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HomeMy WebLinkAboutCC ACHD Report for June 7, 2016 1 Brundage Estates Subdivision Development Services Department Project/File: Brundage Estates Subdivision/MPP16-0009/H-2016-0001 This is a preliminary plat application to allow for the devleoment of 366 single family building lots, 20 common lots, and 1 additional lot on 136.63 acres. The site is located east of Linder Road between Victory and Amity Roads in Meridian, Idaho. Lead Agency: City of Meridian Site address: Linder Road between Victory and Amity Roads Staff Approval: May 6, 2016 Applicant: Lee Centers L.C. Development, Inc. P.O. Box 518 Meridian, ID 83680 Representative: Becky McKay Engineering Solutions 1029 N. Rosario Street, STE 100 Meridian, ID 83642 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a preliminary plat application to allow for the development of 366 single family building lots, 20 common lots, and 1 additional lot on 136.63 acres. The site is located east of Linder Road between Victory and Amity Roads in Meridian. The applicant’s proposal is consistent with the City of Meridian’s Comprehensive Plan, which calls for medium density residential land uses on the site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transitional (Ada County) RUT South Rural Urban Transitional (Ada County) RUT East Rural Urban Transitional (Ada County) RUT West Rural Urban Transitional (Ada County) RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 2 Brundage Estates Subdivision 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Revolution Ridge Subdivision, consisting of 64 single-family residential lots and 5 common lots on 19.7-acres is located directly north of the site and was approved by the ACHD Commission on March 26, 2014. • Biltmore Estates Subdivision, consisting of 159 single-family residential lots and 12 common lots on 56.19 acres is located northeast of the site and was approved by the ACHD Commission on April 23, 2014. • Graycliff Estates Subdivision, consisting of 119 single family building lots, 1 multi-family lot, 9 common lots, and 1 well lot on 52.46 acres is located east of the site and was approved by ACHD on August 5, 2015. • Edge Hill Subdivision, consisting of 116 buildable lots and 7 common lots on 40.19-acres is located north of the site and was approved by ACHD on December 1, 2015. 5. Transit: Transit services are not available to serve this site. 6. Gas Pipeline: It appears that The Williams Pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to insure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 7. New Center Lane Miles: 3 8. 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. 9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Victory Road is scheduled in the Integrated Five Year Work Plan to be reclaimed between McDermott Road and Meridian Road in 2016. • Victory Road and Bridge #292, 500-feet west of Ten Mile Road is scheduled in the Integrated Five Year Work Plan to be replaced/widened in 2016. • Victory Road and Bridge #296, ¼ mile east of Locust Grove Road is scheduled in the Integrated Five Year Work Plan to be replaced/widened in 2018. • Victory Road is listed in the Capital Improvements Plan to be widened to 3-lanes from Linder Road to Meridian Road between 2022 and 2026. • The intersection of Victory Road and Linder Road is listed in the Capital Improvements Plan to be widened to 6-lanes on the north leg, 5-lanes on the south, 4-lanes east, and 3-lanes on the west leg, and signalized between 2017 and 2021. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 3,622 vehicle trips per day, 395 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Six Mile Engineering prepared a traffic impact study for the proposed Brundage Estates Subdivision. Below is an executive summary of the findings as presented by Six Mile Engineering. The following executive summary is not the opinion of ACHD staff. ACHD has 3 Brundage Estates Subdivision reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. Proposed Development 1. The Brundage Estates Subdivision is a proposed 136.63 acre residential development located east of Linder Road between Victory Road and Amity Road within the Meridian City Limits in Ada County. The expected build-out year is 2024 with the proposed land uses consisting of: • 366 single-family dwelling units • 8.24 acre City Park 2. The development is planned to be constructed in seven different phases. This traffic study consolidates the seven phases into two major phases: • Phase 1 constructs the following land uses by 2020: o 183 single family dwelling units • Phase 2 constructs the following land uses by 2024 o 183 single family dwelling units o 8.24 acre City Park 3. Two full access approaches are proposed on Linder Road for the development: • Smokey Lake Drive o This approach is located approximately 1,400 feet south of Victory Road and approximately and approximately 800 feet from the proposed approach for Edgehill Subdivision. o The proposed Smokey Lake Drive location meets ACHD minimum 680 feet driveway spacing on a minor arterial. • Harris Street o Harris Street is proposed as a collector street without front-on housing and is located approximately one-half mile south of Victory Road and approximately 1,200 feet south of Smokey Lane Drive approach. o The proposed Harris Street location meets ACHD minimum one-half mile spacing on a minor arterial. o The proposed Harris Street location also meets the City of Meridian’s plan to extend Harris Street to Linder Road as recommended in the South Meridian Transportation Plan. Proposed Mitigation for Existing Traffic 4. For the existing traffic conditions analyzed with the existing roadway lane configurations, all study area roadways meet ACHD’s minimum operational thresholds. As a result, no roadway improvements are needed to mitigate existing traffic. 