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2022-02-15 ACHD Draft Report Development Services Department   Project/File: Vanguard Village/ MPP21-0003/ H-2021-0081 This is a rezone application to rezone 7.06 acres to H-E zoning, 17.38 acres to M-E zoning, 40.33 acres to R-15 zoning and 1.10 acres to C-C zoning; a preliminary plat application for 8 building lots and 6 common lots for residential, commercial, and office uses; a conditional use permit application for a 552 unit multi-family development on 40.33 acres in R-15 zoning; and a development agreement modification with the City of Meridian for the proposed uses. Lead Agency: City of Meridian Site address: West of Ten Mile Road, north of I-84 Vicinity Map Commission Meeting: XXXX, 202X Staff Approval: XXXX, 202X Applicant: Airalea Newman Insight Investment Partners anewman@insightinvestmentpartners.com Representative: JoAnn Butler Butler Spink jbutler@butlerspink.com Staff Contact: Paige Bankhead, E.I. Phone: 387-6293 E-mail: pbankhead@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a rezone application to rezone 7.06 acres to H-E zoning, 17.38 acres to M-E zoning, 40.33 acres to R-15 zoning and 1.10 acres to C-C zoning shown below and a preliminary plat application for 8 building lots and 6 common lots for residential, commercial, and office uses; a conditional use permit application for a 552 unit multi-family development on 40.33 acres in R-15 zoning; and a development agreement modification with the City of Meridian for the proposed uses. The City of Meridian’s Future Land Use Map designates this area as Medium-High Density Residential, Mixed-Use Commercial, and High Density Employment. 1 DRAFT Vanguard Village MPP21-0003/H-2021-0081 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North High Density Residential R-15 South I-84 NA East Community Business District/Traditional Neighborhood TN-C/C-C Center West Rural Urban Transition (Ada County) RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site:  The 10 at Meridian Subdivision, 25 lots for residential and commercial uses on 36 acres with a conditional use permit application to construct 516 multi-family units located to the northeast of the site and approved by ACHD on November 8, 2021. 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 2 DRAFT Vanguard Village MPP21-0003/H-2021-0081 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 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. 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.XX 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): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan (IFYWP) or the District’s Capital Improvement Plan (CIP). 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 does not identify any bike facilities within the site. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 9,569 additional vehicle trips per day; 814 additional vehicle trips per hour in the PM peak hour, and 841 trips in the AM peak hour based on the traffic impact study. 2. Traffic Impact Study T-O Engineers prepared a traffic impact study for the proposed Vanguard Village (also known as Meridian 118). An executive summary of the findings as presented by T-O Engineers can be found in 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 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Intersections and road segments evaluated in the traffic impact study. 4 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Coral Reef Way Sunset Point Way Vanguard Way Umbria Hills Vantage Point Way Internal road segments and intersections evaluated in the traffic impact study. Coral Reef Way was not included in the study, further discussion is below. 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 5 DRAFT Vanguard Village MPP21-0003/H-2021-0081 ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset.  If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required.  If the impacted roadway segments and/or intersections are not programmed in either the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour the applicant may suggest feasible alternative mitigation such as: sidewalks, bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project.  Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District’s future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. b. Staff Comments/Recommendations: Staff agrees with the analysis and findings in the traffic impact study. The following intersections and road segments exceed ACHD’s acceptable LOS planning thresholds under either the existing, 2030 background or 2030 total traffic conditions based on the study analysis. Road segments not listed are projected to meet ACHD LOS thresholds under all conditions. SH-16 SH-16 is anticipated to be completed prior to the buildout of this development in 2024. However, there was not an anticipated completion date for the construction of SH-16 from Chinden Boulevard to I-84 at the time of this traffic impact study. This development will be required to provide updated traffic impact studies for various thresholds as discussed below. Those updated traffic impact studies should account for the changes in directional traffic and distribution with the construction of SH-16. It is anticipated that the construction of SH-16 to I- 84 will help reduce traffic volumes on Ten Mile Road. Ten Mile Road/Vanguard Way The study shows that the intersection exceeds ACHD LOS thresholds starting with the 2030 background traffic for the overall intersection and in the northbound through lane in the PM peak hour, with the southbound through and northbound left movements exceeding acceptable LOS thresholds in the AM peak hour under the 2030 total traffic conditions. However, additional lanes are not feasible to address these deficiencies as Ten Mile Road 6 DRAFT Vanguard Village MPP21-0003/H-2021-0081 and this intersection are built to their final lane configuration on the existing northbound, southbound and westbound legs with 2 through lanes, dual left-turn lanes and a right-turn lane on northbound and southbound legs, and dual left-turn and right-turn lanes on the westbound leg. The applicant will be required to construct the west leg of the intersection with 2 receiving lanes, 2 eastbound left-turn lanes, 1 eastbound through/right-turn lane and one dedicated eastbound right-turn lane as recommended in the study, and will be required to adjust the striping on the east leg to reflect this configuration as well. The study recommends signal timing optimization to mitigate the conditions at this intersection since the intersection cannot be widened any further. However, this mitigation recommendation is not typically accepted by ACHD, as the intersection is within a coordinated system. Consistent with District Policy, the study provided a shoulder hour analysis and found that the overall intersection and northbound through lane is projected to meet ACHD’s acceptable LOS planning thresholds under the 2030 background conditions, but not the 2030 total traffic conditions. The study indicates that this intersection will exceed ACHD’s thresholds when 680 PM peak hour trips are added to the intersection. This estimate includes for the background traffic and site trips in the PM peak hour in 2030, so the peak hour site trips that can be added to the intersection are less than 680 PM peak hour trips. The applicant has proposed to construct the multi-family development portion of the site as the first phase which is projected to generate approximately 300 PM peak hour trips, and is requesting approval for the conditional use permit for this with this development application. Therefore, staff recommends that the applicant be required to provide an updated traffic impact study that analyzes this intersection after the buildout of the multi-family development that is proposed as Phase 1 shown below and prior to ACHD’s approval of the final plat that contains the first commercial or office lot. The applicant may be required to stop and wait for an additional connection to Black Cat Road to the west or Umbria Hills Way to the east and north before proceeding with the commercial and office developments within the site based on the updated analysis. Phasing 7 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Franklin Road/Baraya Way, and Baraya Way and Sunset Point Way Road Segments The study shows that the intersection of Franklin Road/Baraya Way will exceed ACHD’s acceptable LOS planning thresholds under the 2030 total traffic conditions when the site generates approximately 75 PM peak hour trips or approximately 130 multi-family units. The study recommends signalizing Baraya Way/Franklin Road, however, this is not acceptable since ACHD does not have a signal planned at this intersection and it would not meet Policy for spacing requirements between signalized intersections on arterial roads. In addition, the estimated daily trips on Baraya Way and Sunset Point Way are projected to increase from 470 existing daily trips to 1,430 for each road segment under the 2030 total build out conditions. Baraya Way and