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ACHD Draft Comments
Deve(opnrent Services Depcn~trner~t f ~•~ ~~;~ CHD eo~eo~ ~o ~,ae~ Project/File: Lead Agency: Site address: Commission HearingStaff: Applicant: Representative: Staff Contact: The Oaks Subdivision The applicant is requesting preliminary plat, annexation, rezone and development agreement modification approvals for a mixed use development on 388 acres. City of Meridian South of W. Chinden Blvd., between N. Black Cat Rd. and N. McDermott Rd. XXXX, 2013 Coleman Homes, LLC 1859 S. Topaz Way, Suite 200 Meridian, Idaho, 83642 Becky McKay Engineering Solutio 1029 N. Rosario Str Meridian, ID 83642 Mindy Wallace Phone: 387-61 E-mail: mwalla .~ _ ~,~,~ ;; ~ - ~ .. ;; ~_ .,~ - •~ . _ ~, i ,~ , -~ - - ~- _-~..,~~ v '~` ~ ;. Y Ei F~n ~ ~ i ~~~~ ~I ,r~ ~ ; ' '' -fir--s . m , ~ . . 18 A. 4, R-8, R- i of Application The applicant is requesting preliminary plat, annexation and rezone ~ment agreement modification approvals for The Oaks Subdivision. The proposal 3 residential lots and 73 common lots on approximately 388 acres and is located south Boulevard between Black Cat Road and McDermott Road. The proposed it also includes 4multi-family lots, one mini-storage lot, 5 office lots, 1 Western Ada reation Facility and 1 fire station. The applicant is requesting a zoning change from R- i, and RUT to R-4, R-8, R-15 and L-O. The applicant's proposal is consistent with the live plan for the City of Meridian. DRAFT The Oaks Subdivision 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transition RUT South Rural Urban Transition RUT East Residential/ Rural Urban Transition R-S/RUT West Rural Urban Transition RUT 3. Site History: ACHD has not previously reviewed this site for a 4. Adjacent Development: The following developments are pei the site: • Oakcreek Subdivision, located to the east of the site, is in v 5. Transit: Transit services are not available to serve this site. 6. Impact Fees: There will be an impact fee that building permits. The assessed impact fee will k effect at that time. 7. Capital Improvements Plan (CIP)/Five Year • Black Cat Road is listed in the Capital Imprc Road to US Hwy 20/26 (Chinden Boulevard; • McMillan Road is listed in the Capital Impr Road to Black Cat Road between 2017 and • Ustick Road is listed in the Capital Imp McDermott Road to Black Cat Road betwee • The interse Plan to be ~ on the west • The intersection of to be widened to 7 McMillan Road and to 6 lanes on the nc application. in the vicinity of of development. red and due prior to issuance of any on the impact fee ordinance that is in FYWP): n to be widened to 3 lanes from Ustick ?7 and 2031. widened to 3 lanes from Star widened to 5 lanes from Cat Road is listed in the Capital Improvements 6 lanes on the south, 4 lanes east, and 4 lanes end 2021. gad is listed in the Capital Improvements Plan on the south, 7 lanes east, and 7 lanes on the 2017 and intersection of widened to 5 leg, and sign< :Road and McDermott Road is listed in the Capital Improvements Plan on the north leg, 5 lanes on the south, 6 lanes east, and 6 lanes on the Between 2017 and 2021. • The intersection of Black Cat and Chinden Boulevard is listed in the Capital Improvement Ploan to be widened to 5 lanes on the north leg, 6 lanes on the south leg, and 7 lanes on the east/west legs in 2027 to 2031. B. Traffic Findings for Consideration Trip Generation: This development is estimated to generate 13,417 additional vehicle trips per day; 1,321 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 1. Traffic Impact Study Six Mile Engineering prepared a traffic impact study for the proposed Oaks Subdivision. Below is an executive summary of the findings as presented by Six Mile Engineering The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACRD policies and practices, and may have additional 2 DRAFT The Oaks Subdivision requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. This report was prepared in compliance with the Ada County Highway District (ACHD's) requirements for Traffic Impact Studies listed in Section 7106 of the current ACHD Policy Manual. It evaluates the traffic impacts generated by the proposed Oaks Subdivision. An Initial Meeting was held not with ACHD for this study; however, the study area, scope, and specific analysis parameters and requirements are based on a previous traffic study (TIS) prepared for this development an on the requirements discussed with ACRD staff -Study Approach on page 7. The study's principal findings and recommendations are summarized below. Proposed Development The Oaks is a proposed 388-acre mixed-use development Black Cat and McDermott Road within the Meridian City lir page 6). The site is currently undeveloped and zoned as P to High Density (R-40). The proposed land uses 0 963 single-family dwelling units 0 488 apartment dwelling units 0 7.8 acres of mini-warehouse 0 5.7 acres of outdoor recreational facility 0 4,300-squre foot day care 0 17,700 square feet of gern o Fire station The preliminary site plan shows 22 phases proposed for the study consolidates the 22 phases into three major phases. Phase 1 constructs the follow land uses by 2017: 0 310 single-family dwelling units 0 220 apartment dwelling units 0 5.7 acres of outdoor recreational facility 0 17,700 square feet of general office uses o Fire station Phase 2 constructs the following land uses by 2020: 0 336 single-family dwelling units 0 208 apartment dwelling units 0 7.8 acres of mini-warehouse o Phase 3 constructs the following land uses by 2023: 0 317 single-family dwelling units 0 60 apartments 0 4,300 square foot daycare center in Road between (see Figure 1 on ty Residential (R-4) This traffic impact Two full accesses approached on McDermott Road and two full access approaches on McMillan Road are planned for the development. One temporary full access approach is planned on Black Cat Road, which will be relinquished upon construction of a permanent access on Black Cat Road with the development of adjacent property. Two collector streets are planned to intersection McMillan Road to provide site access. • Full access approach on McDermott Road (American Oaks Drive) This approach is located approximately 500 feet south of McMillan Road DRAFT The Oaks Subdivision o This approach does not meet ACHD's minimum spacing for an unsignalized public street of 1,1320 feet for a full access approach and 520 feet for aright-in/right-out driveway on a principal arterial with a 50 mph posted speed limit, requiring a variance to ACHD's driveway policy. • Full access approach on McDermott Road (Daphne Street) This approach is located approximately 500 feet north of McMillan Road This approach is approximately Road feet from a east of McDermott Road and 320 feet separation from an unsignalized for a signalized collector street. a traffic signal or roundabout to mitigate Phase 3 traffic approach on Black Cat Road (Octavia Drive) oach location has not been determined at this time of this TIS but was to be constructed by 2023. This approach does not meet ACHD's minimum spacing for an unsignalized public street of 1,1320 feet for a full access approach and 520 feet for aright-in/right-out driveway on a principal arterial with a 50 mph posted speed limit, requiring a variance to ACHD's driveway policy. Full access approach on This approach is located This approach meet's ACHD's signalized intersection on a mi A westbound right-turn Full access approach on o A northbound left-turn lane and southbound right-turn lane is warranted with Phase 3 traffic. Proposed Mitigation for Existing Traffic For the existing traffic conditions analyzed with the existing roadway lane configurations, all study area roadways meet ACHD's minimum operational thresholds, with the exception of Chinden Boulevard. The existing traffic volumes on Chinden Boulevard during the AM peak hour exceeds 4 DRAFT The Oaks Subdivision ACHD's LOS E threshold traffic volume for atwo-lane roadway. Widening the roadway to four or five lanes is needed to mitigate the existing traffic; however, funding to widen this ITD highway is currently not programed by the development's build-out year. As a result, this study assumes that the roadway will not be widened in order to estimate worst-case traffic conditions at the two study area intersection on Chinden Boulevard. Proposed Mitigation for 2097 (Phase 9) Background Traffic For the 2017 background traffic conditions analyzed with all study area roadways meet ACHD's minimum operatic Chinden Boulevard as discussed above, Proposed Mitig~ improvements are needed to