HomeMy WebLinkAboutPZ - ACHD
______________________________________________________________________________________________________________
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
Sara M. Baker, President
Rebecca W. Arnold, Vice President
Jim D. Hansen, Commissioner
Kent Goldthorpe, Commissioner
Paul Woods, Commissioner
February 6, 2018
To: Pine Development Partners LLC
231 Washington Ave. Ste. C
Santa Fe, NM 87501
Subject: H-2018-0001 / MER18-0006
Webb Ave. between State St. and Wilson Ln.
Pine 43 Apartments
On August 10, 2017 the Ada County Highway District approved Pine 43 Subdivision for a 516 lot
mixed use subdivision. The site specific conditions of approval also apply to the Pine 43
Apartments (H-2018-0001). The proposed driveway locations were approved with the previous
action.
If you have any questions, please feel free to contact me at (208) 387-6335.
Sincerely,
Austin Miller
Planner II
Development Services
cc: City of Meridian, via e-mail
JUB Engineering (Wendy Shrief), via e-mail
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).Private Utilities including sewer or water
systems are prohibited from being located within the ACHD right-of-way.
2. In accordance with District policy, 7203.6, 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.
3. 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.
4. 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.
5. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
6. 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 applic ant.
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.
7. 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.
8. 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.
9. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
10. 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.
11. 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.
1 Pine 43
Development Services Department
Project/File: Pine 43/MPP17-0025/ H-2017-0058
This is an annexation, rezone, and preliminary plat application to allow for the
development of 516 lots consisting of 108 mixed use lots, 356 residential building
lots, and 52 common lots on 120 acres. The site is located north and south of Pine
Avenue, south of Fairview Avenue, and east of Locust Grove Road in Meridian,
Idaho.
Lead Agency: City of Meridian
Site address: North and south of Pine Avenue, south of Fairview Avenue, and east of Locust
Grove Road
Staff Approval: August 10, 2017
Applicant: Dan Torfin
DMB Development, LLC
250 S. Beechwood
Boise, ID 83709
Representative: Scott Wonders
JUB Engineers, Inc.
250 S. Beechwood
Boise, ID 83709
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 approval of an annexation, rezone, and
preliminary plat application to allow for the development of 516 lots consisting of 108 mixed use
lots, 356 residential building lots, and 52 common lots on 120 acres. This is a re-plat of the
Pinebridge Subdivision, originally reviewed by ACHD in 2007.
The City of Meridian’s Future Land Use Map calls for mixed use-commercial land uses on this
site.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Commercial C-G
South Commercial/ office/ industrial C-G/L-O/I-L/RUT
East Industrial I-L
West Residential R-8/R-40
2 Pine 43
3. Site History: ACHD previously approved this site as Pinebridge Subdivision in July of 2007. The
requirements of this staff report differ from those of the prior action due to proposed land use
changes in the current application and a 2011 update to Section 7200 of the ACHD Policy
Manual.
4. Transit: Transit services are not available to serve this site.
5. New Center Lane Miles: The proposed development includes 3 centerline miles of new public
road.
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 (CIP)/ Integrated Five Year Work Plan (IFYWP):
The intersection of Fairview Avenue and Locust Grove Road is scheduled in the IFYWP to be
widened to 7-lanes on the north leg, 7-lanes on the south, 8-lanes east, and 8-lanes on the west
leg, and reconstructed/signalized in 2021 to 2025.
Fairview Avenue is listed in the CIP to be widened to 7-lanes from Locust Grove Road to Eagle
Road between 2026 and 2030.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 3,199 vehicle trips per day; 1,325
vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
Thompson Engineers Inc. prepared a traffic impact study for the proposed Pine 43 Subdivision.
An executive summary of the findings as presented by Thompson Engineers Inc. can be found as
attachment 3. ACHD has reviewed the submitted traffic impact study for consistency with ACHD
policies and practices, and may have additional requirements beyond what is recommended in
the traffic impact study.
Staff Comments/Recommendations: The traffic impact study notes that Pine/Locust Grove
intersection will exceed LOS E under total traffic conditions in the build out year 2025. The study
recommends the construction of a westbound left turn lane and northbound right turn lane,
however, due to the lack of available right-of-way this improvement cannot be constructed as part
of this application. ACHD has no planned improvements for this intersection.
The intersections of Pine/Webb Avenue and Fairview/Webb Avenue are anticipated to operate at
an acceptable level of service under total traffic conditions in the build out year 2025.
The study recommends the construction of a dedicated right turn lane on Locust Grove Road at
State Avenue. The applicant should be required to construct the dedicated right turn lane when
the Locust Grove/State Avenue intersection is constructed.
3 Pine 43
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” (1,780 VPH).
* Acceptable level of service for a five-lane minor arterial is “E” (1,540 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 Fairview Avenue east of Locust Grove Road was
29,300 on 2/13/14.
The average daily traffic count for Locust Grove Road north of Pine Avenue was
23,585 on 10/20/16.
The average daily traffic count for Pine Avenue east of Locust Grove Road was 10,155
on 10/20/16.
C. Findings for Consideration
1. Fairview Avenue
a. Existing Conditions: Fairview Avenue is improved with 5-travel lanes, and no curb, gutter or
sidewalk abutting the site. There is 100-feet of right-of-way for Fairview Avenue (54-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 7-lane street section shall be 96-feet (back-of-curb to back-of-curb) within
120-feet of right-of-way. This width typically accommodates three travel lanes in each
direction, a continuous raised or landscaped median with intermittent turn lanes, and safety
shoulders.