Sunset Point Way are residential local roads with front-on housing. This projection meets ACHD’s thresholds of 2,000 daily trips for local roads, however, staff has concerns about the additional cut-through traffic that may occur until alternative access to Black Cat Road, Franklin Road or Umbria Hill Way can be provided to this development, in addition to the impacts to the intersection of Franklin Road/Baraya Way. In order to mitigate the impacts, the applicant staff recommends that the applicant choose between the following:  Restrict the first phase of the development to 135 multi-family units, or approximately 75 PM peak hour trips, until alternative access is available to Umbria Hills Way, Franklin Road or Black Cat Road. Or,  Wait to extend Sunset Point Way into the site and Coral Reef Way to connect to Baraya Way until there is alternative access available to Umbria Hills Way, Franklin Road or Black Cat Road. In this scenario, Vanguard Way would be the sole access to the development and District Policy limits the daily traffic on collector roads that are the sole access to the development to 3,000 trips. Therefore, the applicant would be restricted to the first phase of the development that generates 3,000 daily trips, or approximately 400 multi-family units, until alternative access is available to the site. For either scenario, the applicant should be required to provide an estimated trip generation for the multi-family units proposed with the first set of construction plans submitted to ACHD to ensure that the first phase does not exceed the above thresholds. The applicant should clarify which scenario they will pursue with the submittal of the first set of construction plans. When alternative access is available to Black Cat Road, Franklin Road or Umbria Hills Way, the applicant should be required to provide an analysis that includes the intersection of Baraya Way/Franklin Road, Sunset Point Way, and Baraya Way and coordinate with staff on additional road segments and intersections to include in the analysis. 8 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Baraya Way and Sunset Point Way North of the Site Ten Mile Road The study shows that Ten Mile Road north of I-84 exceeds ACHD’s acceptable LOS planning thresholds under the existing and future conditions in the AM and PM peak hour for a 5-lane principal arterial road. However, staff does not recommend any additional improvements be required for this segment of Ten Mile Road with this development application due to the fact that it is already fully improved to a 5-lane principal arterial road consistent with the Master Street Map and gaps in pedestrian improvements will be addressed in the near future with the adjacent developments in the area. In addition, the completion of the construction of SH-16 from Chinden Boulevard to Interstate 84 within the next five years will divert a significant amount of traffic from Ten Mile Road to SH-16 in order to reach I-84. Therefore, staff does not recommend any widening or additional pedestrian improvements be required on Ten Mile Road be required with this development application. Internal Collector Roads The collector roads Sunset Point Way and Umbria Hills are projected to meet ACHD LOS thresholds for a 2-lane collector road, and Vanguard Way for a 3-lane collector road in the peak hours under the 2030 total conditions. The applicant has proposed to construct Vanguard Way as a 3-lane collector road and Sunset Point Way and Umbria Hills as a 2-lane collector road. Staff is supportive of the collector sections proposed for Vanguard Way and Sunset Point Way. However, the applicant should be required to construct Umbria Hills as a 3- lane collector road due to the fact the study estimates that the maximum peak hour traffic on this road will be approximately 400 under the 2030 total traffic conditions, which is just below ACHD’s thresholds for a 2-lane collector road of 425 trips in the peak hour, and there are 9 DRAFT Vanguard Village MPP21-0003/H-2021-0081 multiple accesses proposed on Umbria Hills Road. A continuous center turn lane will allow for better traffic flow with the multiple access points. The study did not evaluate Coral Reef Way, a collector road, however, based on the traffic projections for Sunset Point Way it is expected to meet ACHD’s acceptable LOS planning thresholds in the peak hours under the 2030 total conditions as a 2-lane collector road. Vantage Point Way was evaluated in the study as a collector road, however, staff recommends that this be a private road along with Vanguard Trail since public streets are not shown on the Master Street Map in these locations and these roads do not provide any additional connectivity to surrounding parcels. See Finding 12. The applicant should be required to construct a dedicated southbound left-turn lane on Sunset Point Way at Vanguard Way; and a dedicated northbound left-turn lane on Sunset Pont Way at Coral Reef Way in anticipation of additional traffic in the future from adjacent developments. The applicant should be required to provide a right turn lane analysis for the intersections of Vanguard Way/Sunset Point Way, Coral Reef Way/Sunset Point Way, and Umbria Hills/Vanguard Way consistent with ACHD’s turn lane analysis requirements in 7106.4.4 prior to the submittal of the construction plans for Vanguard Way. Coral Reef Way Sunset Point Way Vanguard Way Vantage Point Way Umbria Hills Vanguard Trail Collector roads in purple that are also shown on the Master Street Map Accesses The applicant has proposed multiple driveways and private drives on the collector roads within the site that were not evaluated in the traffic impact study. The 3 main collector intersections on Vanguard Way were shown to operate acceptably as two-way stop controlled intersections, therefore, additional access onto Vanguard Way is not anticipated to cause operational deficiencies as long as access spacing meets District Policy. See Finding 12. Vanguard Way is required to be constructed as a 3-lane collector road, so a left-turn lane analysis is not required for the access points on Vanguard Way. The applicant should be required to provide 10 DRAFT Vanguard Village MPP21-0003/H-2021-0081 a right-turn lane analysis for the driveways proposed on Vanguard Way prior to the submittal of the construction plans for Vanguard Way. The applicant should be required to submit a turn lane analysis for the driveways and/or private roads proposed on Coral Reef Way prior to the submittal of the construction plans for Coral Reef Way. The applicant is required to construct Umbria Hills as a 3-lane collector road as previously stated, therefore, a left turn lane analysis for accesses proposed on Umbria Hills is not required. The applicant should be required to provide a right-turn lane analysis for the access points proposed on Umbria Hills prior to the submittal of the construction plans to ACHD for the construction of Umbria Hills. The applicant has proposed a driveway on the inside of a horizontal curve for Umbria Hills. The applicant should be required to provide permanent easements for the sight distance required at that driveway to ensure there is a clear line of sight. The turn lane analyses should account for the traffic from adjacent developments to the east that will be constructed in the future. Remaining Off-Site Intersections The study recommends constructing the following improvements under the 2030 total traffic conditions with the percentage of peak hour site traffic listed in parenthesis:  Ten Mile Road/Franklin Road – eastbound right-turn lane with signal optimization (7.1%)  Franklin Road/Baraya Way – signalize the intersection (6.5%) However, staff does not recommend that the applicant be required to construct the recommended improvements due to the fact that the site traffic at these intersections during the 2030 total buildout peak hour is less than 10%, the Outer Banks Subdivision located northeast of the site has been required to construct an eastbound right-turn lane at the intersection, and staff does not support signalizing Franklin Road/Baraya Way intersection due to the fact that ACHD does not have a signal planned at this intersection and it would not meet signal spacing requirements, as discussed above. Therefore, consistent with the District’s Level of Service Planning Thresholds Policy, which states that 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, staff does not recommend that the applicant be required to construct the proposed improvements at the intersection. The study shows that the southbound left-turn lane at I-84/Ten Mile Road does not have adequate storage in the PM peak hour under the 2030 total traffic conditions. ITD has required that the applicant submit their proportionate share for the extension of the southbound left-turn lane storage at the I-84/Ten Mile Road interchange. Currently, ITD and ACHD do not have plans to improve the interchange. The ACHD Legal Department has confirmed that this right-of-way has not been accepted by ACHD for the segment of Ten Mile Road directly north of I-84. ITD has required that the applicant submit a proportionate share to improve the intersection in the future. However, staff recommends that ITD consider requiring the applicant to modify the landscape median on Ten Mile Road to extend the storage for the southbound left-turn lane to accommodate the required storage length of 900-feet. