Development Services Department

Transcription

1 Development Services Department Project/File: Lead Agency: Site address: Harris Ranch Specific Area Plan Text Amendments/ZOA The applicant is requesting approval of a text amendment application to allow modifications to current Harris Ranch Specific Area Plan (SP01) approvals. A detailed list of the modifications is noted on page 2 of this report. City of Boise Warm Springs Avenue Commission Hearing: May 28, 2014 Regular Agenda Applicant: Doug Fowler Harris Family Ltd. Partnership 4940 Mill Station Drive Boise, ID Representative: Hethe Clark Spink Butler, LLP 251 E. Front Street Boise, ID Staff Contact: Mindy Wallace Phone: mwallace@achdidaho.org 1 DRAFT 2014 SP01 Mod

2 Introduction On April 10, 2007 the ACHD Commission heard and approved the Harris Ranch Specific Area Plan (SP01) and on October 3, 2012 the ACHD Commission heard and approved a text amendment to modify SP01 with comments and recommendations to the City of Boise. SP01 includes 1,295-acres, all of the land that is anticipated to be incorporated into the Harris Ranch development. The applicant is required to comply with all recommendations of the Specific Area Plan for each preliminary plat application unless specifically modified in subsequent preliminary plat approvals. The ACHD actions on the preliminary plat applications set forth ACHD s site specific conditions of approval for each preliminary plat. Since ACHD s 2007 action on the Specific Area Plan, the applicant has requested 3 other modifications to SP01, one in 2009, 2011, and The 2009 and 2011 requests were land use related and did not impact ACHD recommendations. The 2012 requests were specifically related to ACHD s 2007 action on SP01 and took into consideration alterations to future Parkcenter Boulevard, the number of roundabouts to be constructed on future Parkcenter Boulevard, and required traffic impact study updates. The applicant s current request to modify SP01 is specifically related to ACHD s 2012 action and addresses the following items: Establish alternative time frames for Parkcenter Boulevard Extension, Roundabout 1, and the Southerly By-pass Modify the current CDA, and conditions related to timing of construction for Roundabout 1, and Roundabout 2, Parkcenter Extension, and the southerly By-pass Development along existing Warm Springs Avenue Improvement of existing Warm Springs Avenue Extension of utilities in existing Warm Springs Avenue prior to constructing Roundabout 1 Removal of Timbersaw Drive collector roadway connection across Idaho Power Corridor Reclassification of Timbersaw as a local street east of Shadywood Relocation of the future School Site Reclassification of Tapadaras and Shadywood as local roadways as part of Dallas Harris Estates (DHE) 12 preliminary plat Text Amendments affecting other ACHD recommendations and requirements as listed below Approval of the SP01 modifications will also require amendments to the Cooperative Development Agreement (CDA), as amended by the First, Second, and Third Addendums to the CDA. Throughout the remainder of the report you will see references to lots or residential units. Lots are defined as single family building lots. Residential units are individual dwelling units such as apartments, townhomes, or a combination of both. In this report you will also see references to future Parkcenter Boulevard and the realigned Warm Springs Arterial. Future Parkcenter Boulevard is existing Warm Springs Avenue to be reconstructed and renamed after the realigned Warm Springs Arterial is constructed. The realigned Warm Springs Arterial has previously been referred to as the new southerly arterial by-pass. 2 DRAFT 2014 SP01 Mod

3 A. Findings for Consideration 1. Application Timeline Prior to the transmittal of the 2014 SP01 Modification application from Boise City on January 15, 2014 the applicant and staff met several times to discuss the proposed SP01 Modification application and the traffic impact study process. The applicant s development team and staff have continued to meet and work through the proposed SP01 modifications, different phasing scenarios of transportation improvements, and the traffic impact study process. Because of this it has taken a significant amount of time to get to the point of preparing a staff report which includes all of the applicant s current requested modifications and a complete traffic impact study. Below is a timeline that notes key submittal dates, meetings, and the TIS process. April 2013 through October 2013 ACHD staff met with Harris Ranch Team and Fehr and Peers traffic engineers multiple time to review MXD Traffic Study methodology (alternative methodoly requested by Harris Ranch) for use at Harris Ranch in anticipation of next SP01 modification application. November 6, 2013 ACHD staff met with Harris Ranch Team to review proposed modifications to SP01. November 14, 2013 ACHD staff met with Boise City, Idaho Power representatives at Mayor s Office to review proposed modifications to SP01. November 20, 2013 ACHD staff met with Harris Ranch Team to review proposed modifications to SP01. December 19, 2013 ACHD staff met with Harris Ranch Team to review proposed modifications to SP01. January 15, SP01 mod application was transmitted to ACHD for review text amendments and transportation improvement phasing plan. January 21, 2014 ACHD staff met with Harris Ranch engineer to discuss design of proposed 2 lane realigned Warm Springs arterial. January 29, 2014 Transmitted revised transportation improvement phasing plan from Boise City. February 6, 2014 ACHD staff met with Harris Ranch Team to discuss phasing of transportation improvements. February 11, 2014 Received 1 st traffic impact study (TIS) submittal. February 11, 2014 ACHD staff met with Boise City Planning Staff and Fire Department Staff to coordinate review of Harris Ranch proposed modifications to SP01. February 14, 2014 ACHD staff sent out TIS completeness review letter TIS submittal incomplete. February 20, 2014 ACHD staff met with Harris Ranch Team to discuss proposed phasing plan. 3 DRAFT 2014 SP01 Mod

4 February 21, 2014 Harris Ranch Team provided a revised phasing plan. February 24, 2014 Harris Ranch Team sends written response to ACHD s February 14 th TIS completeness review letter. March 3, 2014 Received 2 nd TIS submittal. March 10, 2014 ACHD staff sent out 2 nd TIS completeness review letter TIS incomplete. March 14, 2014 Staff, Harris Ranch Team, and the traffic engineer have a conference call to discuss TIS. March 31, 2014 Received 3 rd TIS submittal. April 15, 2014 ACHD staff met with Harris Ranch Team to discuss DHE 12 preliminary plat and how the Harris Ranch Team proposes to address outstanding issues. April 18, 2014 ACHD s TIS comments to the applicant s traffic engineer. April 25, 2014 ACHD staff has a conference call with the applicant s traffic engineer regarding ACHD s April 18 th TIS . April 28, 2014 ACHD staff has a conference call with the applicant s traffic engineer regarding ACHD s April 18 th TIS . April 28, 2014 ACHD sends applicant an requesting clarification of what is being requested based on the current SP01 Mod application and meetings that have occurred over the past few months be confirmed. April 30, 2014 ACHD staff has on-site meeting with Harris Ranch Team and Boise City staff to look at topography and construction constraints. May 1, 2014 ACHD staff sends a transportation improvement phasing plan and request that the applicant review it and provide confirmation that this is the phasing plan to be included in the ACHD action on the SP01 Modification application. May 5, 2014 Received 4 th TIS submittal. May 5, 2014 The applicant sent staff an confirming what is being requested based on the current SP Mod application and an updated transportation improvement plan. 4 DRAFT 2014 SP01 Mod

