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HomeMy WebLinkAboutCC - ACHD Final Comments 9-29 1 Hills Century Farm Commercial Development Services Department Project/File: Hills Century Farm Commercial Subdivision/MPP16-0029/H-2016-0092 The applicant is requesting preliminary plat approval to allow for the development of a 20 lot commercial subdivision on 19.73 acres. The site is located at the 3625 E. Amity Road or at the southwest corner of Amity Road and Howry Lane in Meridian, Idaho. Lead Agency: City of Meridian Site address: 3625 E. Amity Road Staff Approval: September 27, 2016 Applicant: Martin Hill 3625 E. Amity Road Meridian, ID 83642 Representative: Michael Wardle Brighton Corporation 12601 W. Explorer Dr., #200 Boise, ID 83713 Staff Contact: Mindy Wallace, AICP Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting preliminary plat approval to allow for the development of a 20 lot commercial subdivision on 19.73 acres. The site is located at the 3625 E. Amity Road or at the southwest corner of Amity Road and Howry Lane in Meridian, Idaho. The applicant’s proposal is consistent with the City of Meridian’s Future Land Use Map which calls for Mix Use Residential uses on the site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transitional RUT (Ada County) South Future YMCA C-NG East Rural Urban Transitional RUT (Ada County) West Single family residential R-8 3. Site History: ACHD has not previously reviewed this site for a development application. 2 Hills Century Farm Commercial 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Howry Lane Subdivision consisting of 136 building lots and 13 common lots is located southwest of the site and was approved by ACHD on May 9, 2016. • Hill’s Century Farm Subdivision consisting of 675 single family lots, 47 common lots, and 1 school site located directly south of the site is in various stages of development and was approved by ACHD on November 7, 2014. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: 0.5 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Eagle Road is listed in the IFYWP to be widened to 5 lanes between Amity Road and Victory Road, this project also includes widening the Amity Road/Eagle Road intersection to a dual lane roundabout with design scheduled to begin in 2018. • Amity Road is listed in the CIP to be widened to 5 lanes between Locust Grove Road and Eagle Road between 2022 and 2026. • Eagle Road is listed in the CIP to be widened to 5 lanes between Lake Hazel Road and Amity Road between 2022 and 2026. • Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Locust Grove and Eagle Road between 2022 and 2026. • Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Eagle Road and Cloverdale Road between 2027 and 2031. • The intersection of Amity Road and Locust Grove Road is listed in the CIP to have a dual-lane roundabout constructed and to be widened to 4 lanes on the north leg, 4 lanes on the south, 5 lanes east, and 5 lanes on the west leg, and signalized between 2017 and 2021. • The intersection of Lake Hazel Road and Eagle Road is listed in the CIP to be widened to 6 lanes on the north leg, 6 lanes on the south, and 7 lanes east and 7 lanes on the west leg, and signalized between 2027 and 2031. • The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be widened to 5 lanes on the north leg, 5 lanes on the south, and 6 lanes east and 6 lanes on the west leg, and signalized between 2022 and 2026. B. Traffic Findings for Consideration 1. Trip Generation: Staff is unable to provide an estimated trip generation for this development as the exact uses are unknown at this time. Below is a general list of trip generation rate for common commercial uses. • Assisted Living – 2.47, .29 in the pm peak hour, per bed • General Office – 11.03 trips, 1.49 in the pm peak hour, per 1,000 sf • Medical/Dental Office – 36.33, 3.57 in the pm peak hour, per 1,000 sf • Specialty Retail - 44.32, 2.71 in the pm peak hour, per 1,000 sf 3 Hills Century Farm Commercial 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a two-lane minor arterial is “D” (550 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Amity Road east of Eagle Road was 5,086 on 7/24/2014. • The average daily traffic count for Eagle Road south of Amity Road was 6,845 on 7/24/2014. C. Findings for Consideration 1. Amity Road a. Existing Conditions: Amity Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Amity 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 Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. 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 Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Amity Road N/A Minor Arterial 310 Better than “D” Better than “D” Eagle Road N/A Principal Arterial 290 Better than “E” Better than “E” 4 Hills Century Farm Commercial between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). Pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Amity Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section within 74-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to widen the pavement on Amity Road abutting the site to 17-feet from centerline, tapering to 24-feet to provide a dedicated right turn lane at the Howry Lane/Hillsdale Avenue intersection. The applicant has proposed to construct a 5-foot wide detached concrete sidewalk located 31- feet from the centerline of Amity Road abutting the site. The