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Project/File: Farmstone Crossing / MPP23-0015 / H-2023-0045
This is an annexation, rezone and preliminary plat application to allow for the
development of 6 buildable lots on 28-acres.
Lead Agency: City of Meridian
i
Site address: 820 S. Black Cat Road
Staff Approval: XXXX, 202X
Applicant: Judy Schmidt 4.
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Bailey Engineering :i
1119 E. State Street, Ste 210 ----------
Eagle, ID 83616 .
Owner: Shawn Brownlee
Endurance Holdings, LLC
1977 E. Overland Road s _
Meridian, ID 83642 ° :• y ` '
Developer: Shawn Brownlee R -e
Trilogy Development .°
9839 W. Cable Car St., Ste. 101
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Boise, ID 83709
Staff Contact: Dawn Battles, Senior Planner
Phone: 387-6218
E-mail: dbattlesCa)achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval for an annexation with rezone
from RUT (Rural-Urban Transition) to WE (Mixed Employment) to allow for the development of 6
buildable lots consisting of 270,880 square feet of industrial buildings, 85,120 square feet of office
buildings and a 5,500 square foot convenience store/gas station on 28-acres. The applicant's
rezone proposal is consistent with the City of Meridian's future land use map which designates this
site as Mixed Employment.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Rural-Urban Transition (Ada County) RUT
South Interstate 84 N/A
East High Density Employment H-E
West Rural-Urban Transition (Ada County)/ Light Industrial RUT/ I-L
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:
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• Black Cat Industrial is located on the west side of Black Cat Road across from the site which
encompasses 123-acres to allow for the development of a light industrial complex consisting
of over 2 million square feet and an ACHD staff report for an annexation with rezone was
issued in November 2021.
• St. Luke's Consolidation Service Center located within the Black Cat Industrial development,
a proposed 280,000 square foot building on17-acres located on the west side of Black Cat
Road to the northwest of the site and was approved by ACHD in March 2023.
• Black Cat Business Center-Building J, a proposed 132,236 square foot building on 11-acres
located on the west side of Black Cat Road across from the site and was approved by ACHD
in March 2023.
• Vanguard Village, a mixed use development consisting of 8 buildable lots and 6 common lots
to allow for residential, commercial and office uses and 552 multi-family units on 115-acres
located directly adjacent to the east and was approved by ACHD in March 2022.
5. Transit: Transit services are available to serve this site, via Route 42.
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 0.24 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):
• Franklin Road is scheduled in the IFYWP to be widened to 5-lanes from McDermott Road to
Black Cat Road with the design year in 2026 and the construction date has not been
determined.
• The intersection of Franklin Road and McDermott Road is scheduled in the IFYWP to be
reconstructed as a single-lane expandable roundabout. There is no design year or
construction year, and this project requires coordination with the Nampa Highway District.
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Franklin Road to Overland
Road between 2036 and 2040. Funding for ITD's portion is not included with this project.
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
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Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of
good repair in order to ensure they are consistently available for use, promote awareness of existing
bicycle routes and features and support encouragement programs and to facilitate coordination and
cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan
recommendations.
The BMP identifies Black Cat Road and Franklin Road, west of Black Cat Road as Level 3 facilities
that will be constructed as part of a future ACHD project. The BMP also identifies existing Level 2
facilities on Franklin Road east of Black Cat Road.
B. Traffic Findings for Consideration
1. Trip Generation (TIS required): This development is estimated to generate 5,930 vehicle trips per
day; 528 vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Analysis
CR Engineering prepared an abbreviated traffic analysis (Attachment 3) for the proposed
Farmstone Crossing subdivision. The analysis included site trip generation and distribution, access
spacing analysis and a turn lane analysis.
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a. Staff Comments/Recommendations:
Site Access Spacing and Turn Lanes
The TIS notes that Vanguard Drive and Black Cat Road intersection is located as planned in
the TMISAP. Additionally, the traffic analysis indicates the three proposed driveways onto
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Vanguard Drive located 300, 900 and 1,230-feet east of Black Cat Road meet District policy
and a southbound left-turn lane, and a northbound right-turn lane are warranted on Black Cat
Road at the intersection with Vanguard Drive under 2026 total traffic conditions.