5 2. Current SP01 Requirements On October 3, 2012 the ACHD Commission heard and approved a text amendment to modify SP01 with comments and recommendations to the City of Boise. The 2012 SP01 modification application was specifically related to ACHD s 2007 action and addressed alterations to future Parkcenter Boulevard, the number of roundabouts to be constructed on future Parkcenter Boulevard, and required traffic impact study updates. This action established the frame work for a new Cooperative Development Agreement (CDA) and site specific conditions of approval which identify key dates and thresholds for the construction of Parkcenter Boulevard extension and the 1st and 2nd roundabouts, the construction of the realigned Warm Springs Avenue arterial, interim improvements to future Parkcenter Boulevard, and Warm Spring construction phasing (attachment 3). As part of the current SP01 modification application, the applicant is requesting to change the existing conditions of approval, regarding the construction of Parkcenter Boulevard extension and the 1st and 2nd roundabouts, the construction of the realigned Warm Springs Avenue arterial, interim improvements to future Parkcenter Boulevard, and Warm Springs construction phasing as noted in the attached letter from the applicant (attachment 4). The site specific conditions of approval the applicant is asking to modify are listed below: 1. The Cooperative Development Agreement and First and Second Addendums shall be replaced with a new Cooperative Development Agreement reflecting this Commission action prior to plan or final plat approval for any phase of development abutting future Parkcenter Boulevard. 2. All of the improvements below shall be constructed prior to plan or plat approval for any final plat phase exceeding 498 total lots or 621 residential units or by the July 1, 2014 date as required by the City of Boise, whichever occurs first. a. The extension of Parkcenter Boulevard constructed as a local arterial roadway. b. Two dual lane roundabouts, the first and second roundabouts along the realigned Warm Springs Avenue arterial: i. One located at the intersection of Parkcenter/existing Warm Springs (two entry lanes on the north and eastbound approaches). ii. The second roundabout on the realigned Warm Springs Avenue arterial at the intersection with Wise Way. c. The realigned Warm Springs Avenue arterial between the 1 st and 2 nd roundabouts. 3. The realigned Warm Springs Avenue arterial shall be constructed within 12 months of future Parkcenter Boulevard reaching the 530 vph threshold as measured by a permanent counter west of Perrault Way. The 530 vph count shall be determined by the 30 th highest directional hourly volume in the year. 4. The realigned Warm Springs Avenue arterial shall be completed and accepted by ACHD prior to plan approval or any final plat phase within the 7 th Phase of the development or any final plat which exceeds 748 lots and/or 994 residential units. 5. The realigned Warm Springs Avenue arterial shall be constructed as a 4 lane minor arterial from the Parkcenter/Warm Spring intersection east to the realigned Warm Springs Avenue arterial/tapadaras intersection, 2 lanes from the realigned Warm Springs Avenue arterial/tapadaras intersection to the realigned Warm Springs Avenue arterial/existing Warm Springs intersection. 5 DRAFT 2014 SP01 Mod

6 6. The three roundabouts proposed to be constructed on the realigned Warm Springs Avenue arterial shall be constructed as dual lane roundabouts, with two entry lanes on the eastbound approach and free running right turn lane at the realigned Warm Springs Avenue arterial/tapadaras intersection. 7. Interim improvements to future Parkcenter Boulevard (improvements prior to construction of the realigned Warm Springs Avenue arterial) shall begin at Perrault Way moving east without leapfrogging over roadway segments or intersections. The improvements shall include constructing future Parkcenter Boulevard to a 48-foot 3 lane Collector street section, with two 12-foot travel lanes, two 6-foot bike lanes, 11-foot center landscape island. a. The 11-foot center landscape island shall be temporally omitted at two intersections; Trailwood Way and Shadywood Way. At these two intersections northbound left turn lanes shall be constructed. All other intersections, with the exception of the 4 roundabouts shall be restricted to right-in/right-out movements only with the installation of Jersey barriers. b. The northbound left turn lanes at the intersection of Trailwood Way and Shadywood Way shall be designed and constructed meeting all ACHD standards; and provide a minimum 50 feet of storage and 50 foot tapers at the intersections. c. The applicant shall be required to submit a plan for the installation of the Jersey barriers for review and approval. This shall include a signage plan for these intersections meeting MUTCD requirements. d. The landscape medians shall remain as public right-of-way and the applicant shall enter into a license agreement for the maintenance of any proposed landscaping. e. The applicant shall install Rapid Rectangular Flashing Beacons or similar treatment as approved by ACHD for pedestrian safety at the intersection of Trailwood Way and Shadywood Way until the realigned Warm Springs Avenue arterial is constructed and accepted. 8. The applicant shall be required to remove the interim improvements (Jersey barriers) prior to final acceptance of the realigned Warm Springs Avenue arterial. 9. Warm Springs Avenue Construction Phasing The applicant shall adhere to the following criteria to minimize the impacts to the public until the realigned Warm Springs Avenue arterial is constructed and open: a. No alteration to future Parkcenter Boulevard until after the 1 st Roundabout and Parkcenter Blvd west to the east Parkcenter Bridge is completed. b. No alteration to future Parkcenter Boulevard until Old Hickory Way (new north-south collector roadway) is completed, and Barber Drive west of Old Hickory Way is reconstructed and available to be utilized as the detour route. c. No construction or closures on future Parkcenter Boulevard between Memorial Day and Labor Day unless approved by ACHD upon review and concurrence with the proposed 6 DRAFT 2014 SP01 Mod

7 construction schedule. d. No more than 3 construction phases on Parkcenter Blvd / future Parkcenter Boulevard (including the Parkcenter Blvd, 1 st roundabout phase). e. Warm Springs Avenue construction phases necessitating a closure of future Parkcenter Boulevard may not occur in consecutive calendar years. f. Provide ACHD written approval from Boise City Fire Department for alternative access during all construction phases impacting future Parkcenter Boulevard. A detailed analysis of the existing requirements, the proposed modifications, and staff's recommendations are noted below. 3. Cooperative Development Agreement ACHD and the Harris Family Limited Partnership entered into the Cooperative Development Agreement (CDA) November 28, The CDA provided for the construction and improvements to several roads supporting the development undertaken by Developer. The CDA was subsequently amended by the First Addendum to Cooperative Development Agreement dated April 15, 2009 (the First Addendum ), which First Addendum, among other things, identified improvements for Segment D and the C and D Intersection, as defined in the CDA. The CDA was subsequently amended by the Second Addendum to Cooperative Development Agreement dated October 27, 2010 (the Second Addendum ), which Second Addendum defined certain phases of the development, and specified the number of authorized lots and required improvements associated with each phase. The CDA was subsequently amended by the Third Addendum to Cooperative Development Agreement dated March 20, 2013 (the Third Addendum ), which Third Addendum, among other things, provided for the construction and improvements to a portion of Parkcenter Boulevard and Warm Springs Avenue as well as Roundabout 1 and Roundabout 2 as defined in the Third Addendum as the Project. The Project as agreed to in the Third Addendum (attachment 5) is comprised of two road segments and two intersections: a. Segment 1 is the portion of East Parkcenter Boulevard as shown on Exhibit B (formerly identified as Segment D in the CDA. Segment 1 will be developed to include four travel lanes, bike lanes, and a sidewalk in accordance with the same design criteria that ACHD has used for that portion of East Parkcenter Boulevard constructed by ACHD and will connect to Segment 1. Segment 1 will be approximately 1000-feet long, 75-feet wide, and will have four 12-foot wide travel lanes, two 5 and 1/2 footwide bike lanes, and two 7-foot wide attached sidewalks. The depiction of the point at which Segment 1 begins on the west is shown on Exhibit C attached hereto. b. Segment 2 is the portion of future East Parkcenter Boulevard as shown on Exhibit B. Segment 2 will be developed as a 4-lane parkway (73-foot street section) with two 13-foot travel lanes, two 11-foot travel lanes, a12- foot center landscape island 6.5-foot bike lanes, 12-foot planter strips, and 6-foot detached concrete sidewalks. The right-of-way shall extend to 2 feet behind the curb. An easement to the City of Boise shall be granted by the Developer and accepted by the City of Boise for the public sidewalk adjacent to Segment 2 on the 7 DRAFT 2014 SP01 Mod

