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ACHD CommentsDevelopment Services Department ~• ~ ~~ ~}~~ CHD comn,~'eo~ ~o ~,ticc Project/File: Lead Agency: Site address: Commission Hearing: Commission Approval: Applicant: The Oaks Subdivision The applicant is requesting preliminary plat, annexation, rezone and development agreement modification approvals for a mixed use development on 388 acres. The site is proposed to contain 963 residential lots and 73 common lots, 4multi-family lots, one mini-storage lot, 5 office lots, 1 Western Ada County Recreation Facility and 1 fire station. The site is located south of Chinden Boulevard between Black Cat and McDermott Roads in Meridian, Idaho. City of Meridian South of W. Chinden Blvd., between N. Black Cat Rd. and N. McDermott Rd. December 11, 2013, 2013 Consent Agenda -moved to Regular Agenda December 11, 2013 Coleman Homes, LLC 1859 S. Topaz Way, Suite 200 Meridian, Idaho, 83642 Representative: Becky McKay Engineering Solutions, LLP 1029 N. Rosario Street, Suite 100 Meridian, ID 83642 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace(a~achdidaho.org Lauren Watsek Phone: 387-6218 E-mail: Iwatsek(c~achdidaho.orp i :• r~ , ;.~:> ._„. _, ~ ;:3 - ,_ , _. ,, ., t s ~.,~ ;~ ~ a ~~ a d 2 . (Yd ~ _ 1` r ~ r ~ ~ ~4 _1 ~; w ,.n._. .v. ~ r ~ ~ ; . ~~,~ 4~ > ~ $$$ ~ l r .`-. '~~ ~~~; fi" + h 4':H g .~y ,t ti, t ~ , , i x ~'.~~.. • ~, X~ . k g A. Findings of Fact 1. Description of Application The applicant is requesting preliminary plat, annexation and rezone and development agreement modification approvals for The Oaks Subdivision. The proposal includes 963 residential lots and 73 common lots on approximately 388 acres and is located south of Chinden Boulevard between Black Cat Road and McDermott Road. The proposed development also includes 4multi-family lots, one mini-storage lot, 5 office lots, 1 Western Ada 1 The Oaks Subdivision County Recreation Facility and 1 fire station. The applicant is requesting a zoning change from R- 4, R-8, R-15, and RUT to R-4, R-8, R-15 and L-O. The applicant's proposal is consistent with the comprehensive plan for the City of Meridian. 2. Description of Adjacent Surrounding Area: Direction Land Use Zonin North Rural Urban Transition RUT South Rural Urban Transition RUT East Residential/ Rural Urban Transition R-8/RUT West Rural Urban Transition 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: Oakcreek a 118-lot subdivision, is located to the east of the site and is in various stages of development. 5. Transit: Transit services are not available to serve this site. 6. New Centerline Miles: The proposed development includes 11.07 centerline of new public road. 7. 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. 8. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP): • Black Cat Road is listed in the Capital Improvements Plan to be widened to 3 lanes from Ustick Road to US Hwy 20/26 (Chinden Boulevard) between 2027 and 2031. • McMillan Road is listed in the Capital Improvements Pan to be widened to 3 lanes from Star Road to Black Cat Road between 2017 and 2021. • Ustick Road is listed in the Capital Improvements Plan to be widened to 5 lanes from McDermott Road to Black Cat Road between 2022 and 2026. • The intersection of McMillan Road and Black Cat Road is listed in the Capital Improvements Plan to be widened to 6 lanes on the north leg, 6 lanes on the south, 4 lanes east, and 4 lanes on the west leg, and signalized between 2017 and 2021. • The intersection of Ustick Road and Black Cat Road is listed in the Capital Improvements Plan to be widened to 7 lanes on the north leg, 7 lanes on the south, 7 lanes east, and 7 lanes on the west leg, and signalized between 2017 and 2021. • The intersection of Ustick Road and McDermott Road is listed in the Capital Improvements Plan to be widened to 5 lanes on the north leg, 5 lanes on the south, 6 lanes east, and 6 lanes on the west leg, and signalized between 2017 and 2021. • The intersection of Black Cat and Chinden Boulevard is listed in the Capital Improvement Plan 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. 2 The Oaks Subdivision B. Traffic Findinas 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 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 ACRD 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 ACHD 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 located on McMillan Road between Black Cat and McDermott Road within the Meridian City limits in Ada County (see Figure 1 on page 6). The site is currently undeveloped and zoned as Medium-Low Density Residential (R-4) to High Density (R-40). The proposed land uses consist of: 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 center 0 17,700 square feet of general office o Fire station The preliminary site plan shows 22 phases proposed for the development. This traffic impact 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 Phase 3 constructs the following land uses by 2023: 0 317 single-family dwelling units 0 60 apartments 3 The Oaks Subdivision 0 4,300 square foot daycare center Two full accesses approaches 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 intersect 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 o This approach does not meet ACHD's minimum spacing for an unsignalized public street of 1,320 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 o This approach does not meet