HomeMy WebLinkAbout2020-06-09 ACHD Updated Commission Packet
Mary May, President
Kent Goldthorpe, Vice-President
Rebecca W. Arnold, Commissioner
Sara M. Baker, Commissioner
Jim D. Hansen, Commissioner
Committed to Service
Development Services
June 8, 2020
TO: ACHD Board of Commissioners
FROM: Dawn Battles, Planner
SUBJECT: Cedarbrook
4185 S. Linder Road
Staff Report for June 17, 2020 Commission Meeting
___________________________________________________________________________________
Executive Summary
The applicant is requesting approval for a preliminary plat consisting of 330 single family residential lots,
38 common lots and 4 shared driveway lots on 119 acres. The site is located at the northwest corner of
Linder Road and Amity Road.
This application was originally before the Commission on May 20, 2020 . During that hearing the
Commission raised concerns regarding staff’s recommendation to remove a north/south collector roadway
abutting the site’s west property line from the MSM, the most equitable options to allow for the future
extension of an east west collector roadway to be constructed given the location of the homes constructed
west of the site, the need for traffic calming measures on Cedarbrook Drive, a continuous collector
roadway proposed to be constructed from Linder Road through the site to the north property line , and
sight distance on Linder Road at a hill located north of the site.
To address the concerns raised by the Commission staff collaborated with the City of Meridian staff and
the applicant. As a result the applicant is now proposing to construct a north/south collector roadway that
will stub to the south property line for future connectivity to Amity Road, has proposed to extend the
east/west collector roadway along the north property to angle toward the City of Meridian’s sewer
easement as shown on attachment 1. This location will avoid the large home and shop that were
constructed on the parcel to the west of the site.
The applicant has proposed to provide traffic calming on Cedarbrook Drive/Brook Land Avenue by
constructing a raised crosswalk from the pathway to the clubhouse near the entrance and by constructing
bulb outs at the Cedarbrook Drive/June Avenue intersection and Brook Land Avenue/Twin View Street
intersection. Additionally, the applicant is proposing to construct bulb outs or a raised crosswalk at the
Ivory Sage Way/Blue Opal Avenue intersection as shown on attachment 2.
There were concerns from neighbors about sight distance at the intersection of Cedarbook Drive and
Linder Road due to the hill located north of the site. However, the applicant’s engineer provided a sight
distance analysis demonstrating there is 900-feet of sight distance from the north and 1,000-feet of sight
distance from the south, exceeding the 555-feet sight distance requirement. Staff concurs with these
findings; furthermore, northbound, the hill is signed to notify drivers that the hill blocks views, do not
pass, and for a reduced speed limit of 35 MPH.
Recommendation
Staff recommends approval of the staff report, as written.
Attachment(s): Staff Report
COMPASS Check List
1 DRAFT Cedarbrook/ MPP19-0022/
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Development Services Department
Project/File: Cedarbrook/ MPP19-0022/ H-2020-0012
This is a preliminary plat application consisting of 372 lots on 119-acres. The site is
located at the northwest corner of Linder Road and Amity Road.
Lead Agency: City of Meridian
Site address: 4185 S. Linder Road
Commission
Meeting: June 17, 2020
Applicant: Toll Southwest LLC
3103 W. Sherly Drive, Ste 100
Meridian, ID 83642
Representative: Sabrina Durtschi
Toll Brothers
3103 W Sheryl Drive
Meridian, ID 83642
Staff Contact: Dawn Battles
Phone: 387-6218
E-mail: dbattles@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a preliminary plat consisting
of 330 single family residential lots, 38 common lots and 4 shared driveway lots on 119 acres.
The applicant’s proposal is consistent with the City of Meridian’s Comprehensive plan which calls
for medium-density residential uses for this site.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Rural-Urban Transition RUT
South Rural-Urban Transition RUT
East Rural-Urban Transition/Estate Residential RUT/R1
West Rural-Urban Transition RUT
3. Site History: ACHD Commission previously reviewed this site in May 2020 for an annexation
and rezone to allow for future development of the site as a residential subdivision.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
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• Brundage Estates, a 366 single family lot subdivision located northeast of the site was
approved by ACHD in May 2016.
• Stapleton a 212 single family lot subdivision located east of the site was approved by ACHD
in February 2019.
• Graycliff Estates, a 200 single family lots and 2 multi-family lots for the development of 224
units located east of the site was approved by ACHD in March 2020.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 3.78 centerline miles of new public
road.
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. The impact fee assessment will not be released until the civil plans are approved by ACHD.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• The intersection of Amity Road and Ten Mile Road is scheduled in the IFYWP to be
reconstructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south,
2-lanes east, and 2-lanes on the west leg and will include Ten Mile Bridge #1182 in 2021.
• Linder Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory Road
between 2031 and 2035.
• Linder Road is listed in the CIP to be widened to 5-lanes from Victory Road to Overland Road
between 2021 and 2025.
• The intersection of Amity Road and Linder Road is listed in the CIP to be reconstructed as a
single-lane roundabout with a westbound right-turn bypass lane with 3-lanes on the north leg,
2-lanes on the south, 3-lanes on the east, and 2-lanes on the west leg between 2031 and
2035.
• The intersection of Victory Road and Linder Road is listed in the CIP to be reconstructed as a
single-lane roundabout with 2-lanes on the north leg, 2-lanes on the south, 2-lanes on the
east and 2-lanes on the west leg between 2021 and 2025.
9. Roadways to Bikeways Master Plan:
ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in
May of 2009 and was updated in 2018. The plan seeks to implement the Planned Bicycle
Network to support bicycling as a viable transportation option for Ada County residents with a
wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to
ensure they are consistently available for use, promote awareness of existing bicycle routes and
features and support encouragement programs and to facilitate coordination and cooperation
among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations.
