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Project/File: Windrow Neighborhood / MPP23-0016/ H-2023-0031
This is an annexation, rezone, and preliminary plat application for development of 251
residential lots and 35 common lots on 64 acres.
Lead Agency: City of Meridian
Site address: 1100 W Amity Road ViClflit Ma
Staff Approval: August 1, 2023
Applicant: Laren Bailey, via email
Conger Group
4824 W Fairview Avenue
Meridian, ID 83706
Staff Contact: KaraLeigh Troyer
Phone: 387-6391
E-mail: ktroyer(a)-achdidaho.org •
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A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation, rezone, and
preliminary plat application to allow for the development of 251 single family lots and 35 common
lots on 64 acres. The applicant's proposal is consistent with the City of Meridian's Future Land Map,
which designates medium density residential land uses for this site.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Medium-Low Density Residential (City of Meridian) R-4
South Medium-Low Density Residential (City of Meridian), Rural R-4, RUT
Urban Transitional (Ada County)
East Rural-Urban Transition, Estate Residential (Ada County) RUT, R-1
West Rural-Urban Transition (Ada County), High Density Residential, RUT, R-40, R-8
Medium Density Residential (City of Meridian
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Adjacent Development: The following developments are pending or underway in the vicinity of the
site:
• Brundage Estates, a 387-lot development consisting of 366 single family lots, 20 common
lots, and 1 additional lot on 136.63 acres located north of the site on Linder Road between
Victory and Amity Roads approved by ACHD staff on May 6, 2016.
• Graycliff Estates, a 130-lot development consisting of 119 single family lots, 1 multi-family lot,
9 common lots, and 1 well lot on 52.46 acres located east of the site approved on August 5,
2015 and complied with on June 14, 2018 by ACHD staff, currently under development.
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5. Transit: Transit services are not available to serve this site.
6. 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.
7. New Center Lane Miles: The proposed development includes 2.32 centerline miles of new public
road.
8. 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.
9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Linder Road is listed in the CIP to be widened to 3-lanes from Victory Road to Amity Road
between 2036 and 2040.
• The intersection of Linder Road and Amity Road is listed in the CIP to be reconstructed as a
dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg,
4-lanes on the south, 4-lanes on the east, and 4-lanes on the west leg between 2036 and
2040.
• Victory Road is scheduled in the IFYWP to be widened to 3-lanes from Linder Road to
Meridian Road with the design year in 2026 and the construction date has not been
determined.
• The intersection of Linder Road and Victory Road is listed in the CIP to be reconstructed as a
single-lane roundabout between 2036 and 2040.
• The intersection of Amity Road/SH-69 is listed in the CIP to be widened to 6-lanes on the
north leg, 6-lanes on the south, 7-lanes on the east, and 7-lanes on the west leg and signalized
between 2031 and 2035.
10. 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 Amity Road and Linder Road as existing Level 1 and future Level 3 facilities
that will be constructed as part of a future ACHD project. The applicant will construct the new
collectors consistent with the MSM and the Roadways to Bikeways Master plan.
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B. Traffic Findings for Consideration
1. Trip Generation (TIS required): This development is estimated to generate 1,988 vehicle trips per
day); 199 vehicle trips per hour in the PM peak hour), based on the traffic impact study.
2. Traffic Impact Study
CR Engineering, Inc. prepared a traffic impact study for the proposed Windrow Neighborhood.
Below is an executive summary of the findings as presented by CR Engineering. The following
executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic
impact study for consistency with ACHD policies and practices, and may have additional
requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic
impact study can be found below under staff comments.
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a. Policy:
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum, for each roadway segment and intersection that does not meet the minimum
acceptable level of service planning threshold or v/c ratio, the report must discuss feasible
measures to avoid or reduce the impact to the system. To be considered adequate, measures
should be specific and feasible. Mitigation may also include:
• Revision to the Phasing Plan to coincide with the District's planning Capital Projects.
