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HomeMy WebLinkAbout2023-08-31 ACHD Staff Report Revised   1 Windrow Neighborhood/ MPP23-0016/ H-2023-0031 Development Services Department 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 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@achdidaho.org 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 Land Use Zoning North Medium-Low Density Residential (City of Meridian) R-4 South Medium-Low Density Residential (City of Meridian), Rural Urban Transitional (Ada County) R-4, RUT East Rural-Urban Transition, Estate Residential (Ada County) RUT, R-1 West Rural-Urban Transition (Ada County), High Density Residential, Medium Density Residential (City of Meridian) RUT, R-40, R-8 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. Vicinity Map 2 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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. 3 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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. 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. 4 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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 5 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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) * 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 Amity Road/Linder Road. A new single-lane roundabout is planned at the Amity Road/Linder Road intersection with the IFYWP. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour 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” 6 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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. 7 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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 8 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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 with 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 9 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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 10 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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 11 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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. 12 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 • 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. 13 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 E, Street F, Street G, Street H, Street K, Street O, 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 to construct the entrances of Street A and Street H as 52-foot street sections with 10-foot wide landscape medians and two 21-foot lanes for inbound and outbound traffic. 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 E, Street F, Street G, Street H, Street J, Street L, Street M, Street N, and Street P meets District policy and should be approved, as proposed. The applicant’s proposal for Street K and Street O does not meet District policy. The applicant should be required to construct 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 to construct the entrances of Street A and Street H as 52-foot street sections with a 10-foot wide landscape median and two 21-foot lanes meets District policy and should be approved, as proposed. The applicant should be required to plat the landscape medians as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island. Parking is allowed on one side of a reduced width street (Streets C, D, E, F, G, M, N, O). The applicant should be required to install “NO PARKING” signs on one side of all reduced width streets and on both sides of Street H. The applicant should be required to coordinate a signage program with District Development Review staff. 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 1a (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). 14 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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. 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 five 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. 15 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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 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 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. 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 16 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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 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. 17 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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 E, Street F, Street G, Street H, 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 and should be restricted on both sides of Street H. Coordinate a signage program with District Development Review staff. 14. Construct the entrances of Street A and Street H as 52-foot street sections with 10-foot wide landscape medians and two 21-foot wide lanes for inbound and outbound traffic. Plat the landscape medians as right-of-way owned by ACHD. The applicant or future home-owners association should enter into a license agreement with ACHD if landscaping is desired within the island. 15. Install “NO PARKING” signs on one side of all reduced width streets (Streets C, D, E, F, G, M, N, O) and on both sides of Street H. Coordinate a signage program with District Development Review staff. 16. 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. 17. Construct all internal local streets with a minimum offset of 125-feet. 18. 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. 19. Install a sign at the terminus of each stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 20. 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. 21. 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. 22. 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. 23. Payment of impact fees is due prior to issuance of a building permit. 24. Comply with all Standard Conditions of Approval. 18 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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. 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. 19 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 G. Attachments 1. Vicinity Map 2. Site Plan 3. Executive Summary 4. Utility Coordinating Council 5. Development Process Checklist 6. Appeal Guidelines 20 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 VICINITY MAP 21 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 SITE PLAN 22 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 23 Windrow Neighborhood/ MPP23-0016/ H-2023- 0031 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. 24 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. 25 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.