The BMP identifies Linder and Amity Roads as Level 3 facilities. The plan also identifies level
1 facilities on the new collector roadways shown on the Master Street Map (MSM) within the
site. The applicant will construct the new collectors consistent with the MSM and BMP as part
of this application.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 3,334 vehicle trips per day; 344
additional vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
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Kittleson & Associates prepared a traffic impact study for the proposed Cedarbrook Subdivision
(formerly known as B & L Tree Top Subdivision). Below is an executive summary of the findings
as presented by Kittleson & Associates and can be found as Attachment 6. ACHD has reviewed
the submitted traffic impact study for consistency with ACHD policies and practices and may have
additional requirements beyond what is noted in the summary. ACHD Staff comments on the
submitted traffic impact study can be found below under staff comments.
A turn-lane analysis was conducted for the access point to intersect Linder Road. A southbound
right-turn lane on Linder Road was warranted.
Alternative Mitigation Measures Policy
a. Policy
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum, for each roadway segment and intersection that does not meet the minimum
acceptable level of service planning threshold or v/c ratio, the report must discuss feasible
measures to avoid or reduce the impact to the system. To be considered adequate, measures
should be specific and feasible. Mitigation may also include:
• Revision to the Phasing Plan to coincide with the District’s planning Capital Projects.
• Reducing the scope and/or scale of the project.
Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such
as roadway widening and intersection improvements are infeasible as determined by ACHD,
the TIS may recommend alternative mitigation measures. Alternative mitigation measures
shall demonstrate that impacts from the project will be offset.
• If the impacted roadway segments and/or intersections are programmed as funded in
the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP);
no alternative mitigation is required.
• If the impacted roadway segments and/or intersections are not programmed in either
the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide a
safety analysis to determine alternative mitigation requirements.
o If the impacted roadway segments and intersections meet the minimum
acceptable level of service planning thresholds in the shoulder hour the applicant
may suggest feasible alternative mitigation such as: sidewalks, bike facilities,
connectivity, safety improvements, etc. within 1.5 miles of the proposed
development.
o If the shoulder hour planning thresholds are exceeded the applicant may request
to enter into a Development Agreement and pay into the Priority Corridor Fund
an amount determined by the ACHD to offset impacts from the project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District’s future Capital
Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7205.3.1 states that, Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within ACHD’s
Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide
a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10%
of the existing downstream roadway or intersection peak hour traffic shall not be required to provide
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mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of
service planning threshold or V/C ratio.
Staff Comments/Recommendations: Staff has reviewed the submitted traffic impact study (TIS)
and generally agrees with the findings and recommendations. The TIS recommends the
construction of a southbound right-turn lane at the two access points on Linder Road in
approximately year 2022 with the buildout of 156 housing units. However, the site plan has been
modified since the review of the traffic impact study and only one access point, Cedarbrook Drive,
is proposed to intersect Linder Road. Consistent with the recommendation of the TIS the applicant
should be required to construct a southbound right-turn lane on Linder Road at the Linder
Road/Cedarbrook Drive intersection.
All study area intersections and roadways are anticipated to operate at an acceptable level of
service thresholds under existing, background, and total traffic conditions with the exception of the
Linder Road/Victory Road intersection.
The study notes that the northbound approach of the Linder Road/Victory Road intersection as
anticipated to exceed the acceptable level of service planning threshold during the weekday PM
peak hour under 2026 total traffic. The TIS noted that the site traffic percentage generated at this
intersection will be 24% when the 280th home is occupied.
The TIS recommends to mitigate the specific impacts of this development by widening the
northbound approach to the Linder Road/ Victory Road intersection to include a northbound left-
turn/through lane and through/right-turn lane with two receiving lanes on the north approach will
result in acceptable operation through the project build out year. However, the mitigation at this
intersection is infeasible due to the right-of-way constraints. Furthermore, this intersection is listed
in the CIP to be reconstructed as a single-lane roundabout and consistent with District policy for
Alternative Mitigation Measures, which states, if an impacted roadway segment or intersection are
programmed or funded in the IFYWP, or the CIP; no mitigation is required. Therefore, no
improvements are required for this intersection as part of the development.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a two-lane minor arterial is “E” (575 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 Linder Road south of Victory Road was 4,281 on August
27, 2019 as reported by the traffic study.
• The average daily traffic count for Amity Road east of Ten Mile Road was 6,870 on August
29, 2018.
C. Findings for Consideration
1. South Meridian Transportation Plan
Roadway Frontage Functional
Classification
PM Peak Hour
Traffic Count
PM Peak
Hour Level of
Service
Linder Road 2,082-feet Minor Arterial 235 Better than “E”
Amity Road 176-feet Minor Arterial 332 Better than “E”
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The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future
roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for
future roadway improvements based on the land use designations. The plan was created in
collaboration with the City of Meridian and was adopted by the ACHD Commission in September
of 2009. The SMTP recommends that Linder Road and Amity Road be constructed as 5-lane minor
arterial roadways. The SMTP also recommends the construction of a dual-lane roundabout at the
Amity Road and Linder Road intersection.
2. Linder Road
a. Existing Conditions: Linder Road is improved with 2-travel lanes, 22-feet of pavement and
no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Linder Road
(25-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete 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.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
6 DRAFT Cedarbrook/ MPP19-0022/
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adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Linder Road is designated in the MSM
as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within
96-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 48-
feet from centerline of Linder Road. The applicant is proposing to improve Linder Road with a
borrow ditch, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk.
The applicant is proposing to construct 2 emergency access only driveways onto Linder Road
located 650-feet and 1,933-feet north of Amity Road.
d. Staff Comments/Recommendations: The applicant’s proposal to dedicate additional right-of-
way to total 48-feet from centerline of Linder Road meets District policy and should be approved.
The additional dedicated right-of-way is impact fee eligible for compensation.
The applicant should be required to improve Linder Road with 17-feet of pavement from
centerline, a 3-foot gravel shoulder and 5-foot wide detached concrete sidewalk abutting the
site.
The applicant should be required to locate the sidewalk a minimum of 41-feet from centerline of
Linder Road.
