PZ - ACHD Staff Report on the Comprehensive Plan Amendment Firenze Plaza - 12/7
Kent Goldthorpe, President
Paul Woods, Vice President
Rebecca W. Arnold, Commissioner
Sara M. Baker, Commissioner
Jim D. Hansen, Commissioner
Committed to Service
Development Services
December 6, 2016
TO: ACHD Commissioners
FROM: Christy Little, Planning Review Supervisor
SUBJECT: H-2016-0102 Firenze Annexation, Comprehensive Plan Amendment, Rezone
Staff Report for December 14, 2016 Commission Meeting
___________________________________________________________________________________
Executive Summary
The applicant is requesting annexation, a comprehensive plan amendment, and rezone of 40 acres. The
property is located at the northwest corner of Eagle Road and Amity Road. The rezone includes 16
acres from RUT (County) to C-C (Commercial - City); and 24 acres from RUT (County) to R-8
(Residential – City).
The property is located at the northwest corner of Eagle Road and Amity Road in Meridian.
Recommendation
For this application ACHD is a responding agency to the City of Meridian. ACHD does not set
conditions of approval with this type of application.
Staff recommends approval of the staff report as written.
Attachment(s):
Vicinity Map/Proposed Zoning
Staff Report
1 DRAFT Firenze CPA / H-2016-0102
Development Services Department
Project/File: Firenze Plaza Annexation, Comprehensive Plan Amendment, Rezone
H-2016-0102
The applicant is requesting annexation, a comprehensive plan amendment, and
rezone of 40 acres. The property is located at the northwest corner of Eagle Road
and Amity Road in Meridian. For this application ACHD is a responding agency to
the City of Meridian. ACHD does not set conditions of approval with this type of
application.
Lead Agency: City of Meridian
Site address: NW Corner of Eagle Road and Amity Road
Commission
Hearing: December 14, 2016
Regular Agenda
Applicant: Sharryn and David Clark
303 Mt. Royal Dr.
Mt. Pleasant, SC 29464
Representative: The Land Group, Inc.
462 E. Shore Dr. Ste. 100
Eagle, ID 83616
Staff Contact: Christy Little
Phone: (208) 387-6144
E-mail: clittle@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting annexation, a comprehensive plan
amendment, and rezone of 16 acres from RUT (County) to C-C (Commercial – City) and 24 acres
from RUT (County) to R-8 (Residential – City).
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium-Density Residential District (Messina
Meadows/Tuscany)
R-8
South Rural Urban Transition RUT
East Medium Low-Density Residential District (Logan Creek) R-4
West Medium-Density Residential District (Messina
Meadows/Tuscany)
R-8
3. Site History: ACHD has not previously reviewed this site for a development application.
2 DRAFT Firenze CPA / H-2016-0102
4. Transit: Transit services are not available to serve this site.
5. 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.
6. Capital Improvements Plan (CIP) / Integrated Five Year Work Plan (IFYWP):
• Eagle Road is listed in the IFYWP to be widened to 5 lanes between Amity Road and Victory
Road with design scheduled to begin in 2018 and construction in 2021. This project also
includes widening the Amity Road/Eagle Road single lane roundabout to a dual lane
roundabout.
• Amity Road is listed in the CIP to be widened to 5-lanes from Eagle Road to Locust Grove
Road between 2026 and 2030.
• Amity Road is listed in the CIP to be widened to 3-lanes from Eagle Road to Cloverdale Road
between 2026 and 2030.
B. Traffic Findings for Consideration
1. Trip Generation: This development is proposed to be constructed in two phases. At full build
out, based on the concept plan, the site is estimated to generate 12,655 vehicle trips per day;
1,135 vehicle trips per hour in the PM peak hour, and 1,375 vehicle trips during the Saturday peak
hour. These numbers are provided in the submitted traffic impact study (TIS). These numbers
are based on total trips into and out of the site and include internal trip capture and pass-by trips.
2. Traffic Impact Study
Kittelson & Associates prepared a traffic impact study for the proposed Firenze Mixed Use
Development. ACHD has reviewed the submitted traffic impact study for consistency with ACHD
policies and practices for Traffic Impact Studies.
Findings on Arterial Roadways:
• All of the study intersections operate at acceptable levels of service during the weekday
AM peak, PM peak and Saturday peak hours under 2016 existing conditions.
• A review of historical crash data did not reveal any patterns or trends in the site vicinity
that require mitigation associated with this project.
• All of the study intersections are forecast to operate at acceptable levels of service during
the weekday AM peak, PM peak and Saturday peak hours with the exception of the Eagle
Road/Amity Road roundabout, under 2018 background traffic conditions.
o An additional southbound thru lane would be needed to mitigate the volume-to-
capacity ratio for the intersection in 2018.
o The westbound approach will exceed capacity under 2020 total traffic conditions at
full build-out of the site.