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.
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Fairview Avenue 865-feet Principal
Arterial 1,415 Better than
“E”
Locust Grove Road 670-feet Minor Arterial 1,150 Better than
“E”
Pine Avenue 1,750-feet Minor Arterial 750 Better than
“E”
4 Pine 43
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.
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 Arterial Road is designated in the
MSM as a Mobility Corridor with 7-lanes and on-street bike lanes, a 96-foot street section
within 124-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct a 5-foot wide detached
concrete sidewalk, located 47-feet from the centerline of Fairview Avenue abutting the site.
d. Staff Comments/Recommendations: Consistent with the CIP and MSM, the applicant
should be required to dedicate additional right-of-way to total 62-feet from the centerline of
Fairview Avenue abutting the site; approximately 8 additional feet.
The applicant’s proposal to construct a 5-foot wide detached concrete sidewalk should be
approved, as proposed. The sidewalk should be located a minimum of 55-feet from the
centerline of Fairview Avenue abutting the site. A permanent right-of-way easement should be
required if the detached sidewalk is located outside of the dedicate right-of-way.
2. Locust Grove Road
a. Existing Conditions: Locust Grove is improved with 5-travel lanes, bike lanes, vertical curb,
gutter, and 7-foot wide attached concrete sidewalks abutting the site. There is 124-feet of
right-of-way for Locust Grove Road (74-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.
5 Pine 43
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.
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 Locust Grove 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 Locust Grove Road
abutting the site.
d. Staff Comments/Recommendations: Locust Grove Road is fully improved with 5-travel
lanes, bike lanes, curb, gutter, and a 7-foot wide attached concrete sidewalk. Therefore no
additional right-of-way dedication or street improvements should be required as part of this
application.
Consistent with ACHD’s Minor Improvement policy, the applicant should be required to repair
or replace any broken or deteriorated curb, gutter, and sidewalk on Locust Grove Road
abutting the site.
Consistent with the findings and recommendations of the traffic impact study, the applicant
should be required to construct a dedicated right turn lane on Locust Grove Road at State
Avenue. The turn lane should be constructed when State Avenue is constructed and
intersects Locust Grove Road.
6 Pine 43
3. Pine Avenue
a. Existing Conditions: Pine Avenue is improved with 5-travel lanes, vertical curb, gutter, and
5-foot wide detached concrete sidewalk abutting the site. There is 100-feet of right-of-way for
Pine Avenue (53- feet to the north and 47-feet from the south of the centerline).
A multi-lane roundabout is constructed at the Pine Avenue/Webb Way intersection.
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
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.
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 Pine Avenue is designated in the
7 Pine 43
MSM as a Planned Commercial 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 Pine Avenue
abutting the site.
d. Staff Comments/Recommendations: Pine Avenue is fully improved with 5-travel lanes, bike
lanes, curb, gutter, and a 5-foot wide detached concrete sidewalk. Therefore no additional
right-of-way dedication or street improvement should be required as part of this application.
Consistent with ACHD’s Minor Improvement policy, the applicant should be required to repair
or replace any broken or deteriorated curb, gutter, and sidewalk on Pine Avenue abutting the
site.
4. Webb Avenue – North of Pine Avenue
a. Existing Conditions: Webb Avenue does not exist north of Pine Avenue.
A multi-lane roundabout is constructed at the Pine Avenue/Webb Avenue intersection.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2-feet behind
the back-of-curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left -turn lane, and
bike lanes.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District’s planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the MSM
with the street typology of Industrial Collector. The new collector roadway should align with
8 Pine 43
Webb Avenue on the south side of Pine Avenue and continue through the property to the sites
north property line. The Industrial Collector typology as depicted in the Livable Street Design
Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 54-feet of
right-of-way.
c. Applicant Proposal: The applicant is proposing to construct Webb Avenue north of Pine
Avenue as a 36-foot wide collector street section with vertical curb and gutter within 40-feet of
right-of-way with a 6-foot wide planter strip and 5-foot wide detached concrete sidewalk
located outside of the right-of-way on the west side of the roadway and a 10-foot wide
detached concrete pathway on the east side of Webb Avenue.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. The applicant should provide a permanent right-of-way
easement for the detached sidewalks located outside of the dedicated right-of-way.
On-street parking is prohibited on Collector Roadways. The applicant should be required to
sign both sides of Webb Avenue for “NO PARKING”
If street trees are desired, then 8-foot wide planter strips are required.
5. State Avenue
a. Existing Conditions: There are no internal collector roadways within the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right -of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2-feet behind
the back-of-curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
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.
9 Pine 43
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 construct State Avenue between Locust
Grove Road and the site’s east property line as a 36-foot collector street section with vertical
curb and gutter on the south side of the roadway within 40-feet of right-of-way. On the north
side of State Avenue outside of the dedicated right-of-way, the applicant has proposed to
construct a 14-foot wide parking area vertical curb, gutter, and a 7-foot wide attached concrete
sidewalk. Outside of the dedicated right-of-way on the south side of the roadway, the
applicant has proposed to construct a 6-foot wide planter strip and 5-foot wide detached
concrete sidewalks.
d. Staff Comments/Recommendations: The applicant’s proposal should be approved, as
proposed. The applicant should be required to dedicate additional right-of-way to encompass
on-street parking and attached sidewalk on the north side of the roadway.