Staff recommends approval of the Black Cat Road/Vanguard Drive intersection as it is
designated on the Master Street Map (MSM) and the TMISAP in this general location. The
applicant should be required to construct Vanguard Drive align Vanguard Drive with the recently
approved Vanguard Drive on the west side of Black Cat Road, the roadway should be required
to be constructed as a complete street section within this site (See Finding #3). Additionally,
the traffic impact study for the Black Cat Industrial development stated that a signal may be
warranted in the future at the Black Cat Road/Vanguard Drive intersection.
Although the analysis states the proposed driveways meet District policy, the Black Cat
Road/Vanguard Drive intersection is anticipated to warrant a signal in the future per the TIS for
the Black Cat Industrial development located on the west side of Black Cat Road across from
the site. ACHD requested that the traffic engineer evaluate the access points to reflect a
signalized intersection; however, that was never completed (See Findings#6.2 for the driveway
requirements).
The applicant should be required to construct a dedicated northbound right-turn lane on Black
Cat Road when Vanguard Drive is constructed to intersect Black Cat Road. The Black Cat
Industrial site is required to construct a center two-way left-turn lane on Black Cat Road when
Vanguard Drive is constructed to intersect Black Cat Road. If the turn lane has not been
constructed, then the applicant should be required to construct the center left-turn lane on Black
Cat Road when Vanguard Drive is constructed to intersect Black Cat Road.
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
Franklin Road None Principal Arterial 565 Better than "E"
Black Cat Road 396-feet Minor Arterial 544 Better than "E"
• Acceptable level of service for a five-lane principal arterial is "E" (1,780 vph).
• Acceptable level of service for a two-lane minor arterial is "E" (575 vph).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on traffic counts collected and reported in the applicant's TIS.
• The average daily traffic count for Franklin Road east of Umbria Hills Avenue was 16,011 on
November 4, 2021.
• The average daily traffic count for Black Cat Road south of Franklin Road was 7,206 on March
14, 2023.
C. Findings for Consideration
1. Ten Mile Specific Area Plan (TMISAP)
The transportation element of the TMISAP is to guide transportation decisions in the Ten Mile
Interchange Area. It was developed concurrently with the Land Use and Design Elements and has
been designed to preserve the integrity of the arterial road system and the Ten Mile interchange;
provide for the use of public transit; enhance pedestrian and bicycle mobility and accessibility; and
4 DRAFT Farmstone Crossing/ MPP23-0015
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create transportation infrastructure and promote land use patterns that encourage the sustainable
use of resources and reduces demands on natural resources.
The TMISAP recommends the construction of an east/west collector roadway, Vanguard Street,
located along the site's north property line.
The applicant is proposing to construct the east/west collector roadway, Vanguard Way, located at
the site's north property line.
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2. Black Cat Road
a. Existing Conditions: Black Cat Road is improved with 2-travel lanes, 26-35-feet of pavement,
and no curb, gutter or sidewalk abutting the site. There is 90 to 110-feet of right-of-way for Black
Cat Road (51 to 72-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
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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
adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See
Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map(MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
required through development. This segment of Black Cat Road is designated in the 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 Black Cat Road with a 3-foot wide
gravel shoulder and a 10-foot wide landscape strip abutting the site.
d. Staff Comments/Recommendations: Consistent with District Frontage Improvements policy,
the applicant should be required to improve Black Cat Road with 17-feet of pavement from
centerline, 3-foot wide gravel shoulders and the construction of 5-foot wide detached concrete
sidewalk located a minimum of 43-feet from centerline of Black Cat Road abutting the site.
No additional dedication of right-of-way should be required as part of this application, as the
existing right-of-way is consistent with the Master Street Map.
Consistent with the recommendations in the TIS, the applicant should be required to construct
a dedicated northbound right-turn lane and center two-way left-turn lane (if not constructed as
part of the Black Cat Industrial development) on Black Cat Road when Vanguard Drive is
6 DRAFT Farmstone Crossing/ MPP23-0015
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constructed to intersect Black Cat Road. Compensation will not be provided for additional
pavement widening or right-of-way dedication.
