HomeMy WebLinkAbout2021-11-04 ACHD Development Services Department
CHID
Project/File: Black Cat Industrial/ MER21-0118/ H-2021-0064
This is an annexation and rezone application to allow for the future development of an
industrial complex on 123 acres.
Lead Agency: City of Meridian ¢'h>> -
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Site address: 955, 935, 745,
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350 S. Black Cat Road &
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Staff Approval: November 4, 2021
Applicant: Will Goede
Sawtooth Development
371 N. Main Street, Ste 201
Ketchum, ID 83340
Representative: Jason Densmer
The Land Group
462 E. Shore Drive, Ste 100 -- --
Eagle, ID 83616
Staff Contact: Dawn Battles
Phone: 387-6218
E-mail: dbattlesCcDachdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of annexation of 122 acres with
a rezone from RUT (Rural-Urban Transition) to I-L (Light Industrial) to allow for the development of
a light industrial complex consisting of over 2 million square feet and annexation and rezone of a 1
acre parcel located on the east side of Black Cat Road from RUT (Rural-Urban Transition) to R-15
(High Density Residential). The applicant's rezone proposal is not consistent with the City of
Meridian's future land use map which designates this area as low density employment, mixed
employment, and medium high density residential.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Rural-Urban Transition/ Limited Industrial (Ada County) & RUT/ M1 & R-15
High Density Residential
South Interstate 84 N/A
East Rural Urban Transition (Ada County) & High Density RUT & R-15
Residential
West Rural Urban Transition RUT
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3. Site History: ACHD has not previously reviewed this site for a development application.
4. Transit: Transit services are available to serve this site via route 40.
5. 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.
6. New Center Lane Miles: The proposed development includes 0 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 Franklin Road and McDermott Road is scheduled in the IFYWP to be
constructed as a multi-lane roundabout. The design year is scheduled in 2024 with
construction in the future.
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Overland Road to Franklin
Road between 2036 and 2040.
• Franklin Road is listed in the CIP to be widened to 5-lanes from McDermott Road and Black
Cat Road between 2026 and 2030.
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 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 Black Cat Road as a Level 3 facility and Franklin Road as a Level 3 that will be
constructed as part of a future ACHD project. Franklin Road from Black Cat Road to Ten Mile Road
is identified as an existing Level 2 facility.
B. Traffic Findings for Consideration
1. Trip Generation: Below is a list of land uses and estimated trip generation rates for uses that may
be included within the site. There are an estimated 38 existing vehicle trips per day with 4 vehicle
trips per hour in the PM peak hour. Trip generation rates are based on the Institute of Transportation
Engineers Trip Generation Manual, 10t" edition.
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Use Avg. Daily Trips Avg. PM Peak Hour
Single Family Detached (per unit) 9.44 1.00
Multi-Family Housing (Low-Rise) 7.32 0.56
Multi-Family Housing (Mid-Rise) 5.44 0.44
General Light Industrial (per 4.96 0.63
1,000 sf
Industrial Park (per 1,000 sf) 3.37 0.40
Manufacturing (per 1,000 sf) 3.93 0.67
Warehousing (per 1,000 sf) 1.74 0.19
2. Traffic Impact Study
Policy:
District policy 7106.1 Traffic Impact Studies (TIS): Traffic Impact Studies are intended to
determine the need for any improvements to the adjacent and nearby transportation system in order
to maintain a satisfactory level of service, and acceptable level of safety and the appropriate access
provisions for a proposed development. ITE, Transportation Impact Analyses for Site Development.
Traffic Impact Studies are generally required when:
• A proposed development or redevelopment of a site will generate 100 or more new peak
hour trips; OR
• The added volume is equal to 1,000 vehicles per day; OR
• As required in Table 1 below. (The values in Table 1 are a general guide to determine if a
TIS will be required.)
Table 1
Land Use Type Land Use Code Trigger Value
Residential 210, 220, 221, 270 na Units
Retail 815, 820, 850 35,000 square feet
Office 710, 750, 770 50,000 square feet
Industrial 110, 130, 140, 150 70,000 square feet
Lodging 310, 312, 320 100 rooms
School (K-12) II
Staff Comments: The applicant is proposing to develop the site with light industrial and high density
residential consisting of buildings to total over 2 million square feet as part of a future development
application. Consistent with ACHD's Traffic Impact Study policy, a traffic impact study will be
required for any future development application. Staff recommends that the City of Meridian require
that the full review and approval of the traffic impact study be completed prior to the submittal of
any additional development applications including, but not limited to; preliminary plat, conditional
use permit, certificate of zoning compliance, etc. The applicant has had an initial meeting with
ACHD to discuss the scope of the Traffic Impact Study and ACHD approved the scoping memo.