8 Harris Ranch (north and east) side of the roadway prior to issuance of a notice to proceed. c. Roundabout 1 Intersection is the intersection at Segment 1 and Segment 2 (formerly identified as C and D Intersection in the CDA, First Addendum and Second Addendum) and shall be developed as a multi-lane roundabout with a free running eastbound to southbound turn lane. d. Roundabout 2 Intersection is the intersection at Segment 2 and Wise Way and shall be developed as a two lane roundabout. Under the terms of the Third Addendum, the Project as detailed above was to be completed no later than July 1, The October 3, 2012 ACHD Commission action on the modification of SP01 required the Project as detailed above to be completed prior to plan or plat approval for any phase exceeding 498 total lots or 621 residential units or by July 1, 2014, whichever occurs first. Under this condition, no plan or plat approval may be granted after July 1, 2014 until the Project is completed if this condition is not modified. To date, 314 lots have been final platted within SP01. Lucky Harris 13 subdivision is currently under review containing 102 residential lots. If the Lucky Harris 13 lots final plat in the coming weeks, then 82 additional lots may be final platted in SP01 prior to July 1, 2014 under the current conditions. a. Applicant s Proposal The applicant is proposing to construct the Parkcenter Boulevard road segment and Roundabout 1 by December 31, The applicant is not proposing to construct road Segment 2 and Roundabout 2. However, the applicant is proposing to construct realigned Warm Springs Avenue arterial as a two lane rural road for the full length, from Roundabout 1 to the eastern connection to future Parkcenter Boulevard. The interim two lane arterial would consist of two 12 foot travel lanes and two 6 foot bike lanes and is proposed to be completed by December 31, The applicant is also proposing to use Roundabout 1 as the pedestrian crossing of Warm Springs Avenue for the residents on the north in lieu of an earlier proposed sidewalk along Wise Way. 8 DRAFT 2014 SP01 Mod

9 Proposed Phasing Plan Transportation Improvements b. Staff Recommendation Staff supports the proposal to construct the Parkcenter Boulevard road segment, Roundabout 1 and the interim two lane realigned Warm Springs Avenue arterial. The completion of these improvements would provide an arterial route through the development allowing the applicant to modify and reconstruct future Parkcenter Boulevard without impacting vehicular traffic and will also provide an alternative route for pedestrians and bicycles. The applicant should be required to provide pedestrian connectivity from Roundabout 1 to the new greenbelt to the south. IF the Commission elects to modify the CDA as amended by the First, Second, and Third Addendums, staff recommends the following conditions of approval: 1. No alterations to or construction in future Parkcenter Boulevard (existing Warm Springs Avenue) until after the Parkcenter Boulevard road segment and Roundabout 1 are completed (see Existing Warm Springs Avenue Construction Phasing section below). 2. The Parkcenter Boulevard road segment and Roundabout 1 shall be substantially complete no later than October 31, 2015; with final completion by November 30, a. The Parkcenter Boulevard road segment shall be developed to include four travel lanes, bike lanes, and a sidewalk in accordance with the same design criteria that ACHD has used for that portion of East Parkcenter Boulevard constructed by ACHD and which will connect to this road segment. The segment is approximately 1000-feet long,75-feet wide, and will have four 12-9 DRAFT 2014 SP01 Mod

10 foot wide travel lanes, two 5 and 1/2 foot-wide bike lanes, and two 7-foot wide attached sidewalks. 3. Provide a pedestrian facility, sidewalk or pathway on the realigned Warm Springs arterial that meets Boise City requirements, in a public easement dedicated to the City of Boise. The pedestrian facility, sidewalk or pathway shall extend from Roundabout 1 to the greenbelt connecting near the future Wise Way intersection. 4. The interim two lane realigned Warm Springs Avenue arterial shall be substantially complete no later than October 31, 2016; with final completion by November 30, a. The interim 2 lane arterial realigned Warm Springs Avenue arterial shall include two 12 foot travel lanes and two 6 foot bike lanes. b. The roadway shall include a center left turn lane at the approved left-in/right-in/right-out driveway to be located between Roundabout 1 and Wise Way. c. The roadway shall include a receiving lane from the free running right turn lane in Roundabout 1. The receiving lane shall extend past the ¾ movement driveway in b. above and then taper to the 2 lane roadway section described in a. above. 5. Except as set forth in Condition 9.a, no plat approval for any phase exceeding 498 total lots or 621 residential units or past November 30, 2015, until the Parkcenter Boulevard road segment and Roundabout 1 are completed, whichever occurs first. This will allow the platting of all lots within Dallas Harris Estates No. 12 preliminary plat except the townhouse lots abutting future Parkcenter Boulevard. 6. No plat approval for any phase that includes final platting lots abutting future Parkcenter Boulevard until the interim two lane realigned Warm Springs Avenue arterial is completed. 7. Except as set forth in Condition 9.a, no additional final plats beyond Dallas Harris Estates No. 12 will be signed until the interim two lane realigned Warm Springs Avenue arterial is completed. 8. No plan or plat (preliminary or final) approval for any phase of the development if the Parkcenter Boulevard road segment and Roundabout 1 are not completed by November 30, 2015 and/or the two interim lane realigned Warm Springs Avenue arterial is not completed by November 30, Exisitng Warm Springs Avenue (Future Parkcenter Boulevard) Construction Phasing a. Existing conditions of approval: The applicant shall adhere to the following criteria to minimize the impacts to the public until the southerly arterial by-pass is constructed and open: a. No alteration to existing Warm Springs Avenue until after the 1 st Roundabout and Parkcenter Boulevard west to the east Parkcenter Bridge is completed; provided the requirement to construct these improvements by July 1, 2014 is not changed by the ACHD Commission. b. No alteration to existing Warm Springs Avenueuntil Old Hickory Way (new north-south 10 DRAFT 2014 SP01 Mod