ACHD's minimum spacing for an unsignalized public street of 1,320 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 McMillan Road (Aldrich Way) o This approach is located approximately 920 feet east of McDermott Road o This approach meet's ACHD's driveway spacing requirement of 710 feet from a signalized intersection on a minor arterial o A westbound right-turn lane is warranted with Phase 2 traffic • Full access approach on McMillan Road (Rustic Oak Way) o This approach is located approximately one-half mile east of McDermott Road and approximately 0 1,640 feet east of the proposed Aldrich Way approach o This approach meets ACHD's required 1,320 feet separation from an unsignalized collector street and the half mile spacing for a signalized collector street. o A westbound left-turn lane is warranted with Phase 1 traffic o A westbound right-turn lane is warranted with Phase 2 traffic o An eastbound left-turn lane is warranted with Phase 3 traffic o This approach requires a traffic signal or roundabout to mitigate Phase 3 traffic • Temporary full access approach on Black Cat Road (Octavia Drive) 4 The Oaks Subdivision o This approach location has not been determined at this time of thisTlS but was assumed to be constructed by 2023. 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 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 programmed 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. 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. Proposed Mitigation for 2017 (Phase 1) Background Traffic For the 2017 background 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 as discussed above, Proposed Mitigation for Existing Traffic. No roadway improvements are needed to mitigate the 2017 background traffic. For the 2017 background traffic conditions analyzed with the existing intersection control and lane configurations, one study area intersection is expected to exceed ACHD's minimum operational thresholds: Black Cat Road and Chinden Boulevard intersection with widening for alert- turn lane, through lane and shared through right-turn lane on the Chinden Boulevard approaches and a left turn lane and a shared through and right-turn lane on Black Cat Road approaches (5 X 3 intersection) Proposed Mitigation for 2017 (Phase 1) Site Plus Background Traffic For the 2017 site plus background traffic conditions analyzed with the existing roadway lane configurations, or with the preceding mitigation improvements, one study area intersection is expected to exceed ACHD's minimum operational thresholds: Black Cat Road and Ustick Road intersection. Two improvement options at the Back Cat and Ustick Road intersection are proposed to mitigate the 2017 site plus background traffic: • Traffic signal with alert-turn lane and a shared through and right-turn lane on all approaches (3 X 3) • Single-lane roundabout Proposed Mitigation for 2020 (Phase 2) Background Traffic For the 2020 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 discussed above, Proposed Mitigation for Existing Traffic. As a result, no roadway improvements beyond those identified for preceding mitigation are needed to mitigate the 2020 site plus background traffic. 5 The Oaks Subdivision 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 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 Trafific 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 and right-turn lane on all approaches (3 X 3) • Single-lane roundabout With the 2023 site plus background traffic conditions, an eastbound left turn-lane is warranted at the Rustic Oak Way intersection on McMillan Road, and a northbound left-turn lane and southbound right-turn lane is warranted at the Octavia Drive intersection on Black Cat Road. With the 2023 site plus background traffic conditions, stop control and the proposed lane configurations, one site access intersection is expected to exceed ACHD's minimum operational thresholds: Rustic Oak Way and McMillan Road intersection. Two improvement options at the Rustic Oak Way and McMillan Road intersection are proposed to mitigate the 2023 site plus background traffic: • Traffic signal with alert-turn lane and a shared through and right-turn lane on the northbound, southbound, and eastbound approaches, and alert-turn lane, through lane, and aright-turn lane on the westbound approach (3 X 3/4) • Single-lane roundabout 6 The Oaks Subdivision Staff Comments/Recommendations: ACHD Traffic Services and Development Review staff have reviewed the submitted traffic impact study and found it to meet it to meet ACHD's policy and standards. Staff agrees with the findings and recommendations of the traffic impact study, which are discussed in further detail as part of the phasing plan, Finding No. 1 below. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) PM Peak PM Peak Existing Future Roadway Frontage Functional Hour Hour Level Plus Level of Classification Traffic Count of Service Pro'ect Service '`*Chinden N/A Expressway 815 N/A N/A Boulevard N/A US 20/26 McMillan 3,925 Minor Arterial 77 Better than Better „D„ Road feet "D" than "D" Black Cat 218 feet Minor Arterial 162 Better than Better Better Road "D" than "D" than "D" McDermott 3,018 Expressway/ 28 Better than Better Better Road feet Minor Arterial "D" than "D" than "D" * Acceptable level of service for atwo-lane principal arterial is "E" (690 VPH). * Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH). ** ACHD does not set level of service thresholds for State Highways. 