• The segment analysis identified the need to widen Eagle Road from 2-lanes to 5-lanes
under 2018 background conditions.
• Phase 1 (2018) improvements at site driveways include:
o Right-turn deceleration lanes at the Eagle Road/Mount Etna Drive intersection,
Eagle Road right-in/right-out driveway, and Amity Road right-in/right-out driveway.
o Center turn lane on Eagle Road at Mount Etna Drive.
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Staff Comments/Recommendations: ACHD’s Planning Review staff has reviewed the
submitted traffic impact study (TIS) and has determined that it was conducted in accordance with
District Policy 7106 Traffic Impact Studies. The TIS notes that under 2018 background conditions
Eagle Road between Amity Road and Victory Road and the Eagle/Amity Road intersection are
expected to exceed acceptable level of service standards. As noted above, Eagle Road is listed
in the IFYWP to be widened to 5 lanes between Amity Road and Victory Road, and the Amity
Road/Eagle Road intersection to a dual lane roundabout with design scheduled to begin for both
projects in 2018 and construction for both projects to start in 2021.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a two-lane principal arterial is “E” (690 VPH).
* Acceptable level of service for a three-lane principal arterial is “E” (880 VPH).
* Acceptable level of service for a two-lane minor arterial is “E” (575 VPH).
* Acceptable level of service for a three-lane minor arterial is “E” (720 VPH)
4. Average Daily Traffic Count (VDT)
• Eagle Road north of Amity Road was 10,520 on 11/10/16.
• Amity Road west of Eagle Road was 6,285 on 11/10/16.
• Montague Way north of Amity Road was 735 on 11/10/16.
• Mount Edna Drive west of Montague Way was 215 on 11/10/16.
• Burgo Way south of Zaldia Drive was 260 on 11/10/16.
• Zaldia Drive west of Eagle Road was 2,140 on 11/10/16.
C. Findings for Consideration
ACHD does not set conditions of approval with this type of application.
This application is for a comprehensive plan amendment, annexation, and rezone only. Listed
below are some of the findings for consideration that the District may identify when it reviews a
future development application. The District may add additional findings for consideration when it
reviews a specific redevelopment application.
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify
future roadway, intersection, and corridor needs in the South Meridian Area. Providing a
framework for future roadway improvements based on the land use designations. The plan was
created in collaboration with the City of Meridian and was adopted by the ACHD Commission in
September of 2009.
The South Meridian Transportation Plan recommends the construction of a dual lane roundabout
at the Eagle Road/Amity Road intersection, and that both Eagle Road and Amity Road be
widened to 5-lanes.
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Existing
Plus
Project
Eagle Road
2/3 lanes 1,300-feet Principal
Arterial 572 Better than
“E”
Better than
“E”
Amity Road
2/3 lanes 1,300-feet Principal
Arterial 411 Better than
“E”
Better than
“E”
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2. Eagle Road
a. Existing Conditions: Outside the intersection influence area of the Eagle/Amity intersection,
Eagle Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site.
There is 65-feet of right-of-way for Eagle Road (21-feet from centerline).
Within the intersection influence area of the Eagle/Amity Intersection, Eagle Road is improved
with 2 travel lanes, the splitter island for the roundabout, vertical curb and gutter. These
improvements extend for 325-feet north from Amity Road. There are no sidewalks within the
influence area of the roundabout. The existing right of way tapers from 125-feet wide (65-feet
from centerline) north to 73-feet wide (28-feet from centerline) for the intersection.
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.
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 Eagle Road is designated in the
MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section
within 96-feet of right-of-way.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within
96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete 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.
5 DRAFT Firenze CPA / H-2016-0102
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).
3. Amity Road
a. Existing Conditions: Outside the influence area of the Eagle/Amity intersection, Amity Road
is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. The right of
way width tapers from 75-feet (50-feet from centerline) to 50-feet (21-feet from centerline) for
Amity Road. There is a center turn lane on Amity Road at the Montague Way intersection.
Within the influence area of the Eagle/Amity intersection, Amity Road is improved with 2 travel
lane, the splitter island for the roundabout, vertical curb and gutter. These improvements
extend for 300-feet west from Eagle Road. There are no sidewalks within the influence area
of the roundabout. The right of way tapers from 170-feet wide (65-feet from centerline) to 90-
feet wide (65-feet from centerline) at the intersection.
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.
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 Amity Road is designated in the
MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section
within 96-feet of right-of-way.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within
96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete 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
6 DRAFT Firenze CPA / H-2016-0102
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).