mitigate the 2017 backgrou For the 2017 background traffic conditions analyze configurations, one study area intersection is expe~ thresholds: Black Cat Road and Chinden Boulevai lane, through lane and shared through right-turn la a left turn lane and a shared through and right-turn intersection) Proposed Mitigation for 2097 (P~ For the 2017 site plus background configurations, or with the precedii expected to exceed ACHD's minin intersection. Two improvement o~ proposed to mitigate the 2017 site • Traffic signal with alert-turn lane existing roadway lane udy area intersection is Cat Road and Ustick Road and right-turn lane on all approaches (3 For the 2020 site plus background traffic conditions analyzed with the existing roadway lane configurations, or with the pre ACHD's minimum operational above, Proposed Mitigation f those identified for preceding traffic. For the 2020 site plus background traffic conditions analyzed with the existing intersection control and lane configurations, or with preceding mitigation improvements, all study area intersection meet ACHD's minimum operational thresholds. No intersection improvements beyond those identified for preceding mitigation are needed to mitigate the 2020 site plus background traffic. Proposed Mitigation for 2023 (Phase 3) Background Traffic For the 2023 background traffic conditions analyzed with the existing roadway lane configurations, or with the preceding mitigation improvements, all study area roadways meet ACHD's minimum operational thresholds, with the exception of Chinden Boulevard as discussed above, Proposed ceding mitigation improvements, all study area roadways meet thresholds, with the exception of Chinden Boulevard as discussed or Existing Traffic. As a result, no roadway improvements beyond mitigation are needed to mitigate the 2020 site plus background lane with widening for aleft- turn den Boulevard approaches and Cat Road approaches (5 X 3 y lane configurations, the exception of iffic. No roadway DRAFT The Oaks Subdivision For the existing traffic conditions analyzed with the existing intersection control and lane configurations, all study area intersection meet ACHD's minimum operational threshold. No intersection improvements are needed to mitigate the existing traffic. Mitigation for Existing Traffic. As a result, no roadway improvements beyond those identified for preceding mitigation are needed to mitigate the 2023 background traffic. For the 2023 background traffic conditions analyzed with the existing intersection control and lane configuration, or wit preceding mitigation improvements, all study area intersections meet ACHD's minimum operational thresholds. No intersection improvements beyond those identified for preceding mitigation traffic are needed to mitigate the 2023 background traffic. Proposed Mitigation for 2023 (Phase 3) Site Plus Background Traffic For the 2023 site plus background traffic conditions analyzed with the existing roadway lane configurations, or with the preceding mitigation improvements, all study area roadways meet ACHD's minimum operational thresholds, with the exception of Chinden Boulevard, as noted above, Proposed Mitigation for Existing Traffic, and McMillan Road, which is expected to exceed ACHD's LOS D. The proposed improvements for mitigate 2023 site plus background traffic are to widen McMillan Road to three lanes. For the 2023 site plus background traffic conditions analyzed with the existing intersection control and lane configurations, or with the preceding mitigation improvements, one study are intersection is expected to exceed ACHD's minimum operational thresholds: Black Cat Road and McMillan Road intersection. Two improvement options at the Black Cat Road and McMillan Road intersection are proposed to mitigate the 2023 site plus background traffic: • Traffic signal with alert-turn lane and a shared through X 3) Single-lane roundabout ~ the Rustic Oak Wa y intersection on McMil southbound right-tu rn lane is warranted at With the 2023 site plus background traffic configurations, one site access intersectio thresholds: Rustic Oak Wav and McMillar Staff Commen have reviewed and standards. s, an e and a lane on all approaches (3 left turn-lane is warranted at left-turn lane and ie Octavia Drive intersection on Black Cat Road. ~nditions, stop control and the proposed lane is expected to exceed ACHD's minimum operational load intersection. Two improvement options at the ction are proposed to mitigate the 2023 site plus a shared through and right-turn lane on the northbound, s, and aleft-turn lane, through lane, and aright-turn lane commendations: ACRD Traffic Services and Development Review staff ibmitted traffic impact study and found it to meet it to meet ACHD's policy agrees with the findings and recommendations of the traffic impact study, in further detail as part of the phasing plan, Finding No. 1 below. DRAFT The Oaks Subdivision which are discussed 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) Functional PM Peak PM Peak Existing Future Roadway Frontage Classification Hour Hour Level Plus Level of Traffic Count of Service Project Service **Chinden NIA Expressway 685 "F" "F" Boulevard "F" US 20/26 McMillan 3,925 Minor Arterial 95 Better than Better „D„ Road feet "D" than "D" Black Cat 218 feet Minor Arterial 140 Better than Better Better Road "D" than "D" than "D" McDermott 3,018 Expressway/ 60 Better than Better Better Road feet Minor Arterial "D" than "D" than "D" * Acceptable level of service for atwo-lane * Acceptable level of service for atwo-lane ** ACHD does not set level of service three 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's • The average daily traffic December 9, 2008. • The average daily traffic May 4, 2011. Ustick Road was 2,721 on of Cherry Lane was 592 on C. 1. dy the applicants engineer provided a phasing plan are necessary to serve the site with each phase of the roadway segment and intersection improvements an shows 22 phases for the development. The phasing analysis into three major phases by year. Each phase is anticipated to >es and trip generation: to generate approximately 5,157 vehicle trips per day, with 392 in the AM JI peak hour. Phase one is expected to be constructed by 2017 and land uses. • 310 single-family dwelling units • 220 apartment dwelling units • 5.7 acres of outdoor recreational facility • 17,700 square feet of general office uses • Fire station of Black Cat Road was 1,177 on 7 DRAFT The Oaks Subdivision Phase 2 is anticipated to generate approximately 4,847 vehicle trips per day, with 368 in the AM and 485 trips in the PM peak hour. Phase 2 is expected to be constructed by 2020 and includes the following land uses. • 336 single-family dwelling units • 208 apartment dwelling units • 7.8 acres of mini-warehouse Phase 3 is anticipated to generate approximately 3,413 vehicle trips per day, with 265 in the AM and 352 trips in the PM peak hour. Phase 3 is expected to be constructed by 2023 and includes the following land uses. • 317 single-family dwelling units • 60 apartments • 4,300 square foot daycare center The phasing plan also includes mitigation mitigate the traffic impacts of The Oaks s~ recommends the following improvements. Signalize and widening the Black Cat intersection. Signalize and widening the E intersection, or a single lane es to and intersection to a 3 X 5 Oak intersection. Road/Rustic Oak intersection. intersection, McMillan Road/Rustic Oak intersection. right-turn lane at the Octavia mmendations: Staff has reviewed and agrees with the recommendation improvements identified in each phase of the mitigation plan will need to use identified prior to approvals of future phases. OR, when the identified in each phase of the development has been reached. As part of Phase 1 the applicant's engineer recommends the signalization and widening of the Chinden/Black Cat intersection to a 5 X 3 intersection. For this improvement to occur ITD would need to allow the widening of the Chinden Road legs of the intersection to 5 lanes, and allow the 5 lane section to be carried back a significant length to maximize the effectiveness of the intersection improvement. ACHD's CIP lists the Chinden/Black Cat intersection to be widened to 5 lanes on the north leg, 6 lanes on the south leg, and 7 lanes on the east/west legs in 2027 to 2031. DRAFT The Oaks Subdivision As an alternative to the improvements recommend for the Chinden/Black Cat intersection in phasing plan, the applicant should signalize and widen the Black Cat leg of the intersection to 3 lanes as an interim condition until ACRD moves