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1 Bancroft Square/MPP16-0015
Development Services Department
Project/File: Bancroft Square Subdivision/MPP16-0015/H-2016-0055
This is a rezone, conditional use permit, and preliminary plat application to allow for
the development of a 33 single family building lots and 5 common lots on 5.41 acres.
The site is located at 2750 S. Eagle Road in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: SEC Eagle Road/Easy Jet Drive
Staff Approval: June 15, 2016
Applicant: Matt Schultz
Schultz Development
PO Box 1115
Meridian, ID 83680
Representative: Same as above
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 rezone, conditional use
permit, and preliminary plat application to allow for the development of a 33 single family building
lots and 5 common lots on 5.41 acres. The site is located at 2750 S. Eagle Road in Meridian,
Idaho.
The applicant’s proposal is consistent with the City of Meridian’s Comprehensive Plan which calls
for mixed use in this area.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Limited office/ single family residential L-O/ R-4
South Rural urban transitional/ single family residential RUT/ R-4
East single family residential R-4
West single family residential R-4
3. Site History: ACHD staff/Commission previously reviewed this site as part of Sutherland Farms
Subdivision in 2002 and as Easy Jet Subdivision in 2015.
4. Transit: Transit services are not available to serve this site.
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5. New Center Lane Miles: 0.2
6. 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.
7. Capital Improvements Plan/ Integrated Five Year Work Plan:
• The intersection of Overland Road and Eagle Road is listed in the CIP to be widened to 9-lanes
east, and 9-lanes on the west leg, and signalized between 2022and 2026.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 315 vehicle trips per day; 33
additional vehicle trips per hour in the PM peak hour, based on the Institute of Transportation
Engineers Trip Generation Manual, 9th edition.
2. Intersection: The Eagle Road/Easy Jet intersection is signalized and currently operates at an
acceptable Level of Service (LOS) A/B.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a five-lane principal arterial is “E” (1,770 VPH).
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 Easy Jet Drive east of Jablar Way was 582 on
3/12/15.
• The average daily traffic count for Eagle Road north of Easy Jet was 18,151 on 2/4/14.
C. Findings for Consideration
1. Traffic Analysis
ACHD recently conducted a traffic analysis in response to a request for the installation of
traffic calming on Easy Jet Drive east of Jeblar (east of Eagle Road). The ACHD Commission
has established criteria for the installation of traffic calming devices on public streets. The
policy states that when identifying the need for traffic calming on a residential street, the
volume, the peak hour average speed and percentage of cut -through traffic are to be the three
primary considerations. The first two criteria determine eligibility; the final criterion determines
who pays for the traffic calming devices.
In the case of Easy Jet Drive east of Jeblar Way, ACHD policy requires greater than 100
vehicles during the peak hour of traffic, or a peak hour average speed of 27 MPH to qualify for
traffic calming. As part of the traffic analysis, a multi-day speed and volume count was
conducted on Easy Jet east of Jeblar. The analysis found that the peak day to be Friday and
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Existing
Plus
Project
Eagle Road 230-feet Principal
Arterial 931 Better than
“E”
Better than
“E”
Easy Jet Drive 920-feet Local 30 N/A N/A
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the peak hour was 5-6 PM, with 78 vehicles in the peak hour with an average speed of 23
MPH. Based on the traffic calming criteria established by the ACHD Commission, Easy Jet
east of Jeblar Way does not qualify for traffic calming.
2. Eagle Road
a. Existing Conditions: Eagle Road is improved with 5-travel lanes, bike lanes, vertical curb,
gutter, and 7-foot wide attached sidewalk abutting the site. There is 96-feet of right-of-way for
Eagle Road (48-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 sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District’s planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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.
4 Bancroft Square/MPP16-0015
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.
c. Applicant Proposal: The applicant hasn’t proposed any improvements to Eagle Road
abutting the site.
d. Staff Comments/Recommendations: Eagle Road is already improved with 5 travel lanes,
bike lanes, vertical curb, gutter, and sidewalk abutting the site. The existing improvements
are consistent with the MSM; as such staff does not recommend any additional street
improvements or right-of-way dedication as part of this application.