3. Vanguard Drive-East/West Mid-Mile Collector
a. Existing Conditions: There are no existing collector roadways within the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-
of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and
width of the sidewalk and the location and use of the roadway. The right-of-way width may be
reduced, with District approval, if the sidewalk is located within an easement; in which case the
District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on
each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map(MSM)
guide the right-of-way acquisition, collector street requirements, and specific roadway features
required through development. A new collector roadway was identified on the MSM with the
street typology of Towncenter Collector. The new collector roadway should align with Vanguard
Drive, an approved collector roadway on the west side of Black Cat Road across from the site
and continue through the property stubbing to the east. The MSM recommends the Towncenter
Collector be constructed as a 3-lane roadway with bike lanes, a 47-foot wide street section
within 78-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to construct Vanguard Street from Black Cat
Road along the site's north property line, as shown on the MSM, as '/2 of a 37-foot wide street
section with vertical curb, gutter and 7-foot wide attached concrete sidewalk on the south side
of the roadway, plus 12-feet of additional pavement on the north side of the roadway within 55-
feet of right-of-way.
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d. Staff Comments/Recommendations: The applicant's proposal to construct Vanguard Drive
as '/2 of a 37-foot wide street section is not consistent with the MSM and should not be approved,
as proposed. ACHD recently approved plans for the construction of Vanguard Drive as a 5-
lane roadway at the intersection with Black Cat Road as part of the Black Cat Industrial
development located on the west side of Black Cat Road across from the site. Consistent with
the requirements of Vanguard Drive on the west side of Black Cat Road across from the site,
the applicant should be required to match the improvements and construct Vanguard Drive from
Black Cat Road east 275-feet as a 72-foot wide street section with 5-lanes (two eastbound
receiving lanes, two westbound left-turn lanes, and a westbound thru/right-turn lane) vertical
curb, gutter and 7-foot wide attached or 5-foot wide detached concrete sidewalk. The remaining
segment of Vanguard Drive should taper to a 47-foot wide street section with 3-lanes, vertical
curb, gutter and 7-foot wide attached or 5-foot wide detached concrete sidewalk.
The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or
for detached sidewalk, the applicant may reduce the right-of-way width to 2-feet behind the back
of curb and provide a permanent right-of-way easement that extends from the right-of-way line
to 2-feet behind back of sidewalk. Sidewalk shall be located wholly within right-of-way or wholly
within an easement.
4. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half-mile.
c. Applicant's Proposal: The applicant is proposing to construct Vanguard Drive to intersect
Black Cat Road '/z mile south of Franklin Road.
d. Staff Comments/Recommendations: The applicant's proposal to construct Vanguard Drive
to intersect Black Cat Road meets District policy and should be approved, as proposed. The
applicant should be required to construct Vanguard Drive in alignment with the approved
Vanguard Drive on the west side of Black Cat Road across from the site.
5. Stub Streets
a. Existing Conditions: There are no existing stub streets to and from the site.
b. Policy:
Stub Street Policy: District policy 7206.2.4.3 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7206.2.4, except a temporary cul-de-sac will not be required
if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus
of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS
STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within
the proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7206.2.4.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
8 DRAFT Farmstone Crossing/ MPP23-0015
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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's Proposal: The applicant is proposing to construct Vanguard Street along the site's
north property line and then the roadway shifts to the north near the site's east property line
onto the parcel directly adjacent to the north of the site. The applicant has indicated they are
working with the owner/developer of the site located directly adjacent to the north of the site to
construct the portion of Vanguard Drive located on their site and is proposing to stub Vanguard
Drive to the east in alignment with the previously approved location of Vanguard Way as part of
ACHD's approval of Vanguard Village.
LOCAL STREET CONNECTION
TO PROPOSED AVANI SUB VANGUARD DRIVE
SHIFTS NORTH
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APPROVED AS PART
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d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
If the applicant is unable to construct the portion of Vanguard Drive on the adjacent parcel to
the north, the applicant should be required to stub Vanguard Street to the site's north property
line. Install a sign at the terminus of the stub street stating, "THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE
FUTURE."