5. For the existing traffic condtions analyzed with the existing intersection contraol and lane configureations, all study area intersections meet ACHD’s minimum operational threhsolds. One intersection is expected to meet turn lane warrants based on ITD guidelines: Harris Street and Meridian Road intersection. • The following intersection improvement is needed to mitigate existing traffic at the Harris Street/Meridian Road intersection 4 Brundage Estates Subdivision Southbound right turn lane Proposed Mitigation for 2020 (Phase1) Background Traffic Conditions 6. For the 2020 background traffic conditions analyzed with the existing roadway lane configurations, all study area roadways meet ACHD’s minimum operational thresholds. As a result, no roadway improvments are needed to mitigate the 2020 background traffic. 7. For the 2020 background traffic condtions analyzed with the existing intersection control and lane configurations or with the preceding mitigation improvements, one study area intersection is expected to exceed ACHD’s minimum operational threshold: Harris Street and Meridian Road intersection. • The following intersection improvements are proposed to mitigate the 2020 background traffic: o Traffic signal at the Harris Street and Meridian Road intersection with widening for a left turn lane and a shared through and right- turn lane on the eastbound and westbound approaches. 8. With 2020 background traffic, one unsignalized intersection is expected to require a turn lane based on ACHD’s guidelines: Victory Road and Kentucky Way intersection. • The following turn lane is proposed to mitigate the 2020 background traffic at the Victory Road and Kentucky Way intersection: o Westbound left-turn lane Proposed Mitigation for 2020 (Phase 1) Site Plus Background Traffic 9. For the 2020 site plus background traffic condtions analyzed with the existing roadway lane configurations, all study area roadways meet ACHD’s minimum operational thresholds. As a result, no roadway improvements are needed to mitigate the 2020 site plus background traffic. 10. For the 2020 site plus background traffic conditons analyzed with the existing intersection control and lane configurations, or with preceding mitigation improvements, all study intersections intersections are expected to meet minimum operational thresholds. As a result, no intersection improvements beyond those identified for the preceding mitigation are needed to mitigate the 2020 plus background traffic. Proposed Mitigation for 2024 (Phase 2) Background Traffic 11. For the 2024 background traffic condtions analyzed with the existing roadway lane configurations, all study area roadways meet ACHD’s minimum operational thresholds, with the exception of Victory Road, which is expected to exceed ACHD’s LOS D threshold for a two-lane minor arterial. The proposed improvements to mitigate the 2024 background traffic is to widen Victory Road to three lanes between Linder and Meridian Roads. 12. For the 2024 background traffic conditions analyzed with the existing intersection control and lane configurations, or with the preceding mitigation improvements, all study area intersections are expected to meet minimum operational thesholds. As a result, no intersection improvements beyond those identified for the preceding mitigation are needed to mitigate the 2024 background traffic. Proposed Mitigation for 2024 (Phase 2) Site Plus Background Traffic 13. For the 2024 site plus background traffic condtions analyzed with the existing roadway lane configurations or with the preceding mitigation improvements, all study area roadways meet ACHD’s minimum operational thresholds. As a result, no roadway improvments beyond those idenfied for the preceding mitigation are needed to mitigate the 2024 site plus background traffic. 5 Brundage Estates Subdivision 14. For the 2024 site plus background traffic condtions analyszed with the existing intersection control and lane configurations, or with the preceding mitigation improvements, one study area intersection is expected to exceed ACHD’s minimum operational thresholds: Victory Road and Linder Road intersection. • Two improvement options are proposed to mitigate the 2024 site plus background traffic at the Victory Road and Linder Road intersection: o Traffic signal with a left turn and shared through and right turn lane on all approaches o Single lane roundabout with one entry lane on all approaches 15. The proposed site access intersection on Linder Road are expected to require turn alnes based on ACHD’s guidelines: • Smokey Lake Drive and Linder Road o Southbound left turn lane • Harris Street and Linder Road o Southbound left turn lane Staff Comments: ACHD Traffic Services and Planning Review staff have reviewed and agree with the finding and conclusions of the submitted traffic