HomeMy WebLinkAbout202-03-07 ACHD Development Services Department
ACHD
Project/File: Records Apartments/ MER21-0144/ H-2022-0008
This is a conditional use permit application to allow for the development of a multifamily
development consisting of 472 units on 10 acres.
Lead Agency: City of Meridian Vicinity Map
Site address: 1730 N Records Avenue
Staff Approval: March 111, 2022
Applicant: Josh Beach
Brighton Development Inc.
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2929 W Navigator Drive, Suite 400 ��---- ;
Meridian, ID 83642
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Staff Contact: Kelly Bruner 1717
Phone: 387-6132 =---r—=-- .
E-mail: kbruner(o)achdidaho.org i
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a conditional use permit
application to allow for the development of a multifamily development consisting of 472 units in 2
buildings on 10 acres with a C-G zoning.
The applicant's proposal is consistent with the City of Meridian's future land use map which
designates this area as Mixed Use Regional.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Civic C-G General Retail & Service Commercial
South Commercial C-C (Community Business
East Mixed Use Regional C-G (General Retail & Service Commercial)
West Mixed Use Regional C-G (General Retail & Service Commercial)
3. Site History: ACHD previously reviewed this site as part of the certificate of zoning and
subsequent preliminary plat for the Village at Meridian.
4. Transit: Transit services are not available to serve this site.
5. New Center Lane Miles: The proposed development includes 0 centerline miles of new public
road.
6. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. The impact fee assessment will not be released until the civil plans are approved by ACHD.
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7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Fairview Avenue is listed in the CIP to be widened to 7-lanes from Eagle Road (SH-55) to
Cloverdale Road between 2036 and 2040.
8. 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 Fairview Avenue as a Level 3 facility and Records Way as a Level 2 facility that
will be constructed as part of a future ACHD project.
B. Traffic Findings for Consideration
Trip Generation: This development is estimated to generate 2,205 vehicle trips per day and 184
vehicle trips per hour in the PM peak hour, based on the traffic impact study.
1. Traffic Impact Study
This site was included in the original Village at Meridian traffic impact study in 2011. The
proposed residential development takes the place of 2-3 story office and residential uses that
were proposed for that parcel as part of the overall Village at Meridian development. The
estimated trips from this specific development are less than what was estimated in the original
traffic impact study.
Because the site was included as part of a prior traffic impact study and is anticipated to generate
less trips than originally estimated, only a turn lane analysis was requested. Kittelson &Associates,
Inc. prepared a turn lane analysis for the proposed Records Apartments. The turn lane analysis
recommended the construction of a northbound dedicated right turn lane on Records Way at site
access 1; a right-in/right-out only driveway. No additional turn lanes are recommended at site
access 2 on Elden Gray Street.
Site Access 2
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a. Staff Comments/Recommendations: Staff has reviewed the submitted turn lane analysis and
agrees with the findings and recommendations. Both site access locations included in the study
meet District policy and should be approved as proposed. Consistent with the findings and
recommendations of the turn lane analysis, staff recommends that a dedicated northbound right
turn lane be constructed on Record Way at site access 1, shown on the vicinity map above.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Functional PM Peak PM Peak Hour
Roadway Frontage Classification Hour Level of
Traffic Count Service
Fairview Avenue 573-feet Principal Arterial 1,591 Better than "E"
Records Way 715-feet Collector 337 Better than "D"
Elden Gray Street 611-feet Local N/A N/A
• Acceptable level of service for a seven-lane principal arterial is "E" (2,720 VPH).
• Acceptable level of service for a two-lane collector is "D" (425 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 Fairview Avenue east of Eagle Road was 33,591 on
12/12/17.
• The average daily traffic count for Records Way south of River Valley Street was 7,277 on
08/18/20.
C. Findings for Consideration
1. Fairview Avenue
a. Existing Conditions: Fairview Avenue is improved with 7-travel lanes and no curb, gutter or
sidewalk abutting the site. There is 118-feet of right-of-way for Fairview Avenue (64-feet from
centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 7-lane street section shall be 96-feet(back-of-curb to back-of-curb)within 120-
feet of right-of-way. This width typically accommodates three travel lanes in each direction, a
continuous raised or landscaped median with intermittent turn lanes, and safety shoulders.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
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arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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 Fairview Avenue is designated in the MSM as
a Mobility Arterial with 7-lanes and on-street bike lanes, a 96-foot street section within 124-feet
of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct a 10-foot wide concrete multi-
use pathway located 72-feet from the centerline of Fairview Avenue.
d. Staff Comments/Recommendations: The applicant's proposal exceeds District policy which
requires the construction of a 5-foot wide detached sidewalk and should be approved as
proposed.
For sidewalk located outside the dedicated right-of-way, the applicant should be required to
dedicate additional right-of-way to total 2-feet behind the back of sidewalk or provide a
permanent sidewalk easement that extends to 2-feet behind the back of sidewalk. The sidewalk
should be located either wholly within the right-of-way or wholly within an easement.