• Reducing the scope and/or scale of the project.
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Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such
as roadway widening and intersection improvements are infeasible as determined by ACHD,
the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall
demonstrate that impacts from the project will be offset.
• If the impacted roadway segments and/or intersections are programmed as funded in
the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP);
no alternative mitigation is required.
• If the impacted roadway segments and/or intersections are not programmed in either
the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the
hour before or after peak period and (ii) provide a safety analysis to determine alternative
mitigation requirements.
o If the impacted roadway segments and intersections meet the minimum acceptable
level of service planning thresholds in the shoulder hour, the applicant may suggest
feasible alternative mitigation measures beyond improvements from District policy,
such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements,
etc. within 1.5 miles of the proposed development.
o If the shoulder hour planning thresholds are exceeded the applicant may request to
enter into a Development Agreement and pay into the Priority Corridor Fund an
amount determined by the ACHD to offset impacts from the project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District's future Capital Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
shall not be required to provide mitigation for a roadway or intersection that currently exceeds
the minimum acceptable level of service planning threshold or V/C ratio.
b. TIS Findings: The TIS recommends mitigation measures for the following intersections to
mitigate existing traffic, 2027 background traffic, and 2027 total traffic conditions and the
following site access and roadway segment to mitigate 2027 total traffic conditions. The
percentage of site generated traffic under 2027 total traffic conditions in the PM peak hour is
provided in parenthesis.
Intersections
Amity Road/ Meridian Road (3.2%)
The intersection exceeds ACHD's Acceptable Level of Service Planning Thresholds in the PM
peak hour under 2022 existing traffic conditions and will continue to exceed minimum
operational thresholds with additional background traffic growth and site traffic. The intersection
is listed in the Capitol Improvement Plan (CIP)as a funded improvement to be widened between
2031 and 2035, but is infeasible due to right-of-way constraints. The intersection exceeds
ACHD's Acceptable Level of Service Planning Thresholds in the PM peak hour under 2027 total
traffic conditions. However, additional site generated traffic is anticipated to be less than 10%
during the PM peak hour, therefore no mitigation is required consistent with ACHD policy
7206.4.1.
Linder Road/Amity Road (4.1%)
The intersection exceeds ACHD's Acceptable Level of Service Planning Thresholds in the PM
peak hour under 2027 total traffic conditions. However, additional site generated traffic is
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anticipated to be less than 10% during the PM peak hour, therefore no mitigation is required
consistent with ACHD policy 7206.4.1.
Amity Road — Linder Road to Meridian Road (12.1%)
The Amity Road segment is anticipated to exceed ACHD Acceptable Level of Service Planning
Thresholds as a two-lane minor arterial by 2025. However, mitigation measures recommended
in the study are infeasible due to right-of-way constraints. Additionally, the alternative mitigation
measures recommended area also infeasible due to right-of-way constraints. Therefore, no
mitigation is required consistent with ACHD policy 7106.7.3.
Turn Lanes
A southbound center left-turn lane and a northbound right-turn lane on Linder Road are
warranted at site Access A. An eastbound center left turn-lane and a westbound right-turn lane
on Amity Road are warranted at site Access B onto Amity Road.
c. Staff Comments/Recommendations: Staff have reviewed the submitted traffic impact study
(TIS) and generally agree with the findings and recommendations. As noted above, no
improvements are required at the Amity Road/Meridian Road, Amity Road/Linder Road
intersection, or on Amity Road offsite consistent with ACHD's Alternative Mitigation Measures
and Planning Level of Service Threshold policies. Although not recommended in the study, the
applicant should be required to construct a southbound center left-turn lane and a northbound
right-turn lane on Linder Road at site Access A and an eastbound center left turn-lane and a
westbound right-turn lane on Amity Road at site Access B, as alternative mitigation.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(vph)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Amity Road 1,688-feet Minor Arterial 358 Better than "D"
Linder Road 1,720-feet Minor Arterial 168 Better than "D"
* 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 traffic counts collected and reported in the applicant's TIS.