impact study for Brundage Estates Subdivision. To accommodate the 2020 (Phase 1) background traffic the traffic impact study recommends signalizing the Harris Street/SH-69 intersection and constructing a center turn lane on Victory Road at Kentucky Way; both are located off-site. The off-site improvements recommended for phase 1 of the project cannot be constructed as recommended as there is not enough existing right-of-way to accommodate the improvements and the recommended improvements are off-site and not adjacent to property owned by the applicant. The applicant is not proposing to extend Harris Street as part of phase1, because of this Brundage Estates is not expected to add any additional traffic to the Harris Street/SH-69 intersection. A portion of the recommended improvements for Phase 2 are also located off site and include either widening and signalizing the Linder/Victory intersection or constructing a single lane roundabout at the intersection and widening Victory Road to 3 lanes between Linder Road and SH-69. Again, the recommended improvements cannot be constructed due to a lack of existing right-of-way. Victory Road between Linder Road and SH-69 is listed in ACHD’s CIP to be widened to 3 lane between 2022 and 2026 and the Linder Road/Victory Road intersection is identified on ACHD’s Master Street Map (MSM) as a future multi-lane roundabout. These future improvements will require substantial right-of-way acquisition. An interim signal cannot be installed within the existing right-of-way at the Linder Road/Victory Road intersection due to driveway locations for 3 existing single family homes that are adjacent to the intersection. Due to the recommended offsite improvements and the constrained right-of-way in the vicinity of the site staff requested an additional traffic analysis, which identifies how much additional traffic can be added to the Linder Road /Victory Road intersection in it’s current configuration before the All Way Stop fails; and if the traffic pattern changes if acess to Amity Road becomes available. The analysis found that without the connection/extension of Harris Street that 290 single family homes, which is all of phase 1 and part of phase 2 could be constructed prior to the Linder Road/Victory Road intersection operating at LOS F. The analysis also found that a connection to Amity Road is not expected to change site traffic patterns. 6 Brundage Estates Subdivision Staff Recommendations: Due to the lack of existing right-of-way necessary to accommodate the construction of the recommended offsite improvements for Phases 1 and 2 of the development staff recommends that the applicant be allowed to final plat 290 lots prior to making additional improvements. Prior to ACHD's signature on the final plat which contains the 291st lot the applicant should be required to make the Harris Street connection/extension, signalize the Harris Street/SH-69 intersection, and submit a revised traffic impact study. The applicant will need to obtain plan approval and a permit from ITD for installation of the signal and enter into a signal agreement with ACHD. Although the applicant may be fronting the cost of the signal, the signal agreement will allocate the proportional share of the signal installation with the applicant ultimately contributing 25% of the cost with another 25% coming from the commercial parcel located at the southwest corner of Harris Street/SH-69 and the final 50% coming from development located on the east side of SH-69. The signal agreement will include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs as they are collected from the future developments. The applicant can make the Harris Street connection at anytime (prior to final platting 291 lots), but Harris Street/SH-69 intersection will need to be signalized when the connection occurs. The updated traffic impact study should include a signal warrant analysis for the Harris Street/SH- 69 intersection, as well as an analysis of the Victory Road/Linder Road intersection and the Victory Road segment between Linder Road and SH-69. Additional improvements such as capacity improvements at the Linder Road/Victory Road intersection and spot widening along Victory Road may be required based on the findings of the future updated traffic impact study 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is “D” (550 VPH). * Acceptable level of service for a two-lane collector is “D” (425 VPH). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Victory Road west of Meridian Road was 1,681 on 01/21/2014. • The average daily traffic count for Kentucky Way south of Victory Road was 465 on 01/21/2014. • The average daily traffic count for Harris Street west of Meridian Road was 141 on 1/21/2014. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Future Level of Service Harris Street N/A Collector 18 Better than “D” 121 Better than “D” Kentucky Way N/A Collector 41 Better than “D” 135 Better than “D” Victory Road N/A Minor Arterial 220 Better than “D” 331 Better than “D” 7 Brundage Estates Subdivision C. Findings for Consideration 1. The 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 SMTP recommends the extension of Harris Street west to Linder Road and right-of-way preservation for the future widening of Linder Road to 5 lanes. 