CDA) with ACHD to fully improve Lake Hazel Road to 5-lanes with curb, gutter and a detached 10-foot wide detached multi-use pathway from Locust Grove Road to this site’s west property line consistent with the MSM and CIP. These improvements are currently under construction. Therefore, the City of Meridian and Brighton Development, Inc. have proposed to enter into an Interagency CDA with ACHD to continue the improvements on Lake Hazel Road and widen the segment to 5-lanes abutting the site consistent with the MSM and CIP and construct 10-foot wide multi-use pathways on both sides of Lake Hazel Road. The CDA would also include constructing the northern portion of the north/south collector road shown on the Master Street Map (MSM) at the site’s east property line and signalizing the intersection of the collector road and Lake Hazel Road. See Finding 2. This CDA was approved by the ACHD Commission on August 18, 2021. If the applicant chooses not to fully improve Lake Hazel Road abutting the site consistent with the CIP, then the applicant should be required to extend the two-way left-turn lane on Lake Hazel Road from the existing site access to the east so that it can be used for westbound left-turns onto the north/south collector, Recreation Avenue, consistent with the study recommendations. See Finding 4. Recreation Avenue/Lake Hazel Road Intersection The study shows that the intersection of Lake Hazel Road and Recreation Avenue, the new north/south collector road, exceeds ACHD’s Acceptable Level of Service Thresholds under the 2023 total traffic conditions and recommends 3 options for mitigation measures: 1) Install a signal, 2) install a two-way left-turn lane on Lake Hazel Road at the intersection, or 3) Widen Lake Hazel Road to 5-lanes. The study notes that all 3 options are acceptable, however, the signal would provide more flexibility in accommodating events at the park, pedestrians crossing Lake Hazel Road, as well as future traffic on Lake Hazel Road. Staff recommends that the applicant be required to signalize the intersection when Recreation Avenue is constructed to intersect Lake Hazel Road consistent with the study’s recommendations. As stated above, the applicant has entered into an Interagency CDA with ACHD that includes signalizing this intersection. The intersection should be signalized as a 3 X 5 intersection as part of the Interagency CDA improvements. See Finding 2. If the applicant chooses not to finalize and execute the Interagency CDA with ACHD to fully improve Lake Hazel Road with 5-lanes, then the applicant should be required to signalize the intersection as 3 X 3 intersection when Recreation Avenue is constructed to intersect Lake Hazel Road; this includes the construction of a northbound left-turn lane and widening Lake Hazel Road to include a center turn lane at the intersection. The study does not recommend the construction of a dedicated eastbound right-turn lane with signalizing the intersection since the existing access to the site on Lake Hazel Road has a dedicated eastbound right-turn lane. This access is proposed to be restricted to right-in/right-out only, see below. Access As part of ACHD’s action on Phase 1 of the park, the applicant was required to submit an updated traffic impact study for Phase 2 of the development that evaluate two access scenarios, one with only one access point on Lake Hazel Road, via Recreation Avenue, and one with the existing access and new intersection, Lake Hazel Road/Recreation Avenue. 6 Discovery Park Phase 2 MER21-0056/ H-2021-0121 The study showed that the intersection of Recreation Avenue and Lake Hazel road will operate acceptably as a signalized intersection when Recreation Avenue is the sole access for the site. It also showed that the existing access would operate acceptably as a right-in/right-out access with the signalized intersection of Recreation Avenue and Lake Hazel Road. Typically, the existing driveway would be required to be closed based on the study’s findings since District Policy limits access on arterial roads to those that are necessary to serve the site. However, the Meridian Fire Department has concerns about the park having only one access point during large events and the study showed that the driveway can operate acceptably with the nearby signalized intersection. Therefore, staff supports the applicant’s proposal to keep the existing access and restrict it to right- in/right-out only. The applicant should be required to install signage and restrict the access to right- in/right-out only with a 6-inch raised median that extends 75-feet west beyond the edge of the driveway when the intersection of Recreation Avenue and Lake Hazel Road is signalized. 4. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). 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 Lake Hazel Road east of Locust Grove Road was 6,326 on 08/29/2019. 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 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 construction of a 2-lane residential collector roadway abutting the site’s east property line and the construction of 5-foot wide detached sidewalks. 