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Chinden Boulevard west of Black Cat Road was 15,783 on June 5, 2013. • The average daily traffic count for Black Cat Road north of Ustick Road was 2,924 on June 13, 2013. • The average daily traffic count for McDermott Road north of McMillan Road was 496 on October 23, 2013. • The average daily traffic count for McMillan Road west of McDermott was 1,142 on October 23, 2013. C. Findings for Consideration 1. Phasing Analysis As part of the submitted traffic impact study the applicant's engineer provided a phasing plan identifying which roadway improvements are necessary to serve the site with each phase of the development. The phasing plan includes roadway segment and intersection improvements internal to the site, and off site. The Oaks preliminary site plan shows 22 phases for the development. The phasing analysis consolidates the 22 phases into three major phases by year. Each phase is anticipated to include the following land uses and trip generation: Phase 1 is anticipated to generate approximately 5,157 vehicle trips per day, with 392 in the AM and 484 trips in the PM peak hour. Phase one is expected to be constructed by 2017 and includes the following land uses. 7 The Oaks Subdivision • 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 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 plan which identifies the mitigation measures to mitigate the traffic impacts of The Oaks subdivision. The mitigation plan is by phase and recommends the following improvements. Phase 1 o Signalize and widen the Black Cat Road /Chinden Boulevard intersection to a 3 X 5 intersection. o Signalize and widen the Black Cat Road /Ustick Road intersection to a 3 X 3 intersection, or a single lane roundabout. o Construct a westbound left-turn lane at the McMillan Road /Rustic Oak intersection. 8 The Oaks Subdivision Proposed Mitigation for Phase 1 - 2017 Build Out Spr~lize and wkten tM Nleck Cat Road! h'r r~ trard iMersectia~ to a 3X5 iMeroection • ~ ~~ ,~ --- -~ 21, ._.,.__, -•-- _ ~ ~u ~,~ _ fff _t r ' \ ~ ~ ~ \ •' »...,,~ ~y ~~ ~ «. ---t-•- ~ ~ ~.. 1 ' 11 y i ~,. I . ~ ~~_-M_. ~'a ~ r ~~• ~ ~ ~~ ~' _ ~ . - -~9~;-~ . _._ Construct a westbound IeR-turn - . ~-- lar» at tt-e McMiHsn Road/Rustic -----:----- _ ~ : t Oak Way ir>tersectbn ~1.. ._ M ~~ ~ •- , .- ..~ _ - .mot ~ f~ ~~~ _ .~~ ,.i _ ,~ ~., ,,f ~~- ~ _,,,,~ , ~.._ •-. t . +I Signalize and widen the 81ack Cet ~ Road/ I~i~ Road iMeraection to a 3X3 ,. intersection, or a single lane roundabout. 9 The Oaks Subdivision Phase 2 o Construct a westbound right-turn lane at the McMillan Road/Rustic Oak intersection. Proposed Mitigation for Phase 2 - 2020 Build Out r_ _. ~~_ _ 1 ~ ; -_._.. - ----- r 1 i. ,. ..~. .......-..~ j .~ • T ;r 1~ ------.------..~J . r~~_ _~ ._ r ~ . ,~ ,. __~ .`..--~ 1 ...~~ ~ / .~ ~ G /F f/ 1 > / / `' `~ ~., fN4g1 E ~.. ..: ~ ~ ~;,~ ~ ... ^.,~. , , . •. ~ . . I' - ~ L _ ~_~ tit - _. .~ x YI~~~, .~ ...:Yz.__ ~ ~ ~ . i IMF i'.. ~ _ r Construct ~ westpound rpM-tum ~'~::-'- ZaneattMMcMisnRoedJRustic -..-. -_-- -._..._._:_._._. ..__._. . _._ ._ I Oak Way intersection. ..,• _ 1 ~~. ~r~ ~ ~ :Y ~ - n"y. ~ ~~ ~ .. M Ny RW{0..7 I IwGR 5 f ,\ ~~ `~ ~ ~ ! .M w I - 1 , ~ ~. 1 d1~ . •~ ..... - y 1J t i ~ ! _1._ _. • ,`__ 4 ;• 1 . .1 's..., •' ~ 1 -- ..... '.._W. l_.-~ 1 1 y qly ,A Ir 10 The Oaks Subdivision Phase 3 o Signalize and widen the Black Cat Road /McMillan intersection to a 3 X 3 intersection, or a single lane roundabout. o Construct an eastbound left-turn lane at the McMillan Road/Rustic Oak intersection. o Construct a northbound left-turn lane and a southbound right-turn lane at the Octavia Drive/Black Cat intersection. o Signalize and widen the McMillan Road/Rustic Oak intersection to a 3 X 3/4 intersection, or a single lane roundabout. o Widen McMillan Road to 3 lanes between Black Cat and McDermott Roads. 11 The Oaks Subdivision Proposed Mitigation for Phase 3 - 2023 Build Out ~_ ,~.9 }~ .,, t ., , :..~~ _ t 1 !!•___~, \ y.l~E `.t l i M p~p Y ~1~_ R T, ~~ ~ i~ 12 The Oaks Subdivision Staff Comments/Recommendations: Staff has reviewed the phasing plan and agrees with the recommendations with the following comments and/or modifications. All improvements identified in each phase of the mitigation plan will need to be completed in the phase identified prior to approvals of future phases. OR, when the equivalent vehicle trips 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. As an alternative to the improvements recommended for the Chinden/Black Cat intersection in the phasing plan, the applicant could signalize and widen the Black Cat leg of the intersection to 3 lanes as an interim condition until ACHD moves forward with the full intersection widening project listed in the CIP. Or, the applicant could request to enter into a cooperative development agreement (CDA) with the District to complete the full intersection widening project as identified in ACHD CIP. To ensure the warranted improvements in Phase 3 are constructed prior to when they are needed to mitigate the site's traffic staff requested additional information from the applicant's engineer to identify how many units (single-family lots and apartments) could be construct in Phase 3 prior to necessitating the required Phase 3 improvements. Based on the provided information 212 single-family building lots and 40 apartment units or the equivalent vehicle trips 2,281 could be final platted prior to making all of the required Phase 3 improvements. All Phase 3 improvements should be constructed prior to plan approval and signature on the first final plat in Phase 3 that includes the 213 single-family building lot, the 41St apartment units, or 2,282 vehicle trips per day. 