PZ - ACHD final Report
___________________________________________________________________________________________________________________
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org
Paul Woods, President
Rebecca W. Arnold, Vice President
Sara M. Baker, Commissioner
Kent Goldthorpe, Commissioner
Jim Hansen, Commissioner
Date: December 11, 2017
(Via email)
To: Schultz Development
Matt Schultz
PO Box 1115
Meridian, ID 83680
Subject: Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
3885 E Copper Point Drive
On December 11, 2017, the Ada County Highway District staff acted on your application for the
above referenced project. The attached report lists site-specific requirements, conditions of
approval and street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Stacey Yarrington
Planner III
Development Services
Ada County Highway District
CC: Project File
City of Meridian (via email)
McMaster Limited Partnership (via email)
1 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
Development Services Department
Project/File: Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
This is a conditional use permit and preliminary plat consisting of 124 Multi-family
units to be constructed on 16 building lots. The site is located on 10.7-acres.
Lead Agency: City of Meridian
Site address: 3885 E Copper Point Drive
Staff
Approval: December 11, 2017
Applicant: McMaster Limited Partnership
Matt Schultz
PO Box 2640
Eagle, ID 83616
Representative: Schultz Development
Matt Schultz
PO Box 1115
Meridian, ID 83680
Staff Contact: Stacey Yarrington, Planner III
Phone: 387-6171
E-mail: syarrington@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a conditional use permit
and preliminary plat to construct 124 Multi-family units on 16 buildable lots. The site is currently
zoned C-G (General retail and service commercial). The City of Meridian’s Future Land Use
map designates this area as mixed use.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North General Retail and Service Commercial C-G
South Medium-low density Residential, Medium density Residential R-4, R-8
East Medium density Residential R-8
West General Retail and Service Commercial C-G
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:
• Movado Estates Subdivision, consisting of 430 single family lots, located west and
northwest of the site was approved by ACHD on December 7, 2016.
2 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 0.0 centerline miles 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)/ Integrated Five Year Work Plan (IFYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Integrated Five Year Work Plan (IFYWP).
• Overland Road is listed in the CIP to be widened to 7-lanes from Eagle Road to Cloverdale
Road between 2031 and 2035.
• Victory Road is listed in the CIP to be widened to 5-lanes from Eagle Road to Cloverdale Road
between 2026 and 2030.
• Cloverdale Road is listed in the CIP to be widened to 7-lanes from Victory Road to Overland
Road between 2021 and 2025.
• The intersection of Overland Road and Eagle Road is listed in the CIP to be widened to 7-lanes
on the north leg, 7-lanes on the south, 9-lanes east, and 9-lanes on the west leg, and signalized
between 2026 and 2030.
• The intersection of Overland Road and Cloverdale Road is listed in the CIP to be widened to 7-
lanes on the north leg, 7-lanes on the south, 8-lanes east, and 8-lanes on the west leg, and
signalized between 2026 and 2030.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 825 vehicle trips per day; 77 vehicle
trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip
Generation Manual, 9th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a two-lane minor arterial is “E” (575 VPH)
* Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Existing
Plus
Project
Eagle Road 0-feet Principal
Arterial 931 Better than
“E”
Better than
“E”
Overland Road 0-feet Principal
Arterial 1,162 Better than
“E”
Better than
“E”
Cloverdale Road 0-feet Minor Arterial 881 “F” “F”
Copper Point Drive 965-feet Collector N/A N/A N/A
3 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
• The average daily traffic count for Eagle Road north of Easy Jet Drive was 18,515 on
02/04/2015.
• The average daily traffic count for Overland Road west of Cloverdale Road was 24,228
on 07/13/2016.
• The average daily traffic count for Cloverdale Road south of Overland Road was
16,236 on 10/12/2017.
• There are no current counts for Copper Point Drive.
C. Findings for Consideration
1. Site Traffic Distribution
A traffic impact analysis was conducted on October 23, 2017 by Thompson Engineers. The study
estimates that 65% of the site traffic is expected to have origins/destinations north and west of the
site, 15% south of the site, and 20% east of the site. The total average daily traffic count (ADT)
on all study area roadway segments are within the maximum allowable ADT threshold of 2,000
vehicles per day (VPD) on local streets and 5,000 VPD on collector streets.
Staff is in agreement with the traffic impact analysis that based on the above information this
project is not expected to have significant impacts on the surrounding roadways.
2. Neighborhood Concern
Neighbors in the Sutherland Farms development south of the site previously approached ACHD
requesting a stop control intersection at Jeblar Way and Easy Jet Drive. A study was conducted
on the intersection and stop control measures were not warranted at that time (March 2012). This
intersection will continue to be monitored by ACHD staff as the area continues to develop.
3. Copper Point Drive
a. Existing Conditions: Copper Point Drive is improved with 2-travel lanes, vertical curb, gutter,
and 5-foot wide sidewalk along west portion of site and no curb, gutter or sidewalk abutting
the east portion of the site. There is between 47 to 52-feet of right-of-way for Copper Point
Drive (25 to 28-feet from centerline).
4 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
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.