11 collector roadway) is completed and Barber Drive west of Old Hickory Way is reconstructed and available to be utilized as the detour route. c. Construction or closures on existing Warm Springs Avenuebetween Memorial Day and Labor Day may be considered by ACHD upon review of site conditions and other relevant factors. The construction schedule shall be submitted to ACHD for review no later than March 1 st to provide a sufficient construction window before Memorial Day. No construction or closures on existing Warm Springs Avenuebetween Memorial Day and Labor Day should be allowed if the construction can be accomplished earlier in the year. All construction or closures on existing Warm Springs Avenuemust be approved by ACHD, and only after review and concurrence with the proposed construction schedule. d. Warm Springs Avenue construction phases necessitating a closure of existing Warm Springs Avenuemay not occur in consecutive calendar years beginning in This will allow construction on Warm Springs Avenue in 2014 and e. Provide ACHD written approval from Boise City Fire Department for alternative access during all construction phases impacting Warm Springs Avenue. b. Applicant s Proposal: The applicant is requesting that the conditions above be removed. In its place, the applicant is proposing that plans and plats may be submitted for review and approval, and reconstruction of Warm Springs Avenue to the ultimate street section on any segment be allowed; but no final plats would be signed until the realigned Warm Springs Avenue arterial is completed as an interim two lane rural road for the full length, from Roundabout 1 to the eastern connection to future Parkcenter Boulevard. The applicant is also proposing to construct and plat Dallas Harris Estates No. 12 (DHE 12) located east of Old Hickory Way and north of existing Warm Springs Avenue. As proposed, the DHE 12 preliminary plat includes 3 local street intersections with existing Warm Springs Avenue. In the last SP01 Mod, the applicant proposed a methodology for the gradual development along existing Warm Springs Avenue which included developing from west to east and interim measures for new intersections with existing Warm Springs Avenue until the realigned Warm Springs Avenue arterial was completed. This methodology as detailed in Section 6 of the October 3, 2012 staff report provided for limits on new intersections until the realigned Warm Springs Avenue arterial was constructed. It also contemplated the full build out of the future Parkcenter Boulevard street section from west to east. The new proposal does not include the build out of the full street section from west to east before constructing new intersections on the future Parkcenter Boulevard as a two lane rural road. c. Staff Recommendation: Staff is not supportive of the applicant s proposal. Piecemeal construction of existing Warm Springs Avenue will cause continued disruption of traffic on existing Warm Springs Avenue and is not feasible given the proposed realignment of the roadway with the reconstruction. In the ultimate configuration, future Parkcenter Boulevard will shift approximately one lane width south. This shift makes it inadvisable to reconstruct future Parkcenter Boulevard in small segments making the traffic shift a lane width back and forth. One shift with appropriate tapers is acceptable; multiple shifts in the travel lanes are not advisable for traffic safety reasons. DHE 12 should be limited to one new local street intersection at Shadywood prior to completion of the interim two lane realigned Warm Springs Avenue arterial. A center left turn lane should be constructed at the intersection. No additional intersections with existing 11 DRAFT 2014 SP01 Mod

12 Warm Springs Avenue should be allowed prior to completion of the interim two lane realigned Warm Springs Avenue arterial. d. Staff recommends the following conditions of approval: The applicant shall adhere to the following criteria to minimize the impacts to the public until the realigned Warm Springs Avenue arterial is constructed and open: 1. No alteration to or construction in future Parkcenter Boulevard until after Roundabout 1 and Parkcenter Boulevard west to the East Parkcenter Bridge is completed. a. The applicant may submit plans and build the full future Parkcenter Boulevard street section from Roundabout 1 east concurrently with the construction of Roundabout 1. Because of the need to use Old Hickory as a detour route, the maximum distance the applicant may reconstruct future Parkcenter Boulevard is from Roundabout 1 to Honeycomb Way. The applicant may final plat lots fronting the segment of existing Warm Springs Avenue constructed concurrently with Roundabout 1. The final plat will not be scheduled for signature until all of the roadway improvements including Roundabout 1 have been completed or a financial surety acceptable to ACHD has been provided. 2. The applicant may install utility extensions within future Parkcenter Boulevard east of Old Hickory Way prior to the construction of Roundabout 1 provided the work does not necessitate a closure of the road for more than 3 weeks. 3. The development shall be limited to one new local street intersection at Shadywood prior to completion of the interim two lane realigned Warm Springs Avenue arterial. A center left turn lane shall be constructed at the intersection. No additional intersections with existing Warm Springs Avenue shall be allowed prior to completion of the interim two lane arterial realigned Warm Springs Avenue arterial. 4. Provide ACHD written approval from Boise City Fire Department for alternative access during all construction phases impacting existing Warm Springs Avenue. After the realigned Warm Springs Avenue arterial is constructed the applicant may make improvements to future Parkcenter Boulevard without the restrictions listed above in 4.d. 1 through 4. The applicant may plat lots abutting the north side of future Parkcenter Boulevard with or without constructing full street improvements. If the applicant chooses to not make improvements to future Parkcenter Boulevard with the plat on the north side of the road, the entire road would need to be constructed with each plat abutting the south side of future Parkcenter Boulevard. Regardless of when future Parkcenter Boulevard is improved, the improvements need to occur in a sequential order from west to east to avoid multiple shifts in traffic. 5. Traffic Impact Study The traffic impact study notes that the realigned Warm Springs Avenue arterial will function at an acceptable level of sevice as a 2-lane minor arterial in 2016 when the realigned Warm Springs Avenue is proposed to be constructed. In the future with the full build-out of Harris Ranch in 2035 the realigned Warm Springs Avenue arterial will need to be widened to 4-lanes with dual lane roundabouts at the intersections of Wise Way, Old Hickory, and Tapadaras. 12 DRAFT 2014 SP01 Mod

13 Widening of the realigned Warm Springs Avenue arterial to 4-lanes would occur when the property abutting the realigned Warm Springs Avenue is platted and/or when traffic volumes warrant the widening with future preliminary plats. This will be determined throught the review of future traffic impact studies with the future preliminary plat applications. The dual lane roundabouts at the intersections of Wise Way, Old Hickory, and Tapadaras would be constructed when the roadways are extended and the intersections are constructed. The traffic study also notes that the following off-site intersections would need to be improved when warranted: Boise Avenue/Eckert Road Warm Springs/SH-21 Realigned Warm Springs Avenue/Future Parkcenter Boulevard The timing of and type of intersection improvements will be determined throught the review of future traffic impact studies. 6. Proposed Roundabout Changes a. Current SP01 Requirement: The current SP01 approvals require the construction of dual lane roundabouts on the realigned Warm Springs Avenue arterial at the intersections of Wise Way, Old Hickory, and Tapadaras. b. Applicant s Proposal: The applicant is propsing to construct single lane roundabouts as adjacent properties develop. c. Staff Comments/Recommendation: Staff is not supportive of the applicant s proposal. The TIS confirms that the realigned Warm Springs Avenue arterial will need to be widened to 4 lanes in the future. A four lane roadway will require dual lane roundabouts for these intersections to operate in the future. The applicant may build single lane roundabouts initially with the interim 2 lane arterial. At such time as traffic warrants that the roadway and/or intersections be widened in the future, the applicant shall be responsible for the costs to rebuild the roundabouts to dual lane roundabouts. If the applicant builds interim single lane roundabouts initially, they should be required to build the outside footprint of a dual lane roundabout and widen to the inside when traffic volumes warrant. 7. Proposed Roadway Changes a. Current SP01 Requirement: The current SP01 approvals require the extension of Shadywood, north to Barber Road and the extension of Timbersaw Drive, east from Old Hickory south of the Barberton Historic Home site and across the Idaho Power Corridor tying into Harris Ranch Road at the segment of Timbersaw Drive constructed as part of Harris Ranch Subdivision No. 3. Both Shadywood and Timbersaw are currently classified as collector roadways. 13 DRAFT 2014 SP01 Mod