2. Records Way
a. Existing Conditions: Records Way is improved with 5-travel lanes at Fairview Avenue tapering
to 2-travel lanes approaching the single lane roundabout at the Records Way/Elden Gray
intersection. Records Way is improved with vertical curb, gutter, and 5-foot wide sidewalk within
the influence area of the intersection extending 258-feet south from Elden Gray Street, and no
curb, gutter or sidewalk for the remaining site frontage. There is 88-feet of right-of-way for
Records Way (38-feet from centerline).
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
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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-
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, collector street requirements, and specific roadway features
required through development. This segment of Records Way is designated in the MSM as a
Commercial Collector with 2-lanes and on-street bike lanes, a 48-foot street section within 88-
feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to improve the unimproved portion of
Records Way extending 436-feet north from Fairview Avenue with vertical curb, gutter, and 10-
foot wide multi-use pathway, and to reconstruct the existing sidewalk located within the
influence area of the roundabout as a 10-foot wide multi-use pathway.
The applicant has also proposed to construct a dedicated northbound right-turn lane at the
intersection of Records Way and site access A located 453-feet north of Fairview Avenue
consistent with the findings and recommendations of the TIS.
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d. Staff Comments/Recommendations: The applicant's proposal to improve the unimproved
portion of Records Way from Fairview Avenue north 436-feet meets District policy and should
be approved as proposed.
The applicant's proposal to construct a 10-foot wide concrete multi-use pathway and to
remove the existing sidewalk within the influence area of the roundabout and reconstruct it as
a 10-foot wide multi-use pathway exceeds ACHD policy and should be approved, as
proposed.
For sidewalk located outside the dedicated right-of-way, the applicant should be required to
dedicate additional right-of-way to total 2-feet behind the back of sidewalk or provide a
permanent sidewalk easement that extends to 2-feet behind the back of sidewalk. The
sidewalk should be located either wholly within the right-of-way or wholly within an easement.
If street trees are desired, an 8-foot wide planer strip is required.
The applicant's proposal to construct a northbound right-turn lane at the intersection of
Records Way and site access A meets District policy and should be approved as proposed.
Consistent with the District's Minor Improvements Policy, the applicant should be required to
replace any broken or deteriorated segments of curb and gutter on Records Way abutting the
site.
3. Elden Gray Street
a. Existing Conditions: Elden Gray Street is improved with 2-travel lanes, vertical curb, gutter,
and 5-foot wide detached concrete sidewalk within the influence area of the roundabout
extending 250-feet east from Records Way and vertical curb, gutter, and no sidewalk for the
remainder of the site frontage. There is 53-feet of right-of-way for Elden Gray Street (28-feet
from centerline).
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb)for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
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.
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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.
c. Applicant's Proposal: The applicant has proposed to construct 5-foot wide detached concrete
sidewalk on Elden Gray Street, where it doesn't currently exist.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved as proposed.
For sidewalk located outside the dedicated right-of-way, the applicant should be required to
dedicate additional right-of-way to total 2-feet behind the back of sidewalk or provide a
permanent sidewalk easement that extends 2-feet behind the back of sidewalk. The sidewalk
should be located either wholly within the right-of-way or wholly within an easement.
If street trees are desired, an 8-foot wide planer strip is required.
Consistent with the District's Minor Improvements Policy, the applicant should be required to
replace any broken or deteriorated segments of curb and gutter on Elden Gray Street abutting
the site.
4. Driveways
4.1 Records Way
a. Existing Conditions: There are no existing driveways from the site on to Records Avenue.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency.Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at
bicycle and bus routes.
Driveway Location Policy (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
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greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 30 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 260-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
c. Applicant's Proposal: The applicant has proposed to construct a 28-foot wide curb-return type
driveway from the site on to Records Way located 397-feet north of the site's south property
line. This driveway will be restricted to right-in/right-out by the existing concrete median on
Records Way.
d. Staff Comments/Recommendations: The applicant's proposal to construct a right-in/right-out
driveway located 453-feet north of Fairview Avenue line meets District policy and should be
approved as proposed.
The applicant's proposal to construct a 28-foot wide driveway does not meet District Driveway
Width Policy which requires driveways with more than 100 VTD to be a minimum of 30-feet
wide. The applicant should be required to construct the driveway with a width between 30 and
36-feet.
4.2 Elden Gray Street
a. Existing Conditions: There is an existing 30-foot wide private drive located on the site's east
property line that serves both the site and the adjacent parcel to the east.
b. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector or arterial street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a local
street, but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
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c. Applicant's Proposal: The applicant has proposed to use this drive to access the site from
Elden Gray Street.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved as proposed.
5. Tree Planters
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.
6. 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.
7. Other Access
Fairview Avenue is classified as a principal arterial roadway and Records Way is classified as a
collector roadway. Other than the access specifically approved with this application, direct lot
access is prohibited to these roadways.
D. Site Specific Conditions of Approval
1. Construct a 10-foot wide concrete multi-use pathway located 72-feet from the centerline of Fairview
Avenue, as proposed. Provide a permanent right-of-way easement for detached sidewalk located
outside of the dedicated right-of-way.