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) 11 DRAFT Vanguard Village MPP21-0003/H-2021-0081 PM Peak PM Peak Existing Functional Roadway Frontage Hour Hour Level Plus Classification Traffic Count of Service Project Ten Mile Road Principal 0-feet 2,018 “F” “F” North of I-84 Arterial Franklin Road Principal Better than Better than West of Ten Mile 0-feet 986 Arterial “D” “D” Road * Acceptable level of service for a five-lane principal arterial with continuous left-turn lane is “E” 1,780 VPH. * Acceptable level of service for a five-lane principal arterial with median-control and channelized left-turn lanes at major intersections is “E” 1,960 VPH. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts.  The average daily traffic count for Ten Mile Road north of I-84 was 37,779 on 10/6/2020.  The average daily traffic count for Franklin Road west of Ten Mile Road was 14,100 on 10/6/2020. C. Findings for Consideration 1. Ten Mile Interchange Specific Area Plan 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 3 collector roads within the site, as shown below, as well as the construction of Vanguard Way west of Ten Mile Road. The applicant has proposed to construct the 3 collectors within the site and construct Vanguard Way off-site from Ten Mile Road. Although the alignment is configured differently than what is shown in the TMISAP and MSM, the applicant’s proposal meets the intent for connectivity to adjacent properties consistent with the TMISAP and MSM. Roundabouts were not considered in this development applicant due to the fact that there were not shown to be necessary in the traffic impact study and the alignment of the collector roads intersections does not warrant a roundabout. 12 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Collectors on the TMISAP and MSM. 13 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Collectors within the Development in Purple 2. Off-site: Franklin Road/Baraya Way, Baraya Way and Sunset Point Way The study shows that the intersection of Franklin Road/Baraya Way will exceed ACHD’s acceptable LOS planning thresholds under the 2030 total traffic conditions when the site generates approximately 75 PM peak hour trips or approximately 130 multi-family units. The study recommends signalizing Baraya Way/Franklin Road, however, this is not acceptable since ACHD does not have a signal planned at this intersection and it would not meet Policy for spacing requirements between signalized intersections on arterial roads. In addition, the estimated daily trips on Baraya Way and Sunset Point Way are projected to increase from 470 existing daily trips to 1,430 for each road segment under the 2030 total build out conditions. Baraya Way and Sunset Point Way are residential local roads with front-on housing. This projection meets ACHD’s thresholds of 2,000 daily trips for local roads, however, staff has concerns about the additional cut-through traffic that may occur until alternative access to Black Cat Road, Franklin Road or Umbria Hill Way can be provided to this development, in addition to the impacts to the intersection of Franklin Road/Baraya Way. In order to mitigate the impacts, the applicant staff recommends that the applicant choose between the following:  Restrict the first phase of the development to 135 multi-family units, or approximately 75 PM peak hour trips, until alternative access is available to Umbria Hills Way, Franklin Road or Black Cat Road. Or,  Wait to extend Sunset Point Way into the site and not connect to Baraya Way until there is alternative access available to Umbria Hills Way, Franklin Road or Black Cat Road. In this scenario, Vanguard Way would be the sole access to the development and District Policy limits the daily traffic on collector roads that are the sole access to the development to 3,000 trips. Therefore, the applicant would be restricted to the first phase of the development that generates 3,000 daily trips, or approximately 400 multi-family units until alternative access is available to the site. For either scenario, the applicant should be required to provide an estimated trip generation for the multi-family units proposed with the first set of construction plans submitted to ACHD to 14 DRAFT Vanguard Village MPP21-0003/H-2021-0081 ensure that the first phase does not exceed the above thresholds. The applicant should clarify which scenario they will pursue with the submittal of the first set of construction plans. When alternative access is available to Black Cat Road, Franklin Road or Umbria Hills Way, the applicant should be required to provide an analysis that includes the intersection of Baraya Way/Franklin Road, Sunset Point Way, and Baraya Way and coordinate with staff on additional road segments and intersections to include in the analysis. Baraya Way and Sunset Point Way North of the Site 3. I-84 Interchange The I-84 Interchange on Ten Mile Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on for the interchange with the future development application. The study shows that the southbound left-turn lane at I-84/Ten Mile Road does not have adequate storage in the PM peak hour under the 2030 total traffic conditions. ITD has required that the applicant submit their proportionate share for the extension of the southbound left-turn lane storage at the I-84/Ten Mile Road interchange. Currently, ITD and ACHD do not have plans to improve the interchange. The ACHD Legal Department has confirmed that this right-of-way has not been accepted by ACHD for the segment of Ten Mile Road directly north of I-84. ITD has required that the applicant submit a proportionate share to improve the intersection in the future. However, staff recommends that ITD consider requiring the applicant to modify the landscape 15 DRAFT Vanguard Village MPP21-0003/H-2021-0081 median on Ten Mile Road to extend the storage for the southbound left-turn lane to accommodate the required storage length of 900-feet. 4. Ten Mile Road The study shows that Ten Mile Road north of I-84 exceeds ACHD’s acceptable LOS thresholds under the existing and future conditions in the AM and PM peak hour for a 5-lane principal arterial road. However, staff does not recommend any additional improvements be required for this segment of Ten Mile Road with this development application due to the fact that it is already fully improved as a 5-lane principal arterial road consistent with the Master Street Map and gaps in pedestrian improvements will be addressed in the near future with the adjacent in-process developments in the area. In addition, the completion of the construction of SH-16 from Chinden Boulevard to Interstate 84 within the next five years will divert a significant amount of traffic traveling to and from I-84 from Ten Mile Road to SH-16. Therefore, staff does not recommend any widening or additional pedestrian improvements be required on Ten Mile Road be required with this development application. 5. Ten Mile Road/Vanguard Way The study shows that the intersection exceeds ACHD LOS thresholds starting with the 2030 background traffic for the overall intersection and in the northbound through lane in the PM peak hour, with the southbound through and northbound left movements exceeding acceptable LOS thresholds in the AM peak hour under the 2030 total traffic conditions. However, additional lanes are not feasible to address these deficiencies as Ten Mile Road and this intersection are built to their final lane configuration on the existing northbound, southbound and westbound legs with 2 through lanes, dual left-turn lanes and a right-turn lane on northbound and southbound legs, and dual left-turn and right-turn lanes on the westbound leg. The applicant will be required to construct the west leg of the intersection when Vanguard Way is constructed to intersect Ten Mile Road with 2 receiving lanes, 2 eastbound left-turn lanes, 1 eastbound through/right-turn lane and one dedicated eastbound right-turn lane as recommended in the study, and will be required to adjust the striping on the east leg to reflect this configuration as well. The study recommends signal timing optimization to mitigate the conditions at this intersection since the intersection cannot be widened any further. However, this mitigation recommendation is not typically accepted by ACHD, as the intersection is within a coordinated system. Consistent with District Policy, the applicant provided a shoulder hour analysis and found that the overall intersection and northbound through lane is projected to meet ACHD’s acceptable LOS thresholds in the shoulder hours under the 2030 background conditions, but not the 2030 total traffic conditions. The study indicates that this intersection will exceed ACHD acceptable LOS thresholds when 680 PM peak hour trips are added to the intersection. This estimate includes for the background traffic and site trips in the PM peak hour in 2030, so the peak hour site trips that can be added to the intersection are less than 680 PM peak hour trips. The applicant has proposed to construct the multi-family development portion of the site as the first phase, and is requesting approval for the conditional use permit to do so with this development application. Therefore, staff recommends that the applicant be required to provide an updated traffic impact study that analyzes this intersection after the buildout of the multi-family development that is proposed as Phase 1 and prior to ACHD’s approval of the final plat that contains the first commercial or office lot. The multi-family development is projected to generate approximately 300 PM peak hour trips. The applicant may be required to stop and wait for an additional connection to Black Cat Road or Umbria Hills Way before proceeding with the commercial and office developments within the site based on the following discussions. 