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PZ - ACHD Staff Report 1 Fairbourne Subdivision Development Services Department Project/File: Fairbourne Subdivision/ MPP18-0013/ H-2018-0052 MDA, PP, RZ This is a rezone and preliminary plat application to allow for the development of 176 building lots and 26 common lots on 66 acres. Lead Agency: City of Meridian Site address: NWC Chinden Boulevard/Black Cat Road Staff Approval: July 12, 2018 Applicant: Sam Johnson Fairbourne, LLC 2701 E. Pine Avenue Meridian, ID 83642 Representative: Same as Above Staff Contact: Mindy Wallace, AICP Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval to rezone the site from R-15, R-8, and CC to R-8 and CC to allow for the development of 176 building lots and 26 common lots on approximately 66 acres. The application also includes a request to remove the parcel from an existing City of Meridian development agreement (Jayker’s Subdivision) and to have new development agreement in its place. The City of Meridian’s Future Land Use Map identifies the site as having low and medium residential densities and mixed use community land uses. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural urban transitional RUT South Rural urban transitional RUT East Single family residential/multi-family/commercial R-4/R-15/CC West Rural urban transitional/single family residential RUT/R-1 3. Site History: ACHD previously reviewed this site as part of Jayker’s Subdivision in January of 2007. The requirements of this staff report differ from those of the prior application due to updates to the ACHD policy manual and the proposed preliminary plat is different than what was proposed in 2007. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 2 Fairbourne Subdivision • Tree Farm Subdivision, a 176 lot subdivision consisting of 161 building lots and 15 common lots, located northeast of the site was approved by ACHD on January 25, 2016. • Rockbury Subdivision, a 4 lot subdivision consisting of 1 commercial lot, 1 multi-family lot, and 2 common lots, located east of the site was approved by ACHD on April 5, 2017. • Lost Rapids Subdivision, a 15 lot mixed use subdivision consisting of 1 multifamily residential lot, 13 commercial lots, and 1 other lot, located southeast of the site was approved by ACHD on February 28, 2018. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 2.19 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): • The intersection of Chinden Boulevard and Black Cat Road is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south, 6-lanes east, and 6-lanes on the west leg, and signalized between 2026 and 2030. • Black Cat Road is listed in the CIP to be widened to 3-lanes from McMillan Road to Chinden Boulevard between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 3,952 vehicle trips per day; 360 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson & Associates prepared a traffic impact study (TIS) for the proposed Fairbourne Subdivision. The executive summary of the findings as presented by Kittelson & Associates can be found as attachment 3. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. Staff Comments/Recommendations: ACHD Traffic Services and Planning Review staff has reviewed and generally agrees with the finding and conclusions of the submitted traffic impact study for Fairbourne Subdivision. The TIS notes that the under 2017 existing traffic conditions that the Chinden Boulevard/Black Cat Road intersection does not operate at an acceptable level of service and the installation of a signal is recommended. The poor level of service at the intersection during the PM peak hour is due to the heavy westbound traffic commuting on Chinden Boulevard. As part the Lost Rapids Subdivision, approved by ACHD on February 28, 2018, that applicant proposed to and was conditioned to widen Chinden Boulevard to 4 lanes between Linder Road and SH-16 and to signalize the Black Cat Chinden Road intersection. These improvements will significantly improve the level of service on Chinden Boulevard and are planned to be funded through a Sales Tax Anticipation Revenue Reimbursement Agreement (STAR Agreement) with ITD and ACHD. If the applicant of the Lost Rapids Subdivision does not move forward with the STAR Agreement and improvements are not made to Chinden Boulevard and the Chinden Boulevard/Black Cat intersection, then the applicant should submit an intersection analysis prior to ACHD’s signature 3 Fairbourne Subdivision on the final plat that contains the 112st lot. This would allow the applicant to final plat the first 2 phases of the development. The TIS recommends the construction of a center turn lane on Black Cat Road at the Waverton Drive intersection. 3. 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). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Black Cat Road south of Chinden Boulevard was 1,675 on 2/14/18. C. Findings for Consideration 1. Chinden Boulevard/US 20-26 Chinden Boulevard/US 20-26 is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, The City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on Chinden Boulevard/US 20-26. 