14 Connections proposed to be removed = b. Applicant s Proposal: The applicant is proposing to remove the extension of Shadywood north to Barber Road and the extension of Timbersaw Drive east of Old Hickory south of the Barberton Historic Home site across the Idaho Power Corridor to Harris Ranch Road as part of the SP01 modification application. The applicant is proposing a removal of a Homeowner's Association Green space in area NE 8 to allow the construction of a collector roadway Wolf Street, through the site as part of DHE 12. Wolf Tree Street is proposed to extend as a collector roadway from Old Hickory east, stubbing to the Idaho Power Corridor. The applicant is proposing that the City of Boise obtain an easement through the Idaho Power Corridor and that the Harris Ranch Community Infrastructure District fund the future extension of the roadway to Harris Ranch Road. Additionally, the applicant has proposed to reclassify Shadywood and Tapadaras north of existing Warm Springs, and Timbersaw Drive east of Shadywood from collector to local roadways. 14 DRAFT 2014 SP01 Mod

15 c. Staff Comments/Recommendation: Staff is not supportive of the applicant s proposal to remove a public street connection across the Idaho Power Corridor to Harris Ranch Road as is currently required in SP01. Staff recommends the connection stay, and that SP01 be modified to show the extension of Wolf Tree as a collector roadway across the Idaho Power Corridor. The Wolf Tree connection will provide an essential east/west connection within Harris Ranch tying together the existing east and west portions of the development, provides an alternative east/west route to existing Warm Springs, and the connection is consistent with ACHD s Continuation of Streets policy and connectivity goals. This requirement will be reviewed in the future with the preliminary plat application that encompasses this area. 15 DRAFT 2014 SP01 Mod

16 Staff recommends that Harris Ranch work with Idaho Power to acquire the right-of-way necessary to extend Wolf Tree across the corridor instead of Boise City, as they have proposed. Idaho Power has indicated to ACHD that they would be open to allowing a roadway crossing their corridor. The extension of Wolf Tree should be constructed when the area east of Tapadaras (DHE 12) is developed. Harris Ranch will indicate on its Proposed Roadway Changes exhibit and Roadway Circulation Plan that the Wolf Tree connection will be reviewed in the future with preliminary plat applications that encompass this area. Wolf Tree Connection 16 DRAFT 2014 SP01 Mod

17 Staff is supportive of the applicant's proposal to remove the connection of Shadywood north to Barber Road if approved by the Boise City Council, as this would be a minor local street connection and is not needed for traffic purposes. Staff is supportive of the applicant's proposal to reclassify Shadywood and Tapadaras north of existing Warm Springs, and Timbersaw Drive east of Shadywood from collector to local roadways. Due to the planned roadway layout and connectivity in this area these roadways are not expected to high volumes of traffic, therefore collector roadway classification is not needed for traffic purposes on these roadways. 8. Relocation of the School Site a. Current SP01 Requirement: The current 2007 and 2012 approvals of SP01 require the school site to be located in area NE 11, which is located north of future Parkcenter Boulevard and west of the Idaho Power Corridor. b. Applicant s Proposal: The applicant is proposing to relocate the school site to a future location south of future Parkcenter Boulevard within sections SE 1,2,7,8 or 11of SP01. The applicant has indicated that the Harris Ranch Limited Partnership and the Boise School District have committed to determining final location within 5 years (Attachment 6). Existing School Site Proposed School Site 17 DRAFT 2014 SP01 Mod

18 c. Staff Comments: Boise City is supportive of the applicant s proposal to relocate the school site to a future location south of future Parkcenter Boulevard. The future school will be subject to a future development application, and will require a traffic impact study to be completed in conformance with Title 67, Chapter 65 of the Local Land Use Planning code and the ACHD traffic impact study policy in affect at the time of the future development application. B. Proposed Text Amendment 1. Roadway Plan a. Existing Text Page 17 Roadway Plan: This page also includes the following notes: (a) Updates to traffic impact studies will be required with each preliminary plat; (b) Future Parkcenter Boulevard will not be reclassified until the parkway arterial is fully built and accepted by ACHD; (c) Alterations to the existing Warm Springs Arterial may be made prior to the construction of the new arterial if approved by City of Boise and ACHD; (d) Particular street section regarding internal street and alley intersection will be redesigned or request for modification of ACHD policy will be made with preliminary plat applications. 18 DRAFT 2014 SP01 Mod

19 b. Applicant s Proposal: Page 17 Roadway Plan: Revise roadway section as per Exhibit D (Proposed Roadway Changes Attachment 7) and Revised Traffic Impact Study. c. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to replace the existing roadway plan with a revised roadway plan. The revised plan should be based on Exhibit D and include any additional changes, such as the extension of Wolf Tree across the Idaho Power Corridor, made to the roadway plan as a result of ACHD and Boise City actions on the 2012 and 2014 SP01 modification applications. Additionally, staff recommends the notes on page 17 be revised to reflect those actions as well and should read: (a) ACHD may require updated traffic impact studies after 200 lots have been preliminary platted or 5 years, whichever occurs first. Updated traffic impact studies may also be required by ACHD Policy for any phase including commercial land uses; (b) Future Parkcenter Boulevard will not be reclassified until the interim 2 lane parkway arterial is built and accepted by ACHD; (c) No alteration to or construction in future Parkcenter Boulevard until after Roundabout 1 and Parkcenter Boulevard west to the east Parkcenter Bridge is completed; (d) Requests for modification of ACHD policy will be made with preliminary plat applications. 2. Right-of-Way Sections a. Existing Text Pages Right-of-Way Sections: Pages show proposed street cross sections as shown below. 19 DRAFT 2014 SP01 Mod

20 b. Applicant s Proposal: Pages Right-of-Way Sections: Add note to all pages: ACHD Right-of-way may or may not include the sidewalk or a portion of the sidewalk; revise all as per Revised Traffic Impact Study. c. Staff Comments: Staff is not supportive of the applicant s proposal. During the December 14, 2011 and January 18, 2012 ACHD Commission meetings the Commission heard and approved a request for a waiver of policy to allow the applicant to modify the standard rightof-way configuration to allow the pressure irrigation system location to remain under the sidewalks as designed for final plats 6 and 7 (preliminary plats Harris Ranch 11, Dallas Harris Estates 4 and Dallas Harris Estates 8). The proposal has ACHD relinquishing jurisdiction over the public sidewalks to the City of Boise. The applicant's request for a waiver of policy was due to a change in the source of the water for the irrigation from surface water to wells proposed to be owned and operated by the developer. As a result, Boise City refused to take over the pressure irrigation system, as was originally intended. Pressure irrigation systems within the public right-of-way are allowed under ACHD policy for Private Non-Regulated Utilities and are subject to a Private Utilities Agreement between the owner, developer and ACHD. The pressure irrigation system was designed and located within the public right-of-way under the sidewalks in Dallas Harris Estates final plat phases 1 through 5. As part of those prior actions and the 2012 SP01 Modification application, the applicant proposed to provide a public sidewalk meeting all ACHD and ADA requirements, but to provide a sidewalk easement to the City of Boise. This proposal was approved by the ACHD Commission. The Dallas Harris Estates Homeowner s Association is to be responsible to maintain the sidewalks. This proposal provides the public with a public sidewalk and allows the applicant to place the pressure irrigation under the public sidewalk without additional liability and future maintenance expenses to ACHD. The proposed note "revise all as per Revised Traffic Impact Study" has no bearing on this section of the SP, as the traffic impact study is not used to establish the location of sidewalks or right-of-way widths. d. Staff Recommendations: Staff recommends that a note be added to pages 21-27, which reads: All sidewalks shall be located outside of ACHD Right-of-Way. Public sidewalks shall be located within an easement, dedicated to and accepted by the City of Boise. Sidewalks may be allowed in ACHD right-of-way crossing the Idaho Power Corridor and at pedestrian ramp locations. Additionally, staff recommends that all references to a revised traffic impact study be removed from pages Roundabouts in Harris Ranch a. Existing Text Pages Roundabouts in Harris Ranch: Pages (attachment 8) provides an introduction to the use of roundabouts by providing a brief background and history of their use, roundabout design standards, and provides concept designs for the roundabouts proposed within Harris Ranch. This section also includes a traffic capacity review for total traffic in the 2020 PM peak hour. b. Applicant s Proposal: Pages Roundabouts in Harris Ranch: Revise all pages as required by Revised Traffic Impact Study. 20 DRAFT 2014 SP01 Mod

