2019-06-20 ACHD draft report1
Charlene Way
From:Sonya Allen
Sent:Thursday, June 20, 2019 3:39 PM
To:Charlene Way; Chris Johnson
Subject:FW: Draft Staff Report for MPP19-0014 Silver Springs
Attachments:MPP19-0014 Silver Springs.pdf
Please include this in the project file. thx
From: Stacey Yarrington <SYarrington@achdidaho.org>
Sent: Wednesday, June 19, 2019 9:23 AM
To: Dave Yorgason (dyorgason6@gmail.com) <dyorgason6@gmail.com>
Cc: Todd Campbell <tddcampbell@gmail.com>; Sonya Allen <sallen@meridiancity.org>
Subject: Draft Staff Report for MPP19-0014 Silver Springs
Dave,
Attached is the draft staff report for your review. Please let me know by COB on Friday, June 21 st if you have any
comments, concerns, or questions.
Thanks,
Stacey Yarrington
Planner III
Ada County Highway District
PH: 208.387.6171 (direct)
Development & Technical Services is now located at 1301 N Orchard Street, Ste. 200
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Development Services Department
Project/File: Silver Springs/ MPP19-0014/ H-2019-0058-AZ-PP
This is an annexation with rezone to R-4 and a preliminary plat application consisting
of 57 buildable lots on 19.74-acres.
Lead Agency: City of Meridian
Site address: 805, 905, 1035, & 1157 E McMillan Road
Staff Approval: XXXX, 2019
Applicant: Todd Campbell Construction
PO Box 140298
Boise, ID 83714
Representative: Tall Timber Consulting, LLC
Dave Yorgason
14254 W Battenberg Drive
Boise, ID 83713
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 5.19 acres for annexation
with rezone to R-4 (Medium-low density Residential) and a preliminary plat consisting of 57
buildable lots (53 new lots and 4 existing homes) and 6 common lots located on 19.74-acres.
The City of Meridian’s Future Land Use Map designates this area as Low density Residential.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium-low density Residential/ Rural Urban Transition R-4, RUT
South Medium-low density Residential R-4
East Rural Urban Transition (Ada County) RUT
West Medium-low density Residential R-4
3. Site History: ACHD previously reviewed one lot of this site as Clearsprings Subdivision/ MPP-06-
054/ MAZ-06-056 in November 2006 and 2 lots of this site as Silversprings Subdivision/ MPP/ MAZ-
06-029 in July 2006. The requirements of this staff report are consistent with those of the prior
action.
4. Transit: Transit services are not available to serve this site.
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5. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. Detectable warnings should be placed across the full
width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA -related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The
increased width reduces conflict at the intersection by providing more space for users at the bottom
of the ramp.
6. New Center Lane Miles: The proposed development includes 0.49 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. The impact fee assessment will not be released until the civil plans are approved by ACHD.
8. Capital Improvements Plan (CIP):
There are no roadways, bridges or intersections in the general vicinity of the project that are in the
Integrated Five Year Work Plan (IFYWP).
• McMillan Road is listed in the CIP to be widened to 3-lanes from Meridian Road to Locust
Grove Road between 2021 and 2025.
• Locust Grove Road is listed in the CIP to be widened to 3-lanes from Ustick Road to McMillan
Road between 2021 and 2025.
• Locust Grove Road is listed in the CIP to be widened to 3-lanes from McMillan Road to
Chinden Boulevard (SH20/26) between 2031 and 2035.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 402 additional vehicle trips per day
(ADT), (98 ADT existing for the landscape use (Nursery) and 38 ADT for the existing homes); 51
additional vehicle trips per hour in the PM peak hour (2 VPH for the landscape use and 4 VPH for
the existing homes), based on the Institute of Transportation Engineers Trip Generation Manual,
10th 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).
Roadway Frontage Functional
Classification
PM Peak Hour
Traffic Count
PM Peak Hour
Level of Service
McMillan Road 1,355-feet Minor Arterial 896 “F”
Locust Grove Road 0-feet Minor Arterial 340 “E”
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3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
• The average daily traffic count for McMillan Road east of Red Horse Way was 15,787 on
04/17/2018.
• The average daily traffic count for Locust Grove Road south of Chinden Boulevard was
7,706 on 01/31/2018.
C. Findings for Consideration
1. Level of Service Planning Threshold:
a. Policy:
Level of Service Planning Thresholds: District Policy 7205.3.1 states that, Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
shall not be required to provide mitigation for a roadway or intersection that currently exceeds
the minimum acceptable level of service planning threshold or V/C ratio.
b. Staff Comments/Recommendations: McMillan Road currently exceeds the acceptable
level of service threshold “F” for a 2-lane Minor Arterial. The trips generated from this
site will contribute less than 1% to the total PM peak hour traffic on McMillan Road.
Therefore, consistent with District policy 7205.3.1 Lever of Service Planning Threshold,
which states, a proposed development with site traffic less than 10% of the existing
downstream roadway or intersection peak hour traffic shall not be required to provide
mitigation; no improvements are required at this intersection.