Additional improvements may be required depending on the findings and recommendations of the
traffic impact study.
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3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Functional PM Peak Hour PM Peak
Roadway Frontage Classification Traffic Count Hour Level of
Service
Franklin Road None Principal Arterial 422 Better than "E"
Black Cat Road 2,431-feet Minor Arterial 416 Better than "E"
• Acceptable level of service for a five-lane principal arterial is "E" (1,780 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 Franklin Road east of Black Cat Road was 9,473 on
September 22, 2021.
• The average daily traffic count for Black Cat Road south of Franklin Road was 5,416 on July
15, 2020.
C. Findings for Consideration
This application is for annexation and rezone only. Listed below are some findings for consideration
that the District may identify when it reviews future development applications. The District may add
additional findings for consideration when it reviews a specific redevelopment application.
1. Ten Mile Specific Area Plan (TMISAP)
The transportation element of the TMISAP is to guide transportation decisions in the Ten Mile
Interchange Area. It was developed concurrently with the Land Use and Design Elements and has
been designed to preserve the integrity of the arterial road system and the Ten Mile interchange;
provide for the use of public transit; enhance pedestrian and bicycle mobility and accessibility; and
create transportation infrastructure and promote land use patterns that encourage the sustainable
use of resources and reduces demands on natural resources.
The TMISAP recommends the construction of a north/south collector roadway abutting a portion of
the site's west property line, an east/west collector roadway located the site's north property line
and an east-west collector near the southern portion of the site (shown in the black circles) and a
10-foot wide pathway (shown in green) abutting the site's south property line located on the east
side of Black Cat Road.
The applicant is proposing to construct the north/south and the east/west collector roadway located
near the southern portion of the site as part of a future development application, consistent with the
TMISAP. The applicant did not provide a site plan for the 1-acre parcel located on the east side of
Black Cat Road. As part of future development application(s), the applicant's proposed roadway
configurations and typologies should be consistent with the TMISAP.
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2. Black Cat Road
a. Existing Conditions: Black Cat Road is improved with 2-travel lanes, 25-feet of pavement and
no curb, gutter or sidewalk abutting the site. There is 50 to 186-feet of right-of-way for Black
Cat Road (24 to 117-feet from centerline).
b. Policy:
Arterial Roadway Policy: D4$4istrict 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.
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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.
Off-Site Streets Policy: District Policy 7205.2.1 states that if the proposed development is not
served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or a
minimum 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3-foot
wide gravel shoulders from the site to the public street specified by the District, typically to the
nearest public street that meets the District's minimum standards or a maximum of/4 mile; OR
shall provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum 6-foot wide
detached asphalt/concrete pedestrian facility from the site to the public street specified by the
District, typically to the nearest public street that meets the District's minimum standards or a
maximum of/4 mile.
Alternatives to pavement widening including sidewalks and pathways, or other proposals may
be considered by the District. The extent of roadway improvements (improvement type and
length) will be determined by evaluating certain criteria. Criteria to establish improvement type
and length include but are limited to: traffic volumes (existing and projected); the posted speed
limit; topography; accident history; potential need for bicycle and bus/traffic routes; number of
pedestrians (existing and projected); location of pedestrian attractors and generators (i.e. parks
and schools); number of access points/streets serving the proposed development; usable right-
of-way; need for traffic calming; utilities and irrigation facilities. All utility relocation costs
associated with the off-site street widening shall be borne by the developer.
Narrower street widths may be considered if pedestrian or bike facilities exist or if the proposed
development is for ten (10) residential lots or fewer or will generate less than 100 VTD.
The District will consider the phasing of off-site improvements to the arterial roadway on a case-
by-case basis if a phasing plan is approved by the lead land use agency. The required
improvements must be constructed prior to the signature on the final plat that included the 40'"
residential lot; or exceeds trip generation of 400 VTD.
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 Black Cat Road is designated in the
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MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section
within 100-feet of right-of-way.
c. Staff Comments/Recommendations: As part of a future development application, the
applicant should be required to dedicate additional right-of-way to total 50-feet from centerline
of Black Cat Road abutting the site, consistent with the CIP. The additional dedicated right-of-
way is impact fee eligible for compensation.
As part of a future development application, the applicant should be required to improve Black
Cat Road with a minimum of 17-feet of pavement from centerline plus a 3-foot wide gravel
shoulder and 5-foot wide concrete sidewalk located a minimum of 43-feet from centerline of
Black Cat Road abutting the site. Provide a permanent right-of-way easement to 2-feet behind
back of sidewalk for any sidewalk placed outside of the dedicated right-of-way.