Consistent with ACHD’s Minor Improvement Policy, the applicant should be required to
replace any broken or deteriorated portions of curb, gutter, and sidewalk on Eagle Road
abutting the site.
3. Easy Jet
a. Existing Conditions: Easy Jet is improved as a 40-foot wide commercial street section with
2-travel lanes, vertical curb, gutter, and 5-foot wide attached concrete sidewalks abutting the
site. Easy Jet is signed for “NO PARKING” abutting the site. There is 70 to 58-feet of right-of-
way for Easy Jet (35 to 28-feet from centerline).
b. 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.
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. 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.).
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
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driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
c. Applicant’s Proposal: The applicant hasn’t proposed any improvements to Easy Jet
abutting the site.
d. Staff Comments/Recommendations: Easy Jet is already improved with 2 travel lanes,
vertical curb, gutter, and sidewalk abutting the site; as such staff does not recommend any
additional street improvements or right-of-way dedication as part of this application.
Consistent with ACHD’s Minor Improvement Policy, the applicant should be required to
replace any broken or deteriorated portions of curb, gutter, and sidewalk on Easy Jet abutting
the site.
4. Nephrite Way
a. Existing Conditions: Nephrite Way is improved as a 33-foot street section with 2-travel
lanes, rolled curb, gutter, and 5-foot wide attached concrete sidewalks abutting the site.
There is 50-feet of right-of-way for Nephrite Way (25-feet from centerline).
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to
back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of-way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of-curb to back-
of -curb) for developments with any buildable lot that is less than 1 acre in size.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of t he street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District’s Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
c. Applicant’s Proposal: The applicant hasn’t proposed any improvement to Nephrite Way
abutting the site.
d. Staff Comments/Recommendations: Nephrite Way is already improved with 2 travel lanes,
rolled curb, gutter, and sidewalk abutting the site; as such staff does not recommend any
additional street improvements or right-of-way dedication as part of this application.
Consistent with ACHD’s Minor Improvement Policy, the applicant should be required to
replace any broken or deteriorated portions of curb, gutter, and sidewalk on Nephrite Way
abutting the site.
5. Internal Local Streets
a. Existing Conditions: There are no internal local streets within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to
back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of-way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of-curb to back-
of -curb) for developments with any buildable lot that is less than 1 acre in size.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District’s Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
7 Bancroft Square/MPP16-0015
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands
may be constructed in turnarounds if a minimum 29-foot street section is constructed around
the island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval
from the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the
written approval of the agency providing emergency fire service for the area where the
development is located.
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.
c. Applicant’s Proposal: The applicant has proposed to construct 2 internal local streets within
the site. Titanium Avenue is proposed to intersect Easy Jet Drive, approximately 520-feet
east of Eagle Road and be constructed as a 33-foot street section with rolled curb, gutter, and
a portion of 8-foot wide planter within 40-feet of right-of-way. The applicant has proposed to
construct a 5-foot wide detached concrete sidewalk outside of the right-of-way in an easement
on Titanium Way. The applicant has proposed to stub Titanium Avenue to the site’s south
property line.
The applicant has proposed to construct Girdner Drive to intersect Nephrite Way in alignment
centerline to centerline with Girdner Drive on the east side of Nephrite Way across from the
site. The applicant has proposed to construct Girdner Drive as a 33-foot street section with
rolled curb, gutter, and a 5-foot wide attached concrete sidewalk within 46-feet of right-of-way.
The applicant has proposed to construct one cul-de-sac turnaround at the terminus of Girdner
Court.
d. Staff Comments/Recommendations: The applicant’s proposals for Titanium Avenue and
Girdner Drive meet’s District policy and should be approved, as proposed.
The applicant should be required to provide permanent right-of-way easements for the
detached sidewalks proposed on Titanium Avenue.
The cul-de-sac turnaround at the terminus of Girdner Drive should be constructed to provide a
minimum turning radius of 45-feet.
The applicant should be required to install a sign at the terminus of Titanium Avenue stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” A temporary turnaround is not
8 Bancroft Square/MPP16-0015
required at the terminus of the stub street, as Titanium Avenue does not extend greater than
150-feet.
6. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
7. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
8. Other Access
Eagle Road is classified as principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadways and should be noted
on the final plat.