2. McMillan Road
a. Existing Conditions: McMillan Road is improved with 2-travel lanes, between 26 to 48-feet of
pavement, and no curb, gutter or sidewalk abutting the site. There is between 55 to 61-feet of
right-of-way for McMillan Road (33 to 34-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states
that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction, a
continuous center left-turn lane, and bike lanes.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
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Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District’s planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
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, arterial street requirements, and specific roadway
features required through development. This segment of McMillan Road is designated in the
MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section
within 74-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 4 additional feet of right-of-way to
total 37-feet of right-of-way from centerline of McMillan Road abutting the site.
The applicant is not proposing any improvements to McMillan Road abutting the site.
d. Staff Comments/Recommendations: Therefore, the applicant’s proposal to dedicate 4
additional feet of right-of-way meets District policy and is approved. McMillan Road is listed in
the CIP and impact fee eligible for compensation.
The applicant should be required to widen the pavement on McMillan Road to a minimum 17-
feet from centerline with 3-foot wide gravel shoulder abutting the site.
The applicant should be required to construct 5-foot wide detached sidewalk located a minimum
35-feet from centerline to front face of sidewalk along McMillan Road abutting the site.
The applicant should 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. Sidewalks shall
either be located wholly within the public right-of-way or wholly within an easement.
3. Internal Streets
a. Existing Conditions: Mooney Falls Way is stubbed at the site’s south property line located
1,071-feet east of Red Horse Way (measured centerline-to-centerline).
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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.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, 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 wide concrete sidewalks on both sides and shall typically be constructed within
50-feet of right-of-way.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
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.
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Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• 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 is proposing to extend Mooney Falls Way into the site
and construct the internal local streets as 33-foot street sections with curb and gutter within 47-
feet of right-of-way; and a 5-foot wide detached sidewalk within an easement.
The applicant is proposing a cul-de-sac turnaround at the terminus of Legacy Woods Place,
Morpheus Place, and Heritage Woods Place.
The applicant is proposing to construct the entrance of Saguaro Hills Avenue with two 19-foot
wide travel lanes, curb, gutter, a 12-foot wide by 50-foot long landscape median within 50-feet
of right-of-way; and a 5-foot wide detached sidewalk within an easement.
d. Staff Comments/Recommendations: The applicant’s proposal to continue Mooney Falls Way
into the site and construct the internal local streets as 33-foot street sections with curb and
gutter within 47-feet of right-of-way and a 5-foot wide detached sidewalk within an easement,
meets District policy and should be approved, as proposed.
The applicant should be required to construct the three cul-de-sacs with a minimum turning
radius of 45-feet.
The applicant should be required to construct the entrance of Saguaro Hills Avenue with
minimum two 20-foot wide travel lanes, curb, gutter, a maximum 12-foot wide landscape median
and minimum 5-foot wide sidewalk.
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The center landscape islands proposed to be constructed on Saguaro Hills Avenue should be
platted as right-of-way owned by ACHD. The applicant or homeowner’s association should
apply for a license agreement if landscaping is to be placed within the islands.
The applicant should be required to provide a permanent right-of-way easement to 2-feet behind
back of sidewalk for sidewalk placed outside of the dedicated right-of-way.
4. Roadway Offsets
a. Existing Conditions: There are no existing streets internal to the site.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1a (7205.4.6).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
c. Applicant’s Proposal: The applicant is proposing to construct a new local street, Saguaro
Hills Avenue, from the site onto McMillan Road located 575-feet east of Red Horse Way and
430-feet west of Lakewood Place (measured centerline-to-centerline).
The applicant is proposing to off-set the local internal streets a minimum of 125-feet.
d. Staff Comments/Recommendations: The applicant’s proposal to construct the local streets
with a minimum 125-foot off-set meets District policy and is approved.
The applicant’s proposal to construct a new local street located 575-feet east of Red Horse Way
and 430-feet west of Lakewood Place does not meet District Local Street Intersection Spacing
on a Minor Arterial policy because it does not meet the required offset of 660-feet. However,
staff is recommending a modification of policy as the site does not have access to a lesser
classified street and the access is necessary to serve the site. This is a 35% modification to the
dimensional standard and is approved at the Development Services Manager’s discretion.
5. Stub Streets
a. Existing Conditions: There is an existing local street, Mooney Falls Way, stubbed at the site’s
south property line located 1,071-feet east of Red Horse Way (measured centerline-to-
centerline).
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be required to
provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7207.2.5.4 (local), except a temporary cul-de-sac will not
be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.”
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
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Temporary Dead End Streets Policy: District policy 7207.2.4 (local) 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 is proposing to extend Mooney Falls Way into the site.
The applicant is proposing to construct a 145-foot long local stub street, Territory Street, to the
site’s east property line located between Lot 28, Block 3 and Lot 4, Block 4.
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 the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
6. Driveways
McMillan Road
a. Existing Conditions: There are seven driveways onto McMillan Road from the site.
b. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved
by the District Commission.
Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor
arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any
existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
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c. Applicant’s Proposal: The applicant is proposing to continue to use to existing residential
circular driveway (future Lot 12, Block 3) onto McMillan Road to serve the existing home that is
to remain. The eastern leg of the driveway is located in alignment with Lakewood Place and the
western leg of the driveway is located 152-feet west of Lakewood Place.