forward with the full intersection widening project listed in the CIP. Or, the applicant should enter into a cooperative development agreement (CDA) with the District to complete the full intersection widening project as identified in ACRD CIP. To ensure the warranted improvement in Phase 3 are constructed prior to when they are needed to mitigate the site's traffic all Phase 3 improvement should be constructed prior to plan approval and signature on the first final plat in Phase 3. Consistent with District Roundabout policy, a single lane roundabout should be constructed at the McMillan Road /Rustic Oak intersection as part of the Phase 3 improvements. To ensure the improvements identified in the submitted traffic impact study and phasing plan are installed when warranted the applicant will be required to submit an update to the traffic impact study for review prior to plans acceptance and signature of the first final plat for each of the three phases as identified above. Cooperative Development Agreement As, previously noted, the applicant should be required to improve the Chinden/Black Cat intersection and the Black Cat/Ustick intersection in Phase1, and Black Cat Road /McMillan intersection and the widening of McMillan Road to 3 lanes between Black Cat and McDermott Roads in Phase 3, to mitigate their traffic impacts, as recommended in the submitted traffic impact study. As such, the applicant should be required to enter into a Cooperative Development Agreement with the District to improve the Chinden/Black Cat intersection to a 5 X 6 X 7 intersection, Black Cat/Ustick to a 7 X 7 intersection, Black Cat Road /McMillan to a 6 X 6intersection, and to widen McMillan Road to 3 lanes between McDermott and Black Cat Road, as note in the District's Capital Improvement Plan, or with interim system improvements at the intersections as noted in the phasing plan, which include the installation of a traffic signals and turn lanes. The Cooperative Development Agreement should include the intersection design and construction, as well as allocation of costs. ACHD will only provide impact fee credit for impact fee eligible costs of permanent intersection improvements consistent with CIP. Signal hardware is available and will be provided for the intersection improvement project. The applicant should be responsible for all other oroiect costs. At a minimum the interim intersection improvements would include the signalize and widening of the Black Cat leg of the Chinden/Black Cat intersection to 3 lanes, signalizing and widening the Black Cat Road /Ustick Road intersection to a 3 X 3 intersection, and the signalization and widen the Black Cat Road /McMillan intersection to a 3 X 3 intersection. In order to ensure the intersections and roadway segment will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Full design and approved plans for the intersection; • Dedication of all of the right-of-way (both ACHD and ITD) necessary to complete the intersection project. DRAFT The Oaks Subdivision 2. SH-16 Extension The Idaho Transportation Department is in the process of designing the Idaho 16, I-84 to South Emmett Corridor. The project is planned to extending Idaho 16 south from Idaho 44 (State Street) to connect to I-84 between Nampa and Meridian. As western Ada County and eastern Canyon County develop, the ability to move traffic north-south is a primary concern. A connection between the highways requires a new crossing over the Boise River. Access options for I-84 are limited by the existing Garrity Interchange west of McDermott Road and the Ten Mile Road Interchange to the east. This project is anticipated to greatly improve north-south mobility in western Ada County and eastern Canyon County. Idaho 16, I-84 to South Emmett Corridor Emmett 52 M 55 16 F' '~~ 2~ Middlelan . ~ Caldwell ~d 2~ $$ B©ise Meridian Nampa take 45 Lowell 69 7 The applicant has coordinated and planned for the SH-16 Department (ITD) and ACHD. As such, the applicant has ation to accommodate the future McMillan Road overpass at rot's pro-active approach in planning for the future SH-16 10 DRAFT The Oaks Subdivision 3. travel lanes, and no curb, gutter or for McMillan Road. 15.2.1 states that the developer is responsible for site regardless of whether or not access is taken ogy Policy: District Policy 7205.5 states that the design of be in accordance with District standards, including the Master Design Guide. The developer or engineer should contact the Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states ane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 This width typically accommodates a single travel lane in each direction, left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. 11 DRAFT The Oaks Subdivision The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACRD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of McMillan Road is designated in the MSM as a Residential Arterial with 3 lanes and on-street bike lanes, a 46 foot street section within 74 feet of right-of-way. c. Applicant Proposal: The applicant is meandering sidewalk on both d. Staff Comments/RecorY should be approved as pi foot wide sidewalk paralle the road. The applicant should be sidewalk placed outside entire area between the Sidewalks shall either bE section of McMill; compensation for 4. Black Cat Road a. Existing Conditi~ to construct 5 foot wide detached ina the site. meets District Policy and ~d to construct a detached 5 of 30 feet from centerline of required to provide permanent right-of-way easements for public of the dedicated right-of-way. The easement shall encompass the right-of-way line and 2-feet behind the back edge of the sidewalk. ;located wholly within the public right-of-way or wholly within an i to dedicate additional right-of-way for McMillan Road a total the centerline of McMillan Road abutting the site. As this 'd in the Capital Improvements Plan, the District will provide f-way dedicated beyond the existing right-of-way. k Cat Road is improved with 2 travel lanes, and no curb, gutter or There is 50 feet of right-of-way for Black Cat Road (25 feet from b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. 12 DRAFT The Oaks Subdivision Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires be constructed on both sides of all arterial streE between the back-of-curb and street edge of the safety and protection of pedestrians. Consult the be placed within the parkway strip. Sidewalks cor minimum of 7-feet wide. Detached sidewalks are encouraged and Meandering sidewalks are discouraged. A permanent right-of-way easement shall be the dedicated right-of-way. The easement s of-way line and 2-feet behind the back edge wholly within the public right-of-way or wholly ACHD Master Street Map: ACHD Policy (MSM) guide the right-of-way acquisition, a features required through development. Thi MSM as a Residential Arterial with 3 lanes within 74 feet of right-of-wav. Crete sidewalks at least 5-feet wide to A parkway strip at least 6-feet wide valk is required to provide increased it's planter width policy if trees are to ed next to the back-of-curb shall be a to the adjacent roadway. sidewalks are placed outside of e entire area between the right- ~idewalks shall either be located section 3111.1 requires the Master Street Map erial street requirements, and specific roadway segment of Black Cat Road is designated in the ~d on-street bike lanes, a 46 foot street section c. Applicant Proposal: The applicant is proposing to construct detached 5 foot wide concrete sidewalk on Black Cat Road abutting the site. Staff Comments/Recommendations: The applicant's proposal to construct detached 5 foot wide concrete sidewalk on Black Cat Road abutting the site meets District Policy and should be approved as proposed. The applicant should be required to construct the sidewalk a minimum of 30 feet from the centerline of Black Cat Road abutting the site. 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. The applicant should be required to dedicate additional right-of-way for Black Cat Road total of 74 feet of right-of-way from the centerline of Black Cat Road abutting the site. As this section of Black Cat Road is listed in the Capital Improvements Plan, the District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way. 5. McDermott Road a. Existing Conditions: McDermott Road is improved with 2 travel lanes, and no curb, gutter or sidewalk abutting the site. There is 50 feet of right-of-way for McDermott Road (25 feet from centerline). 