HomeMy WebLinkAbout2020-12-09 ACHD Draft Staff Report Development Services Department
ACHD
Project/File: Southridge South/ MPP20-0037/ H-2020-0083
This is a rezone and preliminary plat application to allow for the development of 283
lots on 83.77-acres.
Lead Agency: City of Meridian
Site address: South of Overland Road and east of Vicinity Map
Ten Mile Road
Staff Approval: XXXX, 2020 -
Applicant/ g,, 1 9 •a � L w
Representative: The Land Group ~'F ,. - T
s71
Tamara Thompson +_ " m<„ Plif
462 E Shore Drive, Ste. 100 „r
Meridian, ID 83642
k ,rt nr
Staff Contact: Stacey Yarrington, Planner III •
Phone: 387-6171
E-mail: syarrington(a)achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a rezone to R-2 (Low density
Residential), R-4 (Medium-low density Residential), and R-8 (Medium density Residential) and a
preliminary plat application to allow for the development of 283-lots (254 single-family lots and 29
common lots) on 83.77-acres. The City of Meridian's Future Land Use Map designates this area
as Medium density Residential.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Community Business, Medium density Residential C-C, R-8
South Estate Residential, Rural Urban Transition (Ada County) R1, RUT
East Low density Residential, Medium-low density Residential R-2, R-4
West Medium density Residential R-8,
Rural Urban Transition Ada Count ) RUT
3. Site History: ACHD previously reviewed this site as South Ridge Subdivision/ PP-06-031/AZ06-
031 in September 2007. The requirements of this staff report are generally consistent with those
of the prior action.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
Blue Valley Elementary, located east of the site was approved by ACHD in July 2020.
5. Transit: Transit services are available to serve this site via Routes 40 and 42. A Valley Ride park
and ride lot is located at the intersection of Ten Mile Road and Overland Road.
1 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
6. Gas Pipeline: The Williams Pipeline falls within the proposed development. Coordination with the
owner of the pipeline prior to final design is recommended to ensure that their requirements are
met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if
public street improvements are proposed or required within the pipeline easement.
7. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths,the width of curb ramps runs, and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The
increased width reduces conflict at the intersection by providing more space for users at the bottom
of the ramp.
8. New Center Lane Miles: The proposed development includes 2.49 centerline miles of new public
road.
9. 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.
10. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Ten Mile Road is scheduled in the IFYWP to be widened to 5-lanes from Overland Road to
Victory Road in 2022-2023.
• The intersection of Overland Road and Linder Road is listed in the CIP to be widened to 6-
lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and
signalized between 2036 and 2040.
11. 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 update 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 Overland Road as an existing Level 2 facility.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 2,398 vehicle trips per day; 254
vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip
Generation Manual, 10t" edition. A traffic impact study was not required as part of this application
as this site was included in the original and revised traffic impact study for the South Ridge
Subdivision development.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
2 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Overland Road 1,430-feet Principal Arterial 520 Better than "E"
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Overland Road east of Ten Mile Road was 9,101 on
07/14/2020.
C. Findings for Consideration
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future
roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for
future roadway improvements based on the land use designations. The plan was created in
collaboration with the City of Meridian and was adopted by the ACHD Commission in September
of 2009. The plan calls for the segment of Overland Road abutting this development to be
constructed as a 5-lane arterial roadway within 96-feet of right-of-way.
2. Overland Road
a. Existing Conditions: Overland Road is improved with 5-travel lanes, vertical curb, gutter, and
no sidewalk abutting the site. There is between 90 to 109-feet of right-of-way for Overland Road
(48 to 55-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
3 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
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 Overland Road is designated in the
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 is proposing to improve Overland Road with an 8-foot wide
parkway strip and 10-foot wide detached concrete sidewalk abutting the site partially within the
right-of-way and partially within an easement.
d. Staff Comments/Recommendations: Overland Road is improved with 5-travel lanes, vertical
curb, and gutter within between 90 to109-feet of right-of-way (50 to 55-feet from centerline)
abutting the site. Therefore, no additional right-of-way is required as part of this application.
The applicant's proposal to improve Overland Road with an 8-foot wide parkway strip and 10-
foot wide detached concrete sidewalk exceeds District Sidewalk policy and should be approved,
as proposed. However, the applicant's proposal to construct the 10-foot wide detached
sidewalk partially within the right-of-way and partially within an easement does not meet District
policy. The applicant should be required to locate the sidewalk wholly within the public right-of-
way or wholly within an easement. The permanent easement shall encompass the entire area
between the right-of-way line to 2-feet behind the back edge of the sidewalk.
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any damaged or broken curb and gutter on Overland Road abutting the site.
3. Internal Streets
a. Existing Conditions: Grand Fork Way a stub street to the site's east property line was
approved as part of the Southridge Estates Subdivision in 2015.
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).
4 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
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.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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.
5 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
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 continue Grand Fork Way into the site as
Rio De Plata Drive, and construct the internal local streets as 33-foot street sections with curb,
gutter, 9.5-foot wide parkway strip within 50-
feet of right-of-way, and 5-foot wide detached
concrete sidewalk within an easement.