• The average daily traffic count for Amity Road east of Linder Road was 6,127 on November
16, 2022.
• The average daily traffic count for Linder Road north of Amity Road was 2,340 on November
16, 2022.
C. Findings for Consideration
1. MSM Roundabout- Amity Road and Linder Road
a. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, roundabout
requirements, and specific roadway features required through development. A new multi-lane
roundabout was identified on the MSM at the intersection of Ten Mile Road/Hubbard Road. A
new single-lane roundabout is planned at the Ten Mile Road/Hubbard Road intersection with
the IFYWP.
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b. Staff comments/Recommendation: The Master Street Map shows a dual lane roundabout at
the intersection of Amity Road and Linder Road. Additional right-of-way should be dedicated to
accommodate the future construction of the dual lane roundabout as shown below.
Compensation will only be provided for the right-of-way dedication for a single-lane roundabout
consistent with the improvements planned in the CIP for this intersection.
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2. Amity Road
a. Existing Conditions: Amity Road is improved with 2-travel lanes and no curb, gutter or
sidewalk abutting the site. There is 50-feet of right-of-way for Amity Road (25-feet from
centerline).
There are three existing unimproved driveways from the site onto Amity Road (measured
centerline to centerline):
• A 21-foot wide driveway located 890-feet east of Linder Road.
• A 14-foot wide driveway located 1,307 feet east of Linder Road.
• A 12-foot wide driveway located 1,602-feet east of Linder Road.
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
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adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See
Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map(MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Amity Road is designated in the MSM as a
Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-
feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to improve Amity Road a 13-foot wide planter
strip, and 5-foot wide detached sidewalk with a 2-foot sidewalk easement within 48-feet of right-
of-way.
The applicant is proposing to close the 3 existing driveways onto Amity Road with a 13-foot
wide planter strip and 5-foot detached concrete sidewalk.
d. Staff Comments/Recommendations: The applicant's proposal to improve Amity Road with a
13-foot wide planter strip and 5-foot wide detached concrete sidewalk with 2-foot sidewalk
easement meets District policy and should be approved. The applicant should be required to
widen the pavement on Amity Road to 17-feet from centerline with a 3-foot wide gravel shoulder
where it doesn't currently exist. The 5-foot wide detached concrete sidewalk should be located
a minimum of 42-feet from the centerline of the Amity Road abutting the site. The applicant
should be required dedicate additional right-of-way to total 50-feet of right-of-way to meet ACHD
Master Street Map.
The applicant's proposal to close the 3 existing driveways onto Amity Road meets District policy
and should be approved, as proposed.
Consistent with the findings and recommendations of the traffic impact study the applicant
should be required to construct a dedicated eastbound center left turn-lane and a westbound
right-turn lane on Amity Road when Access B is constructed to intersect the roadway.
3. Linder Road
a. Existing Conditions: Linder Road is improved with 2-travel lanes and no curb, gutter or
sidewalk abutting the site. There is 50-feet of right-of-way for Linder Road (25-feet from
centerline).
There are two existing paved driveways from the site onto Linder Road (measured centerline to
centerline):
• A 21-foot wide driveway located 1,910-feet north of Amity Road.
• A 12-foot wide driveway located 2,023-feet north of Amity Road.
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
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continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See
Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map(MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Linder Road is designated in the MSM as a
Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 100-
feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to improve Linder Road with a 13-foot wide
planter strip, and 5-foot wide detached concrete sidewalk with a 2-foot sidewalk easement within
48-feet of right-of-way.
The applicant is proposing to close the 2 existing driveways from the site onto Linder Road with
a 13-foot wide planter strip and 5-foot detached concrete sidewalk.