13 DRAFT The Oaks Subdivision b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District that the standard 5-lane street section shall be 72-feet (k 96-feet of right-of-way. This width typically accommodates continuous center left-turn lane, and bike lanes on a minor principal arterial. Right-of-Way Dedication: District Policy 7; compensation for additional right-of-way dedic arterials listed as impact fee eligible in the adopt impact fee revenue in the Impact Fee Service Ar No compensation will be provided for right-of-way on an eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyonc corridor for future capacity improvements, as provided in 7205.2.1 & 7205.5.2 state ;urb to back-of-curb) within sl lanes in each direction, a and a safety shoulder on a that The District will provide the existing right-of-way along ~rovements Plan using available 31 that is not listed as impact fee the site-related needs to preserve a Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACRD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of McDermott Road is designated in the MSM as a proposed expressway with 5 lanes and on-street bike lanes, a 72 foot street section within 100 feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct 5 foot wide meandering concrete sidewalk on McDermott Road abutting the site. d. Staff Comments/Recommendations: The applicant's proposal to construct 5 foot wide meandering concrete sidewalk meets District Policy, however, Staff recommends sidewalk be constructed parallel to McDermott Road. The applicant should be required to construct the sidewalk a minimum of 43 feet from centerline. 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. 14 DRAFT The Oaks Subdivision The applicant should be required to dedicate 50 feet of right-of-way from centerline for McDermott Road abutting the site. As this section of McDermott Road is not listed in the Capital Improvements Plan, the District will not provide compensation for additional dedicated right-of-way. 6. Residential Collectors a. Existing Conditions: There are no residential collectors constructed on the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: right-of-way width for collector streets sh location and width of the sidewalk and the width may be reduced, with District approve which case the District will require a minin the back-of-curb on each side. t policy 7206.5.2 states that the standard ally be 50 to 70-feet, depending on the and use of the roadway. The right-of-way sidewalk is located within an easement: in width that extends 2-feet behind 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 sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACRD 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. Anew collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should stub to the north edge of the site and continue through the property stubbing to the south. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2 lane roadway with bike lanes, and on street parking, a 36 foot street section within 50 feet of right-of-way. 15 DRAFT The Oaks Subdivision Stub Street Policy: District policy 7206.2.4, 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 7206.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 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 remain free of obstructions. Temporary Dead End Streets Policy: District construction for cul-de-sac streets shall apply to cul-de-sac shall be paved and shall be the dimer The developer shall grant a temporary turnaroui of the cul-de-sac which extend beyond the de where a temporary easement extends onto a bu by the easement and identified on the plat as a n that the stub street will licy 7206.2.4, requires that the design and mporary dead end streets. The temporary anal requirements of a standard cul-de-sac. easement to the District for those portions sated street right-of-way. In the instance able lot, the entire lot shall be encumbered -buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to construct 2 new residential collectors Rustic Oak Way and Octavia Drive, as 36 foot street sections with curb, gutter, detached 5 foot wide meandering concrete sidewalk, and 50 feet of right-of-way. Rustic Oak Way is proposed to be a continuous north/south collector running through the entire project. The road is proposed to stub to the north property line, approximately 1,920 feet east of the northwest corner of the site, and continue through the site stubbing at the south property line, approximately 1,650 feet west of the southeast corner of the site. Rustic Oak Way will provide connectivity by stubbing to a 56 acre parcel to the north and 65 acre parcel to south. Rustic Oak Octavia Drive proposed to extend east/west and is generally located at the mid-mile. Octavia Drive is proposed to stub to the east property line, approximately 4,140 feet north of the southeast corner of the site, and continue west to intersect with Rustic Oak Way. Octavia Drive will provide connectivity by stubbing to a 40 acre parcel located east of the site. d. Staff CommentslRecommendations: The applicant's proposal to construct 2 new residential collectors is consistent with the MSM, meets District Policy, and should be approved as The applicant should be required to install a sign at the terminus of each residential collector 16 DRAFT The Oaks Subdivision stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE." The applicant should be required to provide a permanent right-of-way easement 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. 7. Internal Local Roads a. Existing Conditions: There are no roads constructed internal to the site b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that 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 concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of-curb) for developments with any buildable lot that is less than 1 acre in size. 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. be parallel to the adjacent roadway. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to 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. 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. 17 DRAFT The Oaks Subdivision Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply fora license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, Stub Street Policy: District policy 7207.2.4 provide circulation or to provide access to adjo the requirements described in Section 7207.2. required if the stub street has a length no gre the terminus of the stub street stating that, FUTURE." In addition, stub streets must meet 1 • A stub street shall be designee proposed development and street intersection within the that intersection; unless an by guaranteeing that the stub street will gets Policy: District policy 7207.2.4 requires that the design and streets shall apply to temporary dead end streets. The temporary nd shall be the dimensional requirements of a standard cul-de-sac. ~ temporary turnaround easement to the District for those portions ctend beyond the dedicated street right-of-way. In the instance ant extends onto a buildable lot, the entire lot shall be encumbered ~ied on the plat as anon-buildable lot until the street is extended. c. Applicant's Proposal: The applicant is proposing to construct all internal local streets as 36 foot street sections with curb, gutter, 8 foot wide landscape buffers, 5 foot wide detached concrete sidewalks, and 50 feet of right-of-way. The applicant is proposing to construct 5 cul-de-sac streets and 7 knuckles. The applicant is proposing 7 internal local stub streets: • Torana Street is proposed to stub to the east property line approximately 750 feet north of the southeast corner of the site and align with Torana Street of Oakcreek Subdivision. Quintale Street is proposed to stub to the east property line, approximately 1,260 feet north of the southeast corner of the site and align with Quintale Street of Oakcreek Subdivision. but not limited to, a "hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. 