If street trees are desired, then 8-foot wide planter strips are required.
The applicant should be required to provide a permanent right-of-way easement for the
detached sidewalks located outside of the right-of-way.
6. Internal Local Streets (Summerbrook, Sothesby, Presidential, Nola, Wingate, Winslow,
Drunker, Meadowglen, & Jewel)
a. Existing Conditions: There are no existing 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.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
Reduces vehicle miles traveled.
Increases pedestrian and bicycle connectivity.
Increases access for emergency services.
Reduces need for additional access points to the arterial street system
Promotes the efficient delivery of services including trash, mail and deliveries.
10 Pine 43
Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District’s Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
The median is platted as right-of-way owned by ACHD.
The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant’s Proposal: The applicant has proposed to construct Nola Avenue north of State
Avenue and Presidential Drive west of Webb Avenue with 20-foot wide travel lanes, a 10-foot
wide center landscape island, vertical curb, and gutter within 56-feet of right-of-way, with a 6-
foot wide planter strip and 5-foot wide detached concrete sidewalks located outside of the
right-of-way.
The applicant has proposed to construct all of the other internal local streets as 28-foot wide
street sections with rolled curb, gutter, and 2.5-feet of a 5-foot wide attached concrete
sidewalk in the right-of-way, and 2.5-feet of the sidewalk located outside of the right-of-way in
an easement.
The applicant has proposed to construct 1 knuckle at the Wingate/Winslow intersection.
11 Pine 43
The applicant has proposed to construct 6 perpendicular parking stalls outside of the right-of-
way on Presidential Drive. The parking stalls are proposed to be constructed behind the back
of the sidewalk.
d. Staff Comments/Recommendations: The applicant’s proposal for Nola Avenue north of
State Avenue and Presidential Drive west of Webb Avenue meet District policy and should be
approved, as proposed. The applicant should be required to plat the center landscape islands
as right-of-way owned by ACHD.
The applicant’s proposal to construct the internal local streets as 28-foot street sections does
not meet District policy and should not be approved, as proposed. Due to the small lot sizes
and lack of visitor parking, the applicant should be required to construct the internal local
streets as 33-foot street sections with rolled curb, gutter, and a 5-foot wide attached concrete
sidewalk within 47-feet of right-of-way. This will allow for parking on both sides of the internal
local streets.
The applicant’s proposal to construct one knuckle at the Wingate/Winslow intersection should
be approved, as proposed.
The applicant’s proposal to construct 6 parking stalls behind the back of the sidewalk on
Presidential Drive should not be approved, as proposed. To access the parking, vehicles
would need to drive over the curb, gutter, and sidewalk creating an unsafe condition for
pedestrians and could lead to vehicles being parked on the sidewalk. If off street parking is
desired, then it should be located completely outside of the right-of-way and the curb, gutter,
and sidewalk should wrap around the outside of the parking area.
7. Webb Avenue – South of Pine Avenue
a. Existing Conditions: Webb Avenue is improved with 3-travel lanes, vertical curb, gutter, and
7-foot wide attached concrete sidewalk abutting the site. There is 60-feet of right-of-way for
Webb Avenue (20-feet to the west and 40-feet from east of 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. If a separated sidewalk is proposed, a
parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is
required to provide increased safety and protection of pedestrians. Consult the District’s
planter width policy if trees are to be placed within the parkway strip.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
12 Pine 43
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.
c. Applicant’s Proposal: The applicant hasn’t proposed any improvements to Webb Avenue
abutting the site.
d. Staff Comments/Recommendations: Webb Avenue south of Pine Avenue is fully improved
with 3-travel lanes, bike lanes, curb, gutter, and a 7-foot wide detached concrete sidewalk.
Therefore no additional right-of-way dedication or street improvement should be required as
part of this application.
Consistent with ACHD’s Minor Improvement policy, the applicant should be required to repair
or replace any broken or deteriorated curb, gutter, and sidewalk on Webb Avenue abutting the
site.
8. Machine Avenue
a. Existing Conditions: Machine Avenue doesn’t exist abutting the site. There is 12-feet of
right-of-way for Machine Avenue.
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.
13 Pine 43
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a
parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is
required to provide increased safety and protection of pedestrians. Consult the District’s
planter width policy if trees are to be placed within the parkway strip.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.).
c. Applicant’s Proposal: The applicant hasn’t proposed any improvements to Machine Avenue
abutting the site.
d. Staff Comments/Recommendations: As part of ACHD’s prior action on Pinebridge
Subdivision, the applicant was required to construct Machine Avenue as a 40-foot wide
commercial street section with vertical curb, gutter, and a 5-foot wide concrete sidewalk within
54-feet of right-of-way.
To ensure that Machine Avenue could be fully constructed in the future, as part of ACHD’s
action on the Scentsy Commons Subdivision located directly east of the site, that applicant
was required to dedicate right-of-way and to provide a road trust deposit for construction of 8-
feet of pavement, curb, gutter and sidewalk allowing Machine Avenue to be constructed as a
complete street.
Consistent with ACHD’s prior action on Pinebridge and Scentsy Commons Subdivisions, the
applicant should be required to construct Machine Avenue as a complete 40-foot commercial
street section with vertical curb, gutter, and 5-foot attached concrete sidewalk abutting the site
within 54-feet of right-of-way.