sidewalk is proposed to taper to 38-feet from centerline to accommodate the dedicated right turn lane. d. Staff Comments/Recommendations: The applicant’s proposal meet’s District policy, is consistent with the findings and recommendations of the Hillsdale Elementary School and YMCA Master Plan traffic impact study and should be approved, as proposed. The applicant should be required to dedicate 37-feet of right-of-way from the centerline of Amity Road abutting the site’s west property line tapering to 49-feet to the east to accommodate the dedicated right turn lane at the Howry Lane/Hillsdale Avenue intersection. The 5-foot wide detached concrete sidewalk should be located a minimum of 31-feet from the centerline of Amity Road on the west end tapering to 42-feet from centerline at the Howry Lane/Hillsdale Avenue intersection. The applicant should be required to provide a permanent right-of-way easement if the sidewalks are placed outside of the dedicated right-of-way. 2. Howry Lane/Hillsdale Avenue a. Existing Conditions: Howry Lane is an existing 20-foot wide private road which extends from Amity Road south abutting the sites east property line; and is located at the half mile between Eagle and Cloverdale Roads. 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 5 Hills Century Farm Commercial 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. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector should be located at the half mile and extend north/south between Amity and Lake Hazel Road. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 54-feet of right- of-way. 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. c. Applicant Proposal: The applicant has proposed to dedicate additional right-of-way for Howry Lane/Hillsdale Avenue at Amity Road to allow for the future construction of a single lane roundabout at the Howry Lane/Hillsdale Avenue/Amity Road intersection (see finding 4). The additional right-of-way for the roundabout would begin at Amity Road and extend approximately 265-feet south, as depicted on the image below. Within the additional right-of-way at the intersection the applicant has proposed to construct Howry Lane/Hillsdale Avenue as Avenue as half of a 36-foot residential collector street section plus 12-feet of pavement to total 30-feet, with vertical curb, gutter, an 6-foot wide planter strip and 8-foot wide detached concrete sidewalk abutting the site and a gravel shoulder and barrow ditch on the opposite side of the roadway. South of the influence area of the roundabout the applicant has proposed to construct the half street; 18-feet of pavement with vertical curb and gutter within 18.5-feet of right-of-way and 6 Hills Century Farm Commercial the additional 12-feet of pavement, gravel shoulder, and barrow ditch within the existing 20- foot wide private road easement for Howry Lane. d. Staff Comments/Recommendations: The applicant’s proposal for the additional right-of- way dedication and half street section meet’s District policy is consistent with the MSM, and the findings and recommendations of the Hillsdale Elementary School and YMCA Master Plan traffic impact study and should be approved, as proposed. If street trees are desired then the planter strip should be widened to 8-feet in width and the proposed 8-foot wide sidewalk exceeds ACHD’s minimum sidewalk width of 5-feet. The applicant should be required to provide a permanent right-of-way easement for the detached sidewalks proposed to be located outside of the dedicated right-of-way. Staff recommends that Howry Lane/Hillsdale Avenue be widened to 40-feet in width at the Amity Road intersection to allow for the construction of a dedicated left turn lane as recommend in the Hillsdale Elementary & YMCA Master Plan TIS. Coordinate the design of the intersection (one entry/receiving lane, and simultaneous left and right turns onto Amity Road tapering to the proposed half street section as the roadway moves south) with ACHD’s Development Review staff. The applicant has proposed to construct 12-feet of pavement, gravel shoulder, and barrow ditch necessary for the half street within the existing 20-foot wide private road easement for Howry Lane. The 20-foot wide private road easement will need to be dedicated as right-of- way prior to plan acceptance and ACHD’s signature on the first final plat for Hills Century 7 Hills Century Farm Commercial Farm Commercial Subdivision. The 20-foot wide private road easement is currently owned by SRS AZ Investors, LLC, and was required to be dedicated as right-of-way as part of ACHD’s action on Howry Lane Subdivision, located southeast of this site. If the applicant is unable to coordinate the dedication of the 20-foot wide private road easement as right-of-way prior to plan acceptance and ACHD’s signature on the first final plat for Hills Century Farm Commercial Subdivision, then Howry Lane/Hillsdale Avenue may need to be shifted to the west to allow for the construction of the roadway. If the roadway does need to be shifted to the west, then the applicant should be required to submit a revised preliminary plat to ACHD for review and approval. 