2. Interagency Cooperative Development Agreement The City of Meridian (applicant) and Brighton Development, Inc. agreed to enter into an Interagency Cooperative Development Agreement (CDA) with ACHD to construct the following improvements listed below. The Interagency CDA has already been drafted and approved by the ACHD Commission on August 18, 2021. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Lake Hazel Road 995-feet Principal Arterial 533 Better than “E” “F” 7 Discovery Park Phase 2 MER21-0056/ H-2021-0121 1. Signalize the intersection of Lake Hazel Road and Recreation Avenue with 5-lanes on the east and west legs and 3-lanes on the south leg with a westbound right-turn lane. The right- turn lane storage can be reduced to 100-feet. 2. Fully improve Lake Hazel Road abutting the site, the City Fire Parcel, and Brighton Parcel to approximately one quarter of a mile west of Eagle Road, and construct this segment of Lake Hazel Road as a 59-foot wide (measured back of curb to back of curb) principal arterial road with 5-lanes with curb, gutter, a minimum 4-foot wide landscape strip and a 10-foot wide multi-use pathway on both sides of the road consistent with the BMP, Master Street Map and South Meridian Transportation Plan. See the figure below. 3. Construct the north/south collector road, Recreation Avenue, to intersect Lake Hazel Road at site’s east property line and extend it 470-feet south to the City Fire Parcel’s south property line. Taper Recreation Avenue beginning 100-feet south of the intersection and construct this segment as a 31-foot wide collector road with on-street parking only on the west side of the road with vertical curb, gutter, a 4-foot wide planter strip and 10-foot wide multi-use pathway on both sides of the road. “No Parking” signs shall be installed on the east side of the road. Lake Hazel Road widening and Recreation Avenue CDA extents in green, with signalization of the intersection in blue. Staff supports the proposed improvements in the Interagency CDA due to the fact that this segment of Lake Hazel Road is listed in the current CIP to be widened to 5-lanes between 2026 and 2030, it is continuing the Lake Hazel Road improvements from the west and the traffic impact study recommends that the intersection of Lake Hazel Road and Recreation Avenue be signalized with this phase of the park development. In addition, the construction of a 10-foot wide multi-use pathway on both sides of Lake Hazel Road is consistent with the level 3 facility requirements in the BMP for Lake Hazel Road. In order to ensure the roadways will be improved when warranted, the following items must be in place prior plans acceptance for the construction plans 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 and signalization. Brighton Parcel Lake Hazel Road Meridian City Fire Parcel 8 Discovery Park Phase 2 MER21-0056/ H-2021-0121 The requirements for the improvements for intersection of Lake Hazel Road/Recreation Avenue, and the road segments of Lake Hazel Road and Recreation Avenue if the Interagency CDA is not finalized and executed with ACHD are discussed in Findings 3, 4 and 5, respectively. 3. Recreation Avenue/Lake Hazel Road The study recommends signalizing the intersection of Recreation Avenue/Lake Hazel Road under the 2023 total traffic conditions. Per Finding 2, the ACHD Commission has approved the Interagency CDA with the applicant to signalize this intersection as a 5 X 3 intersection. If the applicant chooses to not to finalize and execute this CDA with ACHD to signalize the intersection of Lake Hazel Road and Recreation Avenue, then the applicant will be required to install a 3 X 3 interim signal when Recreation Avenue is constructed to intersect Lake Hazel Road, consistent with the traffic impact study recommendations. 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 Lake Hazel Road/Recreation Avenue intersection will be improved when warranted, the following items must be in place prior to ACHD’s final approval of the construction plans: • Signal Agreement; • Full design and approved plans for the intersection. 4. Lake Hazel Road a. Existing Conditions: Lake Hazel Road is improved with 2-lanes, a westbound dedicated left- turn lane, and an eastbound right-turn lane at the site access and 10-foot wide multi-use pathway abutting the site. There is 50-feet of right-of-way for Lake Hazel Road (25-feet from centerline) and a 40-foot wide permanent right-of-way easement. 