6. Internal Collector Road Intersections The applicant should be required to construct a dedicated southbound left-turn lane on Sunset Point Way at Vanguard Way; and a dedicated northbound left-turn lane on Sunset Pont Way at 16 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Coral Reef Way in anticipation of additional traffic in the future from adjacent developments. The applicant should be required to provide a right turn lane analysis for the intersections of Vanguard Way/Sunset Point Way, Coral Reef Way/Sunset Point Way, and Umbria Hills/Vanguard Way consistent with ACHD’s turn lane analysis requirements in 7106.4.4 prior to the submittal of the construction plans for Vanguard Way. 7. Vanguard Way a. Existing Conditions: There is currently 45 to 115-feet of unopened right-of-way for Vanguard Way west of Ten Mile Road to the site’s east property line. Vanguard Way west of Ten Mile Road to the site has not yet been constructed. A development agreement between ITD and ACHD was executed on June 6, 2012 with the dedication of the right-of-way west of Ten Mile Road for Vanguard Way. ITD provided ACHD $458,500 to be used to reimburse the first developer for the future improvements within the right-of-way to construct Vanguard Way consisting of 30-foot wide pavement, curb, gutter and sidewalk on one side and gravel shoulder on the other side with associated infrastructure as well as construction of a 300 linear foot portion of a local road intersecting Vanguard Way approximately 866-feet west Ten Mile Road. 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. 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 (improvement type and length) will be determined by evaluating certain criteria. Criteria to establish improvement 17 DRAFT Vanguard Village MPP21-0003/H-2021-0081 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. 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 Towncenter Collector. The new collector roadway should align with Vanguard Way on the east side of Ten Mile Road and continue through the property stubbing to the west. The Towncenter Collector typology as depicted in the Livable Street Design Guide recommends a 2 to 3-lane roadway with bike lanes, and on street parking, a 36 to 46- foot street section within 50 to 70-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct the off-site segment of Vanguard Way as a 3-lane collector road, a 37-foot wide street section (measured form back- of-curb to back-of-curb) with vertical curb, gutter, an 8-foot wide landscape strip and 10-foot wide detached concrete pathways within the existing right-of-way way. The applicant has proposed to construct the 10-foot wide concrete pathways in lieu of on-street bike lanes for all steet sections on Vanguard Way. The applicant has proposed on-street parking for a portion Vanguard Way street section abutting and within the site, shown below. The applicant has proposed to construct the segment without on-street parking as a 37-foot wide collector street section within 41-feet of right-of-way and the segment with on-street parking as a 51-foot wide collector street section within 56-feet of right-of-way, and construct the street sections with vertical curb, gutter, an 8- foot wide landscape strip and 10-foot wide concrete pathway on Vanguard Way. 18 DRAFT Vanguard Village MPP21-0003/H-2021-0081 On-street parking Vanguard Way Segments: green is within the site, yellow is abutting the site and red is off-site d. Staff Comments/Recommendations: The applicant’s proposal to construct Vanguard Way within the site as a 3-lane collector road is consistent with the MSM and should be approved, as proposed. The applicant’s proposal for a reduced 3-lane collector street section does not meet the 46-foot wide street section required by District Policy, however, the applicant has proposed remove the bike lanes on Vanguard Way and construct 10-foot wide multi-use 19 DRAFT Vanguard Village MPP21-0003/H-2021-0081 pathways on Vanguard Way in lieu of bike lanes. The proposal to construct 10-foot wide multi- use pathways exceeds District Policy which requires a minimum 5-foot wide concrete sidewalk. However, staff supports the applicant’s proposal to construct the 10-foot wide multi- use pathways in lieu of on-street bike lanes since the 10-foot wide multi-use pathway is an acceptable bike facility for a collector road per the Bike Master Plan. Therefore, the applicant’s proposal to construct 10-foot wide multi-use pathways in lieu of bike lanes should be approved, as proposed. If the applicant chooses not to construct the 10-foot wide pathways, then the applicant should be required to construct a minimum 5-foot wide detached or 7-foot wide attached concrete sidewalk and widen the road segment to accommodate on-street bike lanes consistent with District Policy. The on-street parking proposed is consistent with previous discussions with the applicant, the City of Meridian and the TMISAP. The applicant should coordinate and confirm the on-street parking locations with the City of Meridian. The applicant’s proposal for the off-site segment of Vanguard Way exceeds the development agreement requirements which only requires a minimum 30-feet of pavement, curb, gutter, a sidewalk on one side of the street and a 3-foot wide gravel shoulder on the other side of the street. At a minimum, the applicant should be required to construct the off-site segment of Vanguard Way with 30-feet of pavement, curb, gutter and 7-foot wide attached or 5-foot wide detached sidewalk with a 6-foot wide planter strip on one-side of the street and a 3-foot wide gravel shoulder and borrow ditch on the other side of the street. If street trees are desired, an 8-foot wide planter strip is required. If the applicant chooses to fully construct Vanguard Way off-site, then the applicant’s proposal for the off-site street section meets the MSM and District Policy and should be approved as proposed. The applicant should coordinate the reimbursement for the improvements for the off-site portion of Vanguard Way with Development Review during the construction plan review process. Reimbursement will only be provided for those improvements that are listed in the development agreement. The applicant’s proposal to fully construct Vanguard Way for the segment that abuts the site exceeds District Policy which only requires the collector road abutting the site be constructed as ½ of a 3-lane collector street section with 12-feet of pavement widening beyond the centerline, and a 3-foot wide gravel shoulder and borrow ditch on the unimproved side. At a minimum, the applicant should be required to construct Vanguard Way abutting the site as ½ of a 46-foot wide collector street section with vertical curb, gutter and 5-foot wide detached or 7-foot wide attached concrete sidewalks on the south side of the street abutting the site and 12-feet of pavement widening beyond the centerline with a 3-foot wide gravel shoulder on the north side of the street and dedicate right-of-way from the site’s property line to 2-feet behind the back of sidewalk. The applicant may also reduce the street section to remove the on-street bike lanes and construct the collector road as ½ of a 37-foot wide street section with 10-foot wide multi-use pathway in lieu of bike lanes. If the applicant chooses to fully construct Vanguard Way abutting the site, then the applicant’s proposal meets District Policy and the MSM and should be approved, as proposed. For detached sidewalk or pathways located outside of the right-of-way, 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 should be required to provide a right-turn lane analysis for the driveways proposed on Vanguard Way prior to the submittal of the construction plans for Vanguard Way. 8. Coral Reef Way, Umbria Hills and Sunset Point Way (south of Coral Reef Way) a. Existing Conditions: There are no collector roads within the site. 20 DRAFT Vanguard Village MPP21-0003/H-2021-0081 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 