2. Improve the unimproved portion of Records Way with vertical curb, gutter, and 10-foot wide
concrete multi-use pathway and reconstruct the existing sidewalk as 10-foot wide multi-use
pathway, as proposed. Provide a permanent right-of-way easement for detached sidewalk located
outside of the dedicated right-of-way.
3. Construct a northbound right-turn lane at the intersection of Records Way and Site Access A located
453-feet north of Fairview Avenue. Coordinate the design and construction of the turn lane with
District Development Review staff.
4. Construct 5-foot wide concrete sidewalk along the Elden Gray Street frontage without sidewalk, as
proposed. Provide a permanent right-of-way easement for detached sidewalk located outside of the
dedicated right-of-way.
5. Relace any broken or deteriorated segments of curb, gutter and/or sidewalk on Fairview Avenue,
Records Way, and Elden Gray Street abutting the site consistent with the District's Minor
Improvements policy.
6. If street trees are desired, an 8-foot planter strip is required.
7. Construct a right-in/right-out curb-return type driveway on to Records Way with a minimum width of
30-feet located 453-feet north of Fairview Avenue.
8. Utilize the existing private drive located on the site's east property line to take access to the site
from Elden Gray Street, as proposed.
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9. Direct lot access to Fairview Avenue and Records Way is prohibited other than the access
specifically approved with this site.
10. 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.
11. Payment of impact fees is due prior to issuance of a building permit.
12. 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. 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.
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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. TIS Conclusions and Recommendations
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines OR Appeal Guidelines
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13 Records Apartments/ MER21-0144/
H-2022-0008
TIS CONCLUSIONS AND RECOMMENDATIONS
Meridian Village Multi-Family Development Project#.27126
November30,2021 Page:12
Site Access#2 Sight Distance
Elden Gray Street is not signed and therefore assumed to be 25 mph along the site frontage. As such,
the recommended minimum intersection sight distance along the road is 280 feet for the left-turn
maneuver (Reference 5). Based on field observations the site is relatively flat and sight distance is
available over 400 feet in each direction.Therefore,there is adequate sight distance available.
CONCLUSIONS AND RECOMMENDATIONS
The study identified that the proposed site accesses will operate acceptably with buildout of the
proposed development.The findings of this analysis and our recommendations are discussed below.
FINDINGS
Year 2020 Existing Traffic Conditions
■ The existing Elden Gray Street/Site Access #2 intersection and movements was found to
operate acceptably.
■ The weekday PM peak hour segment volume on Records Way between Fairview Avenue
and Elden Gray Street exceeds the ACHD policy threshold volume for a collector street.
Widening would not significantly improve capacity of this segment for the following
reasons:
a There is only a single northbound entry and southbound exit lane from the
roundabout at Elden Gray Street.
a There is only a single lane on the westbound, eastbound, and northbound
approaches at the Records Way/Fairview Avenue intersection feeding the
northbound lane on Records Way.
a The segment is median controlled and does not serve left-turn movements.
■ The existing Site Access #2 study intersection and movements were found to operate
acceptably under 2025 background traffic conditions.
■ The weekday p.m. peak hour segment volume on Records Way between Fairview Avenue
and Elden Gray Street continues to exceed the ACHD policy threshold volume for a collector
street.
Year 2025 Total Traffic Conditions
■ Both site access intersections are projected to operate acceptably during both peak hour
hours.
■ Similar to existing and background traffic conditions, the weekday PM peak hour
southbound segment volume on Records Way between Fairview Avenue and Elden Gray
Street will continue to exceed the ACHD policy threshold volume for a collector street.
■ The following turn lanes are warranted based on ACHD policy
Kittelson&Associates,Inc. Boise,Idaho
14 Records Apartments/ MER21-0144/
H-2022-0008
Meridian Village Multi-Family Development Project#.'27126
November 30,2021 Page:13
Records Way/Site Access#1
■ Northbound right-turn lane
■ Adequate intersection sight distance is available at the access locations. Ultimate sight
distance at Site Access#1 will be dependent on the design of the intersection.
RECOMMENDATIONS
Based on the results of this analysis,the following recommendations are made for the development:
■ Construct Site Access#1 on Records Way with a northbound right-turn lane with a minimum of
100 feet of storage.
■ Maintain adequate sight distance at the site driveway intersections by limiting and maintaining
shrubbery and landscaping.
We trust that the information provided herein adequately addresses the transportation impacts forthe
proposed Meridian Village Multi-Family Development. Please let us know if you have any questions or
need any additional information.
Sincerely,
KITTELSON &ASSOCIATES, INC.
/J- i
John F. Ringert, PE
Senior Principal Engineer
Kittelson&Associates,Inc. Boise,Idaho
15 Records Apartments/ MER21-0144/
H-2022-0008
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.
16 Records Apartments/ MER21-0144/
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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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Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of
fact or law in the earlier action. The request may also be supported by oral testimony at
the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at which
the matter is to be returned. The Commission shall only take action on the original matter
at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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