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 9 Discovery Park Phase 2 MER21-0056/ H-2021-0121 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 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 ACHD Commission has approved an Interagency CDA with the applicant and Brighton Development, Inc. to fully improve Lake Hazel Road abutting the site to 5-lanes with curb, gutter, a minimum 4-foot wide landscape strip and a 10-foot wide multi-use pathway on both sides of Lake Hazel Road abutting the site consistent with the MSM and CIP and improvements to Lake Hazel Road directly west of the site. d. Staff Comments/Recommendations: The Interagency CDA with ACHD to fully improve Lake Hazel Road with 5-lanes, curb, gutter, 4-foot wide landscape strips and constructing a 10-foot wide multi-use pathway on both sides of Lake Hazel Road abutting the site is consistent MSM and SMTP and should be approved, as proposed. See Finding 2. If street trees are desired, 8- foot wide landscape strips are required. If the applicant chooses not to finalize and execute the CDA with ACHD to fully improve Lake Hazel Road as noted above, then the applicant should be required to widen the pavement on Lake Hazel Road abutting the site to 17-feet from centerline where deficient, construct a 3-foot wide gravel shoulder, and extend the center turn lane to the east so that it can be used as a westbound left-turn lane onto Recreation Avenue. Lake Hazel Road is already improved with a 10-foot wide pathway abutting the site within 65-feet of right-of-way and permanent right-of- way easements combined, as measured from centerline of the roadway. This exceeds the District’s sidewalk requirements on arterial roads and the right-of-way requirements from the MSM as measured from centerline from the road. Therefore, staff does not recommend any 10 Discovery Park Phase 2 MER21-0056/ H-2021-0121 additional improvements beyond pavement widening and constructing a gravel shoulder on Lake Hazel Road abutting the site with this development application. Requirements for off-site improvements on Lake Hazel Road abutting the City Fire Parcel and the Brighton parcel will be determined at the time of the submittal of those development applications. 5. Recreation Avenue - North/South Collector Road a. Existing Conditions: There are no collector roads within the site. As part of ACHD’s action on the first phase of the park, the applicant provided a 42-foot wide permanent right-of-way easement along the site’s east property line, south of the City Fire Parcel, for the construction of Recreation Avenue in the future. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 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 11 Discovery Park Phase 2 MER21-0056/ H-2021-0121 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. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-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. Off-Site Streets Policy: District Policy 7206.2.3 states that if the proposed development is not served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or a minimum 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3-foot wide gravel shoulders from the site to the public street specified by the District; OR the developer shall provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum 6-foot wide detached asphalt/concrete pedestrian facility, from the site to a public street specified by the District. Alternatives to pavement widening including sidewalks and pathways or other proposals, may be considered by the District. The extent of roadway improvements (improvem ent type and length) will be determined by evaluating certain criteria. Criteria to establish improvement type and length include but are limited to: traffic volumes (existing and projected); number of pedestrians (existing and projected); location of pedestrian “attractors” and “generators” (i.e. parks and schools); number of access points/streets serving the proposed development; usable right-of-way; need for traffic calming; utilities and irrigation facilities. All utility relocation costs associated with the off-site street widening shall be borne by the developer. 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. Three new collector roadways are identified on the MSM, two with the street typology of Residential Collector and one with the street typology of Commercial Collector. The new residential collector roadways abut the site's east and south property lines and the town center collector extend approximately 800-feet north of Lake Hazel Road abutting the site's west property line. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 54-feet of right-of-way and the Commercial Collector Typology as depicted in the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, a 45-foot street section within 69-feet of right-of-way. c. Applicant Proposal: The ACHD Commission approved an Interagency CDA with the applicant and Brighton Development, Inc. to construct Recreation Avenue along this site’s east property line from Lake Hazel Road to the City Fire Parcel’s south property line located 470-feet south of the intersection of Lake Hazel Road and Recreation Avenue, in addition to signalizing the intersection of Recreation Avenue and Lake Hazel Road and widening Lake Hazel Road to 5- lanes abutting the site. With the CDA, the applicant has proposed to construct the south leg of the intersection, Recreation Avenue, as a 3-lane collector road with one