3. Howry Lane/Hillsdale Avenue Roadway Improvements With the development of the Hills Century Commercial Subdivision and the Hillsdale Elementary School there is a 600-foot long gap in Howry Lane/Hillsdale Avenue abutting the YMCA site. There is a benefit to all of the area property owners in coordinating to complete the construction of Howry Lane/Hillsdale Avenue from its current terminus north to Amity Road. The applicant should coordinate with the YMCA and SRS AZ Investors, LLC to dedicate the right-of-way necessary to accommodate the construction of Howry Lane/Hillsdale Avenue abutting the YMCA parcel. If the applicant is unable to coordinate the dedication of the 20-foot wide private road easement as right-of-way, then Howry Lane/Hillsdale Avenue may need to be shifted to the west to allow for the construction of the roadway. Howry Lane/Hillsdale Avenue should be constructed as half of a 36-foot wide residential collector roadway, plus 12-additonal feet of pavement to total 30-feet with vertical curb, gutter, and a 5-foot wide detached or 7-foot wide attached concrete sidewalk abutting the site and a 3-foot wide gravel shoulder and barrow ditch on the east side of the roadway. The dedicated right turn lane for the northern driveway of Hillsdale Elementary School should also be constructed. If the applicant is able to coordinate with the YMCA and SRS AZ Investors, LLC to dedicate the right-of-way necessary for the construction of Howry Lane/Hillsdale Avenue ACHD is willing to pay for the construction of the half street abutting the YMCA site as part of a cooperative development agreement (CDA) with the YMCA and SRS AZ Investors, LLC. The CDA would note that ACHD would front the design and construction costs associated with constructing Howry Lane/Hillsdale Avenue abutting the YMCA parcel to complete the street and that the YMCA and SRS AZ Investors, LLC would reimburse ACHD for their proportional share of the roadway design and construction when ACHD receives development applications for those sites. If the applicant is able to coordinate the right-of-way dedication to allow for Howry Lane/Hillsdale Avenue to be constructed abutting the YMCA site, then the applicant should enter into a CDA with ACHD for the construction of the roadway. The CDA would note that the applicant would design and build Howry Lane from its current terminus north to Amity Road as ½ of a residential collector roadway as noted above, and that ACHD will reimburse the applicant for the design and construction of the portion of the roadway abutting the YMCA site. If the applicant is unable to coordinate the dedication of the 20-foot wide private road easement as right-of-way (SRS AZ Investment, LLC), then Howry Lane/Hillsdale Avenue may need to be shifted to the west to allow for the construction of the roadway. 4. Amity Road/Howry Lane-Hillsdale Avenue Intersection The traffic impact study for the Hillsdale Elementary School & YMCA Master Plan recommends the construction of a northbound left turn lane on Howry Lane/Hillsdale Avenue, an eastbound right turn lane on Amity Road, and a westbound center left turn lane on Amity Road at the intersection. The study also notes that when the YMCA is occupied that a signal or roundabout 8 Hills Century Farm Commercial will need to be installed at the intersection. The applicant has planned for the ultimate build out of the intersection with their proposal to dedicate right-of-way to accommodate the future construction of a single lane roundabout. When Howry Lane/Hillsdale Avenue is extend to Amity Road the eastbound right turn lane and the center left turn lane on Amity Road should be constructed. The applicant is proposing to dedicate additional right -of-way and to construct the eastbound right turn lane as part of this application. The applicant should be required to coordinate with the West Ada School District and other area property owners to acquire the right-of-way necessary to construct the center left turn lane on Amity Road, as it is required at this time. Long Term Intersection Improvements As noted above, long term, the Howry Lane/Hillsdale Avenue intersection is planned to be constructed as a single lane roundabout. This is consistent with ACHD’s MSM (Master Street Map) which identifies a roundabout at the Amity Road/Howry Lane-Hillsdale Avenue intersection. To serve the future traffic needs of the area, staff recommends that a single lane roundabout be constructed at the future Amity Road/Howry Lane-Hillsdale Avenue intersection when warranted. In anticipation of the future roundabout at the Amity Road/Howry Lane intersection and consistent with area traffic impact studies, the applicant should provide a road trust deposit for their proportional share of the roundabout; $17,500, which is about 7% of the total cost. The road trust deposit should be provided prior to ACHD’s signature on the first final plat. Proposed Interim Improvements The applicant and the YMCA have proposed a series of interim improvements for the Amity Road/Howry Lane-Hillsdale Avenue intersection, as not all of the property owners surrounding the intersection area ready to development. The applicant and YMCA’s proposal is as follows: 1. That the properties surrounding the Amity/Howry intersection reserve the needed land for ACHD right-of-way acquisition to accommodate the future roundabout. 2. That the Amity/Howry intersection be designed now as a standard intersection that could be signalized in the future; and that it be constructed concurrently with the YMCA and Brighton developments. 