The applicant should provide a permanent right-of-way easement for any sidewalk placed
outside of the dedicated right-of-way to 2-feet behind back of sidewalk.
The applicant’s proposal to construct 2 emergency access only driveways onto Linder Road,
located 650-feet and 1,933-feet north of Amity Road meets District policy and should be
approved as proposed. The emergency access only driveways should be restricted with a gate
or bollards, located outside of the right-of-way, as determined by the appropriate fire
department.
The traffic impact study recommends the construction of a dedicated southbound right-turn lane
on Linder Road at Cedarbrook Drive, the entrance to the site. Consistent with the finding and
recommendation of the traffic impact study, staff recommends the construction of the turn lane
when Cedarbrook Drive is constructed to intersect Linder Road.
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Sight Distance-Linder Road:
There were concerns from neighbors about the sight
distance at the intersection of Cedarbrook Drive and Linder
Road due to the hill located north of the site. However, the
applicant’s engineer provided a sight distance analysis
demonstrating there is 900-feet of sight distance from the
north and 1,000-feet of sight distance from the south,
exceeding the 555-feet sight distance requirement. Staff
concurs with these findings; furthermore, northbound, the
hill is signed to notify drivers that the hill blocks views, do
not pass, and for a reduced speed limit of 35 MPH .
3. Amity Road
a. Existing Conditions: Amity Road is improved with 2-travel lanes, 26-feet of pavement and no
curb, gutter or sidewalk abutting the site. There is 74-feet of right-of-way for Amity Road (25-
feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District 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.
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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.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Amity Road is designated in the MSM
as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within
96-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Amity Road abutting
the site.
d. Staff Comments/Recommendations: See Finding #4 below regarding right-of-way dedication
on Amity Road abutting the site.
The applicant should be required to improve Amity Road with 17-feet of pavement from
centerline, a 3-foot gravel shoulder and 5-foot wide concrete sidewalk abutting the site.
The applicant should be required to construct the 5-foot wide concrete sidewalk located a
minimum of 41-feet from centerline of Amity Road.
The applicant should provide a permanent right-of-way easement for any sidewalk placed
outside of the dedicated right-of-way to 2-feet behind back of sidewalk.
4. Amity Road/Linder Road Intersection
a. Policy:
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, roundabout requirement,
and specific roadway features required through development. A new roundabout was identified
on the MSM. A dual-lane roundabout is planned at the Amity Road/Linder Road intersection.
b. Staff Comments/Recommendations: As noted above, the intersection of Amity Road and
Linder Road is shown as a dual-lane roundabout on the MSM. To accommodate the future
construction of the dual-lane roundabout, the applicant should dedicate additional right-of-way
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to match the image depicted below. The applicant will be compensated for this additional
dedicated right-of-way, as the intersection is listed in ACHD’s CIP.
5. North-South (Mid-Mile Collector)
a. Existing Conditions: There are no 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 t he 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
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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 sidewalk 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 Residential Collector. The new collector roadway identified on the
MSM abuts the sites west property line and extends north as depicted in the image below. The
Residential 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 the north-south collector, Ivory
Sage Way, to stub to the south property line (depicted below) as a 36-foot street section with
vertical curb, gutter an 8-foot wide planter strip and 5-foot wide detached sidewalk within 64-
feet of right-of-way.
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d. Staff Comments/Recommendations: The applicant’s proposal to construct the north-south
collector, Ivory Sage Way, as a 36-foot wide collector street section with vertical curb, gutter an
8-foot wide planter strip and 5-foot wide detached sidewalk within 64-feet of right-of-way meets
District policy and should be approved as proposed.
The applicant may reduce the right-of-way width to 2-feet behind the back of curb and provide
a permanent right-of-way easement for the sidewalks proposed to be located outside of the
right-of-way.
6. Cedarbrook Drive/Brook Land Avenue/Harris Street
a. Existing Conditions: There are no 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
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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 sidewalk 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 Residential Collector. The new collector roadway should align with
Harris Street on the east side of Amity Road and continue through the property stubbing to the
west. The Residential 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 a continuous collector roadway
from Linder Road through the site to the north property line. The collector street starts out as
Cedarbrook Drive then curves north to become Brook Land Avenue, depicted below.
The applicant is proposing to dedicate right-of-way at the northwest property line to allow for an
east/west collector street to be constructed as property develops to the northwest. The collector
roadway is proposed to run along an existing City of Meridian Sewer Easement.
The applicant is proposing to construct the entry portion of Cedarbrook Drive, a new east-west
collector roadway, with two 21-foot wide travel lanes, a 12-foot wide center landscape island ,
vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide concrete sidewalk on the north
side of the roadway and 10-foot wide concrete sidewalk on the south side of the roadway within
89-feet of right-of-way.
The applicant is proposing to construct the remaining portion of Cedarbrook Drive and Brook
Land Avenue as a 36-foot wide collector street section with vertical curb, gutter an 8-foot wide
planter strip and 5-foot wide concrete sidewalk within 64-feet of right-of-way.
The applicant may reduce the right-of-way width to 2-feet behind the back of curb and provide
a permanent right-of-way easement for the sidewalks proposed to be located outside of the
right-of-way.
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d. Staff Comments/Recommendations: The applicant’s proposal to construct the entry portion
of Cedarbrook Drive with 21-foot wide travel lanes, a 12-foot wide center landscape island,
vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide concrete sidewalk on the north
side of the roadway and 10-foot wide concrete sidewalk on the south side of the roadway within
89-feet of right-of-way meets District policy and should be approved. The applicant may reduce
the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way
easement for the detached sidewalks.
The 12-foot wide center landscape island should be platted as right-of-way owned by ACHD.
The applicant or homeowner’s association should enter into a license agreement for any
landscaping proposed within the island.
The applicant’s proposal to construct the remaining portion of Cedarbrook Drive which curves
north and becomes Brook Land Avenue as a 36-foot wide collector street section with vertical
curb, gutter an 8-foot wide planter strip and 5-foot wide concrete sidewalk within 64-feet of right-
of-way meets District policy. The applicant may reduce the right-of-way width to 2-feet behind
the back of curb and provide a permanent right-of-way easement for the sidewalks proposed to
be located outside of the right-of-way.