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. With Phase 1 of the development the construction of a westbound left turn lane was recommended, Phase 2 recommends the construction of a westbound right turn lane and Phase 3 recommended an eastbound left turn lane on McMillan Road at the McMillan Road/Rustic Oak intersection. At a minimum the westbound left and right turn lanes and the eastbound left turn lane should be constructed when the McMillan Road/Rustic Oak intersection is first constructed. Or as an alternative the single lane roundabout could be constructed when the intersection is first constructed as required in Phase 3. The right-of--way dedication and the concept design for the roundabout will be required with the phase of the development that includes the McMillan Road/Rustic Oak intersection. The roundabout should be designed meeting all of the requirements of ACHD's Roundabout Design Manual (District policy 5188). 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 within Phases 2 and 3 as identified above. Cooperative Development Agreement (CDA) 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 13 The Oaks Subdivision 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 6 intersection, and to widen McMillan Road to 3 lanes between McDermott and Black Cat Road, as noted 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 the CIP. Signal hardware is available and will be provided for the intersection improvement project. The applicant should be responsible for all other project costs. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. At a minimum the interim intersection improvements would include the signalization and widening of the Black Cat leg of the Chinden/Black Cat intersection to 3 lanes, signalization and widening of the Black Cat Road/Ustick Road intersection to a 3 X 3 intersection, and the signalization and widening of the Black Cat Road/McMillan intersection to a 3 X 3 intersection. In order to ensure the intersections and roadway segments 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. 14 The Oaks Subdivision ~~ f 15 The Oaks Subdivision Required Mitigation for Phase 1 - 2017 Build Out Required Mitigation for Phase 2 - 2020 Build Out ~~ a r 16 The Oaks Subdivision Required Mitigation for Phase 3 - 2023 Build but ~~ 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 extend 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. Staff Comments/Recommendations: The applicant has coordinated and planned for the SH-16 extension with the Idaho Transportation Department (ITD) and ACHD. As such, the applicant has planned for the future right-of-way dedication to accommodate the future McMillan Road overpass at SH-16. Staff is supportive of the applicant's pro-active approach in planning for the future SH-16 extension. 18 The Oaks Subdivision 3. McMillan Road a. Existing Conditions: McMillan 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 McMillan Road. b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete 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: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of 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 proposing to construct 5 foot wide detached meandering sidewalk on both sides of McMillan Road abutting the site. d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved as proposed. The applicant should be required to construct a detached 5 foot wide sidewalk parallel to McMillan Road, located a minimum of 30 feet from centerline of the road. 19 The Oaks Subdivision The applicant should be required to provide permanent right-of-way easements for public sidewalk 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. The applicant should be required to dedicate additional right-of--way for McMillan Road a total of 74 feet of right-of-way from the centerline of McMillan Road abutting the site. 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. Consistent with the recommendations of the TIS the applicant should be required to construct a westbound left turn lane, westbound right turn lane, and an eastbound left-turn lane on McMillan Road at the McMillan Road/Rustic Oak intersection when the intersection is first constructed. Or as an alternative the single lane roundabout could be constructed when the intersection is first constructed as required in Phase 3. 4. Black Cat Road a. Existing Conditions: Black Cat 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 Black Cat Road (25 feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of--way dedicated beyond the existing right-of--way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete 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. 20 The Oaks Subdivision 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, arterial street requirements, and specific roadway features required through development. This segment of Black Cat Road is designated in the MSM as a Residential Arterial with 5 lanes and on-street bike lanes, a 71 foot street section within 96 feet of right-of--way. 