9. Alleys
a. Existing Conditions: There are no existing alleys within the site.
b. Policy:
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all
new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential
alley is 16-feet in width building setbacks required by the land use agency having jurisdiction
shall provide sufficient space for the safe backing of vehicles into the alley (see Section
7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall
be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance
of the improvement by the District as meeting its construction standards, are required for all
alleys contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-
feet in length. If the lead land use agency having jurisdiction requires a shorter block length,
the alley shall be no longer than the agency’s required block length.
Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley
right-of-way is prohibited. “No Parking” signs are required to be installed by the developer.
The signs should be located at the alley/street intersections. Parking which is entered from
the alley shall be designed so the minimum clear distance from the back of the parking stall to
the opposite side of the alley is 20-feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the
lead land use agency. The setbacks shall either discourage parking within the alley (where it
may partially block or occur within the right-of-way) or allow adequate area for one
14 Pine 43
perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal
from the alley right-of-way line, while still achieving the required 20-feet of back-up space from
a garage or other parking structure to the opposite side of the alley (i.e. 4 -foot setback + 16-
foot alley= 20-feet for back-up space).
Alley/Alley Intersection Policy: District policy 7210.3.7.1 states that alley to alley
intersection may only be considered or allowed under the specific circumstances identified
below:
The lead land use agency supports the land use proposing an alley to alley intersection.
The intersecting alleys provide access to residential uses. On a case by case basis the
District will consider allowing the alley to alley intersections for mixed use areas within a
development.
For alley/alley intersections, base the sight triangle on the 10x20 and use ACHD Policy
7200 Figure 3, but decrease the driver’s eye location to 10’ from the edge of travel way.
For the horizontal curves in an alley base the clear sight triangle on AASHTO equation 3 -
38. HSO=R(1-cos(28.65*S/R)). The value for S shall be based on a single vehicle
approaching a nonmoving object at 15 mph.
Appropriate radii and site distances are accommodated at the alley/alley intersection.
The minimum inside radius at the alley/alley intersection shall be 28-feet and the
minimum outside radius shall be 48-feet. The radii at the intersection shall accommodate
the planned design vehicle, most typically a sanitary services vehicle.
The sight triangles shall either be identified as common spaces with landscaping
restrictions or permanent easements identified on the plat.
A coordination meeting is held with the applicable agency staff (fire department, police
department, sanitary service provider, land use agency, and ACHD) to discuss and
resolve potential issues.
The crossing alley has a maximum block length of 500-feet (measured near edge to near
edge of the intersecting streets). The crossing alley shall intersect a public street at each
end and shall not terminate at another alley. The crossing alley is the alley that has
intersections with two public streets and an intersection with the perpendicular alley.
Alleys as Stub Street Policy: District Policy 7210.3.5 states that alleys may be constructed
as stubs to adjacent properties if the same land use pattern is desired by the lead land use
agency and the continuation of the alley is associated with a parallel stub street with an
appropriate turnaround. The District will only consider an alley as a stub street if there is full
support from the lead land use agency (indicated either by staff or Commission/Council
support). Some lead land use agencies may require a temporary turnaround at the end of the
stubbed alley. Typically support will be granted from the lead land use agency if the property
being stubbed to is either zoned similarly or has the same comprehensive plan designation as
the property being developed (i.e. densities and land use layout are anticipated to be similar).
Prior to the District approving an alley as a stub, the applicant shall seek comment and/or a
conceptual plan from the adjacent property owner.
If an alley is to be stubbed to an adjacent property for future development the area should
have an established circulation plan that supports the temporary dead-end. An alley may be
stubbed to an adjacent property; there may be interim restrictions on building lots,
turnarounds, sanitary service provision, emergency access provision, and other related items.
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may
intersect all types of local streets including minor local streets. Alleys shall generally be
designed with a curb cut type approach when intersecting a local street. Alleys shall generally
intersect streets in the middle of the block equally offsetting the inters ecting streets. Alleys
shall either align with alley/street intersections or provide a minimum 100-foot offset
(measured centerline to centerline) from other local street intersections. For alley
15 Pine 43
intersections with local streets, the District may consider a reduced offset if the lead land use
agency’s required lot size allows for shorter buildable lots.
Alley/Collector Street Intersections Policy: District Policy 7210.3.7.3 states that alleys may
intersect collector roadways. Alleys intersecting collector roadways shall generally be
designed with a curb return type approach with a minimum back of curb radius of 28 -feet.
Typically, alleys will only intersect classified collector roadways within a downtown gridded
street system setting. Alleys shall generally intersect the residential collector or collector
streets in the middle of the block equally offsetting the intersecting streets. If the
alley/collector intersection does not occur within a gridded street system, then alley/collector
intersection shall offset any other intersection by the standard driveway offset requirements as
outlined in Section 7206.4.
c. Applicant Proposal: The applicant has proposed to construct 2 north/south alleys and 3
east/west alleys within the site. The alleys are proposed to be constructed as 20-foot wide
residential alleys within 20-feet of right-of-way and located as follows:
2 north/south alleys, to run between Drucker Drive and Jewel Street.
1 east/west alley, to run between Summerbrook Avenue and Nola Avenue.
1 east/west alley, to run between Wingate Avenue and a local street.
1 east/west alley, to run between Webb Avenue, stubbing to the east property line.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed with the exception of the east/west alley, proposed to run
between Webb Avenue and the site’s east property line.
16 Pine 43
Staff recommends that the east/west alley, proposed to run between Webb Avenue, and the
site’s east property line, not be constructed as public alley, but as a private drive aisle. ACHD
policy does not allow for dead-end alleys and the land use and existing buildings located east
of the site, the alley would not be extended in the future.