The applicant’s proposal to dedicate right-of-way at the northwest property line to allow for an
east/west collector street to be constructed as property develops to the northwest is consistent
with the MSM and should be approved as proposed. The future collector roadway will angle
towards the City of Meridian’s sewer easement, depicted above, and this location will avoid the
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new home and large shop that has been constructed on the parcel to the west. This will allow
for the roadway to be constructed in the future and provide the connectivity desired by ACHD
and the City of Meridian, who are supportive of this proposal.
7. Internal Local Streets
a. Existing Conditions: There are no local streets within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-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 wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, 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 wide concrete sidewalks on both sides and shall typically be constructed within
50-feet of right-of-way.
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.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
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The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant’s Proposal: The applicant is proposing to construct the local internal streets as 33-
foot street sections with rolled curb, gutter and a 7-foot wide planter strip within 47-feet of right-
of-way and 5-foot wide detached concrete sidewalk located outside of the right-of-way.
The applicant is proposing a cul-de-sac at the terminus of Lyra Street, Unmol Avenue, Desert
Moon Court, Green Gables Court, and Ridgebrook Place.
The applicant is proposing to construct knuckles at the following intersections:
• Kinney Avenue and Gold Sand Street
• Silverberry Street and June Avenue
• Blue Opal Avenue and June Avenue
• Sun Creek Avenue and Desert Moon Street
d. Staff Comments/Recommendations: The applicant’s proposal to construct all local internal
streets as 33-foot street sections with rolled curb, gutter and a 7-foot wide planter strip located
within 47-feet of right-of-way and 5-foot wide detached concrete sidewalk located outside of the
right-of-way meets District policy and should be approved, as proposed. The applicant should
be required to provide a permanent right-of-way easement for detached sidewalks located
outside of the dedicated right-of-way. If street trees are desired, then an 8-foot wide planter
strip should be provided.
The applicant should construct the cul-de-sac at the terminus of Lyra Street, Unmol Avenue,
Desert Moon Court, Green Gables Court and Ridgebrook Place with a minimum 45-foot radius.
The applicant’s proposal to construct knuckles at the following intersections meets District policy
and should be approved, as proposed:
• Kinney Avenue and Gold Sand Street
• Silverberry Street and June Avenue
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• Blue Opal Avenue and June Avenue
• Sun Creek Avenue and Desert Moon Street
8. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half-mile.
District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a
collector roadway to align or offset a minimum of 330-feet from any other street (measured
centerline to centerline).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
c. Applicant’s Proposal: The applicant is proposing to construct one new collector roadway,
Cedarbrook Drive, to intersect Linder Road located 1,330-feet north of Amity Road.
The applicant is proposing to construct 4 new local streets to intersect the proposed collector
street, Cedarbrook Drive and Brook Land Avenue at the following locations:
• Kinsey Avenue, located 547-feet west of Linder Road
• Ivory Sage Way, located 758-feet west of Kinsey Avenue
• June Avenue, located 925-feet west of Ivory Sage Way
• Twin View Street, located 507-feet northwest of June Avenue
The applicant is proposing to construct 2 new local streets to intersect the proposed collector
street, Ivory Sage Way, at the following locations:
• Blue Opal Avenue, located 263-feet south of Cedarbrook Drive
• Silverberry Street, located 626-feet south of Cedarbrook Drive
The applicant is proposing to construct all other local internal streets to align or offset by a
minimum of 125-feet.
d. Staff Comments/Recommendations: The Master Street Map (MSM) identifies the new
east/west collector to be located at the site’s north property line. However, the applicant has
proposed to construct the east/west collector roadway further south due to the small parcels
located north of the site, making it infeasible to construct the roadway as depicted on the MSM.
Staff recommends approval of the proposed location because it is meeting the intent of the
Master Street Map policy.
The applicant’s proposal to construct 4 new local streets to intersect the proposed collector
street, Cedarbrook Drive and Brook Land Avenue at the following locations meets District policy
and should be approved, as proposed:
• Kinsey Avenue, located 547-feet west of Linder Road
• Ivory Sage Way, located 758-feet west of Kinsey Avenue
• June Avenue, located 925-feet west of Ivory Sage Way
• Twin View Street, located 507-feet northwest of June Avenue
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The applicant’s proposal to construct all other local internal streets to align or offset by a
minimum of 125-feet meets District policy and should be approved, as proposed.
9. Stub Streets
a. Existing Conditions: There are no existing stub streets to or from the site.
b. Policy:
Stub Street Policy: District policy 7206.2.4.3 (collector) and 7207.2.4.3 (local) states that stub
streets will be required to provide circulation or to provide access to adjoining properties. Stub
streets will conform with the requirements described in Section 7206.2.4 (collector) and
7207.2.4 (local), 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 policy 7206.2.4.4 (collector) and 7207.2.4.4
(local) requires that the design and construction for cul-de-sac streets shall apply to temporary
dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional
requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround
easement to the District for those portions of the cul-de-sac which extend beyond the dedicated
street right-of-way. In the instance where a temporary easement extends onto a buildable lot,
the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable
lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to construct 3 stub streets, two stub streets to
the north, one stub street to the south.
• Brook Land Avenue, to the north, located 373-feet east of the west property line.
• Green Gables Court, to the north, located 300-feet west of the northeast property line.
• Ivory Sage Way, to the south, located 1,680-feet west of the east property line.
d. Staff Comments/Recommendations: The applicant’s proposal to construct 3 stub streets,
two stub streets to the north and one stub street to the south meets District policy and should
be approved, as proposed.
The applicant should be required to construct a temporary cul-de-sac turnaround at the terminus
of Brook Land Avenue, as it extends greater than 150-feet. The temporary turnaround should
be paved and constructed to the same dimensional standards as a standard cul-de-sac
turnaround. If the turnaround 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.