D. Site Specific Conditions of Approval
1. Replace any broken or deteriorated portions of curb, gutter, and sidewalk on Eagle Road, Easy
Jet, and Nephrite Way abutting the site.
2. Construct Titanium Avenue to intersect Easy Jet Drive, 520-feet east of Eagle Road, as proposed.
3. Construct Titanium Avenue as a 33-foot street section with rolled curb, gutter, and a portion of 8-
foot wide planter within 40-feet of right-of-way. Construct a 5-foot wide detached concrete
sidewalk outside of the right-of-way in a permanent right-of-way easement Titanium Way.
4. Construct one stub street to the south, Titanium Way. Install a sign at the terminus of Titanium
Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
5. Construct Girdner Drive to intersect Nephrite Way in alignment centerline to centerline with
Girdner Drive on the east side of Nephrite Way across from the site. Construct Girdner
Drive/Court as a 33-foot street section with rolled curb, gutter, and a 5-foot wide attached
concrete sidewalk within 46-feet of right-of-way.
6. Construct one cul-de-sac turnaround with a minimum turning radius of 45-feet at the terminus of
Girdner Court.
7. Direct lot access to Eagle Road is prohibited and shall be noted on the final plat.
8. Payment of impacts fees are due prior to issuance of a building permit.
9. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of -way (including
all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-
of-way (including all easements).
9 Bancroft Square/MPP16-0015
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant’s engineer should provide
documentation of ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of -way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant’s authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless a waiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
10 Bancroft Square/MPP16-0015
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
11 Bancroft Square/MPP16-0015
VICINITY MAP
12 Bancroft Square/MPP16-0015
SITE PLAN
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review 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.
14 Bancroft Square/MPP16-0015
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.
15 Bancroft Square/MPP16-0015
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all
of the relevant facts presented, made an error of fact or law, abused discretion or act ed
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 Development Services Manager shall have ten (10) working
days from the date of the filing of the notice of appeal to reply to the notice of the
appeal, and may during such time meet with the appellant to discuss the matter, and
may also consider and/or modify the decision that is being appealed. A copy of the
reply and any modifications to the decision being appealed will be provided to the
appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant of the
Development Services Manager’s reply to the notice of appeal. A copy of the
decision being appealed, the notice of appeal and the reply shall be delivered to the
Commission at least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision
being appealed, as such action is adequately supported by the law and evidence
presented at the hearing.
C*
ISTTRICT CENTRAL DISTRICT HEALTH DEPARTMENT
Return to:
HEALTH Environmental Health Division LJ
DEPARTMENT
❑ Boise
Ll Eagle
Rezone #' Z " bVS ❑ Garden City
Conditional Use # ❑ Kuna
Preliminary / Final / Short Plat 0 Meridian
t ae— ❑ Star
❑ 1. We have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal.
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ bedrock from original grade ❑ other
❑ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
8. After written approval from appropriate entities are submitted, we can approve this proposal for:
j central sewage ❑ community sewage system ❑ community water well
❑ interim sewage C4(central water
❑ individual sewage ❑ individual water
919. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
central sewage ❑ community sewage system LJ community water
sewage dry lines '1111central water
❑ 10. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 12. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas ❑ child care center
❑ beverage establishment ❑ grocery store
13. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be
submitted to CDHD.
❑ 14.
Reviewed By:
Date:_a/ / /-4—
Review Sheet
16726-MlEH1111
May 25, 2016
Sonya Watters
City of Meridian
33 E. Broadway Avenue
Meridian, Idaho 83642
VIA EMAIL
RE: H-2016-0055 BANCROFT SQUARE SUBDIVISION
The Idaho Transportation Department (ITD) has reviewed the referenced conditional use modification,
preliminary plat, and rezone application for the Bancroft Square Subdivision at 2750 South Eagle
Road east of SH-69. ITD has the following comments:
1. ITD has no objection to a subdivision being constructed in this location.
2. This property does not abut the State highway system.
If you have any questions, you may contact Ken Couch at 332-7190 or me at 332-7191.
Sincerely,
James K. Morrison
Property Manager
jim.morrison@itd.idaho.gov