18 DRAFT The Oaks Subdivision states that stub streets will be required to fining properties. Stub streets will conform with 5.4 except a temporary cul-de-sac will not be ater than 150-feet. A sign shall be installed at "THIS ROAD WILL BE EXTENDED IN THE • Rico Drive is proposed to stub to the east property line approximately 2,490 feet north of the southeast corner of the site.and provide connectivity to a 37 acre parcel. • Doublerock Drive is proposed to stub to the east property line approximately 3,150 feet north of the southeast corner of the site and provide connectivity to a 40 acre parcel. • Aldrich Avenue is proposed to stub to the north property line approximately 990 feet east of the northwest corner of the site and provide connectivity to a 21 acre parcel. • Oralenso Avenue is proposed to stub approximately 240 feet east of McDermott Road and provide connectivity to an 8 acre parcel. • Sunfield Way is proposed to stub to the north property line approximately 2,130 feet west of Black Cat Road and provide connectivity to a 15 acre parcel. than 150-feet in detached concrete sidewalks, and 50 approved. The applicant should be rec public sidewalks placed outside of the the entire area between the right-of-w~ applicant should The applicant terminus of Tor cul-de-sac shall -de-sac turnaround at the i 150-feet. The temporary is of a standard cul-de-sac. Fund easement to the District for those portions dedicated street right-of-way. In the instance buildable lot, the entire lot shall be encumbered ~ non-buildable lot until the street is extended. n at the terminus of each stub street stating FUTURE." $. roads constructed internal to the site. ction Spacing on Minor Arterials: District policy 7205.4.3 states that ald not typically intersect arterials. Local streets should typically intersect ~ssary, as determined by ACRD, for a local street to intersect an arterial, le offset shall be 660-feet as measured from all other existing roadways 1 a (7205.4.6). Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). nt's proposal to 8 foot wide lanc District all internal local ~ers, 5 foot wide ~ and should be ~v easement for The easement shall encompass the back edge of the sidewalk. with minimum turning radii of 45 19 DRAFT The Oaks Subdivision All of the proposed stub street with the exception of Torana Street are le: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125- feetfrom any other street (measured centerline to centerline). c. Applicant's Proposal: The applicant is proposing to construct two local streets to intersect McDermott Road. Daphne Street is proposed to intersect McDermott Road approximately 510 feet north of McMillan Road and Quintale Drive is proposed to intersect McDermott Road approximately 510 feet south of McMillan Road (measured centerline to centerline). d. The applicant is proposing to construct new collector, Rustic Oak Way to intersect McMillan Road at the 'h mile, and construct new local street Aldrich Way to intersect McMillan Road approximately 1,650 feet west of Rustic Oak Way (measured centerline to centerline). The applicant is proposing to construct all internal local streets to provide a minimum offset of 125 feet from any other local street and a minimum offset of 330 feet from any collector roadway. Staff Comments/Recommendations: The applicant's proposal to construct 2 local streets to intersect McDermott Road 510 feet north of the McMillan Road and 510 feet south of McMillan Road does not meet District Policy, however, Staff recommends a modification of policy due to the fact that McDermott Road has a low traffic volume with only 38 vehicles in the PM peak hour and the roadways are needed to serve the site. The applicant's proposal to construct new collector, Rustic Road at the '/2 mile, and construct new local street Aldrich approximately 1,650 feet west of Rustic Oak Way meet approved, as proposed. The applicant's proposal to construct all internal local streets to 125 feet from any other local street and a minimum offset of roadway meets District Policy and should be approved as proposed. 9. Driveways 9.1 McMillan Road a. Existing Conditions: There is one existing driveway on the north side of McMillan Road, located approximately 920 feet east of McDermott Road. b. Policy Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically 20 DRAFT The Oaks Subdivision prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for aright-in/right-out only driveway and a minimum of 660-feet from the intersection for afull-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from Oak Way to intersect McMillan Way to intersect McMillan Road s District Policy and should be provide a minimum offset of 330 feet from any collector the nearest intersection for aright-in/right-out only driveway and a minimum of 710-feet from the intersection for afull-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 425 feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways a problems due to gravel being tracked onto the roe 7205.4.8, the applicant should be required to pave feet into the site beyond the edge of pavement of t accordance with Table 2 under District Policy 7205. streets create maintenance :ordance with District policy, is full width and at least 30- id install pavement tapers in c. Applicant's Proposal: The applicant is construct a 40 foot wide full access drive from Aldrich Avenue, to serve a new fire st to remove the existing driveway and cMillan located aaaroximately 220 feet d. Staff Comments/Recommendations: The applicant's proposal does not meet District Access Management, Driveway Location, and Width Policies, however, staff recommends a modification of policy to allow the driveway to be located as proposed due to the fact that there are no other driveways planned on McMillan Road between McDermott Road and Black Cat Road, and fire station requires the extra width for their driveways due to the large size of their emergency fire vehicles. The applicant should be required to pave the entire width of the driveway and 30 feet into the site beyond the edge of pavement of McMillan Road. 9.2 McDermott a. Existing b. ~y on the west side of McDermott Road of the site. Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for aright-in/right-out only driveway and a minimum of 660-feet from the intersection for afull-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from 21 DRAFT The Oaks Subdivision the nearest intersection for aright-in/right-out only driveway and a minimum of 710-feet from the intersection for afull-movement driveway. 9.3 Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 425 feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways a problems due to gravel being tracked onto the roe 7205.4.8, the applicant should be required to pave feet into the site beyond the edge of pavement of t accordance with Table 2 under District Policy 7205. Applicant's Proposal: The applicant is McDermott Road, located approximately serve the Meridian Sewer Lift Station. Staff Comments/Recommendations: Access Management, and SuccessivE modification of policy to allow the drive McDermott Road has a low traffic volui the Meridian Sewer Lift Station will not K The applicant s site beyond the streets create maintenance :ordance with District policy, is full width and at least 30- id install pavement tapers in to construct a 20 foo ~rth of the southwest driveway and 30 feet into the ?07.4.1 requires driveways located near (measured centerline-to-centerline) from the Policy 7207.4.1 states that successive driveways away from imum spacing requirements for access points along a local age shared access points where appropriate. District policy 7207.4.3 states that where vertical curbs are required, be restricted to a maximum width of 20-feet and may be constructed Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 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 is proposing to construct a 30 foot wide driveway onto Aldrich Avenue, located approximately 230 feet from McMillan Road, to serve the new fire station. d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved as proposed. The applicant should be required to pave the driveway its driveway onto of the site, to proposal does not meet District ;, however, staff recommends a as proposed due to the fact that veway serves one residence, and 22 DRAFT The Oaks Subdivision entire width and a minimum of 30 feet into the site beyond the edge of pavement of Aldrich Avenue. 9.4 Quintale Drive e. Existing Conditions: Quintale Drive is not currently constructed. f. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways located near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest street intersection. g• Successive Driveways: District Policy 7207.4.1 states that an intersection shall have no minimum spacing requirement street, but the District does encourage shared access points ~ Driveway Width Policy: District policy 7207.4.3 residential driveways shall be restricted to a maxi as curb-cut type driveways. Driveway Paving Policy: Graveled driveway problems due to gravel being tracked onto the 7207.4.3, the applicant should be required to pave into the site beyond the edge of pavement of the r Applicant's Proposal: The appli~ The applicant is proposing to pro' as multifamily. One driveway is McDermott Road. The second c Avenue. The applicant is 250 feet east of h. Staff Comme Quintale Drive be required to 10. maintenance District policy, least 30-feet ict 3 driveways onto Quintale Drive. 