3. That each property owner impacting the roundabout place into a trust fund its share of the already established cost of the roundabout. 4. That, if a signal is warranted prior to the construction of the roundabout, trust fund dollars allocated for the roundabout be used to pay for the signal. Staff is supportive of items 1- 3 of the applicant’s proposal as this is already occurring and interim an interim intersection with turn lanes will be constructed as part of this application. Staff is not supportive and cannot accept proposal 4, as road trust funds allocated for the future construction of the roundabout, are for the roundabout only and cannot be used for other improvements. If all of the right-of-way necessary to allow for the construction of the roundabout at the intersection has not been dedicated prior to receipt of the YMCA application, then the YMCA should be required to install the a temporary signal at the Amity/Howry Lane-Hillsdale Avenue intersection. 9 Hills Century Farm Commercial 5. Hill Park Street a. Existing Conditions: Hill Park Street does not exist abutting the site. 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. Continuation of Streets Policy: District Policy 7208.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries, water and sewer. • Promotes orderly development. 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. c. Applicant’s Proposal: The applicant has proposed to construct Hill Park Street as a 36-foot street commercial street section with vertical curb, gutter, an 8-foot wide planter strip, and 5- foot wide detached concrete sidewalks within 63-feet of right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal meet’s District policy and should be approved, as proposed. The right-of-way may be reduced to 2-feet behind the back of curb and the street section may be reduced to 33 to 34-feet with fire department approval. 6. Tavistock Avenue a. Existing Conditions: Tavistock Avenue does not exist abutting the site. b. Policy: 10 Hills Century Farm Commercial 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- 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. c. Applicant’s Proposal: The applicant has proposed to construct Tavistock Avenue as half of a 36-foot street section plus 12-feet of pavement to total 30-feet, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk abutting the site and a gravel shoulder and barrow ditch on the opposite side of the roadway within 63-feet of right-of- way. d. Staff Comments/Recommendations: The applicant’s proposal meet’s District policy and should be approved, as proposed. The right-of-way may be reduced to 2-feet behind the back of curb abutting the site and the road section may be reduced to 33 to 34-feet with fire department approval. 11 Hills Century Farm Commercial 7. Roadway Offsets a. Existing Conditions: There are no roadways 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. District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is ¼ mile to allow for adequate signal spacing and alignment. Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). c. Applicant’s Proposal: The applicant has proposed to construct 2 public streets onto Amity Road. Travistock Avenue located ¼ mile east of Eagle Road and Howry Lane/Hillsdale Avenue located ½ mile east of Eagle Road. The applicant has proposed to construct one roadway, Hill Park Street, to run along the sites north property line intersecting Tavistock Avenue approximately 600-feet north of Amity Road and Howry Lane/Hillsdale Avenue approximately 690-feet north of Amity Road. d. Staff Comments/Recommendations: The applicant’s proposal meet’s District policy and should be approved, as proposed. 8. Stub Streets a. Existing Conditions: There are no stub streets to the site. 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.” and “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 12 Hills Century Farm Commercial District for those portions of the cul-de-sac which extend beyond the dedicated street right-of- way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant has proposed to construct two stub streets to the south. Travistock Avenue, a local roadway, located at the site’s southwest property line and Howry Lane/Hillsdale Avenue, a collector roadway located at the site’s southeast property line. d. Staff Comments/Recommendations: The applicant’s proposal meet’s District policy and should be approved, as proposed. The applicant should be required to install sign terminus of Travistock Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” and at the terminus of Howry Lane/Hillsdale Avenue stating that “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 9. Driveways 9.1 Amity Road a. Existing Conditions: There is one 25-foot wide driveway onto Amity Road from the site located approximately 130-feet east of the west property line. b. Policy Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 35 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- 13 Hills Century Farm Commercial feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Applicant’s Proposal: The applicant has proposed to construct one 36-foot wide full access driveway onto Amity Road to access the site. The driveway is proposed to be located 575- feet east of Travistock Avenue and 575-feet west of Howry Lane/Hillsdale Avenue. d. Staff Comments/Recommendations: The applicant's proposal does not meet District policy, which requires full access driveways on minor arterial roadways to align or offset local streets by 660-feet, however, staff recommends a modification of policy to allow the driveway to be located, as proposed. Staff recommendation is due to the fact that the driveway is proposed to be located between 2 public streets and there are no driveways across the street from the site. This modification of policy is approved by the Development Services Manager. The applicant should be required to pave the driveway its full width at least 30-feet into the site beyond the edge of pavement of Amity Road abutting the site. 9.2 Howry Lane/Hillsdale Avenue a. Existing Conditions: There are no driveway onto Howry Lane/Hillsdale Avenue from the site. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full- access driveway and a minimum of 220-feet from the signalized intersection for a right- in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 20 MPH and daily traffic volumes greater than 200 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. 14 Hills Century Farm Commercial c. Applicant’s Proposal: The applicant has proposed to construct one 36-foot wide full access driveway onto Howry Lane/Hillsdale Avenue located approximately 405-feet south of Amity Road and 300-feet north of Park Hill Street. d. Staff Comments/Recommendations: The applicant's proposal does not meet District Driveway Location or Successive Driveway policies, which requires full access driveways on collector roadways to be located a 440-feet from a signalized (roundabout) intersection and have an offset of 330-feet from local streets, however, staff recommends a modification of policy to allow the driveway to be located as proposed, as the driveway is located outside of the influence area of the future roundabout and will provide access to multiple lots within the development. The applicant should be required to pave the driveway its full width at least 30-feet into the site beyond the edge of pavement of Howry Lane/Hill Park Street abutting the site. 9.3 Park Hill Street a. Existing Conditions: Park Hill Street does not exist abutting the site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways located near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. c. Applicant’s Proposal: The applicant has proposed to construct four 36-foot wide driveways onto Park Hill Street. The driveways are proposed to align centerline to centerline and are to be located approximately 210 and 635-feet west of Howry Lane/Hillsdale Avenue. d. Staff Comments/Recommendations: The applicant’s proposal meet’s District policy and should be approved, as proposed. The applicant should be required to pave all 4 driveways their full width at least 30-feet into the site beyond the edge of pavement of Park Hill Street abutting the site. 10. 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. 11. 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 15 Hills Century Farm Commercial 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. 12. Other Access Amity Road is classified as a minor arterial roadway, Howry Lane/Hill Park Street classified as collector roadway. 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. Dedicate 37-feet of right-of-way from the centerline of Amity Road abutting the site’s west property line tapering to 49-feet at the Howry Lane/Hillsdale Avenue intersection. 2. W iden the pavement on Amity Road to 17-feet from centerline, tapering to 24-feet to provide a dedicated right turn lane at the Howry Lane/Hillsdale Avenue intersection abutting the site. 3. Construct a 5-foot wide detached concrete sidewalk located 31-feet from the centerline of Amity Road at the west property line tapering to 42-feet from centerline at the Howry Lane/Hillsdale Avenue intersection abutting the site. Provide a permanent right-of-way easement or any portion of the sidewalk located outside of the dedicated right-of-way. 4. Coordinate with the West Ada School District and other area property owners to acquire the right- of -way necessary to construct the center left turn lane on Amity Road. 5. Construct a center left turn lane on Amity Road at the Howry Lane/Hillsdale Avenue intersection. 6. Construct a dedicated right turn lane on Amity Road at the Howry Lane/Hillsdale Avenue intersection, as proposed. 7. Dedicate additional right-of -way at for Howry Lane/Hillsdale Avenue at Amity Road to allow for the future construction of a single lane roundabout at the Howry Lane/Hillsdale Avenue/Amity Road intersection, as shown on page 6. This includes the existing 20-foot wide private road easement for Howry Lane. 8. South of the influence area of the roundabout dedicate 38.5 feet of right-of-way for Howry Lane/Hillsdale Avenue abutting the site. This includes the existing 20-foot wide private road easement for Howry Lane. 9. The existing 20-foot wide private road easement for Howry Lane, shall be dedicated as right-of- way prior to plans acceptance and ACHD’s signature on the first final plat. 10. If the applicant is unable to coordinate the dedication of the existing 20-foot wide private road easement for Howry Lane, as right-of-way, then the road will need to be to be shifted to the west. If the roadway does need to be shifted to the west, then submit a revised preliminary plat to ACHD for review and approval. 