The applicant should install a sign at the terminus of Brook Land Avenue and Ivory Sage Way
that states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENED.”
The applicant should install a sign as the terminus of Green Gables Court that states, “THIS
ROAD WILL BE EXTENDED IN THE FUTURE.”
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10. Traffic Calming
a. Speed Control and Traffic Calming Policy: District policy 7206.3.8 states that collector streets
should be designed to discourage speeds above 35 MPH and in a residential area, collector
streets should be designed to discourage speeds above 30 MPH. The design of collector street
systems should discourage excessive speeds by using passive design elements. If the design or
layout of a development is anticipated to necessitate future traffic calming implementation by the
District, then the District will require changes to the layout and/or the addition of passive design
elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture
changes to the roadway surface (i.e. stamped concrete) as a passive design element. These
alternative methods may require a maintenance and/or license agreement.
Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of
local street systems should discourage excessive speeds by using passive design elements. If
the design or layout of a development is anticipated to necessitate future traffic calming
implementation by the District, then the District will require changes to the layout and/or the
addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The
District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a
passive design element. These alternative methods may require maintenance and/or license
agreement.
b. Applicant’s Proposal: The applicant is proposing to provide traffic calming on Cedarbrook
Drive/Brook Land Avenue, depicted below, by constructing a raised crosswalk from the pathway
to the clubhouse near the entrance and by constructing bulb outs at the Cedarbrook Drive/June
Avenue intersection and Brook Land Avenue/Twin View Street intersection.
The applicant is proposing traffic calming on the north/south collector roadway, Ivory Sage Way,
by constructing bulb outs or a raised crosswalk at the Ivory Sage Way/Blue Opal Avenue
intersection as depicted below.
The applicant is proposing to construct Unmol Avenue, Kinsky Avenue, Blue Opal Avenue,
Silverberry Street, Ruby Valley Drive and Little Pond Avenue to be greater than 750-feet in length.
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c. Staff Comments/Recommendations: The applicant’s proposal to provide traffic calming on
Cedarbrook Drive/Brook Land Avenue, by constructing a raised crosswalk from the pathway to
the clubhouse near the entrance and by constructing bulb outs at the Cedarbrook Drive/June
Avenue intersection and Brook Land Avenue/Twin View Street intersection meets District policy
and should be approved as proposed.
The applicant’s proposal to provide traffic calming on the north/south collector roadway, Ivory
Sage Way, by constructing bulb outs or a raised crosswalk at the Ivory Sage Way/Blue Opal
Avenue intersection meets District policy and should be approved as proposed.
The applicant should redesign, Unmol Avenue, Kinsky Avenue, Blue Opal Avenue, Silverberry
Street, Ruby Drive and Little Pond Avenue to be less than 750-feet in length or provide traffic
calming including the use of passive design elements approved by ACHD Traffic Services.
Stop signs, speed humps/bumps and valley gutters will not be accepted as traffic calming.
The applicant should be required to submit a revised preliminary plat showing the redesigned
roadways for review and approval prior to plan submittal for the first final plat.
11. 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
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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.
12. 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.
13. Other Access
Amity Road is classified as a minor arterial roadway and direct lot access is prohibited to this
roadway and should be noted on the final plat. Linder Road is classified as a minor arterial roadway.
Cedarbrook Drive, Brook Land Avenue and Ivory Sage Way are classified as collector roadways.
Other than the access specifically approved with this application, direct lot access is prohibited to
these roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Redesign Unmol Avenue, Kinsky Avenue, Blue Opal Avenue, Silverberry Street, Ruby Drive and
Little Pond Avenue to reduce the length of the roadways or to include the use of passive design
elements and submit a revised preliminary plat showing the redesigned roadways for review and
approval prior to plan submittal for the first final plat.
Stop signs, speed humps/bumps and valley gutters will not be accepted as traffic calming.
2. Dedicate additional right-of-way to total 48-feet from centerline of Linder Road abutting the site.
The additional dedicated right-of-way is impact fee eligible for compensation.
3. Improve Linder Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder and 5-foot
wide detached concrete sidewalk abutting the site. Locate the sidewalk a minimum of 41-feet from
centerline of Linder Road abutting the site.
4. Construct two 20-foot wide emergency access only driveways onto Linder Road, located 650-feet
and 1,933-feet north of Amity Road. The emergency access only driveways should be restricted
with a gate or bollards, located outside of the right-of-way, as determined by the appropriate fire
department.
5. Construct a dedicated southbound right-turn lane on Linder Road at Cedarbrook Drive when
Cedarbrook Drive is constructed to intersect Linder Road.
6. Improve Amity Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder and 5-foot
wide detached concrete sidewalk abutting the site. Locate the sidewalk a minimum of 41-feet from
centerline of Amity Road abutting the site.
7. Dedicate additional right-of-way at the Amity Road and Linder Road intersection for the dual lane
roundabout to match the image above in Findings 4b. The applicant will be compensated for this
additional dedicated right-of-way, as the intersection is listed in ACHD’s CIP.
8. Construct Cedarbrook Drive to intersect Linder Road located approximately 1,330-feet north of
Amity Road.
9. Construct the entry portion of Cedarbrook Drive with two 21-foot wide travel lanes, a 12-foot wide
center landscape island , vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached
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concrete sidewalk on the north side of the roadway and 10-foot wide detached concrete sidewalk
on the south side of the roadway within 89-feet of right-of-way.
10. Plat the 12-foot center landscape island as right-of-way owned by ACHD. The applicant or
homeowner’s association should enter into a license agreement for any landscaping proposed
within the median.
11. Construct the remaining portion of Cedarbrook Drive that curves north and becomes Brook Land
Avenue as a 36-foot wide collector street section with vertical curb, gutter an 8-foot wide planter
strip and 5-foot wide concrete sidewalk within 64-feet of right-of-way. The applicant may reduce
the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way
easement for the sidewalks proposed to be located outside of the right-of-way.