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 41 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 to total 37 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. The applicant should be required to dedicate an additional sidewalk easement beyond the 37-feet of dedicated right-of--way to 48-feet from the centerline of Black Cat Road. Consistent with the recommendations of the TIS the applicant should be required to construct northbound left-turn lane and a southbound right-turn lane at the Octavia Drive/Black Cat intersection (if the road is constructed and intersects Black Cat) prior to the plans acceptance or signature of the first final plat within Phase 3 that includes the 213 single-family building lot, the 41St apartment units, or 2,282 vehicle trips per day. 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). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of--curb to back-of--curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along 21 The Oaks Subdivision 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 presence 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: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of--way acquisition, arterial street requirements, and specific roadway features required through development. This segment of 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, and should be approved, as proposed. The MSM was developed prior to ITD's adoption of the final alignment of the SH-16 extension. At that time ACHD and the City of Meridian were planning McDermott Road to be a 5 lane regional expressway. However, since that time the alignment for the SH-16 extension has been determined (see Finding 2) and in this area SH-16 is planned to shift west of McDermott Road with local street connections in this area. This Allows for some remnant segments of McDermott Road to be vacated and the elimination of the McDermott Road/McMillan Road intersection. Because of this staff recommends that MSM for McDermott Road between Ustick Road and Chinden Boulevard be modified to note this segment of McDermott Road as a 3 lane collector roadway, a 46-foot street section with vertical curb, gutter, and 5-foot wide detached concrete sidewalks within 74 feet of right-of-way. Therefore, the applicant should be required to dedicated 37-feet of right-of-way from the centerline of McDermott Road abutting the site and place the proposed 5-foot wide detached concrete sidewalk a minimum of 30-feet from the centerline of McDermott Road abutting the site. 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 The Oaks Subdivision 6. Collectors a. Existing Conditions: There are no 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: 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. 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: 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. 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. 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 23 The Oaks Subdivision the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4, requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of--way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as anon-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to construct 2 new 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 Comments/Recommendations: The applicant's proposal to construct 2 new collectors is consistent with the MSM, meets District Policy, and should be approved as proposed. The applicant should be required to provide the design and road trust for '/z of the canal crossing for Rustic Oak Way, which is proposed to stub to the south property line. The applicant should be required to install a sign at the terminus of each residential collector 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. 24 The Oaks Subdivision 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 25 The Oaks Subdivision 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. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • 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. 26 The Oaks Subdivision • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, but not limited to, a "hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. Stub Street Policy: District policy 7207.2.4, states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4 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 ROAD WILL BE EXTENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of--way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as 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 9 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. • 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. 27 The Oaks Subdivision • 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. • Doublerock Court is proposed to stub to the west property line approximately 450 feet east of McDermott Road and provide connectivity to an 8 acre parcel. • Elmstone Avenue is proposed to stub to the north property line at the site's northeast corner and will provide connectivity to a 6 acre parcel. All of the proposed stub streets with the exception of Torana Street are less than 150-feet in length and therefore temporary turnarounds are not required. 28 The Oaks Subdivision Sunfield Way Stub Street Locations Aldrich Avenue Oralenso Avenue Doublerock ~~~~ Court I,I r .... ,~ a. fa. .. f ._ rl as '-.._ I~R Rustic Oak/Collector Rustic Oak/Collector i ___...