4. Montague Way (Amity Road to Santo Stefano Drive)
a. Existing Conditions: Montague Way is classified as a collector roadway from Amity Road to
Santo Stefano Drive. ACHD approved this street in 2005 with Messina Meadows Subdivision
(Tuscany). Montague Way is improved as ½ of a 36-foot street section with vertical curb,
gutter, and detached sidewalk on the west side of the road. There is no curb, gutter or
sidewalk abutting the site on Montague Way. There is no front-on housing on this segment of
Montague Way.
b. Policy:
Collector Streets Function Policy: The purpose of a collector street is to carry local traffic
to an arterial roadway. Collectors in residential areas may serve land uses that can increase
traffic volumes during certain periods of the day or times of the year, such as neighborhood
parks, community centers, elementary schools, and some mixed land uses.
Collector Street Volumes Policy: Existing collector roadways in residential areas with front-
on housing should not exceed 5,000 ADT.
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.
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.
7 DRAFT Firenze CPA / H-2016-0102
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
c. Staff Comments: Policy allows up to 5,000 ADT on residential collectors with front-on
housing. There is no front-on housing on this segment of Montague Way. The ADT on
Montague Way north of Amity Road is 735, and the projected volume with background growth
and build-out of this project is 1,085 ADT.
5. Montague Way (Santo Stefano Drive to Zaldia Drive)
a. Existing Conditions: Montague Way is classified as a local roadway from Santo Stefano
Drive to Zaldia Drive. ACHD approved this street in 2005 with Messina Meadows Subdivision
(Tuscany). Montague Way is improved as a 36-foot street section with vertical curb, gutter,
and detached sidewalk. There is front-on housing on this segment of Montague Way.
b. Policy:
Local Street Volumes Policy: ADT on new and existing local streets should typically be less
than 2,000. This ADT applies to both existing and new streets. For new streets that are
stubbed to connect to adjacent land that is not full developed, the allowable ADT for the new
street will typically be no more than 1,000 ADT, to accommodate future additional traffic from
the adjacent land, depending on the location and type of the stub street and the location and
size of the adjacent undeveloped land. When stub streets are connected and properties fully
developed, local streets should not exceed 2,000 ADT.
In developed areas where streets already exceed 2,000 ADT or are close to exceeding 2,000
ADT, the Commission may grant approval to exceed the 2,000 ADT based on existing zoning
of undeveloped properties or infill development. The Commission may also consider the need
for additional roadway improvements or traffic calming to mitigate the additional traffic if
necessary.
c. Staff Comments: There are no traffic counts available for this segment of Montague Way.
There is front–on housing and volumes on local streets should not exceed 2,000 ADT.
6. Zaldia Drive (Eagle Road to DaVinci Way)
a. Existing Conditions: Zaldia Drive is classified as a collector roadway from Eagle Road to
DaVinci Way. ACHD approved this street in 2005 with Messina Meadows Subdivision
(Tuscany). Zaldia Drive from Eagle Road to Montague W ay is improved with 2-travel lanes
and center landscape islands, with curb, gutter and detached sidewalk. From Montague Way
to DaVinci Way, Zaldia Drive is improved as a 36-foot street section with curb, gutter or
sidewalk. There is no front-on housing on this full segment of Zaldia Drive.
b. Policy:
Collector Streets Function Policy: The purpose of a collector street is to carry local traffic
to an arterial roadway. Collectors in residential areas may serve land uses that ca increase
traffic volumes during certain periods of the day or times of the year, such as neighborhood
parks, community centers, elementary schools, and some mixed land uses.
Collector Street Volumes Policy: Existing collector roadways in residential areas with front-
on housing should not exceed 5,000 ADT.
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
8 DRAFT Firenze CPA / H-2016-0102
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.
c. Staff Comments: Policy allows up to 5,000 ADT on residential collectors with front-on
housing. There is no front-on housing on this segment of Zaldia Drive. The ADT on Zaldia
Drive west of Eagle Road is 2,140, and the projected volume with background growth and
build-out of this project is 2,505 ADT.
7. Mount Etna Drive (west of Montague Way)
a. Existing Conditions: Mount Etna Drive is a local street that ACHD approved in 2005 with
Messina Meadows Subdivision (Tuscany). Mount Etna Drive is improved as a 36-foot street
section with curb, gutter and detached sidewalk. There is front-on housing.
b. Policy:
Local Street Volumes Policy: ADT on new and existing local streets should typically be less
than 2,000. This ADT applies to both existing and new streets. For new streets that are
stubbed to connect to adjacent land that is not full developed, the allowable ADT for the new
street will typically be no more than 1,000 ADT, to accommodate future additional traffic from
the adjacent land, depending on the location and type of the stub street and the location and
size of the adjacent undeveloped land. When stub streets are connected and properties fully
developed, local streets should not exceed 2,000 ADT.