receiving lane, a dedicated northbound 12 Discovery Park Phase 2 MER21-0056/ H-2021-0121 left-turn lane and right-turn lane and taper the road to a 2-lane 31-foot wide collector street section beginning 100-feet south of Lake Hazel Road. The applicant has proposed to construct the collector street section with vertical curb, gutter, 4-foot wide planter strips and 10-foot wide multi-use pathways on both sides of the road with parking only on the west side of the road. The segment of Recreation Avenue south of the City Fire Parcel’s south property line is not proposed to be included in the CDA. The applicant has proposed to construct Recreation Avenue from the City Fire Parcel’s south property line to 1,350-feet south the City Fire parcel’s south property line and is proposed to terminate before stubbing to the site’s south property line. The applicant has proposed to construct an offset cul-de-sac with a 48-foot radius within a temporary turnaround easement at the terminus of Recreation Avenue. The applicant is working with the adjacent property owner, Brighton Development, Inc., to fully construct Recreation Avenue on the shared property line. The applicant has proposed to construct the remaining portion of Recreation Avenue to stub to the site’s south property line with the Phase 3 of the park in 2025. The applicant has proposed to construct Recreation Avenue south of the City Fire Parcel consistent with the street section proposed for Recreation Avenue with the CDA; a 31-foot wide collector street section with vertical curb, gutter and detached 10-foot wide pathways on both sides of the road with parking only on the west side of the road. The applicant has also proposed to construct 2 local road approaches onto Recreation Avenue located 928-feet and 1,697-feet south of Lake Hazel Road in anticipation of the future subdivision development directly east of the site. The applicant has proposed to construct a dedicated southbound right-turn lane and left-turn lane and northbound left-turn lane on Recreation Avenue at the access proposed 1,697-feet south of Lake Hazel Road. The applicant has proposed to construct the southbound left-turn lane in anticipation of the future residential subdivision that will be developed by Brighton Development, Inc. directly east of the site that is proposed to have access on Recreation Avenue at this location. 13 Discovery Park Phase 2 MER21-0056/ H-2021-0121 d. Staff Comments/Recommendations: The applicant’s proposal for the segment of Recreation Avenue from Lake Hazel Road to the City Fire Parcel’s south property line that is included in the Interagency CDA meets District Policy and should be approved, as proposed. See Finding 2. The applicant should be required to install “No Parking” signage on the east side of the road for this segment of Recreation Avenue with the CDA. The applicant’s proposal to construct 10-foot wide pathways exceed District Policy which requires a minimum 5-foot wide detached or 7-foot wide attached concrete sidewalk on collector roads. However, staff supports the applicant’s proposal to construct 10-foot wide pathways on Recreation Avenue. There should be a minimum of a 4-foot wide buffer between the back of curb and the pathway. The applicant should be required to dedicate right-of-way for Recreation Avenue that extends to 2-feet behind the back of sidewalk/pathway on each side of the road. For detached sidewalks/pathways, the applicant may reduce the right-of-way width 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 or pathway. 14 Discovery Park Phase 2 MER21-0056/ H-2021-0121 If the applicant chooses to not finalize and execute the Interagency CDA with ACHD to fully improve Recreation Avenue 470-feet south of Lake Hazel Road with 10-foot wide pathways, and cannot obtain approval from Brighton Development, Inc. to fully construct Recreation Avenue on the shared property line, the applicant should be required to: • Construct Recreation Avenue at the intersection with Lake Hazel Road with 3-lanes, consistent with the intersection improvements in Finding 3. • For the segment of Recreation Avenue south of the intersection to the City Fire parcel’s south property line, taper Recreation Avenue beginning 100-feet south of the intersection to a minimum of 30-feet of pavement with 3-foot wide gravel shoulders; OR provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum 6- foot wide detached asphalt/concrete pedestrian facility. Install “No Parking” signage on both sides of the road for this segment. • For the segment of Recreation Avenue south of the City Fire parcel’s south property line, construct Recreation Avenue at a minimum as ½ of a 36-foot wide collector street section with vertical curb, gutter and 5-foot wide detached or 7-foot wide attached concrete sidewalk on the west side of the road with an additional 12-feet of pavement widening and a 3-foot wide gravel shoulder and borrow ditch on the east side of the road. Staff supports the applicant’s proposal to construct a dedicated southbound