2. Property Dedication Agreement On November 2, 2016 the ACHD Commission approved a property dedication agreement in which four area property owners proposed to dedicate right-of-way to ACHD for the future improvement of Black Cat Road and Tree Farm Way, as depicted on Exhibit A below. This Agreement was put forth to ACHD by the property owners, and was not required by ACHD. As part of the agreement ACHD accepted the dedicated land as unopened right -of-way, allowing it to be improved by others as necessary to serve the area as it develops. Since that time the agreement has been recorded and the right-of-way, dedicated to ACHD per Exhibit A. per the agreement additional right-of-way necessary to make improvements to Black Cat Road will be dedicated at the time of development. The Master Street Map designates this segment of Black Cat Road as a collector. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **Chinden Boulevard 1,250-feet Expressway N/A N/A Black Cat Road 2,050-feet Minor Arterial 120 Better than “E” 4 Fairbourne Subdivision 3. Black Cat Road/Chinden Boulevard/US 20-26 Intersection As noted above, the Chinden Boulevard/Black Cat Road intersection does not currently operate at an acceptable level of service. If the applicant of the Lost Rapids Subdivision does not move forward with the STAR Agreement and improvements are not made to Chinden Boulevard and the Chinden Boulevard/Black Cat intersection, the applicant should be required to submit an intersection analysis prior to ACHD’s signature on the final plat that contains the 112st lot. If the analysis shows that a signal is warranted at the Chinden Boulevard/Black Cat Road intersection and the applicant moves forward with the development of the Fairbourne Subdivision before the intersection is signalized, the applicant could signalize and widen the Chinden 5 Fairbourne Subdivision Boulevard/Black Cat Road intersection to a 3 X 3 intersection as an interim condition until ACHD moves forward with the full intersection widening project listed in the CIP. Or, if right-of-way is available, the applicant could request to enter into a cooperative development agreement (CDA) with the District to complete the full intersection widening project as identified in ACHD's CIP. The applicant should be required to improve the Chinden Boulevard/Black Cat Road intersection prior to ACHD's signature on the final plat that contains the 112st building lot. As such, the applicant should be required to enter into a Cooperative Development Agreement with the District to improve the Chinden Boulevard/Black Cat Road intersection, as noted in the District’s CIP, or with interim system improvements at the intersection which includes the installation of a traffic signal and turn lanes. The Cooperative Development Agreement should include the intersection construction, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent intersection improvements consistent with the CIP. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. In order to ensure the intersection will be improved when warranted, the following items must be in place prior to plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the intersection project. If all of the right-of-way necessary to construct the Chinden Boulevard/Black Cat Road intersection as listed in the CIP is not available or able to be acquired, then the applicant will be required to install an interim signal prior to ACHD’s signature on the final plat that contains the 112st building lot. Additionally, the applicant will need to obtain plan approval and enter into a signal agreement with ACHD. The signal agreement should include requirements that the intersection be designed as a 3 X 3 intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane, and one thru/right lane on each approach; that the applicant is responsible for all costs associated with the hardware, design, and installation of the interim signal, and that interim improvements are not eligible for reimbursement by ACHD. In order to ensure the Chinden Boulevard/Black Cat Road intersection will be improved when warranted, the following items must be in place prior to plans acceptance for the final plat which necessitates the improvement based on the findings of the updated traffic impact study: • Signal Agreement • Full design and approved plans for the intersection 4. Black Cat Road a. Existing Conditions: There is 85 to 5-feet of unopened right-of-way for Black Cat Road abutting the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be 6 Fairbourne Subdivision considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should align with Black Cat Road on the south side of Chinden Boulevard and extend north stubbing to the north property line. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct Black Cat Road between Chinden Boulevard and Highland Falls Drive as a 36-foot wide collector street section with vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 64-feet of right-of-way. North of Highland Falls Drive the applicant has proposed to dedicate 5 to 64-feet of right-of-way to allow for the future extension of Black Cat Road over the Phyllis Canal. d. Staff Comments/Recommendations: Right-of-way dedication: For the first 250-feet north of Chinden Boulevard, the applicant should be required to dedicate 48-feet of right-of-way from the centerline of Black Cat Road where it doesn’t currently exist abutting the site. This right-of-way dedication will accommodate the future widening of the north leg of the Chinden Boulevard/Black Cat Road intersection to 5-lanes. 