10 Lot 25 which is to be developed d approximately 410 feet east of ind proposed to align with Aldrich driveway, located approximately unty Recreation Center. ant's proposal to construct 3 driveways onto approved as proposed. The applicant should ~ and 30 feet into the site beyond the edge of ter Drive istruct a 20-foot wide temporary access road to intersect Black 0-feet south of the north property line and 165-feet north of the roadway (Octavia) to be construct as the parcel to the south osed to relinquish the temporary access once the property to ile collector roadway (Octavia) south of the site is constructed. Staff is suppor easement be K released once applicant's proposal and recommends that a temporary right-of-way r the 20-foot wide temporary access road. The easement would be east/west mid-mile collector roadway (Octavia) is constructed. ACRD will not approve plans or sign a final plat including the multi-family phase of the development which includes the temporary access road until future east/west mid-mile collector roadway (Octavia) is constructed, and the temporary right-of-way easement is released. 11. 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 essive driveways away from access points along a local appropriate. curbs are required, may be constructed 23 DRAFT The Oaks Subdivision 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. 12. 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. 13. Other Access McDermott Road, Black Cat Road and McMillan Road are classified as minor arterial roadways. Rustic Oak Way, Octavia Drive and Aldrich Way are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Enter into a Cooperative Development Agreement with the District to improve the Chinden/Black Cat intersection to a 5 X 6 X 7 intersection, Black Cat/Ustic k to a 7 X 7 intersection, Black Cat Road /McMillan to a 6 X 6 intersection, and to widen McMill an Road to 3 lanes between McDermott and Black Cat Road, as note in the District's Ca pital Improvement Plan. 2. The Cooperative Development Agreement should include the intersection design and construction, as well as allocation of costs. ACHD will only provide impact fee credit for impact fee eligible costs of permanent intersection improvements c onsistent with CIP. Signal hardware is available and will be provided for the intersection improvem ent project. The applicant should be responsible for all other project costs. 3. 4. Or construct inter Black Cat leg of t Cat Road /Ustick Black Cat Road / Id include the signalize and widening of the to 3 lanes, signalizing and widening the Black ection, and the signalization and widen the and roadway segment will be improved when warranted, the ~r plans acceptance for the final plat necessitating the the applicant meeting the terms of the Cooperative Development plans for the intersection; it-of-way (both ACHD and ITD) necessary to complete the 5. Widen and signalize the Black Cat Road /Chinden Boulevard to a 5 X 6 X 7 intersection, as noted in the CIP, or make interim intersection improvements to signalize and widen the Black Cat leg of the Chinden/Black Cat intersection to 3 lanes prior to plans acceptance or signature of the first final plat within Phase 2 of the subdivision, or when 5,157 vehicle trips have been reached. Enter into a development agreement with the District for the design and construction of the signals. 6. Widen and signalize the Black Cat/Ustick to a 7 X 7 intersection, as noted in the CIP, or make interim intersection improvements to signalize and widen the Black Cat Road /Ustick Road to a 3 X 3 intersection prior to plans acceptance or signature of the first final plat within Phase 2 of the 24 DRAFT The Oaks Subdivision subdivision, or when 5,157 vehicle trips have been reached. Enter into a development agreement with the District for the design and construction of the signals. 7. Construct a westbound left-turn lane at the McMillan Road /Rustic Oak intersection prior to plans acceptance or signature of the first final plat within Phase 2 of the subdivision, or when 5,157 vehicle trips have been reached. Enter into a development agreement with the District for the design and construction of the signals. 8. Construct a westbound right-turn lane at the McMillan Road/Rustic Oak intersection prior to plans acceptance or signature of the first final plat within Phase 3 of the subdivision, or when 10,004 vehicle trips have been reached. 9. Signalize and widening the Black Cat Road /McMillan intersection to a to a 6 X 6 intersection, as noted in the CIP, or make interim intersection improvements to signalize and widen the Black Cat Road /McMillan intersection to a 3 X 3 intersection prior to the plans acceptance or signature of 10. 11 12. 13. Construct the McMillan Road/Rustic Oak inter plans acceptance or signature of the final plat Construct a westbound right-turn lane at the acceptance or signature of the first final plat vehicle trips have been reached. Construct an eastbound left-turn plans acceptance or signature of Construct a northbound left-turn lane Cat intersection (if the road is constr~ or signature of the first final plat withi at the Octavia Drive/Black or to the plans acceptance 14. Submit an upd first final plat f~ 15. Construct a 2C approximately mid-mile collet a temporary ric will be release 16. ACRD will not development v roadway (Oct2 17. Construct a de centerline. Pro dedicated righ~ line and 2-feet 18. acceptance and signature of the Bess road to intersect Black Cat Road located hp r be the est y final plat including the multi-family phase of the Crary access road until future east/west mid-mile collector the temporary right-of-way easement is released. ~t wide sidewalk on McMillan Road, located a minimum of 30 feet from lent right-of-way easements for public sidewalk placed outside of the e easement shall encompass the entire area between the right-of-way back edge of the sidewalk. Dedicate additional right-of-way for McMillan Road so there is a total of 74 feet of right-of-way. As this section of McMillan Road is listed in the Capital Improvements Plan, the District will provide compensation for addition right-of-way dedicated beyond the existing right-of-way. 19. Construct detached 5 foot wide concrete sidewalk on Black Cat Road abutting the site. The applicant should be required to construct the sidewalk a minimum of 30 feet from the centerline of Black Cat Road. 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. roperty line and 165-feet north of the future east/west construct as the parcel to the south develops. Provide 20-foot wide temporary access road. The easement mid-mile collector roadwa (Octavia) is constructed. prior to the action prior to plans or when 10,004 Oak intersection prior to the 25 DRAFT The Oaks Subdivision the first final plat within Phase 3. 20. Construct 5 foot wide meandering concrete sidewalk on McDermott Road abutting the site. Construct the sidewalk a minimum of 43 feet from centerline. 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. 21. Dedicate 50 feet of right-of-way from centerline for McDermott Road abutting the site. As this section of McDermott Road is not listed in the Capital Improvements Plan, the District will not provide compensation for additional dedicated right-of-way. 22. Construct 2 new residential collectors as 36 foot street sections with curb, gutter, detached 5 foot wide meandering concrete sidewalk, and 50 feet of right-of-way. Provide a permanent right-of-way easement 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. • Construct Rustic Oak Way, as proposed, 1,920 feet east of the northwest corner o at the south property line, approximately site. • Construct Octavia Drive, as proposed, t 4,140 feet north of the southeast corner Rustic Oak Way. 23. Install a sign at the terminus of each residenti~ COLLECTOR ROADWAY. THIS STREET WIL FUTURE." 24. Construct all internal local streets, as proposes wide landscape buffers, 5 foot wide detached c Provide a permanent right-of-way easement fo right-of-way. The easement shall encompass t feet behind the back edge of the sidewalk. 