~, I~1 '~~ J~'[° Elmstone Avenue ~ > r ~ r Octavia/Collector { ; ; L ~ ~ ~~ Doublerock Drive ; i i ~,-~> ,r i I I I Rico Drive ~ i I i i I I I I - ~ -- ~Quintale Street Torana Street d. Staff Comments/Recommendations: The applicant's proposal 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 meets District Policy and should be approved. The applicant should be required to provide a permanent right-of-way easement for public sidewalks 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 construct all cul-de-sacs with minimum turning radii of 45 feet. 29 The Oaks Subdivision The applicant should be required to construct a temporary cul-de-sac turnaround at the terminus of Torana Street, as the stub street extends greater 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 anon-buildable lot until the street is extended. The applicant should be required to install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 8. Roadway Offsets a. Existing Conditions: There are no roads constructed internal to the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1 a (7205.4.6). Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. District policy 7205.4.2 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). 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 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). The applicant is proposing to construct new collector, Rustic Oak Way to intersect McMillan Road at the '/2 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. d. 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 Oak Way to intersect McMillan Road at the '/2 mile, and construct new local street Aldrich Way to intersect McMillan Road approximately 1,650 feet west of Rustic Oak Way meets District Policy and should be approved, as proposed. 30 The Oaks Subdivision The applicant's proposal 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 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 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 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 1 a, 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 abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. c. Applicant's Proposal: The applicant is proposing to remove the existing driveway and construct a 40 foot wide full access driveway onto McMillan located approximately 220 feet from Aldrich Avenue, to serve a new fire station. 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 31 The Oaks Subdivision 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 Road a. Existing Conditions: There is one existing driveway on the west side of McDermott Road approximately 325 feet north of the southwest corner of the site. 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 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 1a 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 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 1 a, 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 abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. c. Applicant's Proposal: The applicant is proposing to construct a 20 foot wide driveway onto McDermott Road, located approximately 180 feet north of the southwest corner of the site, to serve the Meridian Sewer Lift Station. d. Staff Comments/Recommendations: The applicant's proposal does not meet District Access Management, and Successive Driveway Policies, however, staff recommends a modification of policy to allow the driveway to be located as proposed due to the fact that McDermott Road has a low traffic volume, the adjacent driveway serves one residence, and the Meridian Sewer Lift Station will not produce heavy traffic. 32 The Oaks Subdivision 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 McDermott Road. 9.3 Aldrich Avenue a. Existing Conditions: Aldrich Avenue is not currently constructed. b. 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. 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, 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 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. 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, 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. g. Applicant's Proposal: The applicant is proposing to construct 3 driveways onto Quintale Drive. The applicant is proposing to provide 2 driveways for Block 10 Lot 25 which is to be developed as multifamily. One driveway is 24 feet wide and located approximately 410 feet east of McDermott Road. The second driveway is 24 feet wide and proposed to align with Aldrich Avenue. 33 The Oaks Subdivision The applicant is proposing to construct one 24 wide full access driveway, located approximately 250 feet east of McDermott Road, to serve the Western Ada County Recreation Center. h. Staff Comments/Recommendations: The applicant's proposal to construct 3 driveways onto Quintale Drive meets District Policy and should be approved as proposed. The applicant should be required to pave the driveways their entire width and 30 feet into the site beyond the edge of pavement of Quintale Drive. 