21 c. Staff Comments: Staff is not supportive of the applicant's proposal. The proposed note "revise all as per Revised Traffic Impact Study" has no bearing on this section of the SP, as the traffic impact study is not used to provide general information on the use or benefits of using roundabouts for traffic control at intersections. d. Staff Recommendations: Staff recommends that the Roundabouts in Harris Ranch section of the SP01 on pages remain included in the plan, as the text is general informational in nature. Staff recommends that this section of the SP be updated to reflect that the roundabouts within Harris Ranch shall be designed in conformation with ACHD's Roundabout Design Guide, District policy The concept drawing included in this section of the SP, Figures 1A -1K, should also be updated to reflect the actual Harris Ranch roundabout concept drawings approved by ACHD. 4. Page 29 - Roundabouts in Harris Ranch a. Existing Text Page 29 - Roundabouts in Harris Ranch: The first paragraph, second sentence reads: The extension of Warm Springs Avenue will have six compact urban roundabouts spaced at 600 feet apart, essentially at alternate intersections. The second paragraph, second sentence reads: The main purpose of the larger multi-lane roundabouts on the by-pass roadway is to alternate the flow of traffic while providing a lower speed intersection area to accommodate pedestrian access to the river front. b. Applicant's Proposal: Page 29 Roundabouts in Harris Ranch: Revise first paragraph, second sentence to read will have 3 small roundabouts ; Revise second paragraph, second sentence to read The main purpose of the larger roundabouts on the by-pass roadway is to alternate the flow of traffic while providing a lower speed intersection ; Delete traffic capacity review and graphic (This will appear in the revised Traffic Impact Study). c. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to modify the language in first paragraph, second sentence, and the second paragraph, second sentence on page 29, as proposed. Staff recommends that the spacing dimension between the roundabouts on Warm Springs also be updated as part of this SP01 modification. Staff is also supportive of the applicant's proposal to remove the Traffic Capacity Review image from the SP01. The existing image shows an intersection capacity analysis for the intersections within Harris Ranch in which a roundabout is proposed to be constructed; under total traffic conditions in the PM peak hour in This image and the analysis is outdated, as the most recent traffic impact study was prepared using 2035 background and total traffic conditions. Staff recommends that for intersection capacity analysis information the most recent ACHD approved, traffic impact study be referenced. 5. Text Pages Roundabouts in Harris Ranch a. Existing Text Pages Roundabouts in Harris Ranch: Pages of the SP01 include concept plans and street cross sections for roundabouts as shown below. 21 DRAFT 2014 SP01 Mod

22 b. Applicant's Proposal: Pages Roundabouts in Harris Ranch: The applicant is proposing to add a note that reads: Roundabout configurations may be modified with mutual agreement between Developer and ACHD. c. Staff Comments/Recommendations: Staff is not supportive of this proposal. Staff recommends that no additional language be added to pages 33-47, and that the roundabout concept drawings on pages be updated to reflect the actual Harris Ranch roundabout concept drawings approved by ACHD. 6. Roundabout Islands a. Existing Text Page 113 (99) Roundabout Islands: Page 113 (99) of the SP01 shows colored renderings of two roundabouts, one for a West Parkway Roundabout and the other for East Warm Springs Entry Roundabout. b. Applicant's Proposal: Page 113 (99) Roundabout Islands: The applicant is proposing to revise the second label at the right for the West Parkway Roundabout illustration to read: Planting/Sculptural Elements No Height Limits. c. Staff Comments/Recommendations: Staff is not supportive of the applicant's proposal. All landscaping proposed to be located within the center of a roundabout or within the splitter islands is subject to ACHD Roundabout Design Guidelines, and Landscaping policy to ensure that there is adequate sight distance for safe travel within the influence area of the roundabout. Staff recommends a note be added that reads: All landscaping and structures proposed within the center and splitter islands of the roundabouts is subject to ACHD approval and License Agreement. 22 DRAFT 2014 SP01 Mod

23 7. Block Prototypes a. Existing Text Pages Block Prototype Details: Pages of the current SP show block type layouts and proposed street cross sections as shown below. b. Applicant's Proposal Pages Block Prototype Details: The applicant has proposed to add note to all pages which reads: ACHD Right-of-Way may or may not include the sidewalk or a portion of the sidewalk. c. Staff Comments: As noted above in section B 2 c of this report staff is not supportive of the applicant s proposal. During the December 14, 2011 and January 18, 2012 ACHD Commission meetings the Commission heard and approved a request for a waiver of policy to allow the applicant to modify the standard right-of-way configuration to allow the pressure irrigation system location to remain under the sidewalks as designed for final plats 6 and 7 (preliminary plats Harris Ranch 11, Dallas Harris Estates 4 and Dallas Harris Estates 8). The proposal has ACHD relinquishing jurisdiction over the public sidewalks to the City of Boise. The applicant's request for a waiver of policy was due to a change in the source of the water for the irrigation from surface water to wells proposed to be owned and operated by the developer. As a result, Boise City refused to take over the pressure irrigation system, as was originally intended. Pressure irrigation systems within the public right-of-way are allowed under ACHD policy for Private Non-Regulated Utilities and are subject to a Private Utilities Agreement between the owner, developer and ACHD. The pressure irrigation system was designed and located 23 DRAFT 2014 SP01 Mod