7 Fairbourne Subdivision Black Cat Road – Chinden Boulevard to Waverton Drive: The applicant should improve Black Cat Road from Chinden Boulevard north to Waverton Drive with 30-feet of pavement widening to ½ 46-foot collector street section with 35-feet of pavement to accommodate a center turn lane on Black Cat at Waverton Drive, as recommended in the submitted traffic impact study. Staff does not recommend the construction of curb and gutter on this section of Black Cat Road, as this area is within the influence area of the Chinden Boulevard/Black Cat Road intersection and will be completely built out as part of the intersection widening and signalization project. Additional widening to provide a dedicated left turn lane on Black Cat Road at the Black Cat Road/Chinden Boulevard intersection should be provided. The applicant should be required to construct a 5-foot wide detached concrete sidewalk located a minimum of 41-feet from the centerline of Black Cat Road for the first 250-feet north of Chinden Boulevard. The sidewalk should then taper to be located a minimum of 30-feet from the centerline of Black Cat Road at Waverton Drive. A permanent right-of-way easement should be provided for detached sidewalks located outside of the dedicated right-of-way. Black Cat Road – Waverton Drive to Highland Falls Drive: From Waverton Drive construct Black Cat Road as ½ of a 46-foot wide collector street section with 35-feet of pavement, vertical curb, gutter, and 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the centerline of Black Cat Road tapering to ½ of a 36-foot wide collector street section with 30-feet of pavement, vertical curb, gutter, and a 5-foot wide detached concrete sidewalk located a minimum of 26-feet from the centerline of Black Cat Road abutting the site. Black Cat Road – Highland Falls Drive to north property line: The applicant’s proposal to dedicate 5 to 64-feet of right-of-way for Black Cat Road north of Highland Falls Drive to allow for the future extension of Black Cat Road over the Phyllis Canal should be approved, as proposed. Prior to ACHD’s signature on the final plat that contains the 112st lot the applicant should be req uired to dedicate the right-of-way for Black Cat Road north of Highland Falls Drive and provide a road trust deposit in the amount of $137,440 ($210.00 a linear foot, plus 10%) for the construction of Black Cat Road as a 36-foot wide collector roadway from Highland Falls Drive to the north property line. for 70% of the cost of the roadway. The other 30% will be provided by the applicant of the Tree Farm Subdivision located directly east of the site. This will allow the applicant to final plat the first 2 phases of the development. This section of Black Cat Road is anticipated to be constructed when the parcel to the north develops and constructs a bridge crossing of the Phyllis Canal. Construction of the bridge crossing may require slope easements. The applicant should include a note on the final plat that slope easements on Block 3 Lot 28, and Block 10 Lot 1 will be granted to allow for the extension of Black Cat Road over the Phyllis Canal. The applicant has proposed to construct a park abutting the north property line adjacent to the rim. The City of Meridian’s Police Department has requested that secondary emergency access be made available to the park until Black Cat is fully improved north of Highland Falls Drive. To provide the secondary emergency access the applicant has proposed to construct a gravel roadway to a minimum width of 14-feet with a snoopy turnaround. An ACHD standard barricade would be installed at the edge of pavement on the north side of the Highland Falls at Black Cat Road with a sign stating “THIS ROAD WILL BE EXTENDED IN THE FUTURE. AUTHORIZED VEHICLES ONLY BEYOND THIS POINT”. The gravel road will be built to withstand the weight of emergency vehicles. Staff is supportive of the applicant’s proposal and recommends approval of the secondary emergency access, as proposed. 8 Fairbourne Subdivision *For illustrative purposes only. Black Cat Road Improvements 5-lane section = 3-lane section = 2-lane section = Right-of-way and road trust section = 9 Fairbourne Subdivision 5. Waverton Drive a. Existing Conditions: There are no collector roadways within the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right -of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of -curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should extend from Black Cat Road west though the parcel stubbing to the west property line. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to construct Waverton Drive, a new east/west collector roadway as a 36-foot wide collector street section with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within 64-feet of right- of-way. 10 Fairbourne Subdivision d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant may reduce the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of-way. 6. Internal Local Streets a. Existing Conditions: There are no internal local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back- of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. 11 Fairbourne Subdivision Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30- feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant has proposed to construct the entry portions of Fairbourne Avenue and Highland Falls Drive with two 20-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 82-feet of right-of-way. The applicant has proposed to construct all other internal local streets as 33-foot street sections with rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk. The applicant has proposed to construct cul-de-sac turnarounds at the terminus of Bridell Way and Oakford Street. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to plat the center landscape islands as right-of-way owned by ACHD. The applicant or the future home owners association may enter into a license agreement with ACHD for any landscaping within the islands. The cul-de-sacs should be constructed to provide a minimum turning radii of 45-feet. 7. Alleys a. Existing Conditions: There are no alleys within the site. b. Policy: Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. 12 Fairbourne Subdivision Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700- feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency’s required block length. Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of -way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16- foot alley= 20-feet for back-up space). Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should intersect public streets at each end. In specific circumstances as outlined in the policies below, the District may consider allowing an alley to intersect a public street at only one end. A 90-degree angle of intersection shall be designed where practical. In no case shall the intersecting angle be less than 75-degrees, as measured from centerline of intersecting street. An access to an alley shall be located a minimum of 50-feet from the nearest street (as measured centerline to centerline). Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local streets, the District may consider a reduced offset if the lead land use agency’s required lot size allows for shorter buildable lots. Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of- way are discouraged and shall not result in dead-end alleys. c. Applicant Proposal: The applicant has proposed to construct one east/west alley within the site. The alley is proposed to be 20-feet wide; within 20-feet of right-of-way and run between Alyn Avenue and Fairbourne Avenue. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to sign both side of alley for “NO PARKING”. 8. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Collector Offset Policy: District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is ¼ mile to allow for adequate signal spacing and alignment. Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). 13 Fairbourne Subdivision District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125- feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant has proposed to construct two roadways onto Black Cat Road. • Waverton Drive, located approximately 650-feet north of Chinden Boulevard. • Highland Falls Drive, located approximately 1,650-feet north of Chinden Boulevard. The applicant has proposed to construct two roadways onto Waverton Drive. • Fairbourne Avenue, located approximately 700-feet west of Black Cat Road. • Talbot Avenue, located approximately 970-feet west of Black Cat Road. d. Staff Comments/Recommendations: The applicant’s proposal to construct Waverton Drive and Highland Falls Drive to intersect Black Cat Road meets District policy and should be approved, as proposed. The applicant’s proposal to construct Fairbourne Avenue and Talbot Avenue to intersect Waverton Drive should be approved, as proposed. 9. Stub Streets a. Existing Conditions: There are no stub streets to or from the site. b. Policy: Stub Street Policy: District policies 7206.2.4 and 7207.2.4 state that stub streets will be required to provide circulation or to provide access to adjoining properties. St ub streets will conform with the requirements described in Section 7206.2.5.4 and 7207.2.5.4 except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150- feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4 and 7207.2.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to construct two stub streets to the west. The stubs streets are proposed to be located as follows: • Waverton Drive, a collector roadway, located approximately 780-feet north of Chinden Boulevard. This stub street is proposed to stub to a 52 acre parcel located west of the site. 14 Fairbourne Subdivision • Highland Falls Drive, located approximately 1,380-feet north of Chinden Boulevard. This stub street is proposed to stub to a 15 acre parcel west of the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of Waverton Drive stating that “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” and at the terminus of Highland Falls Drive stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”. The applicant should be required to construct a temporary cul-de-sac turnaround at the terminus of Waverton Drive, as it extends greater than 150-feet in length. The temporary turnaround should be paved and constructed to same dimensional requirements of a standard cul-de-sac. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. A temporary turnaround is not required at the terminus of Highland Falls Drive, as the stub street is less than 150-feet in length. 10. Driveways 10 .1 Black Cat Road/Waverton Drive a. Existing Conditions: There are no collector roadways within the site. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full- access driveway and a minimum of 220-feet from the signalized intersection for a right- in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. 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. 15 Fairbourne Subdivision 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 has proposed to construct one 36-foot wide right- in/right-out only driveway onto Black Cat Road, located approximately 330-feet north of Chinden Boulevard. The applicant has proposed to construct one 36-foot wide full access driveway onto Waverton Drive, located approximately 250-feet west of Black Cat Road. d. Staff Comments/Recommendations: The applicant's proposal to construct a right-in/right- out only driveway onto Black Cat Road located 330-feet north of Chinden Boulevard meets District policy and should be approved, as proposed. Restriction of the driveway and signage will be address with the future application for the commercial portion of the development. The applicant's proposal to construct one full access driveway onto Waverton Drive located 250-feet west of Black Cat Road meets District policy and should be approved, as proposed. 11. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 12. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 13. Other Access Black Cat Road and Waverton Drive are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Work with The City of Meridian, and ITD to determine if additional right-of-way or improvements are required on Chinden Boulevard/US 20-26. 2. If the applicant of the Lost Rapids Subdivision does not move forward with the STAR Agreement and improvements are not made to Chinden Boulevard and the Chinden Boulevard/Black Cat intersection; submit an intersection analysis prior to ACHD’s signature on the final plat that contains the 112st lot. If the analysis shows that a signal is warranted at the Chinden Boulevard/Black Cat Road intersection then prior to ACHD's signature on the final plat that contains the 112st lot, enter into a Cooperative Development Agreement with the District to improve the Chinden Boulevard/Black Cat intersection, to a 5 X 6 signalized intersection, as listed in the ACHD's CIP. 16 Fairbourne Subdivision • The Cooperative Development Agreement shall include the intersection design and construction, as well as allocation of costs. ACHD will only provide impact fee credit for impact fee eligible costs of permanent intersection improvements consistent with CIP. 3. In order to ensure the intersection will be improved when warranted, the following items must be in place prior plans acceptance for the final plat necessitating the improvements. • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Full design and approved plans for the intersection; • Dedication of all of the right-of-way necessary to complete the intersection project. 4. If the right-of-way for the construction of the 5 X 6 signalized intersection is not available or able to be acquired, and if ACHD has not constructed the 5 X 6 intersection at the Chinden Boulevard/Black Cat intersection prior to construction of the final plat that contains the 112st lot, then the applicant shall install an interim signal within the existing right-of-way at the Chinden Boulevard/Black Cat intersection prior to ACHD’s signature on the final plat that contains the 112st lot. Enter into a signal agreement with ACHD for the installation of the interim signal at the Chinden Boulevard/Black Cat intersection. The signal agreement shall include that the intersection be designed to provide a 3 X 3 intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane, and one thru/right lane on each approach; that the applicant is responsible for all costs associated with the hardware, design, and installation of the interim signal, and that interim improvements are not eligible for reimbursement by ACHD. In order to ensure the Chinden Boulevard/Black Cat intersection will be improved when warranted, the following items must be in place prior plans acceptance for the final plat that contains the 112st lot: • Signal Agreement • Full design and approved plans for the intersection 5. Improve Black Cat Road to Waverton Drive, with 30-feet of pavement from Chinden Boulevard north. As the roadway approaches Waverton Drive widen the roadway to ½ 46-foot collector street section with 35-feet of pavement to construct a center turn lane on Black Cat at Waverton Drive. Curb and gutter is not required on this segment of Black Cat road. 6. Provide additional widening on Black Cat Road at the Black Cat Road/Chinden Boulevard intersection to provide a dedicated left turn lane. 7. Construct a 5-foot wide detached concrete sidewalk on Black Cat Road located a minimum of 41- feet from the centerline for the first 250-feet north of Chinden Boulevard. The sidewalk should then taper to be located a minimum of 30-feet from the centerline of Black Cat Road approaching Waverton Drive. A permanent right-of-way easement should be provided for detached sidewalks located outside of the dedicated right-of-way. 8. From Waverton Drive north to Highland Falls Drive construct Black Cat Road as ½ of a 46-foot wide collector street section with 35-feet of pavement, vertical curb, gutter, and 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the centerline of Black Cat Road tapering to ½ of a 36-foot wide collector street section with 30-feet of pavement, vertical curb, gutter, and a 5-foot wide detached concrete sidewalk located a minimum of 26-feet from the centerline of Black Cat Road abutting the site. 17 Fairbourne Subdivision 9. Prior to ACHD’s signature on the final plat that contains the 112st lot; dedicate 5 to 64-feet of right- of -way for Black Cat Road north of Highland Falls Drive to allow for the future extension of Black Cat Road over the Phyllis Canal as proposed. 