7207.2.2 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 were identified on the MSM with the street typology of Towncenter Collector. Two new collector roads intersect Vanguard Way and extend north to the site’s northwest corner and south to the southeast corner, and one collector extends from the northwest to southeast through the northern portion of the site as shown below. The Towncenter Collector typology as depicted in the 21 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Livable Street Design Guide recommends a 2 to 3-lane roadway with bike lanes, and on street parking, a 36 to 46-foot street section within 50 to 70-feet of right-of-way. MSM collectors c. Applicant Proposal: The applicant has proposed to construct the internal collector roads as 2-lane collector roads with most segments having on-street parking, as shown below in red. The applicant has proposed to construct Coral Reef Way as a 50-foot wide street section with 2 travel lanes, on-street parking, bike lanes, vertical curb, gutter, an 8-foot wide landscape strip within 54-feet of right-of-way and 5-foot wide detached concrete sidewalk located outside of the right-of-way. The applicant has also proposed to construct a segment of Coral Reef Way without parking and construct it as a 36-foot wide collector street section with on-street bike lanes, vertical curb, gutter, an 8-foot wide planter strip within 40-feet of right-of-way and 5-foot wide detached concrete sidewalk located outside of the right-of-way. The applicant has proposed to construct Sunset Point Way as a 2-lane collector road, a 37- foot wide street section with a bike lane on the east side of the road and parking on the west side, vertical curb, gutter, an 8-foot wide planter strip within 47-feet of right-of-way and 5-foot wide detached concrete sidewalk on the west side of the road located outside of the right-of- way. The right-of-way is proposed to touch the site’s east property line. The applicant has proposed to construct Umbria Hills as a 2-lane collector road, a 36-foot wide street section with parking, vertical curb, gutter, an 8-foot wide planter strip within 40-feet of right-of-way and 5-foot wide detached concrete sidewalk located outside of the right-of-way. 22 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Coral Reef Way Sunset Point Way Umbria Hills On-street parking segments in red d. Staff Comments/Recommendations: The applicant’s proposal for the street section for Coral Reef Way meets District Policy and should be approved, as proposed. The on-street parking proposed for the collector roads consistent with previous discussions with the applicant, the City of Meridian and the TMISAP. The applicant should coordinate and confirm the on-street parking locations with the City of Meridian. The applicant should be required to construct Umbria Hills as a 46-foot wide 3-lane collector street section within 51-feet of right-of-way in anticipation of the additional traffic from surrounding developments in the future and to provide a continuous center turn lane at the proposed access points consistent with the discussion in the traffic findings section. The applicant’s proposal to construct Sunset Point Way with a bike lane on the east side of the road and parking on the west side of the road with a 5-foot wide detached concrete sidewalk does not meet District Policy since on-street bike lanes or a 10-foot wide multi-use pathway is not provided on the west side of the road. The applicant should be required to construct the west side of Sunset Point Way with on-street bike lanes or a 10-foot wide multi- use pathway in lieu of bike lanes. The applicant should coordinate the location of the on-street parking with the City of Meridian and widen the road to accommodate the on-street parking. The applicant’s proposal to construct a full 2-lane collector street section for Sunset Point Way with curb and gutter on both sides of the street abutting the site exceeds District Policy which 23 DRAFT Vanguard Village MPP21-0003/H-2021-0081 only requires that a collector road abutting a site be constructed as ½ of a collector street section on the improved side with 12-feet of pavement beyond the centerline and 3-foot wide gravel shoulder and borrow ditch on the unimproved side. At a minimum, the applicant should be required to construct Sunset Point Way as ½ of a 36-foot wide collector street section with curb, gutter and sidewalk on the west side of the road with 12-feet of pavement beyond the centerline, and 3-foot wide gravel shoulder and borrow ditch on the east side of the road and dedicate right-of-way that extends from the site’s property line to 2-feet behind the back of sidewalk. The applicant may also construct Sunset Point Way as a full 36-foot wide street section with curb and gutter on both sides of the street and dedicate 47-feet of right-of-way, as proposed. The applicant may widen the street section for Sunset Point Way for on-street parking, but shall also provide bike lanes or a 10-foot wide multi-use pathway as bicycle facilities. For detached sidewalk located outside of the right-of-way, 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. The applicant should be required to submit a turn lane analysis for the driveways and/or private roads proposed on Coral Reef Way prior to the submittal of the construction plans for Coral Reef Way. The applicant is required to construct Umbria Hills as a 3-lane collector road as previously stated, therefore, a left turn lane analysis for accesses proposed on Umbria Hills is not required. The applicant should be required to provide a right-turn lane analysis for the access points proposed on Umbria Hills prior to the submittal of the construction plans to ACHD for the construction of Umbria Hills. 9. Baraya Way Sunset Point Way North of Coral Reef Way a. Existing Conditions: There are no local roads within the site. There is one existing local roads, Sunset Point Way, that stub to the site’s north property line. There is unopened right-of- way for Baraya Way that stubs to the site’s north property line. Baraya Way stops just short of the property line to avoid a street that stubs to the property line at an angle. A road trust deposit of $9,700 was collected to complete the construction of Baraya within the existing unopened right-of-way in the configuration shown below. Baraya Way Coral Reef Way 24 DRAFT Vanguard Village MPP21-0003/H-2021-0081 b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back- of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following:  Reduces vehicle miles traveled.  Increases pedestrian and bicycle connectivity.  Increases access for emergency services.  Reduces need for additional access points to the arterial street system.  Promotes the efficient delivery of services including trash, mail and deliveries.  Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc.  Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 25 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. c. Applicant’s Proposal: The applicant has proposed to extend Sunset Point Way into the site, but has not proposed a street section for this road. The applicant has also proposed to extend Baraya Way into the site to intersect Sunset Point Way and construct a small segment of Baraya Way south of Coral Reef Way to stub to the site’s west property line. Sunset Point Way Baraya Way Coral Reef Way d. Staff Comments/Recommendations: The applicant should be required to construct Sunset Point Way north of Coral Reef Way and Baraya Way as a 33-foot wide local street section with curb, gutter and 5-foot wide concrete sidewalk within 47-feet of right-of-way. The applicant’s proposal to extend Sunset Point Way and Baraya Way into the site is approved if the applicant choses to restrict the first phase of the development to 135 multi-family units, or approximately 75 PM peak hour trips, until alternative access is available to Umbria Hills Way, Franklin Road or Black Cat Road. If the applicant chooses to develop more than 135 multi- family units with the first phase, then the development may not connect to Sunset Point Way or Baraya Way and is restricted to 400 multi-family units or 3,000 daily trips until alternative access is provided consistent with Finding 2. See Finding 11 for requirements for stub streets under both scenarios. The applicant should coordinate with Development Review for the road trust deposit funds to complete the construction of Baraya Way to intersect Coral Reef Way at the time of its construction in the future. 10. Roadway Offsets a. Existing Conditions: There are no roads constructed within the site. b. Policy: 26 DRAFT Vanguard Village MPP21-0003/H-2021-0081 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. District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant has proposed to construct Vanguard Way on Ten Mile Road to align with Vanguard Way on the east side of Ten Mile Road. The applicant has proposed to construct a local road approach on each side of Vanguard Way located 930-feet west of Ten Mile Road consistent with the existing right-of-way configuration for Vanguard Way. The applicant has proposed the following collector roads to intersect Vanguard Way:  Umbria Hills 840-feet west of the local road approaches  Coral Reef Way 900-feet west of Umbria Hills The applicant has proposed to construct Coral Reef Way to intersect Sunset Point Way 1,000 feet north of Vanguard Way. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. 11. Stub Streets a. Existing Conditions: There is one existing local roads, Sunset Point Way, that stubs to the site’s north property line. There is unopened right-of-way for Baraya Way that stubs to the site’s north property line. Baraya Way stops just short of the property line to avoid a street that stubs to the property line at an angle. A road trust deposit has been collected to complete the construction of Baraya within the existing right-of-way. b. Policy: Stub Street Policy: District policy 7206.2.4.3 (collector)/ 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.4 (collector)/ 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions:  A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District.  The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: 7206.2.4.4 (collector)/ 7207.2.4.4 (local)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- 27 DRAFT Vanguard Village MPP21-0003/H-2021-0081 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 Vanguard Way, a collector road, to stub to the site’s west property line located approximately 1,110-feet north of the site’s south property line and construct Umbria Hills, a collector road, to stub to the site’s east property line located approximately 420-feet north of the site’s south property line. The applicant has proposed to construct Baraya Way to stub to the site’s northwest corner. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. The applicant should be required in install a sign at the terminus of Umbria Hills and Vanguard Way stating that “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” The applicant should also be required to provide a temporary turnaround at the terminus of Umbria Hills and Vanguard Way since the stub street segments are longer than 150-feet. 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. If the applicant chooses to restrict the first phase of the development to 75 PM peak hour trips or 135 multi-family units, then the applicant should be required to install a sign at the terminus of Baraya Way at the site’s northwest corner that states "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” A temoprrary turnaround is not required at the terminus of Baraya Way in this instance since it is the stub street is proposed to be less than 150-feet long. If the applicant chooses to not limit the first phase of the development to 75 PM peak hour trips or 135 multi-family units and construct the development so that it generates 3,000 daily trips or 400 multi-family units, then the applicant may not extend Sunset Point Way into the site and shall install a sign on the north leg of the intersection with Coral Reef Way at the location shown by the red line below that states "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, the applicant should not construct Coral Reef Way to connect to Baraya Way in this scenario and should terminate Coral Reef Way just south of the intersection with Baraya Way, as shown below, and install a sign at the terminus of the street stating that “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” The applicant will also be required to provide a temporary turnaround at the terminus of Coral Reef Way in this scenario since the segment is longer than 150-feet. 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. The applicant may not construct the connections to Baraya Way or Sunset Point Way until the requirements in Finding 2 are met. 28 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Baraya Way Sunset Point Way Coral Reef Way 12. Driveways/Private Drives 12.1 Vanguard Way, Umbria Hills and Coral Reef Way 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 (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, and 260-feet for collector roads with a speed limit of 30 MPH and 285-feet for collector roads with a speed limit of 35 MPH. 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. 29 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements:  Designed to discourage through traffic between two public streets,  Graded to drain away from the public street intersection, and  If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. c. Applicant’s Proposal: The applicant has proposed the following private drives with curb return approaches onto Vanguard Way:  A 25-foot wide private drive located 350-feet east of Umbria Hills,  A 36-foot wide private drive that aligns with Umbria Hills,  A 40-foot wide private drive with a median located 385-feet west of Umbria Hills,  A 25-foot wide private drive that aligns with Sunset Point Way,  A 25-foot wide private drive located 285-feet west of Sunset Point Way,  A 25-foot wide and 20-foot wide private drive on the north side and south side (Vantage Point) of Vanguard Way located 250-feet west of the closest private drive,  A 30-foot wide private drive on the south side of Vanguard Way located 395-feet to the west of the closest private drive,  A 25-foot wide private drive on the north and south side of Vanguard Way located 320- feet wets of the closest private drive. The applicant has proposed to construct the following private drives with curb return type approaches on Coral Reef Way:  A 25-foot wide private drive on the north and south side of Coral Reef Way located 410-feet west of Sunset Point Way, and  A 26-foot wide private drive on the north side of Coral Reef Way located 342-feet southeast of Baraya Way. The applicant has proposed to construct the following private drives with curb return type approaches on Umbria Hills:  A 40-foot wide private drive with a median on the west side of Umbria Hills and a 25- foot wide driveway on the east of Umbrian Hills located 282-feet south of Vanguard Way,  A 20-foot wide private drive (Vanguard Trail) on the west side of Umbria Hills and a 25- foot wide driveway on the east of Umbria Hills located 260-feet south of the closest private drives,  A 24-foot wide driveway on the north side of Umbria Hills located on the inside of a curve and a 30-foot wide driveway with a median on the south of Umbrian Hills located 230-feet west of the closest driveways, and  A 25-foot wide driveway on the north and south side of Umbria Hills located 230-feet east of the closest driveways. 30 DRAFT Vanguard Village MPP21-0003/H-2021-0081 d. Staff Comments/Recommendations: The applicant's proposal meets District Policy except for the two 40-foot wide driveways proposed on Vanguard Way and Umbria Hills. District Policy limits driveways with more than 100 VTD to a width of 36-feet. However, the applicant has proposed to construct a median with these 2 driveways that causes the width to be greater than 36-feet. Typically, if a median is constructed the lanes are a minimum of 10-feet wide on each side of the median to allow for emergency access. The applicant should provide approval from the Fire Department for the width of the lanes on either side of the median for these access points, and additional access points that include medians, or reduce the driveway widths to 36-feet wide without the medians. The medians shall be located outside of the right-of-way. The applicant has proposed a driveway on the inside of a horizontal curve for Umbria Hills located 290-feet west of the site’s east property line. The applicant should be required to provide permanent easements for the sight distance required at that driveway to ensure there is a clear line of sight. If the City of Meridian approves the private drives, the applicant shall be required to pave the private roadway its full width and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:  Dedicate a minimum of 50-feet of right-of-way for the road.  Construct the roadway to the minimum ACHD requirements.  Construct a stub street to the surrounding parcels. 12.2 Sunset Point Way north of Coral Reef Way a. Existing Conditions: b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 31 DRAFT Vanguard Village MPP21-0003/H-2021-0081 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. c. Applicant’s Proposal: The applicant has proposed to construct a 25-foot wide curb return type driveway on Sunset Point Way located 240-feet north of Coral Reef Way. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy, however, staff has concerns about adequate sight distance at this driveway. The applicant should be required to provide permanent easements for the sight distance required at that driveway to ensure there is a clear line of sight. 13. Bridge for Purdam Gulch Drain Crossing – Vanguard Way The District will require that the applicant submit the bridge plans for the crossing of the Purdham Gulch Drain 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 th ACHD for review no later than December 15 for construction in the following year prior to irrigation season. 