12. Dedicate right-of-way at the northwest property line to allow for an east/west collector street to be
constructed as property develops to the northwest as depicted in Finding #6c above.
13. Construct the north-south collector, Ivory Sage Way, as a 36-foot wide collector street section with
vertical curb, gutter an 8-foot wide planter strip and 5-foot wide detached sidewalk within 64-feet of
right-of-way. The applicant may reduce the right-of-way width to 2-feet behind the back of curb and
provide a permanent right-of-way easement for the sidewalks proposed to be located outside of the
right-of-way.
14. Construct a raised crosswalk on Cedarbrook Drive, near the entrance, at the pathway to the
clubhouse and construct bulb outs at the Cedarbrook Drive/June Avenue intersection and Brook
Land Avenue/Twin View Street intersection.
15. Construct bulb outs or a raised crosswalk at the Ivory Sage Way/Blue Opal Avenue intersection.
16. Construct all bulb-outs with a minimum pavement width of 24-feet of between the bulb-outs at the
intersection; measured from face-of-curb to face-of-curb.
17. Construct the local internal streets as 33-foot street sections with rolled curb, gutter and a 7-foot
wide planter strip within 47-feet of right-of-way and 5-foot wide detached concrete sidewalk located
outside of the right-of-way. If street trees are desired, then 8-foot wide planter strips shall be
provided.
18. Provide a permanent right-of-way easement for any sidewalk placed outside of the dedicated right-
of-way to 2-feet behind back of sidewalk.
19. Construct a cul-de-sac at the terminus of Lyra Street, Unmol Avenue, Desert Moon Court, Green
Gables Court, and Ridgebrook Place with a minimum turning radius of 45-feet.
20. Construct knuckles at the following intersections:
• Kinney Avenue and Gold Sand Street
• Silverberry Street and June Avenue
• Blue Opal Avenue and June Avenue
• Sun Creek Avenue and Desert Moon Street
21. Construct 4 new local streets to intersect Cedarbrook Drive and Brook Land Avenue at the following
locations:
• Kinsey Avenue, located 547-feet west of Linder Road
• Ivory Sage Way, located 758-feet west of Kinsey Avenue
• June Avenue, located 925-feet west of Ivory Sage Way
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• Twin View Street, located 507-feet northwest of June Avenue
22. Construct 2 new local streets to intersect Ivory Sage Way at the following locations:
• Blue Opal Avenue, located 263-feet south of Cedarbrook Drive
• Silverberry Street, located 626-feet south of Cedarbrook Drive
23. Construct all other local internal streets to align or offset by a minimum of 125-feet.
24. Construct 3 stub streets, at the following locations:
• Brook Land Avenue, to the north, located 373-feet east of the west property line.
• Green Gables court, to the north, located 300-feet west of the northeast property line.
• Ivory Sage Way, to the south, located 1,680-feet west of the east property line.
25. Extend Brook Land Avenue to the north property line as a stub street and construct a temporary
cul-de-sac turnaround at the terminus of Brook Land Avenue, as it extends greater than 150-feet.
The temporary turnaround should be paved and constructed to the same dimensional standards as
a standard cul-de-sac turnaround. If the turnaround 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.
26. Install a sign at the terminus of Brook Land Avenue and Ivory Sage Way that states, “THIS IS A
DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED.”
27. Install a sign as the terminus of Green Gables Court that states, “THIS ROAD WILL BE EXTENDED
IN THE FUTURE.”
28. Direct lot access is prohibited to Linder Road, Amity Road, Cedarbrook Drive/Brook Land Avenue
and Ivory Sage Way other than the access specifically approved with this application, and shall be
noted on the final plat.
29. Submit civil plans to ACHD Development Services for review and appr oval. The impact fee
assessment will not be released until the civil plans are approved by ACHD.
30. Payment of impact fees is due prior to issuance of a building permit.
31. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
(including all easements).
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.
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5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
6. Traffic Study Executive Summary
7. Compass Checklist
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VICINITY MAP
25 DRAFT Cedarbrook/ MPP19-0022/
H-2020-0012
SITE PLAN
26 DRAFT Cedarbrook/ MPP19-0022/
H-2020-0012
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.
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H-2020-0012
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.
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Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 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 setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of
fact or law in the earlier action. The request may also be supported by oral testimony at
the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at which
the matter is to be returned. The Commission shall only take action on the original matter
at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
B&L Tree Top Subdivision – Ada County, Idaho Project # 24207
Transportation Impact Analysis September 2019
2 Kittelson & Associates, Inc.
EXECUTIVE SUMMARY
Toll Bros., Inc. is proposing to develop the B&L Tree Top Subdivision, a 365-unit single-family residential
development situated on approximately 118.8 acres of land in Ada County, Idaho. The development is
located north-west of the Linder Road/Amity Road intersection.
The parcels of land proposed for the new subdivision are currently zoned rural-urban transition within
the City of Meridian impact area by the City of Meridian Zoning Map (Reference 1). The parcels will be
annexed into the City of Meridian and rezoned for the development of single-family residential units.
Access to the B&L Tree Top Subdivision is proposed via two full accesses on Linder Road approximately
840 feet and 1,700 feet north of Amity Road. The preliminary site plan provides two stub street
connections to future collector roadways to the north and west of the site. These collector roadways are
currently showed on the Ada County Highway District Master Street Map. The right-of-way for these
collectors can be dedicated along the site frontage however they will not be built at this time since they
cannot currently be connected all the way to Amity Road and Linder Road. The development can provide
ACHD funding for their future construction along the site frontage. However, as stated in the letter
included in Appendix I, the City of Meridian would like to discuss to need and location for these mid-mile
collectors with ACHD to determine their appropriateness. The developer is willing to dedicate right-of-
way and provide funding, if necessary, depending on the outcome of ACHD and City of Meridian
discussions.
The development is projected to be fully build-out in year 2026. The TIS addresses the existing (2019),
background (2026), and the development’s impacts in the build-out year 2026.