If the local street connection that is depicted on the site plan above is not constructed to the
site's north property line, then the applicant should be required to construct a temporary cul-de-
sac turnaround at the terminus of the stub street, as it extends greater than 150-feet in length.
The temporary cul-de-sac turnaround should be paved with a minimum 50-foot turning radius.
If the temporary turnaround extends onto a buildable lot, the entire lot shall be encumbered by
an easement and identified on the plat as a non-buildable lot until the street is extended.
6. Driveways
6.1 Black Cat Road
a. Existing Conditions: There is an existing 15-foot wide partially improved driveway from the
site onto Black Cat Road located 2,857-feet south of Franklin Road.
b. Policy:
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
9 DRAFT Farmstone Crossing/ MPP23-0015
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classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved
by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial
roadways from a signalized intersection with a single left turn lane shall be located a minimum
of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of
660-feet from the intersection for a full-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized
intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest
intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection
for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor
arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-feet from
any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Applicant's Proposal: The applicant is proposing to close the existing 15-foot wide partially
improved driveway onto Black Cat Road with landscaping.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
Direct lot access is prohibited to Black Cat Road, as the site has access to Vanguard Drive, a
lesser classified street, and should be noted on the final plat.
6.2 Vanguard Drive
a. Existing Conditions: Vanguard Drive has not been constructed within the site.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency.Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at
bicycle and bus routes.
10 DRAFT Farmstone Crossing/ MPP23-0015
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Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access
driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only
driveway. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 35 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 285-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
c. Applicant's Proposal: The applicant is proposing to construct three 36-foot wide full access
curb return type driveways onto Vanguard Drive located 300, 900 and 1,230-feet east of Black
Cat Road (measured centerline-to-centerline).
d. Staff Comments/Recommendations: Although the traffic impact analysis stated the proposed
driveways meet District policy, the Black Cat Road/Vanguard Drive intersection is anticipated
to warrant a signal in the future per the TIS for the Black Cat Industrial development located on
the west side of Black Cat Road across from the site. Therefore, the applicant's proposal to
construct a full access driveway onto Vanguard Drive located 300-feet east of Black Cat Road
does not meet District Driveway Location policy which requires driveways near an existing or
future signalized intersection to offset a minimum of 440-feet or located outside of the influence
area of the intersection and should not be approved as proposed. The applicant should locate
the driveway that is proposed to be 300-feet east of Black Cat Road a minimum of 440-feet east
of Black Cat Road.
The applicant's proposal to construct two 36-foot wide full access curb return type driveways
located 900 and 1,230-feet east of Black Cat Road meet District policy and should be approved
as proposed.
7. 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.
11 DRAFT Farmstone Crossing/ MPP23-0015
H-2023-0045
8. 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.
9. Other Access
Black Cat Road is classified as a minor arterial roadway and Vanguard Drive is classified as a
collector roadway. 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. Improve Black Cat Road with 17-feet of pavement from centerline, 3-foot wide gravel shoulders and
the construction of 5-foot wide detached concrete sidewalk located a minimum of 43-feet from
centerline of Black Cat Road abutting the site.
2. Construct a dedicated northbound right-turn lane on Black Cat Road when Vanguard Drive is
constructed to intersect Black Cat Road.
3. Construct a center two-way left-turn lane (if not constructed as part of the Black Cat Industrial
development) on Black Cat Road when Vanguard Drive is constructed to intersect Black Cat Road.
4. Construct Vanguard Drive in alignment with Vanguard Drive on the west side of Black Cat Road
across from the site from Black Cat Road east 275-feet as a 72-foot wide street section with 5-lanes
(two eastbound receiving lanes, two westbound left-turn lanes, and a westbound thru/right-turn
lane) vertical curb, gutter and 7-foot wide attached or 5-foot wide detached concrete sidewalk
consistent with the requirements for Vanguard Drive on the west side of Black Cat Road across
from the site. Construct the remaining segment of Vanguard Drive as a 47-foot wide street section
with 3-lanes, vertical curb, gutter and 7-foot wide attached or 5-foot wide detached concrete
sidewalk.
5. Dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, the applicant may
reduce the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-
way easement that extends from the right-of-way line to 2-feet behind back of sidewalk. Sidewalk
shall be located wholly within right-of-way or wholly within an easement.
6. Construct Vanguard Drive to intersect Black Cat Road in alignment with the approved Vanguard
Drive on the west side of Black Cat Road across from the site.
7. Construct Vanguard Street along the site's north property line and the portion located on the parcel
directly adjacent to the north of the site and stub Vanguard Drive to the east in alignment with the
previously approved location of Vanguard Way (See Image Page 9), as proposed.
Or, if the applicant is unable to construct the portion of Vanguard Drive on the adjacent parcel to
the north, the applicant should be required to stub Vanguard Street to the site's north property line.
Install a sign at the terminus of the stub street stating, "THIS IS A DESIGNATED COLLECTOR
ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
8. Construct a temporary cul-de-sac turnaround at the terminus of the stub street, if the local street
connection that is depicted on the image on page 9 is not constructed to the site's north property
line. Pave and construct the temporary cul-de-sac with a minimum 50-foot turning radius. If the
temporary turnaround extends onto a buildable lot, the entire lot shall be encumbered by an
easement and identified on the plat as a non-buildable lot until the street is extended.
12 DRAFT Farmstone Crossing/ MPP23-0015
H-2023-0045
9. Close the existing 15-foot wide partially improved driveway onto Black Cat Road located 2,857-feet
south of Franklin Road with landscaping as proposed.
10. Construct three 36-foot wide curb return type driveways onto Vanguard Drive located 440, 900 and
1,230-feet east of Black Cat Road.
11. Other than the access specifically approved with this application, direct lot access is prohibited to
Black Cat Road and Vanguard Drive and should be noted on the final plat.
12. 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.
13. Payment of impact fees is due prior to issuance of a building permit.
14. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number)for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
13 DRAFT Farmstone Crossing/ MPP23-0015
H-2023-0045
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. Traffic Impact Analysis
4. Utility Coordinating Council
5. Development Process Checklist
6. Appeal Guidelines
14 DRAFT Farmstone Crossing/ MPP23-0015
H-2023-0045
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15 DRAFT Farmstone Crossing/ MPP23-0015
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16 DRAFT Farmstone Crossing/ MPP23-0015
H-2023-0045
ENGINX UG,INC.
181 East 50th Street
Garden City, ID 83714
(208)841-4996
MEMORANDUM
DATE: June 1,2023
TO: Shawn Brownlee \0NAL
Trilogy Development,Inc. T
FROM: Chhang Ream,P.E.,PTOE 1
CR Engineering,Inc. 0'C1/01/23
PROJECT: Farmstone Crossing Subdivision ' /y G
Meridian, Idaho
SUBJECT: Traffic Impact Analysis
Introduction
This memorandum summarizes the traffic impact analysis for the proposed Farmstone Crossing Subdivision located
east of Black Cat Road between Franklin Road and I-84 in Meridian, Idaho, as shown in Figure 1. Farmstone
Crossing Subdivision is a proposed mixed-use development containing 361,500 square feet of industrial/flex and
commercial space. The development is planning to construct one access roadway, Vanguard Street, along the site
frontage connecting to Black Cat Road for site access.
Based on our coordination with Ada County Highway District (ACHD) staff, the proposed development is
consistent with the Ten Mile Interchange Specific Area Plan(TMISAP);therefore, a full traffic impact study is not
required. ACHD requires an abbreviated traffic impact analysis(TIA) addressing the following:
■ Site trip generation and distribution
■ Access spacing analysis
■ Turn lane analysis
The following sections summarize the project, traffic data, and analysis results.