25. Construct 5 cul-de-sac streets and 7 knuckles 26. Construct 7 b to the north property line, approximately te, and continue through the site stubbing feet west of the southeast corner of the ~ to the east property line, approximately site. and continue west to intersect with I collector stating that, "THIS IS A DESIGNATED L BE EXTENDED AND WIDENED IN THE I, as 36 foot street sections with curb, gutter, 8 foot ;oncrete sidewalks, and 50 feet of right-of-way. r public sidewalks placed outside of the dedicated ~e entire area between the right-of-way line and 2 as proposed. Construct cul-de-sacs with minimum as proposed. • Torana Street is to stub to the east property line approximately 750 feet north of the southeast corner of the site and align with Torana Street of Oakcreek Subdivision. Construct a temporary turnaround at the terminus of Torana Street. The temporary turnaround shall be paved and provide a minimum turning radius of 45-feet. A temporary right-of-way easement shall be provided for the temporary turnaround. If the turnaround is located on a building lot, the whole lot shall be encumbered by the easement until the roadway is extended. • Quintale Street is to stub to the east property line, approximately 1,260 feet north of the southeast corner of the site and align with Quintale Street of Oakcreek Subdivision. • Rico Drive is proposed to stub to the east property line approximately 2,490 feet north of the southeast corner of the site and provide connectivity to a 37 acre parcel. • Doublerock Drive is to stub to the east property line approximately 3,150 feet north of the southeast corner of the site and provide connectivity to a 40 acre parcel. 26 DRAFT The Oaks Subdivision • Aldrich Avenue is to stub to the north property line approximately 990 feet east of the northwest corner of the site and provide connectivity to a 21 acre parcel. • Oralenso Avenue is to stub approximately 240 feet east of McDermott Road and provide connectivity to an 8 acre parcel. • Sunfield Way is to stub to the north property line approximately 2,130 feet west of Black Cat Road and provide connectivity to a 15 acre parcel. 27. Install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 28. Construct two local streets to intersect McDermott Road as proposed. Daphne Street is to intersect McDermott Road approximately 510 feet north of McMillan Road and Quintale Drive is to intersect McDermott Road approximately 510 feet south of McMillan Road. 29. Construct new collector, Rustic Oak Way, to intersect McMilland Road at the'/Z mile, and construct new local street, Aldrich Way, to intersect McMillan Road approximately 1,650 feet west of Rustic Oak Way, as proposed. 30. Construct all internal local streets to provide a minimum offset of 125 feet from any other local street and a minimum offset of 330 feet from any collector roadway, as proposed. 31. Remove the existing driveway and construct a 40 foot wide full access driveway, as proposed, onto McMillan located approximately 220 feet from Aldrich Avenue, to serve a new fire station. Pave the entire width of the driveway and 30 feet into the site beyond the edge of pavement of McMillan Road. 32. Construct a 20 foot wide driveway onto McDermott Road, located approximately 180 feet north of the southwest corner of the site, as proposed, to serve the Meridian Sewer Lift Station. Pave the entire width of the driveway and 30 feet into the site beyond the edge of pavement of McDermott Road. 33. Construct a 30 foot wide driveway onto Aldrich Avenue, located approximately 230 feet from McMillan Road, as proposed, to serve the new fire station. Pave the driveway its entire width and a minimum of 30 feet into the site beyond the edge of pavement of Aldrich Avenue. 34. Construct 3 driveways onto Quintale Drive as proposed. Provide 2 driveways for Block 10 Lot 25 which is to be developed as multifamily. One driveway is to be 24 feet wide and located approximately 410 feet east of McDermott Road. The second driveway is to be 24 feet wide and to align with Aldrich Avenue. Construct one 24 wide full access driveway, located approximately 250 feet east of McDermott Road, to serve the Western Ada County Recreation Center. Pave the driveways their entire width and 30 feet into the site beyond the edge of pavement of Quintale Drive. 35. Direct lot access is prohibited to McDermott Road, Black Cat Road, McMillan Road, Rustic Oak Road, and Octavia Drive, other than the access specifically approved with this application and should be noted on the final plat. 36. Payment of impacts fees are due prior to issuance of a building permit. 37. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All irrigation facilities shall be relocated outside of the ACRD right-of-way. 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 27 DRAFT The Oaks Subdivision 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 ACRD right-of-way or easement areas. 6. All utility relocation costs associated with improving street be borne by the developer. 7. It is the responsibility of the applicant to verify The applicant at no cost to ACRD shall repair The applicant shall be required to call DIGLINE days prior to breaking ground within ACHD right Traffic Operations 387-6190 in the event a compromised during any phase of construction. 8. Utility street cuts in pavement less than five ye writing by the District. Contact the District's numbers) for details. 9. All design and construction shall be Standards and approved supplemen ACRD Standards unless specifically Idaho shall prepare and certify all imp 10. Construction, use and prope requirements of ACHD prior t~ 11. No change in the terms and writing and signed by the a authorized representative of written confirmation of any ch 12. If the site plan or use should Inge in the ply the applicant t that time u by the ACRD F. ~ Policy Manual, ISPWC edures and all applicable registered in the State of with all applicable ns of this approval shall be valid unless they are in or the applicant's authorized representative and an The burden shall be upon the applicant to obtain change in the future, ACRD Planning Review will review the tional improvements to the transportation system at that time. of the property which is the subject of this application, shall y with ACHD Policy and Standard Conditions of Approval in waiver/variance of the requirements or other legal relief is The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACRD 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. the site shall all existing utilities within the right-of-way. existing utilities damaged by the applicant. (1-811-342-1585) at least two full business -of-way. The applicant shall contact ACHD iy ACHD conduits (spare or filled) are ors old are not allowed unless approved in Utility Coordinator at 387-6258 (with file 28 DRAFT The Oaks Subdivision G. Attachments 1. Vicinity Map 2. Site Plan 3. COMPASS Comments 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines 29 DRAFT The Oaks Subdivision VICINITY MAP ,~ ._ ~:; _ ,-. _ , ~ '`_t ..a s ~~J -~ - tie ~` _;-- .ro - -( r- 7 7~{`` if]t~ ~ ~ ~4' ~ ~ s ~ ~~ 4r • S .k [S iA 'R ' 1rs _~ ~~y~ s ' ._ ~~ew y t., *~. • ~. .~ ~ ~. s- ~~~~~~ ~ t d~1.A7J ~ , ~~ I~ _ ~ -1 ': 1. ~. ~ ~ _ .. ~ ! S. _ _ ~ _' w ~ I _ - 'p ~'l ~ 4 1 Y: - ~ ~ _ _.~~ , ~ { 4,41 _ .. ~ -- ti ~ . ,a ._. '~ .- y ~~'~' 'M . _ - _ r~ '~ ~ I _ ~ I _ , _ - -,~ ' .1.'\ a. hry. "~1:Y• ~ 30 DRAFT The Oaks Subdivision SITE PLAN v 31 DRAFT The Oaks Subdivision COMPASS Letter COMPASS CCIFNUNITY PtANNINO Al10CIATION o~ somnwea iaena August 26, 2013 RECEIVEI ? 9 2013 Bill Parsons City of Meridian 33 E Broadway Ave. Suite 102 Meridian, Idaho 83642 Re: yaks North and Qaks South Subdivision Dear Mr. Parsons: The Community Planning Association of Southwest Idaho (COMPASS) received the transmittal of the annexation, rezone, preliminary plat for a total of 963 single family lots, 488 multi-family units, and 5 office tots on approximately 5.5 acres, a 7.8 acre mini-storage lot, and 43.5 acres of open spaces on approximately 388 acres. The project is generally located on the north and south sides of West McMillan Road between North McDermott Road and North Black Cat Road. Site Conditions and Forecasts The 2035 Planning Functional Classification Map indicates West McMillan Road as a minor arterial, McDermott Road as a proposed expressway, and Black Cat Road as a minor arterial. A proposed collector road traverses both the Oaks North and Oaks South. Figure 1 shows the 2035 Planning Functional Classification of existing and proposed roadways in the vicinity of the site and an explanation is available on the COMPASS website at http://www.compassidaho.org/prodserv/func-maps.htm . Figure 1 i~ { 32 Mtlrtlk ••• ROpoltd UApibk RaDalAE~rul'^a/ - RlwpalMerul ...