right-turn lane southbound left-turn lane, and northbound left-turn lane at the access proposed 1,697-feet south of Lake Hazel Road. The applicant should also be required to construct a southbound left-turn lane at the local road approach located 928-feet south of Lake Hazel Road in anticipation of the future subdivision development directly east of the site. Right-of-way dedication is required from the site’s east property line to 2-feet behind the back of sidewalk for Recreation Avenue. For detached sidewalks/pathways, the applicant may reduce the right-of-way width 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 or pathway. The applicant’s proposal to terminate Recreation Avenue before stubbing to the site’s south property line is consistent with ACHD’s prior action for the park and agreed phasing for the park and should be approved as proposed. The applicant will be required to construct Recreation Avenue to stub to the site’s south property line with Phase 3 of the park in the future. The applicant’s proposal to construct a cul-de-sac with a 48-foot wide radius does not meet District Policy. The applicant should be required to construct a cul-de-sac with a minimum radius of 50-feet and provide a temporary easement for the portions of the cul-de-sac that extend outside of the right-of-way. 6. East/West Collector Road (Via Roberto Street) and North/South Eastern Collector Road (Vertex Way) a. Existing Conditions: There are no collector roads within the site. As part of ACHD’s action on Phase 1 of the park, the applicant was required to provide a 42-foot wide permanent right-of- way easement that extends along the site’s south property line for the construction of the east/west collector road, Via Roberto Street, with future phases of the park. As part of ACHD’s action on Apex Southeast Subdivision in 2020, that applicant was required to construct the north/south collector road, Vertex Way, at that site’s east property line to intersect Lake Hazel Road, consistent with the MSM. 15 Discovery Park Phase 2 MER21-0056/ H-2021-0121 As part of ACHD’s action on Apex Southeast Subdivision in 2020, that applicant was required to construct one 2-lane collector road, Via Roberto Street, along that site’s south property line to stub to that site’s east property line. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 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. Three new collector roadways are identified on the MSM, two with the street typology of Residential Collector and one with the street typology of 16 Discovery Park Phase 2 MER21-0056/ H-2021-0121 Commercial Collector. The new residential collector roadways abut the site's east and south property lines and the town center collector extend approximately 800-feet north of Lake Hazel Road abutting the site's west property line. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 54-feet of right-of-way and the Commercial Collector Typology as depicted in the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, a 45-foot street section within 69-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct the east/west collector road shown at the site’s south property line with Phase 3 of the park development in 2025. Staff Comments/Recommendations: The applicant’s proposal is consistent with ACHD’s prior action for the park and agreed phasing for the park and should be approved, as proposed. The applicant should be required to extend Via Roberto Street into the site along the site’s south property line to intersect Recreation Avenue with Phase 3 of the park. Residential collectors in blue and commercial collector in orange. As part of ACHD’s action on Apex Southeast Subdivision, that applicant proposed and was required to fully construct the north/south commercial collector road, Vertex Way, at that site’s east property line to intersect Lake Hazel Road, consistent with the MSM. That development is currently in various phases of construction. Therefore, this applicant should not be required to construct this collector road at the site’s west property line with this development application. 7. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: 17 Discovery Park Phase 2 MER21-0056/ H-2021-0121 Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. c. Applicant’s Proposal: The applicant has proposed to construct Recreation Avenue, a collector road, to intersect Lake Hazel Road at the site’s east property line located 2,660-feet west of Locust Grove Road. The applicant has proposed to construct 2 approaches onto Recreation Avenue for the construction of local roads with the development of the parcel directly east of the site in the future: • A 54-foot wide curb return type approach on the east side of Recreation Avenue located 928-feet south of Lake Hazel Road that is proposed to have a landscaped island that will be constructed in the future. • A 33-foot wide curb return type approach on the east side of Recreation Avenue located 1,697-feet south of Lake Hazel Road. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. The applicant will be required to extend one collector road, Via Roberto Way, into the site at the site’s south property line to intersect Recreation Avenue 2,660-feet south of Lake Hazel Road with Phase 3 of the park. 8. Stub Streets a. Existing Conditions: As part of ACHD’s action on Apex Southeast Subdivision in 2020, that applicant was required to construct one collector road, Via Roberto Street, along that site’s south property line to stub to this site’s west property line. As part of ACHD’s action on Phase 1 of the park, the applicant was required to provide a 42- foot wide permanent right-of-way easement that extends along the site’s south property line for the construction of the east/west collector road, Via Roberto Street, with future phases of the park. As part of ACHD’s action on Phase 1 of the park, the applicant provided a 42-foot wide permanent right-of-way easement along the site’s east property line, south of the City Fire Parcel, for the construction of Recreation Avenue in the future. 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: • 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. 18 Discovery Park Phase 2 MER21-0056/ H-2021-0121 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 Recreation Avenue at the site’s east property line and terminate it 1,350-feet south of the City Fire parcel’s south property line and construct a temporary cul-de-sac at the terminus of the street. The applicant has proposed to extend Via Roberto Street into the site along the site’s south property line and construct Recreation Avenue to stub to the site’s south property line with Phase 3 of the park, in 2025. d. Staff Comments/Recommendations: The applicant’s proposal is consistent with ACHD’s prior action for Phase 1 of the park and agreed phasing for the park and should be approved as proposed. A sign shall be installed at the terminus of the Recreation Avenue stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 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. 9. Driveways 9.1 Lake Hazel Road a. Existing Conditions: There is currently a 36-foot wide paved curb return type driveway from the site onto Lake Hazel Road located 490-feet east of the site’s west 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 1b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right- in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 520-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. 19 Discovery Park Phase 2 MER21-0056/ H-2021-0121 Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which “is permitted for use until appropriate alternative access becomes available”. Temporary access may be granted through a development agreement or similar method, and the developer shall be responsible for providing a financial guarantee for the future closure of the driveway. c. Applicant’s Proposal: The applicant has proposed to use existing access on Lake Hazel Road and restrict it to right-in/right-out only. d. Staff Comments/Recommendations: As part of ACHD’s action on Phase 1 of the park, the applicant was required to submit an updated traffic impact study for Phase 2 of the development that evaluates the site with only one access point on Lake Hazel Road, via Recreation Avenue, and include an evaluation of the existing access and new intersection, Lake Hazel Road/Recreation Avenue, if the existing access is proposed to remain. The study showed that the intersection of Recreation Avenue and Lake Hazel Road will operate acceptably as a signalized intersection when Recreation Avenue is the sole access for the site. It also showed that the existing access would operate acceptably as a right-in/right-out access with the signalized intersection of Recreation Avenue and Lake Hazel Road. Typically, the existing driveway would be required to be closed based on the study’s findings since District Policy limits access on arterial roads to those that are necessary to serve the site. However, the Meridian Fire Department has concerns about the park having only one access point during large events and the study showed that the driveway can operate acceptably with the nearby signalized intersection. Therefore, staff supports the applicant’s proposal to keep the existing access and restricting it to right-in/right-out only. The applicant should be required to install signage and restrict the access to right-in/right-out only with a 6-inch raised median that extends 75-feet west beyond the edge of the driveway when the intersection of Recreation Avenue and Lake Hazel Road is signalized. 9.2 Recreation Avenue a. Existing Conditions: There are no collector roads 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. 