2. Linder Road a. Existing Conditions: Linder Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 65 to 50-feet of right-of-way for Linder Road (25-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 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 sidewalks 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. 8 Brundage Estates Subdivision 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). 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 Linder 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. c. Applicant Proposal: The applicant has proposed to dedicate 45-feet of right-of-way from the centerline of Linder Road abutting the site. The applicant has proposed to construct a 5-foot wide detached concrete sidewalk located outside of the right-of-way abutting the site. d. Staff Comments/Recommendations: Consistent with the CIP and MSM, the applicant should be required to dedicate 48-feet of right-of -way from the centerline of Linder Road abutting the site. The applicant’s proposal to construct a 5-foot wide detached concrete sidewalk outside of the dedicated right-of-way should be approved, as proposed. The sidewalk should be located a minimum of 41-feet from the centerline of Linder Road abutting the site. The applicant should be required to provide a permanent right-of-way easement for the sidewalks located outside of the right-of-way. Consistent with ACHD’s frontage improvement policy, the applicant should be required to widen the pavement on Linder Road to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. 3. Harris Street a. Existing Conditions: Harris Street does not exist abutting the site. Harris Street is proposed to stub to the sites east property line as part of Graycliff Subdivision. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right -of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and 9 Brundage Estates Subdivision taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Harris Street is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 50-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to extend Harris Street from its current terminus at the site’s east property line into the site, extending to Linder Road as a 36-foot residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way. A 5-foot wide detached concrete sidewalk is proposed in an easement. d. Staff Comments/Recommendations: The applicant’s proposal for the street section meets District policy and should be approved, as proposed. The applicant may reduce the right-of- way width to 2-feet behind the back of curb and provide a permanent right-of-way easement for the sidewalks proposed to be located outside of the right-of-way. 4. Oakbrair Way a. Existing Conditions: Oakbriar Way does not exist abutting the site. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. 10 Brundage Estates Subdivision Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Oakbriar Way is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 50-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct Oakbriar Way south from Harris Street at the half mile, as a 36-foot residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way. A 5-foot wide detached concrete sidewalk is proposed in an easement. d. Staff Comments/Recommendations: The applicant’s proposal to construct Oakbriar Way to the south from Harris Street at the half mile is consistent with ACHD’s MSM and should be approved, as proposed. The applicant’s proposal for the street section meets District policy and should be approved, as proposed. The applicant may reduce the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement for the sidewalks proposed to be located outside of the right-of-way. 5. Internal Local Streets a. Existing Conditions: There are no local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides 11 Brundage Estates Subdivision and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of-curb) for developments with any buildable lot that is less than 1 acre in size. Off-Site Streets Policy: District Policy 7207.2.3 states that if the proposed development is not served by a public street with at least 24-feet of pavement then the developer shall pave the street or widen the existing pavement to provide 24-feet of pavement with 3-foot gravel shoulders from the site to a public street specified by the District. 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. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Rural Street Section: District policy 7207.5.2 requires rural developments with lot sizes of 5- acres or greater per dwelling provide a minimum 24-foot pavement width, with additional 3- 12 Brundage Estates Subdivision foot gravel shoulders and borrow ditches on each side. This street section does not require the construction of curbs, gutters, or sidewalks. Developments with lot sizes of 1-acre or greater, but less than 5-acres per dwelling will provide streets with a 30-feet wide surface (26-feet of pavement with 2-foot concrete ribbon on each side), 4-foot of which will be striped for non-motorized travel on each side. The minimum right-of-way width for this street section shall be 52-feet in order to encompass the entire swale section. The developer shall construct on both sides of the road a 2-foot wide (minimum) concrete ribbon 8-inches thick and an 8-foot wide drainage swale along the edge of the pavement to accommodate the runoff from the development. See Section 7207.5.6 for roadside swale requirements. 