The applicant is proposing to continue the use of the existing two driveways that are serving the
most eastern parcel being used as a landscaping business located approximately 114-feet and
178-feet east of Lakewood Place until that portion of the site is developed in phase 2 of the
project.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District Access
Management or Successive Driveway policy as the west leg of the existing circular driveway
and the two existing driveways serving the landscape business do not meet the minimum 330-
foot off-set requirement and the existing homes will have access to lesser classified streets.
Therefore, staff recommends that the applicant be required to close the existing driveways
located approximately 198-feet, 376-feet, and 426-feet east of Red Horse Way and the existing
(west leg) driveway located 152-feet west of Lakewood Place with 5-foot wide sidewalk prior to
signing the final plat for phase 1.
The applicant should be required to close the existing two driveways located approximately 114-
feet and 178-feet east of Lakewood Place (landscape use) with 5-foot wide sidewalk prior to
signing the final plat for phase 2.
The eastern leg of the driveway that aligns with Lakewood Place is approved as a temporary
full access to continue to serve the existing home. At such time the lot redevelops the driveway
will be required to be closed and access taken from within the site.
7. Traffic Calming
a. Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the
design of local street systems should discourage excessive speeds by using passive design
elements. If the design or layout of a development is anticipated to necessitate future traffic
calming implementation by the District, then the District will require changes to the layout
and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers,
etc. The District will also consider texture changes to the roadway surface (i.e. stamped
concrete) as a passive design element. These alternative methods may require a maintenance
and/or license agreement.
b. Staff Comments/Recommendations: Territory Street is proposed to be extended from the
east property line west through the site and will be greater than 1,000-feet in length when
completed. Territory Street will need to be redesigned to include the use of passive design
elements between the Territory Street/Saguaro Hills Avenue intersection and the east property
line.
The applicant should be required to submit a revised preliminary plat showing the redesigned
roadway for Territory Street for review and approval prior to ACHD’s signature on the first final
plat.
8. 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.
9. 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
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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.
10. Other Access
McMillan Road is classified as a minor arterial 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. Dedicate an additional right-of-way to total 37-feet from centerline of McMillan Road abutting the
site. McMillan is listed in the CIP and impact fee eligible for compensation.
2. Widen the pavement on McMillan Road to a minimum 17-feet from centerline with 3-foot wide
gravel shoulder abutting the site.
3. Construct 5-foot wide detached sidewalk located a minimum 35-feet from centerline to front face
of sidewalk along McMillan Road abutting the site.
4. 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. Sidewalks shall be located wholly within the
public right-of-way or wholly within an easement.
5. Continue Mooney Falls Way into the site and construct the internal local streets as 33-foot street
sections with curb and gutter, within 47-feet of right-of-way, with a detached 5-foot wide sidewalk
within an easement.
6. Construct the three cul-de-sacs located at the terminus of with a minimum turning radius of 45-
feet.
7. Construct the entrance of Saguaro Hills Avenue with minimum two 20-foot wide travel lanes, curb,
gutter, and a maximum 12-foot wide landscape median and minimum 5-foot wide sidewalk.
8. Plat the center landscape islands to be constructed on Saguaro Hills Avenue as right-of-way
owned by ACHD. The applicant or homeowner’s association should apply for a license
agreement if landscaping is to be placed within the islands.
9. 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.
10. Construct a new local street, Saguaro Hills Avenue onto McMillan Road located 575-feet east of
Red Horse Way and 430-feet west of Lakewood Place from the site.
11. Construct the local streets with a minimum 125-foot off-set.
12. Construct a 145-foot long local stub street, Territory Street, to the site’s east property line located
between Lot 28, Block 3 and Lot 4, Block 4.
13. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE.”
14. Close the existing driveways located approximately 198-feet, 376-feet, and 426-feet east of Red
Horse Way and the existing driveway located 152-feet west of Lakewood Place with 5-foot wide
sidewalk prior to signing the final plat for phase 1.
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15. Close the existing two driveways located approximately 114-feet and 178-feet east of Lakewood
Place with 5-foot wide sidewalk prior to signing the final plat for phase 2.
16. The existing driveway to serve 1035 E McMillan Road, (Lot 12, Block 3) that aligns with Lakewood
Place is approved as a temporary full access. Upon future redevelopment of the lot, the driveway
is to be closed and access taken from within the development.
17. Submit a revised preliminary plat showing the redesigned roadway for Territory Street for review
and approval prior to ACHD’s signature on the first final plat.
18. Other than the access specifically approved with this application, direct lot access is prohibited to
McMillan Road and should be noted on the final plat.
19. Submit civil plans to ACHD Development Services for review and approval. The impact fee
assessment will not be released until the civil plans are approved by ACHD.
20. Payment of impact fees is due prior to issuance of a building permit.
21. 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.
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.
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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. Appeal Guidelines
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VICINITY MAP
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SITE PLAN
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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 meeti ng 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.
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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 applic ation 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.
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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.