20 Discovery Park Phase 2 MER21-0056/ H-2021-0121 Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. c. Applicant’s Proposal: The applicant has proposed to construct a 36-foot wide curb return type driveway on Recreation Avenue located 1,697-feet south of Lake Hazel Road, and 14-foot wide curb cut type driveway on Recreation Avenue located 940-feet south of Lake Hazel Road for irrigation maintenance. The applicant has proposed to construct 2 driveways from the City Fire Parcel onto Recreation Avenue with the Interagency CDA: • A 30-foot wide paved curb return type driveway located 245-feet south of Lake Hazel Road, and • A 75-foot wide paved curb return type driveway located 385-feet south of Lake Hazel Road. d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed, except for the 75-foot wide driveway. District Policy restricts driveway widths to 30-feet for driveways with less than 100 VTD. However, staff recommends a modification of Policy due to the fact that the access is for emergency vehicles. Therefore, staff recommends approval of the applicant’s proposal. This can be approved at the Development Services Manager level since it is a modification for a driveway dimension on a collector road. 10. 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. 11. 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 21 Discovery Park Phase 2 MER21-0056/ H-2021-0121 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. 12. Other Access Lake Hazel Road is classified as a principal arterial roadway, and Recreation Avenue is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways. D. Site Specific Conditions of Approval 1. Finalize and execute the Interagency Cooperative Development Agreement with ACHD that was approved by the ACHD Commission on August 18, 2021 to construct the following prior ACHD’s approval of the construction plans: • Signalize the intersection of Lake Hazel Road and Recreation Avenue with 5-lanes on the east and west legs and 3-lanes on the south leg with a westbound right-turn lane. The right- turn lane storage may be reduced to 100-feet. • Fully improve Lake Hazel Road abutting the site, the City Fire Parcel, and Brighton Parcel to approximately one quarter of a mile west of Eagle Road, and construct this segment of Lake Hazel Road as a 59-foot wide (measured back of curb to back of curb) principal arterial road with 5-lanes with curb, gutter, a minimum 4-foot wide landscape strip and a 10-foot wide multi-use pathway on both sides of the road. • Construct the north/south collector road, Recreation Avenue, to intersect Lake Hazel Road at site’s east property line and extend it 470-feet south to the City Fire Parcel’s south property line. Taper Recreation Avenue beginning 100-feet south of the intersection and construct this segment as a 31-foot wide collector road with vertical curb, gutter, with parking on the west side of the road and 10-foot wide multi-use pathways on both sides of the road. “No Parking” signs shall be installed on the east side of the road. • Construct a 30-foot wide paved curb return type driveway on Recreation Avenue located 245- feet south of Lake Hazel Road. Construct a 75-foot wide paved curb return type driveway on Recreation Avenue located 385-feet south of Lake Hazel Road. In order to ensure the roadways will be improved when warranted, the following items must be in place prior plans acceptance for the construction plans 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 and signalization. 2. If the applicant chooses not to finalize and execute the Interagency CDA with ACHD, then the applicant should be required to signalize the intersection of Lake Hazel Road and Recreation Avenue as a 3 X 3 interim signal when Recreation Avenue is constructed to intersect Lake Hazel Road. The applicant will need to obtain plan approval, purchase the signal equipment, and enter into a signal agreement with ACHD. 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 22 Discovery Park Phase 2 MER21-0056/ H-2021-0121 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 Lake Hazel Road/Recreation Avenue intersection will be improved when warranted, the following items must be in place prior to ACHD’s final approval of the construction plans: • Signal Agreement; • Full design and approved plans for the intersection. 3. If the applicant chooses not to finalize and execute the Interagency CDA with ACHD to fully improve Lake Hazel Road to 5-lanes abutting the site, then the applicant should be required to widen the pavement on Lake Hazel Road abutting the site to 17-feet from centerline and construct a 3-foot wide gravel shoulder where deficient, and extend the center turn lane to the east so that it can be used as a westbound left-turn lane for Recreation Avenue. 4. Construct Recreation Avenue to intersect Lake Hazel Road 2,660-feet west of Locust Grove Road, as proposed. 