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.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
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. This segment of Copper Point Drive is designated in
the MSM as a Commercial Collector with 3-lanes and on-street bike lanes, a 40-foot street
section within 54-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to construct vertical curb, gutter, and 7-foot
wide attached sidewalk along Copper Point Drive abutting the site.
d. Staff Comments/Recommendations: The applicant should be required to construct Copper
Point Drive as ½ of a 40-foot street section with vertical curb, gutter, and either 7-foot wide
attached or 5-foot wide detached sidewalk abutting the site. The applicant should tie into
existing improvements to the east and west.
The applicant should provide a permanent right-of-way easement for any public sidewalk
placed outside of the dedicated right-of-way to 2-feet behind back of sidewalk.
5 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
4. Knapp Avenue
a. Existing Conditions: Knapp Avenue is improved with 2-travel lanes, vertical curb, gutter,
and 5-foot wide sidewalk abutting the site. There is 50-feet of right-of-way for Knapp Avenue
(25-feet from centerline).
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to
back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of-way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of-curb to back-
of -curb) for developments with any buildable lot that is less than 1 acre in size.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District’s Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
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.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
c. Applicant’s Proposal: The applicant is not proposing any improvements to Knapp Avenue
abutting the site.
d. Staff Comments/Recommendations: Knapp Avenue is improved with curb, gutter, and
sidewalk within 50-feet of right-of-way abutting the site. Therefore, no additional street
improvements or right -of-way should be required as part of this application.
6 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any deficient or damaged curb, gutter, or sidewalk abutting the site.
5. Driveways
Copper Point Drive
a. Existing Conditions: There are no existing driveways onto Copper Point Drive from the site.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy: District policy 7206.4.4 requires driveways located on collector
roadways near a STOP controlled intersection to be located outside of the area of influence;
OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be
measured from the centerline of the intersection to the centerline of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 20 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
c. Applicant’s Proposal: The applicant is proposing to construct 3 driveways onto Copper
Point Drive from the site as follows:
• A 25-foot wide driveway, located along the west property line approximately 375-
feet west of Cobalt Point Way, and 155-feet east of an existing driveway, in
alignment with an existing driveway to the north (measured centerline to
centerline).
• A 46-foot wide driveway with 2, 20-foot wide travel lanes, and a 6-foot wide
median, located approximately 325-feet east of Cobalt Point Way and 370-feet
west of the eastern driveway (measured centerline to centerline).
• A 36-foot wide driveway, located approximately 270-feet west of Knapp Avenue
(measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
7 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
The applicant should construct the 3 driveways as curb return type driveways with minimum
30-foot radii; and pave the driveways their entire width and at least 30-feet into the site
beyond the edge of pavement of the roadway.
6. 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.
7. 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.
8. Other Access
Copper Point Drive is classified as collector roadway. Other than the access specifically approved
with this application, direct lot access is prohibited to this roadway and should be noted on the
final plat.
D. Site Specific Conditions of Approval
1. Construct Copper Point Drive as ½ of a 40-foot street section with vertical curb, gutter, and 7-foot
wide attached or 5-foot wide detached sidewalk abutting the site; tying into existing conditions to
the east and west.
2. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public
sidewalk placed outside of the dedicated right-of-way.
3. Repair or replace any deficient or damaged curb, gutter, or sidewalk along Knapp Avenue,
abutting the site.
4. Construct the western driveway as a 25-foot wide driveway, located along the west property line
approximately 375-feet west of Cobalt Point Way, and 155-feet east of an existing driveway, in
alignment with an existing driveway to the north.
5. Construct the center driveway as a 46-foot wide driveway with 2, 20-foot wide travel lanes, and a
6-foot wide median, located approximately 325-feet east of Cobalt Point Way and 370-feet west of
the eastern driveway.
6. Construct the eastern driveway as a maximum 36-foot wide driveway, located approximately 270-
feet west of Knapp Avenue.
7. Construct the 3 driveways as curb return type driveways with minimum 30-foot radii; and pave the
driveways their entire width and at least 30-feet into the site beyond the edge of pavement of the
roadway.
8. Payment of impacts fees are due prior to issuance of a building permit.
9. Comply with all Standard Conditions of Approval.
8 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 387-6280 (with
file number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior
to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho
shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
9 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal Guidelines
10 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
VICINITY MAP
11 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
SITE PLAN
12 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
13 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
Development Process Checklist
Items Completed to Date:
Submit a development application to a City or to Ada County
The City or the County will transmit the development application to ACHD
The ACHD Planning Review Section will receive the development application to review
The Planning Review Section will do one of the following:
Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at
this time.
Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
For ALL development applications, including those receiving a “No Review” letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
Driveway or Property Approach(s)
• Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit
Application” to ACHD Construction – Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
Sediment & Erosion Submittal
• At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
Final Approval from Development Services is required prior to scheduling a Pre-Con.
14 Harper Ridge/ MPP17-0040/ H-2017-0151-CUP-PP
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all
of the relevant facts presented, made an error of fact or law, abused discretion or acted
arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary and Clerk of the District, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also
consider and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the Development
Services Manager’s reply to the notice of appeal. A copy of the decision being appealed,
the notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.