FINDINGS
Existing Conditions
All study intersections were found to operate at acceptable operating standards during the
existing weekday a.m. and p.m. peak hours.
All ACHD study roadway segments operate at acceptable levels of service.
Crash data at the study intersections for the most recent five years (2014-2018) was analyzed
for any existing crash trends. In general, crash rates were low and no specific crash trends
were observed.
Year 2026 Background Traffic Conditions
Year 2026 background traffic volumes were forecasted using an annual growth rate of 6%
applied to existing traffic volumes for the roadways and intersections north of Victory Road
and 3% applied to the existing traffic volumes for the roadways and intersections on Victory
Road and south of Victory Road.
B&L Tree Top Subdivision – Ada County, Idaho Project # 24207
Transportation Impact Analysis September 2019
3 Kittelson & Associates, Inc.
Year 2026 background traffic analysis (without inclusion of site-generated traffic) found that
all study intersections are expected to operate at acceptable operating standards during the
weekday a.m. and p.m. peak hours with the exception of:
Linder Road & Overland Road (AM and PM Peak Hours) – During the
weekday a.m. and p.m. peak hours, the northbound approach is under
capacity but operates at LOS D. This is within ACHD operating standards but
ACHD policy requires an evaluation of whether a traffic signal is warranted for
any unsignalized intersection with a critical movement operating at LOS D or
worse.
o A traffic signal warrant analysis was conducted, and the intersection
meets the eight-hour warrant (Warrant #1), four-hour warrant
(Warrant #2) and the peak-hour warrant (Warrant #3) based on 2026
background vehicular volumes (without any traffic from B&L Tree Top
Subdivision).
All ACHD study roadway segments are projected to continue operating at acceptable levels
of service.
Trip Generation and Distribution
The proposed B&L Tree Top Subdivision development, with 356 single-family homes in the
buildout year of 2026, is estimated to generate a total of 3,334 daily net new trips, 258
weekday a.m. peak hour net new trips (65 inbound / 193 outbound) and 344 weekday p.m.
peak hour net new trips (217 inbound / 127 outbound).
The distribution pattern for site-generated trips was developed by evaluating existing traffic
patterns and major trip origins and destinations within the study area, as well as a select
zone analysis from COMPASS’ regional travel demand model.
Year 2026 Total Traffic Conditions
Year 2026 total traffic conditions found that all study intersections will continue to operate
at acceptable levels of service during the weekday a.m. and p.m. peak hours with the
exception of:
Linder Road & Overland Road (AM and PM Peak Hour) – During the weekday
a.m. and p.m. peak hour, the northbound approach is under capacity but is
projected to operate at LOS E and LOS F, respectively. ACHD policy requires
an evaluation of whether a traffic signal is warranted based on the critical
movement operating at LOS D or worse.
o A traffic signal warrant analysis was conducted, and the intersection
meets the eight-hour warrant (Warrant #1), four-hour warrant
B&L Tree Top Subdivision – Ada County, Idaho Project # 24207
Transportation Impact Analysis September 2019
4 Kittelson & Associates, Inc.
(Warrant #2) and the peak-hour warrant (Warrant #3) based on 2026
background vehicular volumes (without any traffic from B&L Tree Top
Subdivision).
Linder Road & Victory Road (PM Peak Hour) – During the weekday p.m. peak
hour the northbound approach is projected to operate at or over capacity.
o A signal warrant analysis found that year 2026 total traffic volumes
do not meet Warrant #1 (eight-hour) conditions. Volumes do meet
Warrant #2 (four-hour) thresholds and the Warrant #3 (peak-hour)
thresholds.
o This intersection has been identified in ACHD’s 2016 CIP (IN2016-90)
as a planned reconstruction of the stop-controlled intersection to a
single-lane roundabout. This project is currently scheduled for the
year 2021–2025 timeframe. Implementation of a single-lane
roundabout in 2026 would improve intersection operations to an
acceptable level. However, in discussions with ACHD, the timeframe
of this project may be adjusted in the on-going update of the CIP.
To mitigate the specific impacts of this development, widening the
northbound approach to the intersection to include a northbound left-
turn/through lane and through/right-turn lane with two receiving lanes on
the north approach will result in acceptable operations through the project
build-out year.
All ACHD study roadway segments are projected to continue operating at acceptable levels
of service.
Site Access Evaluation
The turn lane analysis using ACHD procedures resulted in turn lane warrants at the following
site access streets:
Linder Road & Site Access A:
o Southbound right-turn lane.
A sensitivity analysis found that a southbound right-turn lane
will be warranted in approximately year 2022 with the build-
out of approximately 156 housing units.
Linder Road & Site Access B:
o Southbound right-turn lane.
B&L Tree Top Subdivision – Ada County, Idaho Project # 24207
Transportation Impact Analysis September 2019
5 Kittelson & Associates, Inc.
A sensitivity analysis found that a southbound right-turn lane
will be warranted in approximately year 2022 with the build-
out of approximately 156 housing units.
The results from the queuing analysis found that the 95th percentile queue lengths can be
accommodated.
Each site accesses provides at least 100 feet of roadway length without
driveway and/or internal street interference.
The intersection sight distance evaluation identified that intersection sight distance can be
achieved at all the site intersections with the following actions:
Remove miscellaneous vegetation and shrubbery, and potential obstructions
along Linder Road as necessary to obtain and maintain adequate
intersection sight distance.
Site accesses along Linder Road should match the existing grade of Linder
Road at least for one car length to intersection sight distance.
Shrubbery and landscaping near the internal intersections and site access
points should be maintained to ensure adequate sight distance.
There are two proposed local street access points to the B&L Tree Top Subdivision.
Additionally, there are two proposed stub streets for connections to future developments.