24 within the public right-of-way under the sidewalks in Dallas Harris Estates final plat phases 1 through 5. As part of those prior actions and the 2012 SP01 Modification application, the applicant proposed to provide a public sidewalk meeting all ACHD and ADA requirements, but to provide a sidewalk easement to the City of Boise. This proposal was approved by the ACHD Commission. The Dallas Harris Estates Homeowner s Association is to be responsible to maintain the sidewalks. This proposal provides the public with a public sidewalk and allows the applicant to place the pressure irrigation under the public sidewalk without additional liability and future maintenance expenses to ACHD. d. Staff Recommendations: Staff recommends that a note be added to pages , which reads: All sidewalks shall be located outside of ACHD Right-of-Way. Public sidewalks shall be located within an easement dedicated to and accepted by the City of Boise. Sidewalks may be allowed in ACHD right-of-way crossing the Idaho Power Corridor and at pedestrian ramp locations. C. Proposed Code Revisions 1. Transportation Standards Section B (4) Transportation Standards, of the current SP01 reads: (4) Transportation Standards (a) Updates traffic impact studies will be required with each preliminary plat. (b) Future Parkcenter Boulevard will not be reclassified until the parkway arterial is fully built and accepted by ACHD. (c) Alterations to the existing Warm Springs Arterial may be made prior to the construction of the new arterial if approved by City of Boise and ACHD. (d) Particular street section regarding internal street and alley intersection will be redesigned or request for modification of ACHD policy will be made with preliminary plat applications. a. Applicant s Proposal: The applicant is requesting to remove the transportation standards section from SP01 and add language noting that Transportation system requirements will be set forth in the traffic impact studies, as shown below. (4) Transportation Standards (a) Updates traffic impact studies will be required with each preliminary plat. (b) Future Parkcenter Boulevard will not be reclassified until the parkway arterial is fully built and accepted by ACHD. (c) Alterations to the existing Warm Springs Arterial may be made prior to the construction of the new arterial if approved by City of Boise and ACHD. (d) Particular street section regarding internal street and alley intersection will be redesigned or request for modification of ACHD policy will be made with preliminary plat applications. 24 DRAFT 2014 SP01 Mod

25 Transportation system requirements will be set forth in the traffic impact studies included in Volume II of the Harris Ranch Specific Plan. b. Staff Comments/Recommendations: Staff is not supportive of the applicant's proposal and recommends that the following text be added to the transportation standards section of SP01. (a) ACHD may require updated traffic impact studies after 200 lots have been preliminary platted or 5 years, whichever occurs first. Updated traffic impact studies may also be required by ACHD Policy for any phase including commercial land uses; (b) Future Parkcenter Boulevard will not be reclassified until the interim 2 lane parkway arterial is built and accepted by ACHD; (c) No alteration to or construction in future Parkcenter Boulevard until after Roundabout 1 and Parkcenter Boulevard west to the east Parkcenter Bridge is completed; (d) Requests for modification of ACHD policy will be made with preliminary plat applications. Staff does not support adding the proposed language to this section of SP01 which reads: Transportation system requirements will be set forth in the traffic impact studies included in Volume II of the Harris Ranch Specific Plan. Finding and recommendations of a traffic impact study are the opinion of the applicant s consultant. Traffic impact studies are one factor used in the analysis of a development application; a staff report will typically have information and requirements that go beyond the scope of traffic impact study. Transportation system requirements are established and set forth based on the recommendations and findings in the ACHD staff reports, which are approved by the ACHD Commission. Staff does not recommend any reference to a traffic impact study be included in SP Schools C(26). Schools, of the current SP01 reads: General Standards for Schools: (a)off-street parking shall be provided as per this Code. (b)there shall be an off street client pick up area in addition to the required off street parking. On Arterial or collector streets, a circular driveway of an off street turnaround (which does not involve any space from a required off-street parking space) shall be provided for the client pick-up area. (c) Hours of client pick up and /or drop off shall be between 7:00 A.M. and 10:00 P.M. a. Applicant s Proposal: (a) Off-street parking shall be provided as per this Code. (b) There shall be an off street client pick up area in addition to the required off street parking. On Arterial or collector streets, a circular driveway of an off street turnaround (which 25 DRAFT 2014 SP01 Mod

26 does not involve any space from a required off-street parking space) shall be provided for the client pick-up area. (c) Hours of client pick up and /or drop off shall be between 7:00 A.M. and 10:00 P.M. b. Staff Comments/Recommendations: Schools generate large amounts of traffic twice a day for drop-off and pick-ups, making an off street pick up area necessary to provide parents an area to circulate through the school site, as they drop off/pick up their child. An on-site drop off/pick area is important on collector and arterial roadways, which are designed to move vehicles and typically do not allow for on street parking. Staff does not support the applicant s proposal, and recommends the following change to the school section of the SP01 Code: (b) There shall be an off street client pick up area in addition to the required off street parking if required by ACHD at the time of the future school development application. On Arterial or collector streets, a circular driveway of an off street turnaround (which does not involve any space from a required off-street parking space) shall be provided for the client pick-up area. D. Disclaimer: On April 10, 2007 the ACHD Commission heard and approved the Harris Ranch Specific Area Plan (SP01) and on October 3, 2012 the ACHD Commission heard and approved a text amendment to modify SP01. The applicant is required to comply with all recommendations and conditions of the ACHD s 2007 and 2012 action of SP01, unless specifically modified as part of this action. E. Summary: IF the ACHD Commission votes to approve the applicants request to modify SP01 and the CDA as amended by the First, Second, and Third Addendums then the following conditions of approval shall be required in the updates to the existing preliminary plat approvals and all future preliminary plat approvals: 1. The Cooperative Development Agreement and First, Second, and Third Addendums shall be amended with a Fourth Addendum or replaced with a new Cooperative Development Agreement reflecting this Commission action prior to plan or final plat approval for any phase of development. 2. The Parkcenter Boulevard road segment and Roundabout 1 shall be substantially complete no later than October 31, 2015; with final completion by November 30, a. The Parkcenter Boulevard road segment shall be developed to include four travel lanes, bike lanes, and a sidewalk in accordance with the same design criteria that ACHD has used for that portion of East Parkcenter Boulevard constructed by ACHD and which will connect to this road segment. The segment is approximately 1000-feet long,75-feet wide, and will have four 12- foot wide travel lanes, two 5 and 1/2 foot-wide bike lanes, and two 7-foot wide attached sidewalks. 26 DRAFT 2014 SP01 Mod

27 3. Provide a pedestrian facility, sidewalk or pathway meeting Boise City requirements in a public easement dedicated to the City of Boise from Roundabout 1 to the greenbelt connecting near the future Wise Way intersection. 4. The interim two lane realigned Warm Springs Avenue arterial by shall be substantially complete no later than October 31, 2016; with final completion by November 30, a. The interim 2 lane realigned Warm Springs Avenue arterial shall include two 12 foot travel lanes and two 6 foot bike lanes. b. The roadway shall include a center left turn lane at the approved left-in/right-in/right-out driveway to be located between Roundabout 1 and Wise Way. c. The roadway shall include a receiving lane from the free running right turn lane in Roundabout 1. The receiving lane shall extend past the ¾ movement driveway in b. above and then taper to the 2 lane roadway section described in a. above. 5. Except as set forth in Condition 9.a, no plat approval for any phase exceeding 498 total lots or 621 residential units or past November 30, 2015, until the Parkcenter Boulevard road segment and Roundabout 1 are completed, whichever occurs first. 6. No plat approval for any phase final platting lots abutting future Parkcenter Boulevard until the two lane arterial realigned Warm Springs Avenue arterial is completed except as allowed in 9.a. below. 7. Except as set forth in Condition 9.a, no additional final plats beyond Dallas Harris Estates No. 12 will be signed until the interim two lane realigned Warm Springs Avenue arterial is completed. 8. No plan or plat (preliminary or final) approval for any phase of the development if the Parkcenter Boulevard road segment and Roundabout 1 are not completed by November 30, 2015 and/or the two lane realigned Warm Springs Avenue arterial is not completed by November 30, No alteration to or construction in future Parkcenter Boulevard until after Roundabout 1 and Parkcenter Boulevard west to the east Parkcenter Bridge is completed. a. The applicant may submit plans and build the full Warm Springs Avenue street section from Roundabout 1 east concurrently with the construction of Roundabout 1. Because of the need to use Old Hickory as a detour route, the maximum distance the applicant may reconstruct Warm Springs Avenue is from Roundabout 1 to Honeycomb Way. The applicant may final plat lots fronting the segment of existing Warm Springs Avenue constructed concurrently with Roundabout 1. The final plat will not be scheduled for signature until all of the roadway improvements including Roundabout 1 have been completed or a financial surety acceptable to ACHD has been provided. 10. The applicant may install utility extensions within future Parkcenter Boulevard east of Old Hickory Way prior to the construction of Roundabout 1 provided the work does not necessitate a closure of the road for more than 3 weeks. 11. The development shall be limited to one new local street intersection at Shadywood prior to completion of the interim two lane arterial realigned Warm Springs Avenue arterial. A center left turn lane shall be provided with the intersection. No additional intersections with Warm Springs Avenue shall be allowed prior to completion of the interim two lane arterial realigned Warm 27 DRAFT 2014 SP01 Mod