14. 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. 15. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 16. Other Access Vanguard Way, Umbria Hills, Coral Reef Way and Sunset Point Way (south of Coral Reef Way) classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Due to the unacceptable level of service projected at the Baraya Way/Franklin Road intersection and the cut through traffic projected on Baraya Way and Sunset Point Way north of the site, the development is restricted to the first phase with 135 multi-family units, or approximately 75 PM peak hour trips, until alternative access is available to Umbria Hills Way, Franklin Road or Black Cat Road. OR Wait to extend Sunset Point Way into the site and Coral Reef Way to connect to Baraya Way until there is alternative access available to Umbria Hills Way, Franklin Road or Black Cat Road. The development is restricted to the first phase that generates 3,000 daily trips in this scenario, or approximately 400 multi-family units, until alternative access is available to the site. The applicant shall clarify which scenario they will pursue with the submittal of the first set construction plans and provide an estimated trip generation for the multi-family units proposed 32 DRAFT Vanguard Village MPP21-0003/H-2021-0081 with the first set of construction plans submitted to ACHD to ensure that the first phase does not exceed the above thresholds. 2. When alternative access is available to Black Cat Road, Franklin Road or Umbria Hills Way, provide an updated analysis that includes the intersection of Baraya Way/Franklin Road, Sunset Point Way, and Baraya Way and coordinate with staff on additional road segments and intersections to include in the analysis. 3. Submit a right turn lane analysis to ACHD for review for the intersections of Vanguard Way/Sunset Point Way, Coral Reef Way/Sunset Point Way, and Umbria Hills/Vanguard Way consistent with ACHD’s turn lane analysis requirements in 7106.4.4 prior to the submittal of the construction plans for Vanguard Way. 4. Submit a right-turn lane analysis for the driveways and private drives proposed on Vanguard Way prior to the submittal of the construction plans for Vanguard Way. 5. Submit a turn lane analysis for the driveways proposed on Coral Reef Way prior to the submittal of the construction plans for Coral Reef Way. 6. Submit a right-turn lane analysis for the driveways and private drives proposed on Umbria Hills prior to the submittal of the construction plans for Umbria Hills. 7. Provide an updated traffic impact study that analyzes Ten Mile Road/Vanguard Way intersection after the buildout of the multi-family development that is proposed as Phase 1 and prior to ACHD’s approval of the final plat that contains the first commercial or office lot. The applicant may be required to stop and wait for an additional connection to Black Cat Road to the west or Umbria Hills Way to the east and north before proceeding with the commercial and office developments within the site. 8. Construct Vanguard Way on Ten Mile Road to align with Vanguard Way on the east side of Ten Mile Road. 9. Construct the west leg of the Vanguard Way/Ten Mile Road intersection with 2 receiving lanes, 2 eastbound left-turn lanes, 1 eastbound through/right-turn lane and one dedicated eastbound right- turn lane and adjust the striping on the east leg of this intersection to reflect this configuration when Vanguard Way is constructed to intersect Ten Mile Road. 10. Construct a local road approach on each side of Vanguard Way located 930-feet west of Ten Mile Road consistent with the existing right-of-way configuration for Vanguard Way. 11. Construct the following collector roads to intersect Vanguard Way, as proposed:  Umbria Hills 840-feet west of the local road approaches  Coral Reef Way 900-feet west of Umbria Hills 12. The applicant should coordinate and confirm the locations of on-street parking on Vanguard Way, Umbria Hills, Sunset Point Way and Coral Reef Way with the City of Meridian. 13. At a minimum construct the off-site segment of Vanguard Way with 30-feet of pavement, curb, gutter, 7-foot wide attached sidewalk or a minimum 6-foot wide landscape strip and a minimum 5- foot wide detached concrete sidewalk on one-side of the street and a 3-foot wide gravel shoulder and borrow ditch on the other side of the street within the existing right-of-way consistent with the development agreement. If street trees are desired, an 8-foot wide planter strip is required. The applicant should coordinate the reimbursement for the improvements for the off-site portion of Vanguard Way with Development Review during the construction plan review process. Reimbursement will only be provided for those improvements that are listed in the development agreement. 33 DRAFT Vanguard Village MPP21-0003/H-2021-0081 14. If the applicant chooses to fully construct the off-site segment of Vanguard Way, then it shall be constructed as a 37-foot wide 3-lane collector street section vertical curb, gutter, an 8-foot wide landscape strip and 10-foot wide detached concrete pathways within the existing right-of-way, as proposed. 15. At a minimum, construct the segment of Vanguard Way abutting the site as ½ of a 46-foot wide collector street section with vertical curb, gutter, and 5-foot wide detached or 7-foot wide attached concrete sidewalk on the south side of the road, and 12-feet of additional pavement widening beyond the centerline with a 3-foot wide gravel shoulder and borrow ditch on the north side of the road. The applicant may also reduce the street section to remove the on-street bike lanes and construct the collector road as ½ of a 37-foot wide street section with 10-foot wide multi-use pathway in lieu of bike lanes. Dedicate right-of-way from the site’s property line to 2-feet behind the back of the pathway/sidewalk. 16. If the applicant chooses to fully construct the segment of Vanguard Way abutting the site, then it shall be constructed as a 37-foot wide 3-lane collector street section vertical curb, gutter an 8-foot wide landscape strip within 41-feet of right-of-way and 10-foot wide detached concrete pathways located outside of the right-of-way, as proposed. For segments with on-street parking, it shall be constructed as a 51-foot wide street section with vertical curb, gutter, an 8-foot wide landscape strip within 56-feet of right-of-way and 10-foot wide concrete pathway located outside of the right- of-way, as proposed. 17. Construct Vanguard Way within the site as a 37-foot wide 3-lane collector street section with vertical curb, gutter, an 8-foot wide landscape strip within 41-feet of right-of-way and 10-foot wide concrete pathway, as proposed. For segments with on-street parking, construct Vanguard Way as a 51-foot wide 3-lane collector street section with on-street parking, vertical curb, gutter, an 8-foot wide planter strip within 56-feet of right-of-way and 10-foot wide concrete pathway located outside of the right-of-way, proposed. 18. Construct Coral Reef Way to intersect Sunset Point Way 1,000 feet north of Vanguard Way, as proposed. 19. Construct the segment of Coral Reef Way that is proposed to have on-street parking as a 50-foot wide collector street with 2-lanes, on-street parking, bike lanes, vertical curb, gutter, an 8-foot wide landscape strip within 54-feet of right-of-way and 5-foot wide detached concrete sidewalk located outside of the right-of-way, as proposed. 20. Construct the segment of Coral Reef way without on-street parking as a 36-foot wide collector street section with 2-lanes, on-street bike lanes, vertical curb, gutter an 8-foot wide planter strip within 40-feet of right-of-way and 5-foot wide detached concrete sidewalk located outside of the right-of-way, as proposed. 21. At a minimum, construct Sunset Point Way south of Coral Reef Way abutting the site as ½ of a 36-foot wide collector street section with vertical curb, gutter, an 8-foot wide planter strip and 5- foot wide detached concrete sidewalk on the west side of the street with 12-feet of pavement beyond the centerline, and a 3-foot wide gravel shoulder and borrow ditch on the east side of the street. Dedicate right-of-way from the site’s property line to 2-feet behind the back of sidewalk. The applicant may remove the on-street bike lanes and construct 10-foot wide multi-use pathways in lieu of the bike lanes. The applicant may widen the street section for Sunset Point Way for on- street parking, but shall also provide bike lanes or a 10-foot wide multi-use pathway for bicycle facilities. 22. If the applicant chooses to fully improve Sunset Point Way south of Coral Reef Way abutting the site, then construct Sunset Point Way as a 36-foot wide collector street section with on-street bike lanes, vertical curb, gutter, an 8-foot wide planter strip within 47-feet of right-of-way and 5-foot wide detached concrete sidewalk on the west side of the road located outside of the right-of-way, as proposed. The right-of-way shall touch the site’s east property line. The applicant may remove 34 DRAFT Vanguard Village MPP21-0003/H-2021-0081 the on-street bike lanes and construct 10-foot wide multi-use pathways in lieu of the bike lanes. The applicant may widen the street section for Sunset Point Way for on-street parking, but shall also provide bike lanes or a 10-foot wide multi-use pathway for bicycle facilities. 