• RapweCRncnllMra' - WnpAMa Rcgostd AYrv Aktal - CAItcBOr ..._ Ropo~ECdkda DRAFT The Oaks Subdivision The site is within traffic analysis zones (TAZ) 865, 856, 870, and 871, consuming those TAZ's entire 2040 household forecast and 85% of the 2040 household forecast in the adjacent TAZs. Please see Figure 2 for the TAZs in the area and Table 1 for the current and forecasted demographics. Table 1 TAZ Z01 O Census Existing + Proposal 2040 Forecast Build-out Households Jobs Households Jobs Households Jobs Households Jobs 865, 9 0 1,460 10 456 0 2,348 373 866, 87 0, and 871 For information purposes, Table 2 summarizes the existing and future demographics for the TAZs adjacent to the project. Table 2 2010 Census 2040 Forecast TAZ Households Jobs Households Jobs 854 5 3 56 3 855 1 0 19 25 859 16 14 119 114 861 5 0 5 100 864 21 1 44 201 869 1 0 0 0 873 6 0 74 0 874 5 2 74 2 877 i3 11 386 311 878 6 51 494 51 Total in Adjacent TAZs 79 82 1,271 807 Total in Subject and Adjacent TAZs . _ 88 8Z 1,727 8D7 _ 33 DRAFT The Oaks Subdivision Figure 2 :.~. r MI cr. 1 ( } { w, j~ m .• MI ~ - «. r_ . ~~._ r_..... [ wt ~ ws 9 E i - -- ~ - -~. ~ w0 I w Vii' -~ ~'1'.'~, r,. M c.v.w.-........ qe~ .~ ~. - b++ea><. ~ Y.. ~ ~..'. ^r I f . ( ~ d i ~ ~ ~.rw w0 ~ _~ ~ _ -~.a.- _ ,s... ~„-. ~r 'e•a. f A ~: p~ a wf er__ ~ l~-•~ ..... f ~ r..~. m ~ ~. Access Management There are no identified access management issues with the proposed design. Intersections with McMillan and McDermott Roads, per the Traffic Impact Study, appear to consider the future State Highway 16 extension and the access management goals and policies of Ada County Highway District. Mobility Management Although, the proposed development may include transit supportive densities (more than 7 dwelling units per acre) in the multi-family neighborhood, the total developments gross density (at 4.04 dwelling units per acre) does not meet the transit supportive density threshold. The location is not within a quarter mile of existing transit stops or transit routes. The closest bus stop/park and ride is located approximately 3.5 miles to the northwest of the development along State Highway 44. This route provides a single peak hour trip in each direction running from Caldwell to Boise. This route serves the cities of Middleton, Star and Eagle. 34 DRAFT The Oaks Subdivision 35 DRAFT The Oaks Subdivision Valley Regional Transit has developed a transit plan titled Valleyconnect, which establishes a vision for future transit system needs based on short-term growth projections, regional and local land uses, and roadway plans. This plan will help guide future transit investments. The proposed development is near the northwest boundary of a planned flex route service area, which is designed for neighborhood services in less dense areas. Additionally, Valleyconnect calls for two park and ride facilities approximately 1.5 miles (to the northwest and southwest) from the development. These facilities may provide future links for planned express route services to major destinations in Ada and Canyon Counties. The proposed development is in the Meridian School District boundary, and is within the Ponderosa Elementary enrollment area. The proposed development is approximately 2 miles from Ponderosa Elementary school. If you have any questions, please contact Carl Miller, Principal Planner, at 208-475- ZZ39 or cmillerCo~comoassidaho.or4. Sincerely, Matthew ). Stoll Executive Director pc: Mindy Wallace, Ada County Highway District File 701 CM:nb T:\FY13\700 ServicesV01 General Membership Services\Development Review\City of Meridian\Oaks.docx 36 DRAFT The Oaks Subdivision Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notifi and road improvements, to help the utilities in budgeting and to clarify 1) Notification: Within five (5) working days upon improvements by Highway entities, developers shall I utility owners and the Ada County Utility Coon but not be limited to, project limits, scope construction dates, and any portions critical to of utilities. 2) Plan Review: The developer shall provide 1 preliminary project plans and schedule a plan utility improvements, a plan review conferenc utility owners. Conference notification shall als the developer shall notify utilities of the status for their project. At the plan review conferenc adjust and/or negotiate with the developer o developer with a letter of review indicating tl facilities. Said letter of review is to be providec plan review conference. right of way utilities of local highway ~y existing process. required right of way tification to the affected notification shall include ants/project, anticipated ments and coordination e highway entities and all utility owners with ~eview conference. Depending on the scale of may not be necessary, as determined by the be sent to the UCC. During the review meeting of right of way/easement acquisition necessary each company shall have the right to appeal, its own behalf. Each utility shall provide the costs and time required for relocation of its within thirty calendar days after the date of the 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. notification of pated date w rmed shall be shall be c otherwise will provide highway entities, utility owners and the UCC with proceed with right of way improvements and include the ence. This notification shall indicate that the work to be t to final approved plans by the highway entity. The developer shall meeting prior to right of way improvements. Utility relocation activity the times established during the preconstruction meeting, unless 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. 37 DRAFT The Oaks Subdivision 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 ACRD ®The ACRD Planning Review Section will receive the development application to ®The Planning Review Section will do one of the following: ^Send a "No Review" letter to the applicant stating that there this time. ^Write a Staff Level report analyzing the impacts of the deg evaluating the proposal for its conformance to District Policy. ®Write a Commission Level report analyzing the impacts of the and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: ^For ALL development applications, including those receiving a "Nc • The applicant should submit one set of engineerec Review Section for plan review and assessment i required by ACHD, then architectural plans may be • The applicant is required to get way, including, but not limited to, specific conditions of approval at transportation system and transportation system to ACHD for review by the Development (Note: if there are no site improvements urposes of impact fee assessment.) yes (ACHD) for ANY work in the right-of- ovements and utility cuts. ^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. ^ Driveway or Property Approach(s) Construction (Subdivisions) ^ Sediment ~ Erosion Submittal • 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. • At least one week prior to setting up aPre-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 ACRD ^ 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 aPre-Con. 38 DRAFT The Oaks Subdivision Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD 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. Only a Commission member who voted with the reconsideration, but the motion may be seconded by a by all Commissioners present. If a motion to reconsider is made and seconded certain time. The request must be in writing and later than 3:00 p.m. on the day meeting following the meeting at w receipt of the request, the Secretai for that next scheduled regular Con The request for reconsider forth new facts and inform situation that has develoK establishing an error of fay supported by oral testimony side can move for oner and is voted on a motion to postpone to a ~ to the Secretary c the Commission's action to be recon~ ay District no iuled regular taken. Upon ~ the agenda d by written documentation setting the earlier meeting, or a changed f the earlier vote, or information action. The request may also be is the original matter is in the exact position it on originally. It will normally be returned to nission may set the date of the meeting at Commission shall only take action on the da notice so provides. ie original matter is again on the agenda for Commission action, ACHD staff may present such written and oral testimony as the fission determines to be appropriate, and the Commission may >rity of the Commission deems advisable. sider passes, the applicant may be charged a reasonable fee, to costs, as established by the Commission. 39 DRAFT The Oaks Subdivision