The applicant is proposing to construct two 20-foot wide emergency access only/common
driveways from the site onto Linder Road located 478-feet and 1,847-feet north of Amity Road
to tie into internal local streets (measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal to improve Linder Road with a
13-foot wide planter strip and 5-foot wide detached concrete sidewalk with 2-foot sidewalk
easement meets District policy and should be approved. The applicant should be required to
widen the pavement on Linder Road to 17-feet from centerline with a 3-foot wide gravel shoulder
where it doesn't currently exist. The 5-foot wide detached concrete sidewalk should be located
a minimum of 42-feet from the centerline of the Linder Road abutting the site. The applicant
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should be required dedicate additional right-of-way to total 50-feet of right-of-way to meet ACHD
Master Street Map.
The applicant's proposal to close the 2 existing driveways onto Linder Road meets District policy
and should be approved, as proposed.
The applicant's proposal to construct two 20-foot wide emergency access only driveways from
the site onto Linder Road to tie into internal local streets meets District policy and should be
approved. The applicant should be required to install bollards or gates to restrict the driveways
to emergency access only as determined by the Meridian Fire District. The bollards or gates
shall be located outside of the dedicated right-of-way.
Consistent with ACHD's Alternative Mitigation policy the applicant should be required to
construct a dedicated southbound center left turn-lane and a northbound right-turn lane on
Linder Road when Access A is constructed to intersect the roadway.
4. Internal Local Streets
a. Existing Conditions: There are no local streets within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb)for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood
commercial centers, transit stops, etc.
• Promotes orderly development.
Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District
Policy 7207.5.2 states that the width of a reduced urban local street shall be 27-feet (back-of-
curb to back-of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 41-feet of right-of-way. In some cases this street width may not
accommodate new utilities. A 29-foot street section within 43-feet of right-of-way may be
constructed in lieu of a 27-foot street section if the applicant demonstrates that the additional
roadway width is necessary to extend the utilities. Although some parking is allowed by the
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following subsections, the District will further restrict parking on a reduced width street if curves
or other physical features cause problems, if actual emergency response experience indicates
that emergency vehicles may not be able to provide service, or if other safety concerns arise.
One of the following three sets of design conditions shall apply.
Design Condition #1: Parking is allowed on one side of a reduced width street when all of the
following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The developer shall install NO PARKING signs on one side of the street, as specified by the
District and as specified by the appropriate fire department.
• This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks
on both sides and shall typically be constructed within 41-feet of right-of-way.
• Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be no
possibility that another street may be connected to it in a manner that would allow more than
1,000 vehicle trips per day.
Design Condition #2: Parking is allowed on both sides of a reduced width street when the street
layout has the qualities of a road grid system. This provides fire trucks and other emergency
vehicles alternate routes of access since the ability to pass another vehicle may be
compromised by placement of parked vehicles on both sides of the street. The following criteria
shall be met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The block length of the street shall not exceed 500-feet, measured between centerlines.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
• A minimum of two street connections shall be provided to each end of the street with the
reduced width. The two connecting streets shall each connect to the larger street system to
provide the intended alternate routes of access. A street system that has one street
connection to the larger street network on one end and a loop/circle street on the other end
with no outlet shall not be approved.
• This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks
on both sides and shall typically be constructed within 41-feet of right-of-way.
Design Condition #3: Parking is allowed on both sides of a reduced width residential street with
passing pockets that are created when two driveways are constructed near the same property
line, where a 50-foot segment will not have on—street parking on the side of the street with the
driveways. This provides fire trucks and other vehicles areas to move to the side of the street
to allow another vehicle to pass when vehicles are parked on the street. Parking is allowed on
both sides of a reduced width street when the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• Driveway locations are predetermined with curb cuts for the driveways to be installed when
the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be
paired with an adjacent lot. If there are an odd number of lots, one lot at either end of the
street will not be paired. Each pair of lots shall locate its driveway 5-feet from the shared lot
line of the pair.
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• This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks
on both sides and shall typically be constructed within 41-feet of right-of-way.