23. Construct a dedicated southbound left-turn lane on Sunset Point Way at Vanguard Way. 24. Construct a dedicated northbound left-turn lane on Sunset Pont Way at Coral Reef Way. 25. Construct Umbria Hills as a 46-foot wide 3-lane collector street section with vertical curb, gutter, an 8-foot wide planter strip within 51-feet of right-of-way and 5-foot wide detached concrete sidewalk located outside of the right-of-way. 26. Construct Vanguard Way to stub to the site’s west property line located approximately 1,110-feet north of the site’s south property line, as proposed. 27. Construct Umbria Hills to stub to the site’s east property line located approximately 420-feet north of the site’s south property line, as proposed. 28. Install a sign at the terminus of Umbria Hills and Vanguard Way stating that “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 29. Provide a temporary turnaround at the terminus of Umbria Hills and Vanguard Way since the stub street segments are longer than 150-feet. 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. 30. If the applicant chooses to limit the first phase of the development to 75 PM peak hour trips or 135 multi-family units, then:  Complete the construction of the intersection of Baraya Way and Coral Reef Way at the site’s northwest corner. Coordinate with Development Review for the road trust deposit funds to complete the construction of Baraya Way to intersect Coral Reef Way.  Construct Baraya Way to stub to the site’s northwest corner, as proposed. Install a sign at the terminus of Baraya Way at the site’s northwest corner that states "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”  Extend Sunset Point Way into the site, as proposed, to intersect Coral Reef Way and align with Sunset Point Way south of Coral Reef Way.  Construct Baraya Way and Sunset Point Way north of Coral Reef Way as 33-foot wide local street section with curb, gutter and 5-foot wide concrete sidewalk within 47-feet of right-of-way. If street trees are desired, an 8-foot wide planter strip is required. 31. If the applicant chooses to not limit the first phase of the development to 75 PM peak hour trips or 135 multi-family units and develops 400 multi-family units or generates 3,000 daily trips within the site, then:  The applicant may not extend Sunset Point Way into the site and shall install a sign on the north leg of the intersection with Coral Reef Way at the location in Finding 11 that states "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”  Terminate Coral Reef Way just south of the intersection with Baraya Way, as shown in Finding 11, and install a sign at the terminus of the street stating that “THIS IS A 35 DRAFT Vanguard Village MPP21-0003/H-2021-0081 DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.”  Construct a temporary turnaround at the terminus of Coral Reef Way since the segment is longer than 150-feet. 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.  The applicant may not construct the connections to Baraya Way or Sunset Point Way until the Site Specific Condition number 1 are met. At that time, construct Baraya Way and Sunset Point Way north of Coral Reef Way as 33-foot wide local street section with curb, gutter and 5-foot wide concrete sidewalk within 47-feet of right-of-way. If street trees are desired, an 8-foot wide planter strip is required. 32. Construct the following private drives with curb return approaches onto Vanguard Way as proposed:  A 25-foot wide private drive located 350-feet east of Umbria Hills,  A 36-foot wide private drive that aligns with Umbria Hills,  A 40-foot wide private drive with a median located 385-feet west of Umbria Hills,  A 25-foot wide private drive that aligns with Sunset Point Way,  A 25-foot wide private drive located 285-feet west of Sunset Point Way,  A 25-foot wide and 20-foot wide private drive on the north side and south side (Vantage Point) of Vanguard Way located 250-feet west of the closest private drive,  A 30-foot wide private drive on the south side of Vanguard Way located 395-feet to the west of the closest private drive, and  A 25-foot wide private drive on the north and south side of Vanguard Way located 320-feet west of the closest private drive. 33. Construct the following private drives with curb return type approaches on Coral Reef Way, as proposed:  A 25-foot wide private drive on the north and south side of Coral Reef Way located 410- feet west of Sunset Point Way, and  A 26-foot wide private drive on the north side of Coral Reef Way located 342-feet southeast of Baraya Way. 34. Construct the following private drives with curb return type approaches on Umbria Hills:  A 40-foot wide private drive with a median on the west side of Umbria Hills and a 25-foot wide driveway on the east of Umbrian Hills located 282-feet south of Vanguard Way,  A 20-foot wide private drive (Vanguard Trail) on the west side of Umbria Hills and a 25-foot wide driveway on the east of Umbria Hills located 260-feet south of the closest private drives, 36 DRAFT Vanguard Village MPP21-0003/H-2021-0081  A 24-foot wide driveway on the north side of Umbria Hills located on the inside of a curve and a 30-foot wide driveway with a median on the south of Umbrian Hills located 230-feet west of the closest driveways, and  A 25-foot wide driveway on the north and south side of Umbria Hills located 230-feet east of the closest driveways. 35. The medians proposed for the private drives and driveways shall be located outside of the right- of-way. Provide approval from the Fire Department for the lane widths for the 40-foot wide driveways with medians proposed onto Vanguard Way and Umbria Hills. 36. Provide permanent easements for the sight distance required at that driveway proposed Umbria located 290-feet west of the site’s east property line to ensure there is a clear line of sight. 37. Street name and stop signs are required for the private drives. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. 38. Construct a 25-foot wide curb return type driveway on Sunset Point Way located 240-feet north of Coral Reef Way, as proposed, when Sunset Point Way is extended into the site. Provide permanent easements for the sight distance required at that driveway to ensure there is a clear line of sight. 39. ACHD does not make any assurances that the private drives, which are a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:  Dedicate a minimum of 50-feet of right-of-way for the road.  Construct the roadway to the minimum ACHD requirements.  Construct a stub street to the surrounding parcels. 40. For detached sidewalks or pathways located outside of the right-of-way, 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. 41. Submit the bridge plans for the crossing of the Purdham Gulch Drain 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 th December 15 for construction in the following year prior to irrigation season. 42. Direct lot access is prohibited to Vanguard Way, Umbria Hills, Coral Reef Way and Sunset Point Way (south of Coral Reef Way) and shall be noted on the final plat. 43. Submit written approval from the Williams Pipeline for the Vanguard Way crossing prior to plan acceptance. 44. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 45. Payment of impact fees is due prior to issuance of a building permit. 46. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 37 DRAFT Vanguard Village MPP21-0003/H-2021-0081 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 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 38 DRAFT Vanguard Village MPP21-0003/H-2021-0081 1. Vicinity Map 2. Site Plan 3. Traffic Impact Study Executive Summary 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines OR Appeal Guidelines 39 DRAFT Vanguard Village MPP21-0003/H-2021-0081 VICINITY MAP 40 DRAFT Vanguard Village MPP21-0003/H-2021-0081 SITE PLAN Preliminary Plat 41 DRAFT Vanguard Village MPP21-0003/H-2021-0081 Conditional Use Permit 42 DRAFT Vanguard Village MPP21-0003/H-2021-0081 43 DRAFT Vanguard Village MPP21-0003/H-2021-0081 44 DRAFT Vanguard Village MPP21-0003/H-2021-0081 45 DRAFT Vanguard Village MPP21-0003/H-2021-0081 46 DRAFT Vanguard Village MPP21-0003/H-2021-0081 47 DRAFT Vanguard Village MPP21-0003/H-2021-0081 48 DRAFT Vanguard Village MPP21-0003/H-2021-0081 49 DRAFT Vanguard Village MPP21-0003/H-2021-0081 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. 50 DRAFT Vanguard Village MPP21-0003/H-2021-0081 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. 51 DRAFT Vanguard Village MPP21-0003/H-2021-0081 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. 52 DRAFT Vanguard Village MPP21-0003/H-2021-0081 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. 53 DRAFT Vanguard Village MPP21-0003/H-2021-0081