3. 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 the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete 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-
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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 will connect to
Franklin Road when the parcels to the north develop. The collector street abuts a portion of the
site's west property line and intersects the new east-west collector roadway located near the
southern portion of the site. The Residential Collector typology as depicted in the Livable Street
Design Guide recommends a 2-lane roadway with bike lanes and a 36-foot street section within
54-feet of right-of-way.
c. Staff Comments/Recommendations: The MSM shows a north-south residential collector
roadway at a portion of the site's west property line. The applicant will be required to construct
the north-south collector roadway per District policies listed above, as part of a future
development application.
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4. East/West (1/4 Mile and Mid-Mile Collectors)
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
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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.
Off-Site Streets Policy: District Policy 7206.2.3 states that if the proposed development is not
served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or a
minimum 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3-foot
wide gravel shoulders from the site to the public street specified by the District; OR the
developer shall provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum
6-foot wide detached asphalt/concrete pedestrian facility, from the site to a public street
specified by the District.
Alternatives to pavement widening including sidewalks and pathways or other proposals, may
be considered by the District. The extent of roadway improvements (improvement type and
length) will be determined by evaluating certain criteria. Criteria to establish improvement type
and length include but are limited to: traffic volumes (existing and projected); number of
pedestrians (existing and projected); location of pedestrian "attractors" and "generators" (i.e.
parks and schools); number of access points/streets serving the proposed development; usable
right-of-way; need for traffic calming; utilities and irrigation facilities. All utility relocation costs
associated with the off-site street widening shall be borne by the developer.
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. Two new collector roadways were identified on the
MSM with the street typology of Town Center Collector at the%mile and a Residential Collector
at the mid-mile. The new collector roadway located at the '/4 mile intersects Black Cat Road
and continues through the property stubbing to the west and intersects Black Cat Road and
continues through the property and stubs to the east. The new collector roadway located at the
mid-mile intersects Black Cat Road and continues through the property and stubs to the west.
The Town Center Collector and the Residential Collector typologies as depicted in the Livable
Street Design Guide recommends a 2-lane roadway with bike lanes and a 36-foot street section
within 54-feet of right-of-way.
c. Staff Comments/Recommendations: The MSM shows an east-west town center collector
street at the site's north property line (1/4 mile) in the same location as the Rosenlof Drain and
an east-west residential collector street near the southern portion of the site (mid-mile)that both
intersect Black Cat Road and stub to the west.
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As part of a future development application, the applicant will be required to construct the two
east-west collector roadways per District policies listed above. The east-west town center
collector street located at the site's north property line will need to shift to the north or the south
due to the Rosenlof Drain. Coordinate the location of the collector roadway with Development
Planning staff.
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5. 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 7206.4.2 states that the optimum spacing for unsignalized collectors intersecting
minor arterial roadways is 1,320-feet.
c. Staff Comments/Recommendations: The future development application(s) will be subject
to the District Policies listed above.
6. Stub Streets
a. Existing Conditions: There are no stub streets to or from the site.
b. Policy:
Stub Street Policy: District policy 7206.2.4.3 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, 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 IS A DESIGNATED COLLECTOR ROADWAY. THIS
STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
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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 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. Staff Comments/Recommendations: The future development application(s) will be subject
to the District policies listed above.
7. Driveways
7.1 Black Cat Road
a. Policy:
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved
by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor
arterial roadways from a signalized intersection with a single left turn lane shall be located a
minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a
minimum of 660-feet from the intersection for a full-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized
intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest
intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection
for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on minor
arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-feet from
any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
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7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
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.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
b. Staff Comments/Recommendations: The future development application(s) will be subject
to the District policies listed above.
7.2 MSM North-South and East-West Collector Roadways
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at
bicycle and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access
driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only
driveway. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
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7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
c. Staff Comments/Recommendations: The future development application(s) will be subject
to the District policies listed above.
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
Black Cat Road is classified as a minor arterial roadway. There is an east-west street and north-
south street that are classified as collector roadways. Other than the access specifically approved
with a future development application, direct lot access will be prohibited to these roadways.
D. Site Specific Conditions of Approval
This application is for an annexation and rezone only. Site specific conditions of approval will be
established as part of the future development application.
1. As part of a future development application, 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.
2. Payment of impact fees is due prior to issuance of a building permit.
3. 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. Appeal Guidelines
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VICINITY MAP
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SITE PLAN
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5)working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review
is to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to:50 S. Cole Rd. Boise 83707, or Visit iducc.com
for e-mail notification information.
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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 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.
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