• The lots cannot abut an alley.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required
on both sides of all local street, except those in rural developments with net densities of one
dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage,
in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO
SU design vehicle without backing. The developer shall provide written approval from the
appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width shall
be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a"hold harmless" clause; requirements for maintenance by the developer;
liability insurance requirements; and restrictions.
12 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant's Proposal: The applicant is proposing to construct Street A, Street J, Street L, and
Street P as 33-foot wide street sections with either curb, gutter, and 5-foot wide attached
concrete sidewalk or vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached
concrete sidewalk.
The applicant is proposing to construct Street B, Street C, Street D, Street K, Street O, Street
P, Street M, and Street N as 27-foot street sections with gutter and either curb and 5-foot wide
attached concrete sidewalk or vertical curb, an 8-foot wide planter strip, and 5-foot wide
detached concrete sidewalk.
The applicant is proposing four cul-de-sac turnarounds with 55-feet turning radii located at the
termini of Street C, Street M, and Street N and 286-feet north of Street H on Street C.
d. Staff Comments/Recommendations: The applicant's proposal for Street A, Street B, Street
C, Street D, Street J, Street L, Street M, Street N, and Street P meets District policy and should
be approved, as proposed.
Parking is allowed on one side of a reduced width street (Streets C,D,M,N,O). The applicant
should be required to install "NO PARKING" signs on one side of all reduced width streets. The
applicant should be required to coordinate a signage program with District Development Review
staff.
The applicant's proposal for Street K, and Street O does not meet District policy. The applicant
should be required to construct Street B, Street K, and Street O as 33-foot street sections as
they stub to adjacent parcels and will be extended in the future.
The applicant's proposal for four cul-de-sac turnarounds meets District policy and should be
approved, as proposed. The cul-de-sac turnarounds should be constructed with a minimum
radius of 50-feet.
5. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new
local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1 a (7205.4.6).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
District policy 7208.4.2, requires commercial roadways intersecting other local streets
(residential, industrial or commercial) to provide a minimum offset of 125-feet from any other
roadway or intersection (measured centerline to centerline).
District policy 7209.4.2, requires industrial roadways intersecting other local streets (residential,
industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or
intersection (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct Access A onto Linder Road
located 960-feet north of Amity Road and Access B onto Amity Road located 1,357 east of
Linder Road as 52-foot wide local streets with 10-foot wide medians.
13 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031
The applicant is proposing to construct all internal local streets with a minimum offset of 125-
feet.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
6. Stub Streets
a. Existing Conditions: There are currently no existing stub streets to or from the site.
b. Policy:
Stub Street Policy: District policy 7207.2.4.3 (local) states that stub streets will be required to
provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7207.2.4 (local), except a temporary cul-de-sac will not
be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
In addition, stub streets must meet the following conditions:
• 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: 7207.2.4.4 (local) requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to construct four stub streets to adjacent
parcels. They are as follows:
• One stub street to the east, Street B, located 225-feet north of Amity Road.
• One stub street to the west, Street B, located 225-feet north of Amity Road.
• One stub street to the east, Street K, located 409-feet north of Amity Road.
• One stub street to the east, Street O, located 1,215-feet north of Amity Road.
• One stub street to the north, Street P, located 1,553-feet east of Linder Road.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
The applicant should be required to install a sign at the terminus of each stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7. Traffic Calming
a. Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of
local street systems should discourage excessive speeds by using passive design elements. If
the design or layout of a development is anticipated to necessitate future traffic calming
implementation by the District, then the District will require changes to the layout and/or the
14 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031
addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The
District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a
passive design element. These alternative methods may require maintenance and/or license
agreement.
b. Applicant's Proposal: The applicant is proposing to construct Street A, Street B, Street C,
Street J, Street L, Street M, and Street O to be greater than 750-feet in length.
c. Staff Comments/Recommendations: The applicant should be required to redesign Street A,
Street B, Street C, Street J, Street L, Street M, and Street O to be less than 750-feet in length
or provide traffic calming including the use of passive design elements approved by ACHD
Traffic Services.