The applicant has proposed to construct some short segments of public streets to be
constructed to provide access to the alleys. Staff recommends that these street segments be
constructed as 20-foot wide alleys, as shown below.
10. Roadway Offsets
a. Existing Conditions: There are no existing roadways within the site.
b. Policy:
Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states
that new local streets should not typically intersect arterials. Local streets should typically
intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect
an arterial, the minimum allowable offset shall be 1,320-feet as measured from all other
existing roadways as identified in Table 1b (7205.4.7).
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1a (7205.4.6).
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.
Not a
public alley
17 Pine 43
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330-feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-
feet from any other street (measured centerline to centerline).
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 1 street to intersect Fairview
Avenue, 1 street to intersect Locust Grove Road, 9 streets to intersect Webb Avenue, north of
Pine Avenue and 3 streets to intersect State Avenue. The streets are proposed to be located
as follows:
Webb Avenue, proposed to intersect Fairview Avenue, located approximately, 180-feet
east of the west property line.
State Avenue, proposed to intersect Locust Grove Road, located approximately, 230-
feet north of the south property line.
Streets proposed to intersect Webb Avenue, north of Pine Avenue:
Wilson Street, located approximately, 510-feet south of Fairview Avenue.
Jewel Street, located approximately, 700-feet south of Fairview Avenue.
Drucker Drive, located approximately, 1,220-feet south of Fairview Avenue.
Winslow Drive, east and west of Webb Avenue, located approximately, 1,535-feet
south of Fairview Avenue.
Presidential Street, east and west of Webb Avenue, located approximately, 2,015-feet
south of Fairview Avenue.
State Avenue, east and west of Webb Avenue, located approximately, 2,295-feet
south of Fairview Avenue.
Streets proposed to intersect State Avenue:
Summerbrook Avenue, located approximately, 270-feet east of Locust Grove Road.
Nola Avenue, located approximately, 600-feet east of Locust Grove Road.
Wingate Avenue, located approximately, 150-feet west of the east property line.
d. Staff Comments/Recommendations: The applicant’s proposal to construct Webb Avenue
to intersect Fairview Avenue is consistent with ACHD’s prior action on Pinebridge Subdivision
and should be approved, as proposed.
The applicant’s proposal to construct State Avenue, proposed to intersect Locust Grove Road
meets District policy, as State Avenue is proposed to align with Shelbrook Drive on the west
side of Locust Grove Road across from the site, and should be approved, as proposed.
The applicant’s proposal to construct 9 streets to intersect Webb Avenue meets district policy
with the exception of Jewel Street and Presidential Street, which do not meet the required
offset of 330-feet from the adjacent streets. However, staff recommends a modification of
policy to allow Jewel Street and Presidential Street, to be constructed, as proposed. Staff’s
recommendation is due to the fact that the roadways provide circulation and access to
residential portions of the development. This is a 43% wavier of policy for Jewel Street, and
18 Pine 43
can be approved at the Deputy Director level and a 16% waiver of policy for Presidential
Street, and can be approved the Development Services Manager level.
The applicant’s proposal to construct the 3 streets, to intersect State Avenue meets District
policy and should be approved, as proposed.
All of the other local street offsets meet or exceed ACHD policy.
11. Stub Streets
a. Existing Conditions: There is one stub street to the site’s east property line, State Avenue,
located 400-feet north of Pine Avenue. The north approach of the Webb Avenue/Pine Avenue
roundabout stubs to the site’s south property line.
b. Policy:
Stub Street Policy: District policies 7206.2.4 and 7207.2.4 state 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 7206.2.5.4 and 7207.2.5.4 except a
temporary cul-de-sac will not be required if the stub street has a length no greater than 150-
feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY.
THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.”
In addition, stub streets must meet the following conditions:
A stub street shall be designed to slope towards the nearest street intersection within
the proposed development and drain surface water towards that intersection; unless
an alternative storm drain system is approved by the District.
The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policies 7206.2.4 and 7207.2.4 require that
the design and construction for cul-de-sac streets shall apply to temporary dead end streets.
The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a
standard cul-de-sac. The developer shall grant a temporary turnaround easement to the
District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-
way. In the instance where a temporary easement extends onto a buildable lot, the entire lot
shall be encumbered by the easement and identified on the plat as a non-buildable lot until the
street is extended.
c. Applicant Proposal: The applicant has proposed to extend State Avenue and Webb Avenue
into the site and to construct one stub street to the west, Wilson Street, located approximately
510-feet south of Fairview Avenue.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. The applicant should be required to install a sign at the
terminus of Wilson Street which states, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.”
The applicant should be required to construct a temporary cul-de-sac turnaround at the
terminus of Wilson Street, as it extends greater than 150-feet west of Webb Avenue. The
turnaround should be paved, and meet the same dimensional standards as a standard cul-de-
sac turnaround. If the temporary cul-de-sac turnaround encroaches onto a building lot, then
the entire lots should be encumbered by the easement and identified on the plat at a non-
buildable lot.
19 Pine 43
12. Driveways
12.1 Fairview Avenue
a. Existing Conditions: There are 8 existing driveways onto Fairview Avenue from the site.
b. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is
typically prohibited. If a property has frontage on more than one street, access shall be taken
from the street having the lesser functional classification. If it is necessary to take access to
the higher classified street due to a lack of frontage, the minimum allowable spacing shall be
based on Table 1b under District policy 7205.4.7, unless a waiver for the access point has
been approved by the District Commission. Driveways, when approved on a principal arterial
shall operate as a right-in/right-out only, and the District will require the construction of a
raised median to restrict the left turning movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-
in/right-out only driveway. Full-access driveways are not allowed on principal arterial
roadways.
Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on
principal arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400-
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 pol icy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that
which “is permitted for use until appropriate alternative access becomes available”.
Temporary access may be granted through a development agreement or similar method, and
the developer shall be responsible for providing a financial guarantee for the future closure of
the driveway.
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 is proposing to close the 8 existing driveways with the
construction of sidewalk and to construct one 34-foot wide right-in/right-out only driveway onto
Fairview Avenue, located approximately 450-feet east of the proposed Webb Avenue.
d. Staff Comments/Recommendations: The applicant's proposal does not meet ACHD’s
Access Management, or Successive Driveway policies, however, staff recommends a
modification of policy to allow the driveway to be located as proposed due to the fact that
20 Pine 43
ACHD previously approved a right-in/right-out driveway onto Fairview Avenue as part of the
prior action on Pinebridge Subdivision.
The applicant should be required to install a 6” raised median on Fairview Avenue to restrict
the driveway to right-in/right-out only. The median should extend 75-feet beyond either side of
the driveway. Installation of the median will not restrict any driveway on the north side of
Fairview Avenue across from the site.
12.2 Pine Avenue
a. Existing Conditions: There are 3 existing driveways onto Pine Avenue. The driveways
were built as part of the Pine widening project and are located 460-feet east of Nola, and 480-
feet west of the east property line (north and south side of Pine).
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-
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 is proposing to maintain the existing driveways on to
Pine Avenue and to construct one additional driveway onto Pine Avenue. The new driveway
21 Pine 43
is proposed to be 60-feet wide with two 20-foot wide travel lanes and a center landscape
island and located 460-feet east of Nola on the north side of Pine Avenue. This driveway is
proposed to align centerline to centerline with an existing driveway on the south side of Pine
Avenue.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. The applicant should be required to pave all of the
driveways their full width and at least 30-feet into the site beyond the edge of pavement of
Pine Avenue. The new driveway should be constructed as a curb return type driveway with a
30-foot radius.
12.3 Webb Avenue – North of Pine Avenue
a. Existing Conditions: Webb Avenue is not constructed north of Pine Avenue.
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: District policy 7206.4.4 requires driveways located on collector
roadways near a STOP controlled intersection to be located outside of the area of influence;
OR a minimum of 150-feet from the intersection, whichever is greater. 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 30 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 260-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.
c. Applicant’s Proposal: The applicant has proposed to construct 5 driveways onto Webb
Avenue north of Pine Avenue. The driveways are proposed to be located as follows:
One 20-foot wide driveway on the west and one 30-foot wide driveway on the east side
of Webb Avenue, located approximately 320-feet south of Fairview Avenue.
One 55-foot wide driveway with two 20-foot wide travel lanes and a 15-foot wide center
landscape island, located approximately, 700-feet south of Fairview Avenue. This
driveway is proposed to align centerline to centerline with Jewel Street on the west
side of Webb Avenue.
22 Pine 43
One 55-foot wide driveway with two 20-foot wide travel lanes and a 15-foot wide center
landscape island, located approximately, 1,220-feet south of Fairview Avenue. This
driveway is proposed to align centerline to centerline with Drucker Drive on the west
side of Webb Avenue.
One 24-foot wide driveway located approximately 70-feet north of Presidential Street.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy, with the
exception of the 24-foot wide driveway proposed to be located 70-feet north of Presidential
Street, which should not be approved, as proposed.
This driveway is proposed to provide access to a small 7-stall parking lot for a community
swimming pool. The driveway and parking lot for the community pool should be redesigned to
take access off of a local street, not the collector roadway. Given the large number of single
family homes (356), which will have access to the pool and the limited parking area planned,
on-street parking will likely occur and is prohibited on Webb Avenue. Additionally, the
proposed driveway does not meet ACHD’s Offset policy which requires an offset of 260-feet
between a driveway and public street on a collector roadway. The applicant should be
required to redesign the community pool parking area to take access off of a local street and
resubmit the revised plat for review and approval prior to ACHD’s signature on the first final
plat.
The applicant should be required to construct the 4 other driveways onto Webb Avenue as
curb return type driveways with 30-foot radii. The driveways should be paved their full width
at least 30-feet into the site beyond the edge of pavement of Webb Avenue.
12.4 State Avenue
a. Existing Conditions: State Avenue is not constructed.
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: District policy 7206.4.4 requires driveways located on collector
roadways near a STOP controlled intersection to be located outside of the area of influence;
OR a minimum of 150-feet from the intersection, whichever is greater. 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 30 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 260-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,
23 Pine 43
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.
c. Applicant’s Proposal: The applicant has proposed to construct 5 driveways onto State
Avenue. The driveways are proposed to be located as follows:
One 30-foot wide driveway, located approximately 270-feet east of Locust Grove Road.
One 36-foot wide driveway, located approximately 620-feet east of Locust Grove Road.
One 30-foot wide driveway located approximately 1,200-feet east of Locust Grove Road.
One 30-foot wide driveway, located approximately 185-feet east of Webb Avenue.