5. If the applicant chooses to fully construct Recreation Avenue south of the City Fire Parcel at the site’s east property line and obtains approval from Brighton Development, Inc. to fully construct Recreation Avenue at the site’s east property line, then the applicant should be required to construct this segment of Recreation Avenue as a 31-foot wide collector street section with , vertical curb, gutter, parking on the west side of the street, a minimum 4-foot wide landscape strip and 10-foot wide multi-use pathways on both sides of the road, consistent with the section that will be constructed for this segment abutting the City Fire Parcel with the CDA, within right-of-way that extends to 2-feet behind the back of sidewalk/pathway on each side of the road. This segment of Recreation Avenue south of the City Fire Parcel is not included in the CDA. 6. If the applicant chooses to not finalize and execute the Interagency CDA with ACHD to fully improve Recreation Avenue 470-feet south of Lake Hazel Road as a 31-foot wide collector street section with on-street parking on the west side of the road, and vertical curb, gutter and 10-foot wide pathways on both sides of the road, and cannot obtain approval from Brighton Development, Inc. to fully construct Recreation Avenue on the shared property line, the applicant should be required to: • Construct Recreation Avenue at the intersection with Lake Hazel Road with 3-lanes, consistent with the intersection improvements in Finding 3. • For the segment of Recreation Avenue south of the intersection to the City Fire parcel’s south property line, taper Recreation Avenue beginning 100-feet south of the intersection to a minimum of 30-feet of pavement with 3-foot wide gravel shoulders; OR provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum 6- foot wide detached asphalt/concrete pedestrian facility. Install “No Parking” signage on both sides of the road for this segment. • For the segment of Recreation Avenue south of the City Fire parcel’s south property line, construct Recreation Avenue at a minimum as ½ of a 36-foot wide collector street section with vertical curb, gutter and 5-foot wide detached or 7-foot wide attached concrete sidewalk on the west side of the road with an additional 12-feet of pavement widening and a 3-foot wide gravel shoulder and borrow ditch on the east side of the road. • Dedicate right-of-way dedication for Recreation Avenue that extends from the site’s east property line to 2-feet behind the back of sidewalk. 23 Discovery Park Phase 2 MER21-0056/ H-2021-0121 7. Construct Recreation Avenue to terminate 1,350-feet south the City Fire parcel’s south property line, as proposed, and construct a cul-de-sac with a minimum 50-foot radius at its terminus. Install a sign at the terminus of Recreation Avenue which states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” Provide a temporary easement for the portion of the cul-de-sac that extends outside the right-of-way. 8. If street trees are desired, an 8-foot wide planter strip is required. 9. For detached sidewalks/pathways, the applicant may reduce the right-of-way width 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 or pathway. 10. When the intersection of Recreation Avenue and Lake Hazel Road is signalized, restrict the existing driveway on Lake Hazel Road to right-in/right-out only with a 6-inch raised median that extends 75- feet west beyond the edge of the driveway. 11. Construct a 36-foot wide curb return type driveway on Recreation Avenue located 1,697-feet south of Lake Hazel Road, as proposed. 12. Construct a 33-foot wide curb return type approach on the east side of Recreation Avenue located 1,697-feet south of Lake Hazel Road on the east side of the road, as proposed. 13. Construct a 54-foot wide local road approach on Recreation Avenue located 928-feet south of Lake Hazel Road, as proposed. 14. Construct a dedicated southbound right-turn lane on Recreation Avenue at the access proposed 1,697-feet south of Lake Hazel Road, as proposed. 15. Construct a dedicated southbound and northbound left-turn lane on Recreation Avenue at the access located 1,697-feet south of Lake hazel Road, as proposed. 16. Construct a dedicated southbound left-turn lane on Recreation Avenue at the local road approach located 928-feet south of Lake Hazel Road. 17. Construct 14-foot wide curb cut type driveway on Recreation Avenue located 940-feet south of Lake Hazel Road for irrigation maintenance, as proposed. 18. 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. 19. Payment of impact fees is due prior to issuance of a building permit. 20. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 24 Discovery Park Phase 2 MER21-0056/ H-2021-0121 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines OR Appeal Guidelines 25 Discovery Park Phase 2 MER21-0056/ H-2021-0121 26 Discovery Park Phase 2 MER21-0056/ H-2021-0121 VICINITY MAP 27 Discovery Park Phase 2 MER21-0056/ H-2021-0121 SITE PLAN 28 Discovery Park Phase 2 MER21-0056/ H-2021-0121 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 29 Discovery Park Phase 2 MER21-0056/ H-2021-0121 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 se t of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 30 Discovery Park Phase 2 MER21-0056/ H-2021-0121 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 31 Discovery Park Phase 2 MER21-0056/ H-2021-0121 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 m eeting 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.