10. Prior to ACHD’s signature on the final plat that contains the 112st lot; provide a road trust deposit in the amount of $137,440 ($210.00 a liner foot, plus 10%) for the construction of Black Cat Road as a 36-foot wide collector roadway from Highland Falls Drive to the north property line. 11. The final plat that shall note that slope easements on Block 3 Lot 28, and Block 10 Lot 1 will be granted to allow for the extension of Black Cat Road over the Phyllis Canal. 12. To provide secondary emergency access to the park abutting the north property line adjacent to the rim construct a gravel roadway to a minimum width of 14-feet with a snoopy turnaround. Install a barricade installed at the edge of pavement on the north side of the Highland Falls at Black Cat Road with a sign stating “THIS ROAD WILL BE EXTENDED IN THE FUTURE. AUTHORIZED VEHICLES ONLY BEYOND THIS POINT”. 13. Construct Waverton Drive to intersect Black Cat Road, located 650-feet north of Chinden Boulevard, as proposed. 14. Construct Waverton Drive, as a 36-foot wide collector street section with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within 64-feet of right-of-way, as proposed. The applicant may reduce the right-of-way width to 2-feet behind the curb and provide a permanent right-of-way easement for the detached sidewalks located outside of the dedicated right-of-way. 15. Construct Highland Falls Drive to intersect Black Cat Road, located 1,650-feet north of Chinden Boulevard, as proposed. 16. Construct Fairbourne Avenue, to intersect Waverton Drive, located 700-feet west of Black Cat Road, as proposed. 17. Construct Talbot Avenue, to intersect Waverton Drive, 970-feet west of Black Cat Road, as proposed. 18. Construct the entry portions of Fairbourne Avenue and Highland Falls Drive with two 20-foot wide travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 82-feet of right-of-way, as proposed. The applicant may reduce the right-of-way width to 2-feet behind the curb and provide a permanent right-of-way easement for the detached sidewalks located outside of the dedicated right-of-way. 19. Plat the center landscape islands as right-of-way owned by ACHD. The applicant or the future home owners association shall enter into a license agreement with ACHD for any landscaping within the islands. 20. Construct all other internal local streets as 33-foot street sections with rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalks within 60-feet of right-of-way, as proposed. The applicant may reduce the right-of-way width to 2-feet behind the curb and provide a permanent right-of-way easement for the detached sidewalks located outside of the dedicated right-of-way. 21. Construct cul-de-sac turnarounds with a minimum radius of 45-feet at the terminus of Bridell Way and Oakford Street, as proposed. 22. Construct one 20-foot wide east/west alley to run between Alyn Avenue and Fairbourne Avenue, as proposed. Sign both side of the alley “NO PARKING”. 23. Construct one stub street to the west, Waverton Drive, a collector roadway, 780-feet north of Chinden Boulevard, as proposed. Install a sign at the terminus of Waverton Drive stating that 18 Fairbourne Subdivision “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 24. Construct a paved temporary cul-de-sac turnaround at the terminus of Waverton Drive. The paved temporary cul-de-sac turnaround shall be constructed to same dimensional requirements of a standard cul-de-sac. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 25. Construct one stub street to the west, Highland Falls Drive, located 1,380-feet north of Chinden Boulevard, as proposed. Install a sign at the terminus of Highland Falls Drive stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”. 26. Construct one right-in/right-out only driveway onto Black Cat Road located 330-feet north of Chinden Boulevard. This driveway will be restricted with a median in Black Cat Road when the intersection is signalized. 27. Construct one 36-foot wide full access driveway onto Waverton Drive, located approximately 250- feet west of Black Cat Road, as proposed. 28. Other than access specifically approved with this application, direct lot access to Black Cat Road and Waverton Drive is prohibited and shall be noted on the final plat. 29. Payment of impact fees is due prior to issuance of a building permit. 30. Comply with all Standard Conditions of Approval. 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. 19 Fairbourne Subdivision 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 20 Fairbourne Subdivision VICINITY MAP 21 Fairbourne Subdivision SITE PLAN 22 Fairbourne Subdivision Traffic Impact Study Summary 23 Fairbourne Subdivision 24 Fairbourne Subdivision 25 Fairbourne Subdivision Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 26 Fairbourne Subdivision Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to 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. 27 Fairbourne Subdivision 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.