Unnamed St
All
The applicant is proposing to construct a cul- m ,, /V
de-sac at the terminus of an unnamed street.
The applicant is proposing to construct a cul-
de-sac at the intersection of Red Clay Place ,
and an unnamed stub street. — -
The applicant is proposing to construct one ° '" ; Red Clay Place
knuckle with a center landscape island on Rio ------ c
De Oro Place. _ + + `�',
L�
X'-----------JJI�-
The applicant is proposing to construct an _ _ _ � � ` Q
entry roadway, Timberwood Drive, with 2, 21
foot wide travel lanes, curb, gutter, 9.5-foot
wide parkway strip and 15-foot wide center landscape median within 60-feet of right-of-way, and
10-foot wide detached concrete sidewalk on the west side and 5-foot wide detached concrete
sidewalk on the east side of the roadway within an easement.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed with the exception of the center landscape median on the
entry road, Timberwood Drive. The applicant should be required to construct a maximum 12-
foot wide center landscape island on Timberwood Drive.
The right-of-way on the entry portion of Timberwood Drive may be reduced to extend to 2-feet
behind the back of curb.
6 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
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. If street trees are desired then an
8-foot wide planter strip should be provided.
The applicant should construct the two cul-de-sacs with a minimum 45-foot turning radius.
The applicant's proposal to construct one knuckle on Rio De Oro Place with a center landscape
island is approved, as proposed.
The center landscape islands proposed to be located on Timberwood Drive and within the
knuckle should be platted as right-of-way owned by ACHD; and the applicant or homeowner's
association should enter into a license agreement with ACHD for any landscaping proposed to
be located within the center landscape islands.
4. Roadway Offsets
a. Existing Conditions: There are no 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 1 b (7205.4.7).
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330-feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-
feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct a local street, Timberwood
Drive, to intersect Overland Road located approximately 1,000-feet east of Ten Mile Road and
1,904-feet west of Jersey Way.
The applicant is proposing to construct the internal streets with a minimum 125-foot offset from
any other street.
d. Staff Comments/Recommendations: The applicant's proposal should be approved as
proposed. The location of Timberwood Drive's intersection with Overland Road was approved
as part of the Southridge Subdivision in 2007.
5. Stub Streets
a. Existing Conditions: There is an existing stub street to the site's east property line, Grand
Fork Way, that was approved as part of the Southridge Estates Subdivision in 2015.
b. Policy:
Stub Street Policy: District policy 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 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."
In addition, stub streets must meet the following conditions:
7 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
• 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 7205.2.4 (arterials)/ 7206.2.4.4
(collector)/ 7207.2.4.4 (local)/ 7208.2.4.4 (commercial)/ 7209.2.4.4 (industrial) requires that the
design and construction for cul-de-sac streets shall apply to temporary dead end streets. The
temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard
cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those
portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the
instance where a temporary easement extends onto a buildable lot, the entire lot shall be
encumbered by the easement and identified on the plat as a non-buildable lot until the street is
extended.
c. Applicant Proposal: The applicant is proposing to extend Grand Fork Way into the site and
construct 2 stub streets as follows:
• A stub street to the site's west property line, unnamed, located 255-feet south of Overland
Road. This stub street is proposed to terminate in a cul-de-sac turnaround.
• A stub street to the site's west property line, unnamed, located 745-feet south of Overland
Road.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
No temporary turnarounds are required as the unnamed stub street that is greater than 150-
feet in length, located 255-feet south of Overland Road terminates in a permanent cul-de-sac.
Right-of-way should extend a minimum of 47-feet from the cul-de-sac to the west property line.
The applicant should be required to install signage at the terminus of the 2 stub streets stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
6. Traffic Calming
Speed Control and Traffic Calming Policy (Local): 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 a maintenance and/or license
agreement.
a. Applicant's Proposal: The applicant is proposing to construct bulb-outs, reducing the street
width to 24-feet (back of curb to back of curb) to provide for passive traffic calming on Rio De
Plata Drive at the following intersection locations:
• The east and west side of the Rio De Plata Drive/Rio De Oro Place intersection on Rio
De Plata Drive.
• On the west side of the Rio De Plata Drive/Country View Way intersection on Rio De
Plata Drive.
b. Staff Comments/Recommendations: The applicant's proposal meets District policy and should
be approved. However, there are several long sections of local roadways proposed within the
8 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
Southridge South Subdivision development, which are greater than or approaching 750-feet in
length and will need to be redesigned to reduce the length of the roadways or to include the use
of passive design elements. The following roadways should be redesigned:
• Rio De Plata Drive
• Border Way
• Evening Sun Street
• Hitching Post Way
• Summerson Way
• Timberwood Drive
Stop signs, speed humps/bumps and valley gutter will not be accepted as traffic calming.
Prior to plan submittal the applicant should be required to submit a revised preliminary plat
showing the redesigned roadways for review and approval.