11. Construct Howry Lane/Hillsdale Avenue as Avenue as half of a 36-foot residential collector street section plus 12-feet of pavement to total 30-feet, with vertical curb, gutter, an 6-foot wide planter strip and 8-foot wide detached concrete sidewalk abutting the site and a gravel shoulder and barrow ditch on the opposite side of the roadway, as proposed. Provide a permanent right-of-way easement for the detached concrete sidewalks located outside of the right-of-way. If street trees are desired, widen the planter strip to a minimum width of 8-feet. 12. Construct a dedicated left turn lane on Howry Lane/Hillsdale Avenue at the Amity Road intersection to as recommend in the Hillsdale Elementary & YMCA Master Plan TIS. Coordinate the design of the intersection (one entry/receiving lane, and simultaneous left and right turns onto Amity Road with District Planning Review staff. 16 Hills Century Farm Commercial 13. Coordinate with the YMCA and SRS AZ Investors, LLC to dedicate the right-of-way necessary to accommodate the construction of Howry Lane/Hillsdale Avenue abutting the YMCA parcel. 14. If the applicant is able to coordinate with the YMCA and SRS AZ Investors, LLC to dedicate the right-of-way necessary for the construction of Howry Lane/Hillsdale Avenue ACHD is willing to pay for the construction of the half street abutting the YMCA site as part of a cooperative development agreement (CDA) with the YMCA and SRS AZ Investors, LLC. The CDA would note that ACHD would front the design and construction costs associated with constructing Howry Lane/Hillsdale Avenue abutting the YMCA parcel to complete the street and that the YMCA and SRS AZ Investors, LLC would reimburse ACHD for their proportional share of the roadway design and construction when ACHD receives development applications for those sites. 15. If the applicant is able to coordinate the right-of-way dedication to allow for Howry Lane/Hillsdale Avenue to be constructed abutting the YMCA site, then the applicant should enter into a CDA with ACHD for the construction of the roadway. The CDA would note that the applicant would design and build Howry Lane from its current terminus north to Amity Road as ½ of a residential collector roadway, and that ACHD will reimburse the applicant for the design and construction of the portion of the roadway abutting the YMCA site. 16. Prior to ACHD’s signature on the first final plat provide a road trust deposit in the amount of $15,000 for the roundabout at the Amity Road/Howry Lane-Hillsdale Avenue intersection. 17. Construct Hill Park Street as a 36-foot street commercial street section with vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalks within 63-feet of right-of- way, as proposed. The street section may be reduced to 33 to 34-feet with fire department approval. 18. Construct Tavistock Avenue as half of a 36-foot street section plus 12-feet of pavement to total 30-feet, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk abutting the site and a gravel shoulder and barrow ditch on the opposite side of the roadway within 63-feet of right-of-way, as proposed. 19. Construct 2 public streets onto Amity Road, as proposed. Travistock Avenue located ¼ mile east of Eagle Road and Howry Lane/Hillsdale Avenue located ½ mile east of Eagle Road. 20. Construct one to the south, Travistock Avenue, located at the site’s southwest property line. Install sign terminus of Travistock Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 21. If Howry Lane/Hillsdale Avenue is not constructed abutting the YMCA site, construct one stub street to the south, Howry Lane/Hillsdale Avenue, located at the site’s southeast property line. Install a sign at the terminus of Howry Lane/Hillsdale Avenue stating that “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 22. Construct one 36-foot wide full access driveway onto Amity Road located 575-feet east of Travistock Avenue and 575-feet west of Howry Lane/Hillsdale Avenue, as proposed. Pave the driveway it’s full width at least 30-feet into the site beyond the edge of pavement of Amity Road. 23. Construct one 36-foot wide full access driveway onto Howry Lane/Hillsdale Avenue located 405- feet south of Amity Road and 300-feet north of Park Hill Street, as proposed. Pave the driveway it’s full width at least 30-feet into the site beyond the edge of pavement of Howry Lane/Hillsdale Avenue abutting the site. 24. Construct four 36-foot wide driveways onto Park Hill Street. The driveways are to align centerline to centerline and are located 210 and 635-feet west of Howry Lane/Hillsdale Avenue. Pave all four driveways their full width at least 30-feet into the site beyond the edge of pavement of Park Hill Street. 17 Hills Century Farm Commercial 25. Direct lot access is prohibited to Amity Road and Howry Lane/Hillsdale Avenue and shall be noted on the final plat. 26. Payment of impacts fees are due prior to issuance of a building permit. 27. 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. F. Conclusions of Law 18 Hills Century Farm Commercial 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 Hills Century Farm Commercial VICINITY MAP 20 Hills Century Farm Commercial SITE PLAN 21 Hills Century Farm Commercial 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 Hills Century Farm Commercial 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 Hills Century Farm Commercial 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.