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. 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. 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 construct all of the internal local streets as 33-foot street sections with rolled curb, gutter, a 6-foot wide planter strip, and a 5-foot wide detached concrete sidewalk within 56-feet of right-of-way. The applicant has proposed to construct 2 knuckles and one cul-de-sac turnaround at the terminus of Smokey Lake Ct. 13 Brundage Estates Subdivision d. Staff Comments/Recommendations: The applicant’s proposal for all of the internal local streets meet District policy with the exception of the width of the planter strip. The applicant should be required to construct an 8-foot wide planter strip and either dedicate additional right- of-way to accommodate the 8-foot wide planter strip or extend the right-of-way 2-feet behind the back of the curb and provide a permanent right-of-way easement for the detached sidewalk. The applicant’s proposal to construct 2 knuckles and one cul-de-sac turnaround at the terminus of Smokey Lake Ct. should be approved, as proposed. The cud-de-sac turnaround should be designed to provide a minimum turning radius of 45-feet. 6. Roadway Offsets a. Existing Conditions: There are no roadway offsets within 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) Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). 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 one collector roadway, Harris Street, and one local roadway, Smokey Lake Drive onto Linder Road. Harris Street is proposed to be located at the half mile and Smokey Lake Drive is proposed to be located approximately 1,220-feet north of Harris Street (measured centerline to centerline). The applicant has proposed one collector roadway, Oakbriar Way, onto Harris Street at the half mile. The applicant has proposed to construct 6 local street intersections onto Harris Street. They are proposed to be located as follows: • La Rumba Avenue, located approximately, 440-feet east of Linder Road. • Leewood Way, located approximately, 270-feet east of La Rumba Avenue. • Woody Hills Drive, located approximately, 300-feet east of Leewood Way. • Contada Ranch Drive, located approximately, 510-feet east of Leewood Way. • Barton Flat Way, located approximately, 550-feet east of Contada Ranch Drive. • Radford Way, located approximately, 300-feet east of Contada Ranch Drive. The applicant has proposed to construct one local street onto Oakbriar Way, Wilton Woods Drive located approximately 850-feet south of Harris Street. d. Staff Comments/Recommendations: The applicant’s proposal meet’s District policy with the exception of the offset for Leewood Way, Woody Hills Drive, and Radford Way. Staff recommends a modification of policy to allow the street to be located as proposed. This 14 Brundage Estates Subdivision modification of policy is approved at the Development Services Manager level and is due to the fact that Harris Street is straight and there will no sight distance issues with the roadway intersections. Additionally Harris Street is anticipated to be a very low volume collector roadway with only 129 vehicle trips on this segment of the roadway during the PM peak hour (30% capacity). 7. Stub Streets a. Existing Conditions: There are 4 existing stub street to the site. Harris Street, Buroak Drive, Radford Way, and Barton Flat Way. b. Policy: Stub Street Policy: District policies 7206.2.4 and 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 Sections 7206.2.5.4 and 7207.2.5.4, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150- feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policies 7206.2.4 and 7207.2.4 requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of- way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to extend all of the existing stub streets into the site and to construct 2 stub streets to the south. One stub street to the south is proposed to be located 1,080-feet east of Linder Road. The second stub street to the south, Oakbriar Way, is proposed to be located at the half mile. d. Staff Comments/Recommendations: The applicant’s proproal meet’s 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.” And at the terminus of Oakbriar Way which states,“THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” Temporary turnarounds are not require for either stub streets as they extend 150-feet or less. 8. Bridge for Sundall Lateral The District will require that the applicant submit the bridge plans for the crossing of the Sundall Lateral (Buroak Drive) for review and approval prior to the pre-construction meeting and final plat approval. 15 Brundage Estates Subdivision 9. 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. 10. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 11. Other Access Linder Road is classified as a minor arterial roadway, Harris Street and Oakbriar Way are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Prior to ACHD's signature on the final plat which contains the 291st lot make the Harris Street connection/extension, signalize the Harris Street/SH-69 intersection, and submit an updatedtraffic impact study. The updated traffic impact study shall include a signal warrant analysis for the Harris Street/SH-69 intersection, as well as an analysis of the Victory Road/Linder Road intersection and the Victory Road segment between Linder Road and SH-69. Additional improvements such as capacity improvements at the Linder Road/Victory Road intersection and spot widening along Victory Road may be required based on the findings of the update traffic impact study. 