Following is a summary of each access with respect to ACHD Policy:
Linder Road & Site Access A: This access, a proposed local road, is located
on Linder Road approximately 1,700 feet north of Amity Road. The nearest
driveway to the south is approximately 840 feet. The access should be
considered by ACHD for the following reasons:
o The proposed access meets ACHD spacing requirements for a local
street on a minor arterial and will function acceptably as an
unsignalized full access.
o Without this access, approximately 1,940 vehicles per day would be
redistributed on the site’s internal streets, forcing all of the site’s
trips to enter and exit the subdivision via one access on Linder Road.
o This access is proposed as a local street and will only serve
residential trips, as well as provide increased accessibility for
emergency response vehicles and public services vehicles.
Linder Road & Site Access B: This access, a proposed local road, is located on
Linder Road approximately 840 feet north of Amity Road and 840 feet south
B&L Tree Top Subdivision – Ada County, Idaho Project # 24207
Transportation Impact Analysis September 2019
6 Kittelson & Associates, Inc.
of Site Access A. The access should be considered by ACHD for the following
reasons:
o The proposed access meets ACHD spacing requirements for a local
street on a minor arterial and will function acceptably as an
unsignalized full access.
o Without this access, approximately 1,940 vehicles per day would be
redistributed on the site’s internal streets, forcing all of the site’s
trips to enter and exit the subdivision via one access on Linder Road.
o This access is proposed as a local street and will only serve
residential trips, as well as provide increased accessibility for
emergency response vehicles and public services vehicles.
Stub Streets: The stub street to the north and west are proposed to address
ACHD requirements. Based on the ACHD Policy Manual, Section 7207.2.4.3,
“a stub street will be required to provide circulation or to provide access to
adjoining properties.” Presently, the timing of a future development tying
into this stub street is unknown and is not anticipated to occur until
sometime after full build-out of the B&L Tree Top Subdivision.
B&L Tree Top Subdivision – Ada County, Idaho Project # 24207
Transportation Impact Analysis September 2019
7 Kittelson & Associates, Inc.
RECOMMENDATIONS
Based on the report’s analyses and evaluation findings, recommendations were developed accordingly
for time scenario’s conditions.
Mitigations Needed for B&L Tree Top Subdivision
The following mitigations are recommended due to the inclusion of B&L Tree Top Subdivision’s site
generated trips.
Linder Road & Victory Road
Construct a northbound left-through and through-right lane with two receiving lanes on the
north leg.
Site Accesses
Provide a southbound right-turn lane at the Linder Road & Site Access A intersection upon
the completion of 156 housing units
Provide a southbound right-turn lane at the Linder Road & Site Access B intersection upon
the completion of 156 housing units
With approval from ACHD, construct all accesses to the development to allow full access on
the public street approaches with the following designations:
All local streets within the development should be constructed with one
travel lane in each direction.
Site driveways with access to public streets should provide sufficient stacking
distance for four vehicles (100 feet) to ensure acceptable operation and
accommodate larger vehicles, including utility service and delivery vehicles.
Site accesses along Linder Road should match the existing grade of Linder
Road at the intersection to ensure the best possible sight distance.
All accesses and internal streets should be designed to provide adequate
intersection site distance. Shrubbery and landscaping near the intersection
and site access point should be maintained to ensure adequate sight
distance is maintained.
Communities in Motion 2040 2.0 Development Review
The Community Planning Association of Southwest Idaho (COMPASS) is the metropolitan planning organization
(MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to
evaluate whether land developments are consistent with the goals of Communities in Motion 2040 2.0 (CIM 2040),
the regional long-range transportation plan for Ada and Canyon Counties. This checklist is not intended to be
prescriptive, but rather a guidance document based on CIM 2040 2.0 goals.
Recommendations
The proposal is on the fringe of urban development in an area removed from employment centers and existing
public transportation. Services, such as schools, parks, and grocery stores, are likely accessed only by vehicle. The
closest transit services are located more than two miles away. ValleyConnect 2.0 proposes bus service from
downtown Kuna to northwest Boise, via Linder Road with 20-minute frequencies in the peak hours when
operational. The proposal includes a pathway along the Calkins Lateral to comply with the 2015 Meridian Pathways
Network Map. Amity Road is the second highest local system priority in the Communities in Motion 2040 2.0 plan.
This project will widen Amity Road from Southside Boulevard to Highway 69 (Meridian Road) from two to three
lanes east of McDermott Road, and including curb, gutter, sidewalks, and bike lanes. More information is available
at: https://compassidaho.org/CIM2040-2.0/
More information about COMPASS and Communities in Motion 2040 2.0:
Web: www.compassidaho.org
Email info@compassidaho.org
More information about the development review process:
http://www.compassidaho.org/dashboard/devreview.htm
Development Name: Cedarbrook Agency: Meridian
CIM Vision Category: Future Neighborhoods
New households: 330 New jobs: 0 Exceeds CIM forecast: No
Farmland contributes to the local economy, creates
additional jobs, and provides food security to the region.
Development in farm areas decreases the productivity
and sustainability of farmland.
Farmland consumed: Yes
Farmland within 1 mile: 1,295 acres
Housing within 1 mile: 290
Jobs within 1 mile: 80
Jobs/Housing Ratio: 0.3
Nearest bus stop: 2.8 miles
Nearest public school: 1.8 miles
Nearest public park: 1.8 miles
Nearest grocery store: >4 miles
CIM Corridor: Linder Road
Pedestrian level of stress: R
Bicycle level of stress: R
A good jobs/housing balance – a ratio between 1 and
1.5 – reduces traffic congestion. Higher numbers
indicate the need for more housing and lower numbers
indicate an employment need.
Residents who live or work less than ½ mile from
critical services have more transportation choices.
Walking and biking reduces congestion by taking cars off
the road, while supporting a healthy and active lifestyle.
Level of Stress considers facility type, number of vehicle
lanes, and speed. Roads with G or PG ratings better
support bicyclists and pedestrians of all ages and comfort
levels.
Nearest police station: >4 miles
Nearest fire station: 1.8 miles
Developments within 1.5 miles of police and fire
stations ensure that emergency services are more
efficient and reduce the cost of these important public
services.