10. Temporary Access/Webster Drive The applicant has proposed to construct a 20-foot wide temporary access road to intersect Black Cat Road located approximately 90-feet south of the north property line and 165-feet north of the future east/west mid-mile collector roadway (Octavia) to be construct as the parcel to the south develops. The applicant has proposed to relinquish the temporary access once the property to the south develops and the mid-mile collector roadway (Octavia) south of the site is constructed. Staff is supportive of the applicant's proposal and recommends that a temporary right-of-way easement be provided for the 20-foot wide temporary access road. The easement would be released once the future east/west mid-mile collector roadway (Octavia) is constructed. ACHD 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 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/Ustick to a 7 X 7 intersection, Black Cat Road /McMillan to a 6 X 6 intersection, and to widen McMillan Road to 3 lanes between McDermott and Black Cat Road, as listed in the District's Capital Improvement Plan. • The Cooperative Development Agreement shall 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. 34 The Oaks Subdivision Signal hardware is available and will be provided for the intersection improvement project. The applicant shall be responsible for all other project costs. 2. Or construction of interim intersection improvements would include the signalization 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. 3. 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 4. 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. 5. 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 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. When the when the McMillan Road/Rustic Oak intersection is first constructed construct a westbound left turn lane, a westbound right turn lane and an eastbound left turn lane on McMillan Road at the McMillan Road/Rustic Oak intersection. Or as an alternative the single lane roundabout could be constructed when the intersection is first constructed as required in Phase 3. 7. Provide the concept design and dedicate the right-of-way for the roundabout at the McMillan Road/Rustic Oak intersection when the intersection is constructed. The roundabout should be designed meeting all of the requirements of ACHD's Roundabout Design Manual (District policy 5188). 8. 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 the first final plat within Phase 3. 9. Construct a northbound left-turn lane and a southbound right-turn lane at the Octavia Drive/Black Cat intersection (if the road is constructed and intersects Black Cat) prior to the plans acceptance or signature of the first final plat within Phase 3 that includes the 213 single-family building lot, the 41St apartment units, or 2,282 vehicle trips per day. 10. Construct a single lane roundabout at the McMillan Road /Rustic Oak intersection prior to the plans acceptance or signature of the first final plat within Phase 3 that includes the 213 single- family building lot, the 41St apartment units, or 2,282 vehicle trips per day. The right-of-way dedication and the concept design for the roundabout shall be required with the phase of the development that includes the McMillan Road/Rustic Oak intersection. 35 The Oaks Subdivision 11. Widen McMillan Road to 3 lanes between Black Cat and McDermott Roads prior to plans acceptance or signature of the first final plat within Phase 3 that include the 231-single family building lot, the 41St apartment unit, or 2,282 vehicle trips per day. 12. Submit an updated traffic impact study for review prior to plans acceptance and signature of the first final plat for Phases 2 and 3. 13. Construct a 20-foot wide temporary access road to intersect Black Cat Road located approximately 90-feet south of the north property line and 165-feet north of the future east/west mid-mile collector roadway (Octavia) to be construct as the parcel to the south develops. Provide a temporary right-of-way easement for the 20-foot wide temporary access road. The easement will be released once the future east/west mid-mile collector roadway (Octavia) is constructed. 14. 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. 15. Construct a detached 5 foot wide sidewalk on McMillan Road, located a minimum of 30 feet from centerline. Provide permanent right-of--way easements for public sidewalk 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. 16. 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. 17. 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. 18. 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. 19. Dedicate 37-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. 20. Dedicated 37-feet of right-of-way from the centerline of Black Cat Road abutting the site. 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. Dedicate an additional sidewalk easement beyond the 37-feet of dedicated right-of--way to 48-feet from the centerline of Black Cat Road abutting the site. 21. 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, 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. 36 The Oaks Subdivision • Construct Octavia Drive, as 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. 22. Provide design and road trust for'h of canal crossing for Rustic Oak Way, which stubs to the south property line. 23. Install a sign at the terminus of each residential collector stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE." 24. Construct all internal local streets, as proposed, 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. Provide a permanent right-of-way easement for public sidewalks 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. 