One 30-foot wide driveway, located approximately 785-feet east of Webb Avenue.
d. Staff Comments/Recommendations: The applicant's proposal for the 5 driveways onto
State Avenue meets District policy, and should be approved as proposed.
The applicant should be required to construct the 5 driveways onto State Avenue as curb
return type driveways with 30-foot radii. The driveways should be paved their full width at
least 30-feet into the site beyond the edge of pavement of State Avenue.
12.5 Webb - South of Pine Avenue and Machine Avenue
a. Existing Conditions: There are 3 existing driveways on Webb Avenue south of Pine Avenue.
b. Policy:
Driveway Location Policy: District policy 7208.4.1 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 7208.4.1 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 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, 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 maintain the 3 existing driveways on
Webb Avenue and to construct one new driveway on Webb Avenue located approximately 630 -
feet south of Pine Avenue and one new driveway on Machine Avenue located approximately
385-feet south of Pine Avenue.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. The driveways should be located a minimum of 75-feet from
the nearest intersection, be restricted to a width of 36-feet, and be paved their full width and at
least 30-feet into the site beyond the edge of pavement of Webb Avenue and Machine Avenue.
24 Pine 43
12.6 Wilson Street and Summerbrook Avenue
a. Existing Conditions: Wilson Street and Summerbrook Avenue are not constructed.
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 one driveway onto Wilson
Street and two driveways onto Summerbrook Avenue.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
The driveways should be located a minimum of 75-feet from the nearest intersection, be
restricted to a width of 36-feet, and be paved their full width at least 30-feet into the site beyond
the edge of pavement of Wilson Street and Summerbrook Avenue.
13. 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.
14. 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.
15. Other Access
Fairview Avenue is classified as a principal arterial roadway. Pine Avenue and Locust Grove
Road are classified as minor arterial roadways. Webb Avenue north of Pine Avenue, and State
Avenue, are classified as collector roadways. Other than the access specifically approved with
this application, direct lot access is prohibited to these roadways and should be noted on the final
plat.
25 Pine 43
D. Site Specific Conditions of Approval
1. Dedicate right-of-way to total 62-feet from the centerline of Fairview Avenue abutting the site.
2. Construct a 5-foot wide detached concrete sidewalk on Fairview Avenue located a minimum of
55-feet from the centerline of the roadway abutting the site. Provide a permanent right-of-way
easement if the detached sidewalk is located outside of the dedicated right-of-way.
3. Repair or replace any broken or deteriorated curb, gutter, and sidewalk on Pine Avenue, Locust
Grove Road, and Webb Avenue south of Pine abutting the site.
4. Construct a dedicated right turn lane on Locust Grove Road at State Avenue. The turn lane shall
be constructed when State Avenue is constructed and intersects Locust Grove Road.
5. Construct Webb Avenue north of Pine Avenue as a 36-foot wide collector street section with
vertical curb and gutter within 40-feet of right-of-way with a 6-foot wide planter strip and 5-foot
wide detached concrete sidewalk located outside of the right-of-way on the west side of the
roadway and a 10-foot wide detached concrete pathway on the east side of Webb Avenue. Install
“NO PARKING” signs on both sides of Webb Avenue. If street trees are desired then 8-foot wide
planter strips are required. Provide a permanent right-of-way easement if the detached sidewalks
are located outside of the dedicate right-of-way.
6. Construct State Avenue as a 36-foot collector street section with vertical curb and gutter on the
south side of the roadway within 40-feet of right-of-way. Construct a 6-foot wide planter strip and
5-foot wide detached concrete sidewalk outside of the right-of-way on the south side of State
Avenue, as proposed. On the north side of State Avenue outside of the dedicated right-of-way,
to construct a 14-foot wide parking area vertical curb, gutter, and a 7-foot wide attached concrete
sidewalk, as proposed. If street trees are desired then 8-foot wide planter strips are required.
Provide a permanent right-of-way easement if the sidewalks are located outside of the dedicated
right-of-way.
7. Construct Nola Avenue north of State Avenue with two 20-foot wide travel lanes, a 10-foot wide
center landscape island, vertical curb, and gutter within 56-feet of right-of-way, with a 6-foot wide
planter strip and 5-foot wide detached concrete sidewalks located outside of the right-of-way, as
proposed. Plat the center landscape island as right-of-way owned by ACHD. If street trees are
desired then 8-foot wide planter strips are required. Provide a permanent right-of-way easement
if the detached sidewalks are located outside of the dedicated right-of-way.
8. Construct Presidential Drive west of Webb Avenue two 20-foot wide travel lanes, a 10-foot wide
center landscape island, vertical curb, and gutter within 56-feet of right-of-way, with a 6-foot wide
planter strip and 5-foot wide detached concrete sidewalks located outside of the right-of-way, as
proposed. Plat the center landscape island as right-of-way owned by ACHD. If street trees are
desired then 8-foot wide planter strips are required. Provide a permanent right-of-way easement
if the detached sidewalks are located outside of the dedicated right-of-way.
9. Construct the internal local streets as 33-foot street sections with rolled curb, gutter, and a 5-foot
wide attached concrete sidewalk within 47-feet of right-of-way.
10. Construct one knuckle at the Wingate/Winslow intersection, as proposed.
11. If the 6 off street parking stalls on Presidential Drive are to remain, thenthe parking stalls shall be
located completely outside of the right-of-way and the curb, gutter, and sidewalk should wrap
around the outside of the parking area.
12. Construct Machine Avenue as a 40-foot wide commercial street section with vertical curb, gutter,
and a 5-foot wide concrete sidewalk within 54-feet of right-of-way.