2. Obtain plan approval and a permit from ITD for installation of the signal at the Harris Street/SH-69 intersection. 3. Obtain plan approval and enter into a signal agreement with ACHD. the signal agreement will allocate the proportional share of the signal installation among area property owners and shall include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs. 4. The Harris Street connection can be made at anytime (prior to final platting 291 lots), but Harris Street/SH-69 intersection will need to be signalized when the connection occurs. 5. Dedicate 48-feet of right-of-way from the centerline of Linder Road abutting the site. The right-of- way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 6. Widen the pavement on Linder Road to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. 16 Brundage Estates Subdivision 7. Construct a 5-foot wide detached concrete sidewalk located a minimum of 41-feet from the centerline of Linder Road abutting the site. Provide a permanent right-of-way easement for the sidewalks located outside of the dedicated right-of-way. 8. Construct center turn lanes on Linder Road at Smokey Lake Drive and Harris Street. Coordiante the design and location of the center turn lane with Development Review staff. 9. Extend Harris Street from its current terminus at the site’s east property line into the site, intersecting Linder Road at the half mile as a 36-foot residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip and a 5-foot wide detached concrete sidewalk. The right-of-way width may be reduce to 2-feet behind the back of curb. Provide a permanent right-of- way easement for the sidewalks located outside of the dedicated right-of-way. 10. Construct Oakbriar Way south from Harris Street at the half mile, as a 36-foot residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip and a 5-foot wide detached concrete sidewalk. The right-of-way width may be reduce to 2-feet behind the back of curb. Provide a permanent right-of-way easement for the sidewalks located outside of the dedicated right-of-way. 11. Construct all other internal local streets as 33-foot street sections with rolled curb, gutter, a 8-foot wide planter strip, and a 5-foot wide detached concrete sidewalks. Extend the dedicated right-of- way 2-feet behind the back of the sidewalk or 2-feet behind the back of curb and provide a permanent right-of-way for the detached sidewalk located outside of the dedicated right-of-way. 12. Construct 2 knuckles, as proposed. 13. Construct one cul-de-sac turnaround with a minimum turning radius of 45-feet at the terminus of Smokey Lake Ct. 14. Construct Harris Street to intersect Linder Road at the half mile, as proposed. 15. Construct Smokey Lake Drive to intersect Linder Road, located 1,220-feet north of Harris Street, as proposed. 16. Construct Oakbriar Way to intersect Harris Street at the half mile, as proposed. 17. Construc the following local streets to intersect Harris Street, as proposed: • La Rumba Avenue, located 440-feet east of Linder Road. • Leewood Way, located 270-feet east of La Rumba Avenue. • Woody Hills Drive, located 300-feet east of Leewood Way. • Contada Ranch Drive, located 510-feet east of Leewood Way. • Barton Flat Way, located 550-feet east of Contada Ranch Drive. • Radford Way, located 300-feet east of Contada Ranch Drive. 18. Construct Wilton Woods Drive to intersect Oakbriar Way, located 850-feet south of Harris Street, as proposed. 19. Construct one stub street to the south located 1,080-feet east of Linder Road. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 20. Construct Oakbriar Way a stub street to the south located at the half mile. Install a sign at the terminus of the stub street stating that, ,“THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 17 Brundage Estates Subdivision 21. Submit the bridge plans for the crossing of the Sundall Lateral (Buroak Drive) for review and approval prior to the pre-construction meeting and final plat approval. 22. Payment of impacts fees are due prior to issuance of a building permit. 23. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All irrigation facilities shall be relocated outside of the ACHD right-of-way. 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of -way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 18 Brundage Estates Subdivision F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 19 Brundage Estates Subdivision VICINITY MAP 20 Brundage Estates Subdivision SITE PLAN 21 Brundage Estates Subdivision Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 22 Brundage Estates Subdivision Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 23 Brundage Estates Subdivision Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS 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 of Highway Systems, 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 ROWDS 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 ROWDS 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.