25. Construct 5 cul-de-sac streets and 7 knuckles as proposed. Construct cul-de-sacs with minimum turning radii of 45 feet. 26. Construct 9 internal local stub streets 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. • 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. • Doublerock Court is to stub to the west property line approximately 450 feet east of McDermott Road and provide connectivity to an 8 acre parcel. • Elmstone Avenue is to stub to the north at the site's northeast property line and provide connectivity to a 6 acre parcel to the north. 27. Install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 37 The Oaks Subdivision 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 a new collector, Rustic Oak Way, to intersect McMillan Road at the'/2 mile, and construct a 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 shall 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 ACHD right-of-way. 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. 38 The Oaks Subdivision 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 ACRD 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 awaiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. COMPASS Comments 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines 39 The Oaks Subdivision VICINITY MAP 40 The Oaks Subdivision SITE PLAN 41 The Oaks Subdivision COMPASS Letter pMMIMR e1MMIlAI~ MMIM~MM August 26, 2013 RECEIVEf~ ;, ,, BHI Parsons ,~;.wD a F~a,~F ,~<,,q~,, ""; City of Meridian 33 E Broadway Ave. Suite 102 Meridian, Idaho 83642 Re: Aai~ North and Oaks South Su hrislon Dear Mr. Parsons: The Community Planning Assodation 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 oRice lots on approximately 5.5 acres, a 7.8 acre mini-storage lot, and 43.5 acres of open spaces on approximately 388 acres. The protect ~ generally located on the north and south sales of West McMillan Road between North McDermott Road and North Black Cat Road. Bite Conditions and Forecasts The 2035 PtanMng Func~lonal Classification Map Indicates West McMtllsn Road as a mMor 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 PlanMng Functional Classificatkm of existing and proposed roadways kt the vkkrity of the sfte anti an explanatk~n is •vaNabk on the COMPASS webslte at httn://www.comaasstdaho.oralorodserv/font-~aos.htm . uro i «, ~ ea ., ~~ ,. ww -- Mende e.-. ... RepewOdrWle ExMeM+! PegeledEiNMew1 ~ ~ ~ ~ ~ ~ -- PreandMlwl ~, • PNpaedVar+pl~eMaN - AlmaiANw ~•••'~° .... RoOOUdIMaAkrl - Gkatr ~ re w ••• AeAeekCaNdn 42 The Oaks Subdivision The site is within traffic analysis zones (TAZ) 865, 866, 870, and 871, consuming those TAZ's entire 2040 household forecast and 8596 of the 2040 household forecast in the adjacent TAZs. Please see Fire 2 for the TAZs in the area and Table i for the current and forecasted demographics. Table 1 TAZ ZD20 Cansus Exlstlnp + Proposes! 2040 Forecast dwiid-out Households lobs Households lobs Households lobs Households >obs 865, 9 0 1,460 10 456 0 2,348 373 866, 870, and 871 For information purposes, Table 2 summarizes the existing and future demographks for the TAZs adjacent to the project. T~L1~ N _ _-_ _ _ 2010 Gnsus $040 Forscesst TAZ Housaholdls Sobs Households lobs 854 5 3 56 3 855 1 0 19 25 859 16 14 119 114 861 5 0 S 100 864 21 1 M 301 869 1 0 0 0 873 6 0 74 0 874 5 2 74 2 877 13 it 386 311 878 6 51 494 51 Total M Adjacent TAZs 7! 82 1,271 807 Total M Subject and wnt TAZs Ss 82 1,727 1f07 43 The Oaks Subdivision FiIIure 2 Atxess Mini~el'nMt 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 goats 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 muiti-family neighbofiood, the total developments gross density. (at 4.04 dweiding 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 rids is bcated 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. 44 The Oaks Subdivision Valley Regional Transit has developed a transit plan titled Valleyconnett, 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, Valleyoonnect calls for two park and ride fadlities approximately 1.5 miles (to the northwest and southwest) from the development. These fadiities may provide future links for planned express route services to major destinations in Ada and Canyon Counties. The proposed development is in the Meridian Sdiooi Distrkt 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 Miler, Principal Planner, at 208-475- 2239 or cmiller~comoassidaho.oro. Sincerely, \v~ Matthew J. Stoll Executive Director pc: Mindy Wallace, Ada County Highway District File 701 CM:nb T:\FY13\700 Services\701 General Membership Servioes\Development Fteview\City oi' Meridian\Oaks.doac 45 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 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 a-mail notification information. 46 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 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. It~rlls to be canoietsd by A~Illc~lnt: ^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 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 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 aPre-Con. 47 The Oaks Subdivision Request for Reconsideration of Commission Action 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. 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 3:00 p.m. on the day 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 ACRD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 48 The Oaks Subdivision