26 Pine 43
13. Construct the following alleys as, 20-foot wide residential alleys within 20-feet of right-of-way, as
proposed:
2 north/south alleys, to run between Drucker Drive and Jewel Street.
1 east/west alley, to run between Summerbrook Avenue and Nola Avenue.
1 east/west alley, to run between Wingate Avenue and a local street.
14. Construct connection segments of alleys as shown on page 16.
15. Construct Webb Avenue to intersect Fairview Avenue, 180-feet east of the west property line.
16. Construct State Avenue to intersect Locust Grove Road, 230-feet north of the south property line.
17. Construct the following streets to intersect Webb Avenue, north of Pine Avenue:
Wilson Street, located, 510-feet south of Fairview Avenue.
Jewel Street, located, 700-feet south of Fairview Avenue.
Drucker Drive, located, 1,220-feet south of Fairview Avenue.
Winslow Drive, east and west of Webb Avenue, located, 1,535-feet south of Fairview
Avenue.
Presidential Street, east and west of Webb Avenue, located a, 2,015-feet south of
Fairview Avenue.
State Avenue, east and west of Webb Avenue, located, 2,295-feet south of Fairview
Avenue.
18. Construct the following streets to intersect State Avenue:
Summerbrook Avenue, located, 270-feet east of Locust Grove Road.
Nola Avenue, located, 600-feet east of Locust Grove Road.
Wingate Avenue, located, 150-feet west of the east property line.
19. Construct one stub street to the west, Wilson Street, located 510-feet south of Fairview Avenue.
Install a sign at the terminus of Wilson Street which states, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE.”
20. Construct a temporary cul-de-sac turnaround at the terminus of Wilson Street. The turnaround
should be paved, and be the same dimensional standards as a standard cul-de-sac turnaround. If
the temporary cul-de-sac turnaround encroaches onto a building lot, then the entire lots should be
encumbered by the easement and identified on the plat at a non-buildable lot.
21. Close the 8 existing driveways on Fairview Avenue with the construction of sidewalk, as
proposed.
22. Construct one 34-foot wide right-in/right-out only driveway onto Fairview Avenue, located 450-feet
east of the Webb Avenue. Install a 6” raised median to restrict the driveway to right-in/right-out
only. The median should extend 75-feet beyond either side of the driveway.
23. Construct one 60-feet wide driveway onto Pine Avenue, with two 20-foot wide travel lanes and a
center landscape island, located 460-feet east of Nola on the north side of Pine Avenue, as
proposed. Construct the driveway as a curb return type driveway with a 30-foot radius.
27 Pine 43
24. Construct 4 driveways onto Webb Avenue north of Pine Avenue as curb return type driveway with
a 30-foot radius, located as follows:
One 20-foot wide driveway on the west and one 30-foot wide driveway on the east side
of Webb Avenue, located 320-feet south of Fairview Avenue.
One 55-foot wide driveway with two 20-foot wide travel lanes and a 15-foot wide center
landscape island, located, 700-feet south of Fairview Avenue. This driveway is
proposed to align centerline to centerline with Jewel Street on the west side of Webb
Avenue.
One 55-foot wide driveway with two 20-foot wide travel lanes and a 15-foot wide center
landscape island, located, 1,220-feet south of Fairview Avenue. This driveway is
proposed to align centerline to centerline with Drucker Drive on the west side of Webb
Avenue.
25. Construct 5 driveways onto State Avenue as curb return type driveway with a 30-foot radius,
located as follows:
One 30-foot wide driveway, located 270-feet east of Locust Grove Road.
One 36-foot wide driveway, located 620-feet east of Locust Grove Road.
One 30-foot wide driveway located 1,200-feet east of Locust Grove Road.
One 30-foot wide driveway, located 185-feet east of Webb Avenue.
One 30-foot wide driveway, located 785-feet east of Webb Avenue.
26. Construct one new driveway on Webb Avenue located 630-feet south of Pine Avenue. This
driveway is restricted to a maximum width of 36-feet.
27. Construct one driveway on Machine Avenue located 385-feet south of Pine Avenue. This
driveway is restricted to a maximum width of 36-feet.
28. Driveways onto Wilson Street and Summerbrook Avenue shall be located a minimum of 75-feet
from the nearest intersection, and be restricted to a width of 36-feet.
29. Pave all of the driveways their full width at least 30-feet into the site beyond the edge of pavement
of the adjacent roadway.
30. Other than the access specifically approved with this application, direct lot access is prohibited to
Fairview Avenue, Pine Avenue, Locust Grove Road, Webb Avenue north of Pine, and State
Avenue and should be noted on the final plat.
31. Payment of impacts fees are due prior to issuance of a building permit.
32. Comply with all Standard Conditions of Approval.
28 Pine 43
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right -of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 387-6280 (with
file number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior
to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho
shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
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.
29 Pine 43
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Traffic Impact Study Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines
30 Pine 43
VICINITY MAP
31 Pine 43
SITE PLAN
32 Pine 43
Attachment 3
33 Pine 43
34 Pine 43
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.
35 Pine 43
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.
36 Pine 43
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all
of the relevant facts presented, made an error of fact or law, abused discretion or acted
arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary and Clerk of the District, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also
consider and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the Development
Services Manager’s reply to the notice of appeal. A copy of the decision being appealed,
the notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
37 Pine 43
Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission’s next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation set ting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.