Stop signs, speed humps/bumps and valley gutters will not be accepted as traffic calming.
The applicant should be required to submit a revised preliminary plat showing the redesigned
roadways for review and approval prior to plan approval and ACHD's signature on the first final
plat.
8. Bridge for Calkins Lateral
The District will require that the applicant have ACHD approved plans for the crossing of Calkins
Lateral (Street A) prior to the pre-construction meeting and final plat approval. Note: Timing of
project plan submittals should take into account review times, lead time for precast members and
potential roadway closures. To ensure construction prior to irrigation season, approval of the project
plans must be attained by January 15'h. The District retains the right to modify road closure
approvals on any project based on the needs of the District. Construction of projects approved
after January 1511 may be postponed until after irrigation season is over in October. It is
recommended that bridge submittals be submitted before the end of the current irrigation season
to ensure the best time frame for construction is attained. Submittals will need to include the street
section extending over the bridge to ensure the requirements of the roadway are met.
9. 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.
10. 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.
11. Other Access
Amity Road and Linder Road are classified as minor arterial roadways. Other than the access
specifically approved with this application, direct lot access is prohibited to these roadways and
should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Prior to plan submittal, submit a revised preliminary plat showing the redesigned roadways to
reduce the length of the roadways or to include the use of passive design elements. The ultimate
15 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031
locations and design will be determined during plan review by Development Review staff. The
roadways greater than 750-feet in length are as follows:
• Street A
• Street B
• Street C
• Street J
• Street L
• Street M
• Street O
2. Construct a dedicated eastbound center left turn-lane and a westbound right-turn lane on Amity
Road when Access B is constructed to intersect the roadway.
3. Construct a dedicated southbound center left turn-lane and a northbound right-turn lane on Linder
Road when Access A is constructed to intersect the roadway.
4. Dedicate additional right-of-way to accommodate the future construction of the dual lane
roundabout, as shown on page 6.
5. Widen the pavement on Amity Road to 17-feet from centerline with a 3-foot wide gravel shoulder
where it doesn't currently exist. Construct a 5-foot wide detached concrete sidewalk located a
minimum of 42-feet from the centerline of the Amity Road abutting the site.
6. Dedicate additional right-of-way to total 50-feet from the centerline of Amity Road abutting the site.
7. Close the 3 existing driveways onto Amity Road, as proposed.
8. Widen the pavement on Linder Road to 17-feet from centerline with a 3-foot wide gravel shoulder
where it doesn't currently exist. Construct a 5-foot wide detached concrete sidewalk located a
minimum of 42-feet from the centerline of the Linder Road abutting the site.
9. Dedicate additional right-of-way to total 50-feet from the centerline of Linder Road abutting the site.
10. Close the 2 existing driveways from the site onto Linder Road, as proposed.
11. Construct two 20-foot wide emergency access only driveways from the site onto Linder Road
located 478-feet and 1,847-feet north of Amity Road. Install bollards or gates as determined by the
Meridian Fire District to restrict the driveways to emergency access only. The bollards or gates shall
be located outside of the dedicated right-of-way.
12. Construct Street A, Street J, Street K, Street L, Street O, and Street P as 33-foot wide street sections
with either curb, gutter, and 5-foot wide attached concrete sidewalk or vertical curb, gutter, an 8-
foot wide planter strip, and 5-foot wide detached concrete sidewalk.
13. Construct Street B, Street C, Street D, Street M, and Street N as 27-foot street sections with gutter
and either curb and 5-foot wide attached concrete sidewalk or vertical curb, an 8-foot wide planter
strip, and 5-foot wide detached concrete sidewalk. Parking is restricted on one site of a reduced
street section. Coordinate a signage program with District Development Review staff.
14. Construct four cul-de-sac turnarounds with 50-feet turning radii located at the termini of Street C,
Street M, and Street N and 286-feet north of Street H on Street C.