28 Springs Avenue arterial. 12. Provide ACHD written approval from Boise City Fire Department for alternative access during all construction phases impacting Warm Springs Avenue. 13. Widen the realigned Warm Springs Avenue arterial to 4-lanes when traffic volumes warrant the widening with future preliminary plats. 14. Construct sidewalk adjacent to the realigned Warm Springs Avenue in a public easement dedicated to the City of Boise when the property abutting the roadway is platted. Sidewalk is not required on the south side of the roadway from Wise Way to Tapadaras where the greenbelt parallels the roadway if apaproved by Boise City Council. The sidewalk may be constructed within the ACHD right-of-way where the roadway crosses the Idaho Power Corridor. No irrigation shall be allowed beneath the sidewalk in thislocation. 15. Construct roundabouts on the realigned Warm Springs Avenue arterial at the intersections of Wise Way, Old Hickory, and Tapadaras when the roadways are extended and the intersections are constructed. The applicant may build single lane roundabouts initially, while the realigned Warm Springs Avenue is an interim 2 lane arterial. At such time as traffic warrants that the roadway and/or intersections be widened in the future, the applicant shall be responsible for the costs to rebuild the roundabouts to dual lane roundabouts. If the applicant builds single lane roundabouts initially, they should be required to build the outside footprint of a dual lane roundabout and widen to the inside when traffic volumes warrant. 16. Modify the Proposed Roadway Changes/Roadway Circulation Plan to include the extension of Wolf Tree as a collector roadway across the Idaho Power Corridor. This condition will be reviewed in the future with the preliminary plat application that encompasses this area. If the roadway is required with the future preliminary plat the applicant shall work with Idaho Power to acquire the right-of-way necessary to extend Wolf Tree across the corridor andconstruct the Wolf Tree extension. 17. Remove the connection of Shadywood north to Barber Road from the /Roadway Circulation Plan, as proposed if approved by the Boise City Council. 18. Reclassify Shadywood and Tapadaras north of future Parkcenter Boulevard, and Timbersaw Drive east of Shadywood from collector to local roadways. 19. Revise the notes on page 17 (Roadway Circulation Plan) to read: (a) ACHD may require updated traffic impact studies after 200 lots have been preliminary platted or 5 years, whichever occurs first. Updated traffic impact studies may also be required by ACHD Policy for any phase including commercial land uses; (b) Future Parkcenter Boulevard will not be reclassified until the interim 2 lane parkway arterial is built and accepted by ACHD; (c) No alteration to or construction in future Parkcenter Boulevard until after Roundabout 1 and Parkcenter Boulevard west to the east Parkcenter Bridge is completed; (d) Requests for modification of ACHD policy will be made with preliminary plat applications. 20. Added a note to pages of SP01 (Street Cross Sections), which reads: All sidewalks shall be located outside of ACHD Right-of-Way. Public sidewalks shall be located within an 28 DRAFT 2014 SP01 Mod

29 easement to dedicated to and accepted by the City of Boise. Sidewalks may be allowed in ACHD right-of-way crossing the Idaho Power Corridor and at pedestrian ramp locations. 21. Remove all references to revised traffic impact study from be removed from pages of SP01 (Street Cross Sections). 22. Roundabouts in Harris Ranch section of the SP on pages shall remain included in the plan, as the text is general informational in nature. 23. Update the Roundabouts in Harris Ranch section of the SP to reflect that the roundabouts within Harris Ranch shall be designed in conformation with ACHD's Roundabout Design Guide, District policy Revise Figures 1A -1K, in the Roundabouts in Harris Ranch section of the SP, to reflect the actual Harris Ranch roundabout concept design drawings approved by ACHD. 25. Modify the language in first paragraph, second sentence, and the second paragraph, second sentence on page 29, as proposed. This modification shall also include the spacing dimension between the roundabouts on future Parkcenter Boulevard. 26. Remove the Traffic Capacity Review image from page 29 of the SP, as proposed. 27. Update the roundabout concept drawings on pages to reflect the actual Harris Ranch roundabout concept design drawings approved by ACHD. No additional language be shall be added to pages of SP Add a note to page 113 of SP01, which reads: All landscaping and structures proposed within the center and splitter islands of the roundabouts is subject to ACHD approval and License Agreements. 29. Add a note to pages , which reads: All sidewalks shall be located outside of ACHD Right-of-Way. Public sidewalks shall be located within an easement dedicated to and accepted by the City of Boise. Sidewalks may be allowed in ACHD right-of-way crossing the Idaho Power Corridor and at pedestrian ramp locations. 30. Replace Section B (4) Transportation Standards of the SP01 Code with the following language: (a) Updates traffic impact studies will be required after 200 lots have been preliminary platted or 5 years, whichever occurs first and as required by ACHD Policy for any phase including commercial land uses; (b) Future Parkcenter Boulevard will not be reclassified until the interim 2 lane parkway arterial is built and accepted by ACHD; (c) No alteration to or construction in future Parkcenter Boulevard until after Roundabout 1 and Parkcenter Boulevard west to the east Parkcenter Bridge is completed; (d) Requests for modification of ACHD policy will be made with preliminary plat applications. 31. Revise Section C(26) Schools of the SP01 Code To include: 29 DRAFT 2014 SP01 Mod

30 (b) There shall be an off street client pick up area in addition to the required off street parking if required by ACHD at the time of the future school development application. On Arterial or collector streets, a circular driveway of an off street turnaround (which does not involve any space from a required off-street parking space) shall be provided for the client pickup area. F. 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, , 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 (with file number) for details. 5. A license agreement and compliance with the District s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE ( ) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 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 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 30 DRAFT 2014 SP01 Mod

31 G. 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. H. Attachments 1. Vicinity Map 2. Site Plan SP01 Staff Report 4. Applicant s May 2, Third Addendum to the CDA 6. Letter from the Boise School District 7. Exhibit D Proposed Roadway Changes 8. Roundabouts in Harris Ranch 9. Utility Coordinating Council 10. Development Process Checklist 11. Request for Reconsideration Guidelines 31 DRAFT 2014 SP01 Mod

32 VICINITY MAP 32 DRAFT 2014 SP01 Mod