In developed areas where streets already exceed 2,000 ADT or are close to exceeding 2,000
ADT, the Commission may grant approval to exceed the 2,000 ADT based on existing zoning
of undeveloped properties or infill development. The Commission may also consider the need
for additional roadway improvements or traffic calming to mitigate the additional traffic if
necessary.
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.
c. Staff Comments/Recommendations: Policy allows up to 2,000 ADT on local streets. The
ADT on Mount Etna Drive west of Montague Way is 215, and the projected volume with
background growth and build-out of this project is 260 ADT.
8. Burgo Way (from Zaldia Drive to property line of site)
a. Existing Conditions: Burgo Way is a local street that ACHD approved in 2005 with Messina
Meadows Subdivision (Tuscany). Burgo Way is improved as a 36-foot street section with
curb, gutter and detached sidewalk. There is front-on housing. ACHD required that Burgo
Way be constructed as a stub street to the subject site.
9 DRAFT Firenze CPA / H-2016-0102
b. Policy:
Local Street Volumes Policy: ADT on new and existing local streets should typically be less
than 2,000. This ADT applies to both existing and new streets. For new streets that are
stubbed to connect to adjacent land that is not full developed, the allowable ADT for the new
street will typically be no more than 1,000 ADT, to accommodate future additional traffic from
the adjacent land, depending on the location and type of the stub street and the location and
size of the adjacent undeveloped land. When stub streets are connected and properties fully
developed, local streets should not exceed 2,000 ADT.
In developed areas where streets already exceed 2,000 ADT or are close to exceeding 2,000
ADT, the Commission may grant approval to exceed the 2,000 ADT based on existing zoning
of undeveloped properties or infill development. The Commission may also consider the need
for additional roadway improvements or traffic calming to mitigate the additional traffic if
necessary.
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.
c. Staff Comments/Recommendations: Policy allows up to 2,000 ADT on local streets. The
ADT on Burgo Way south of Zaldia Drive is 260, and the projected volume with background
growth and build-out of this project is 465 ADT.
9. Proposed Internal Commercial Streets
a. Policy:
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is
responsible for improving all commercial 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 7208.5 states that right-of-way
widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard
street section will vary depending on the need for a center turn lane, bike lanes, volumes,
percentage of truck traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
• A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and bike lanes.
Continuation of Streets Policy: District Policy 7208.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
10 DRAFT Firenze CPA / H-2016-0102
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 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, water and
sewer.
• Promotes orderly development.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, 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.
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.).
10. Roadway Offsets
a. Policy:
Local Street Intersection Spacing on Principal 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 1,320-feet as measured from all other
existing roadways as identified in Table 1b (7205.4.7).
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 Street Intersection Spacing on Collectors: 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).
11. Stub Streets
a. Policy:
Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be
required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.”
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within
the proposed development and drain surface water towards that intersection; unless
an alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
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Continuation of Streets Policy: District Policy 7208.2.4 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 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, water and
sewer.
• Promotes orderly development.
12. Driveways
Eagle Road
a. 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 7205.4.7 states that direct access to principal 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 1b under District policy 7205.4.7, unless a waiver for the access point has
been approved by the District Commission. Driveways, when approved on a principal arterial
shall operate as a right-in/right-out only, and the District will require the construction of a
raised median to restrict the left turning movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-
in/right-out only driveway. Full-access driveways are not allowed on principal arterial
roadways.
Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on
principal arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-
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.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that
which “is permitted for use until appropriate alternative access becomes available”. Temporary
access may be granted through a development agreement or similar method, and the
developer shall be responsible for providing a financial guarantee for the future closure of the
driveway.
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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.
Amity Road
a. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1a under District policy 7205.4.6, unless a waiver for the access point has been
approved by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor
arterial roadways from a signalized intersection with a single left turn lane shall be located a
minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a
minimum of 660-feet from the intersection for a full-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a
signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from
the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from
the intersection for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on
minor arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 425-feet
from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Drivew ay 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.
Internal Local Streets
a. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways located near
intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the
nearest street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a local
street, but the District does encourage shared access points where appropriate.
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Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
D. Site Specific Conditions of Approval
This application is for a comprehensive plan amendment, annexation, and rezone only.
As such, there are no site specific conditions of approval for this application. Listed above are
some of the findings for consideration that the District may identify when it reviews a future
development application. The District may add additional findings for consideration when it
reviews a specific redevelopment application.
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. Request for Reconsideration Guidelines
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VICINITY MAP
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SITE PLAN
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Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission’s next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.