15. Construct all internal local streets with a minimum offset of 125-feet.
16 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031
16. Construct 5 stub streets located as follows:
o One stub street to the east, Street B, located 225-feet north of Amity Road.
o One stub street to the west, Street B, located 225-feet north of Amity Road.
o One stub street to the east, Street K, located 409-feet north of Amity Road.
o One stub street to the east, Street O, located 1,215-feet north of Amity Road.
o One stub street to the north, Street P, located 1,553-feet east of Linder Road.
17. Install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
18. Provide ACHD approved plans for the crossing of Calkins Lateral prior to the pre-construction
meeting and final plat approval. Note: Timing of project plan submittals should take into account
review times, lead time for precast members and potential roadway closures. To ensure
construction prior to irrigation season, approval of the project plans must be attained by January
15th. The District retains the right to modify road closure approvals on any project based on the
needs of the District. Construction of projects approved after January 15th may be postponed until
after irrigation season is over in October. It is recommended that bridge submittals be submitted
before the end of the current irrigation season to ensure the best time frame for construction is
attained. Submittals will need to include the street section extending over the bridge to ensure the
requirements of the roadway are met.
19. Other than access specifically approved as part of this application, direct lot access to Amity Road
and Linder Road is prohibited and shall be noted on the final plat.
20. 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.
21. Payment of impact fees is due prior to issuance of a building permit.
22. 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
17 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031
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. Executive Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Appeal Guidelines
18 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031
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11
Traffic Impact Study Windrow Subdivision
February 2023 Meridian, Idaho
EXECUTIVE SUMMARY
CR Engineering, Inc. has been retained to prepare a traffic impact study (TIS) for the proposed Windrow
Subdivision located in the northeast area of the Linder Road and Amity Road intersection in Meridian, Idaho, as
shown in Figure 1.1. The scope of this report was determined through coordination with the Ada County Highway
District (ACHD) Idaho Transportation Department (ITD) with inputs from the Community Planning Association
of Southwest Idaho(COMPASS).
The TIS evaluates the potential traffic impacts resulting from background traffic growth, in-process developments
in the area, and the proposed development, and identifies improvements to mitigate the impacts if needed. Traffic
impacts were evaluated based on the proposed land use and accesses as shown in the preliminary site plan under
weekday AM and PM peak hours traffic conditions. Table 1 summarizes the improvements needed to mitigate the
traffic impacts for the following analysis years traffic conditions:
■ 2022 Existing traffic
2027 Build-out year background traffic
■ 2027 Build-out year total traffic
Table 1 —Study Area Roadway Segment and Intersection Improvements Summary
Intersection 2027 Build-Out Year
or 2022
Roadway Segment Existing Background Total
Single-lane roundabout Single-lane roundabout
Linder Rd or or
O1 and None 30 signal 30 signal
Amity Rd or or
alternative mitigations alternative mitigations
Construct EB and WB
Construct EB and WB right-turn lanes,NB and SB
Meridian Rd Construct EB and WB right-turn lanes,NB and SB auxiliary through lanes,and
OZ and right-turn lanes and auxiliary through lanes,and signal modifications
Amity Rd signal modifications signal modifications or
or alternative mitigations
alternative mitigations or
pay ITD a proportionate share
Access A
O3 and N/A N/A Unsignalized intersection
Linder Rd
Access B Unsignalized intersection with
O4 and N/A N/A EB left-turn and WB right-turn
Amity Rd lanes
Amity Rd Widen to 3 lanes Widen to 5 lanes
Linder Rd to Meridian Rd None or or
alternative mitigations alternative mitigations
1 Turn lanes warranted based on ACHD turn lane guidelines;intersection meets minimum operational thresholds without turn lanes
February 2023 1
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.
22 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031
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.
23 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031
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.
24 Windrow Neighborhood/ MPP23-0016/ H-2023-
0031