7. Bridge for Ridenbaugh Canal Crossing
The District will require that the applicant submit the bridge plans for the crossing of the Ridenbaugh
Canal (Grand Fork Way/ Rio De Plata Drive) for review and approval prior to the pre-construction
meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation
facilities should be submitted to ACHD for review no later than December 15th for construction in
the following year prior to irrigation season. The construction of the bridge is the sole responsibility
of this development as described in a Development Agreement; Instrument No. 2016-119382
recorded in December 2016.
8. 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.
9. 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.
10. Other Access
Overland Road is classified as principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway and should be noted
on the final plat.
D. Site Specific Conditions of Approval
1. Redesign the following roadways 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 ACHD's signature on the first final plat.
• Rio De Plata Drive
• Border Way
9 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
• Evening Sun Street
• Hitching Post Way
• Summerson Way
• Timberwood Drive
Stop signs, speed humps/bumps and valley gutter will not be accepted as traffic calming.
2. Improve Overland Road with an 8-foot wide parkway strip and 10-foot wide detached concrete
sidewalk. Sidewalk should be located a minimum 41-feet from centerline of Overland Road
abutting the site. Locate the sidewalk wholly within the public right-of-way or wholly within an
easement. The permanent easement shall encompass the entire area between the right-of-way
line to 2-feet behind the back edge of the sidewalk.
3. Repair or replace any damaged or broken curb and gutter on Overland Road abutting the site.
4. Continue Grand Fork Way into the site as Rio De Plata Drive, and construct the internal local
streets as 33-foot street sections with curb, gutter, 9.5-foot wide parkway strip within 50-feet of
right-of-way, and 5-foot wide detached concrete sidewalk within an easement. The right-of-way
may be reduced to 2-feet behind the back of curb and a permanent sidewalk easement shall be
provided for detached sidewalks located outside of the dedicated right-of-way.
5. Construct the entry portion of Timberwood Drive, with 2, 21-foot wide travel lanes, curb, gutter,
9.5-foot wide parkway strip and maximum 12-foot wide center landscape median within 60-feet of
right-of-way, and 10-foot wide detached concrete sidewalk on the west side and 5-foot wide
detached concrete sidewalk on the east side within an easement. The right-of-way may be
reduced to 2-feet behind the back of curb.
6. 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. If street trees are desired, then an 8-foot
wide planter strip should be provided.
7. Construct bulb-outs with a minimum of 24-feet of pavement between the bulb-outs at the
intersection, as measured from face of curb to face of curb on the east and west side of the Rio
De Plata Drive/Rio De Oro Place intersection on Rio De Plata Drive.
8. Construct bulb-outs with a minimum of 24-feet of pavement between the bulb-outs at the
intersection, as measured from face of curb to face of curb on the west side of the Rio De Plata
Drive/Country View Way intersection on Rio De Plata Drive.
9. Construct a cul-de-sac at the terminus of an unnamed street with a 45-foot minimum turning radius.
10. Construct a cul-de-sac at the intersection of Red Clay Place and an unnamed stub street with a
minimum turning radius of 45-feet.
11. Construct one knuckle with a center landscape island on Rio De Oro Place, as proposed.
12. The center landscape islands proposed to be located on Timberwood Drive and within the knuckle
should be platted as right-of-way owned by ACHD; and the applicant or homeowner's association
should enter into a license agreement with ACHD for any landscaping proposed to be located
within the center landscape islands.
13. Construct a local street, Timberwood Drive, to intersect Overland Road located 1,000-feet east of
Ten Mile Road and 1,904-feet west of Jersey Way.
14. Construct 2 stub streets as follows:
10 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
• A stub street to the site's west property line, unnamed, 195-feet in length, located 255-feet
south of Overland Road.
• A stub street to the site's west property line, unnamed, 154-feet in length, located 745-
feet south of Overland Road.
15. Install signage at the terminus of the 2 stub streets stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
16. Submit the bridge plans for the crossing of the Ridenbaugh Canal (Grand Fork Way/ Rio De Plata
Drive) for review and approval prior to the pre-construction meeting and final plat approval.
17. Other than the access specifically approved with this application, direct lot access is prohibited to
Overland Road and should be noted on the final plat.
18. Submit civil plans to ACHD Development Services for review and approval. The impact fee
assessment will not be released until the civil plans are approved by ACHD.
19. Payment of impact fees is due prior to issuance of a building permit.
20. 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.
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 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
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. Appeal Guidelines
12 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
VICINITY MAP
V�fjQ 4th F�arii� RAJ � R R
4.41
4.
L' r
OL
4 F
r �v
y• •y -I-
13 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
SITE PLAN
VA
Net A-P�I
Mol A Parl'��
zz
7.1
11 /�
r
S P'
/�v
r � s -e _
s � _
59
€ L
71,
A
E a 3=
tl \'
L
_ S (bo�htl9e `lia� XMRPat `s_z
X' b htl i on eu 31R 'ILoulhritlge buhd vision Mu 31 ��'
E
S.Linder Re"
Southridge South Subdivision to ri=TH E
k :
t3 s Preliminary Plat LAND
n.o.no,,wHW n LEGROUP
14 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
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.
15 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
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.
16 DRAFT Southridge South/ MPP20-0037/
H-2020-0083
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.
17 DRAFT Southridge South/ MPP20-0037/
H-2020-0083