S:Iprojectsl23-04 Black Cat lndustrialldoclFarmstone Crossing TIA.docx 1 of
Traffic Impact Analysis Farmstone Crossing Subdivision
June 2023 Meridian, Idaho
Figure 1 —Site Location and Vicinity
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(Source: Ten Mile Interchange Specific Area Plan)
ENGINEWMG,INC. Page 2 of 8
Traffic Impact Analysis Farmstone Crossing Subdivision
June 2023 Meridian, Idaho
Proposed Development
Figure 2 shows the preliminary site plan for the proposed Farmstone Crossing Subdivision. The development
contains 270,880 square feet of industrial use,85,120 square feet of office use,and a 5,500-square-foot convenience
store/gas station. The expected build-out year is 2026 but this may change depending on market conditions.
The development is planning to construct Vanguard Street along the northern site frontage connecting to Black Cat
Road for site access.Vanguard Street corresponds to the planned collector street in the TMISAP and ACHD Master
Street Map (MSM). Three driveways are proposed on Vanguard Street. Access B aligns with the planned local
road to the north in the TMISAP. Based on the proposed land use and roadway, Farmstone Crossing Subdivision
is consistent with the intended land use and transportation system within the TMISAP.
Figure 2—Farmstone Crossing Subdivision Preliminary Site Plan
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ENGINEWMG,INC. Page 3 of 8
Traffic Impact Analysis Farmstone Crossing Subdivision
June 2023 Meridian, Idaho
Site Traffic
Site trip generation is estimated using the procedures recommended in the latest edition of the Trip Generation
Manual(1 Vh Edition),published by the Institute of Transportation Engineers (ITE). Table 1 summarizes the site
trip generation. The development is estimated to generate approximately 5,930 trips per weekday, 645 trips during
the AM peak hour, and 528 trips during the PM peak hour.
Based on the proposed land uses and ITE methodology, the development does not retain peak hour trips internally
within the site. Based on ITE pass-by rates,the proposed convenience store/gas station is estimated to generate 236
pass-by trips in the AM peak hour and 225 pass-by trips in the PM peak hour.
Table 1 —Build-Out Site Traffic Trip Generation Summary
ITE Total Pass-by Pass-by Primary Trips
Land Use Code Size Unit Trips Rate Trips Total Entering Exiting
Weekday Daily(vpd)
General Light Industrial 110 270.88 TSF 1,069 - 1,069 50% 535 50% 534
General Office 710 85.12 TSF 1,009 - 1,009 50% 505 50% 504
C-Store/Gas Station 945 5.50 TSF 3,852 75% 2,889 963 50% 482 50% 481
Weekday Daily Total Trips 5,930 2,889 3,041 1,522 1,519
Weekday AM Peak Hour(vph)
General Light Industrial 110 270.88 TSF 188 188 88% 165 12% 23
General Office 710 85.12 TSF 146 - - 146 88% 128 12% 18
C-Store/Gas Station 945 5.50 TSF 311 76% 236 75 50% 37 50% 38
Weekday AM Peak Hour Total Trips 645 236 409 330 79
Weekday PM Peak Hour(vph)
General Light Industrial 110 270.88 TSF 83 83 14% 12 86% 71
General Office 710 85.12 TSF 145 - - 145 17% 25 83% 120
C-Store/Gas Station 945 5.50 TSF 300 75% 225 75 50% 38 50% 37
Weekday PM Peak Hour Total Trips 528 225 303 75 228
Site traffic was distributed and assigned to the external roadway system based on current travel patterns,site layout,
proposed roadway connectivities, and the general location of the site within the area. Figure 3 summarizes the
estimated site traffic distribution pattern and assignment. By the 2026 build-out year, Vanguard Street is not
anticipated to have other connectivities to Ten Mile Road or Franklin Road. Therefore, all site traffic will travel
through the Vanguard Street and Black Cat Road intersection.
Beyond the build-out year once Vanguard Street has connectivities to Ten Mile Road and Franklin Road,
approximately 40%of the site traffic is anticipated to travel on Vanguard Street east of the site.
ENGIMERING,INC. Page 4 of 8
Traffic Impact Analysis Formstone Crossing Subdivision
June 2023 Meridian, Idaho
Figure 3—Estimated Site Traffic Distribution Patterns and Assignment
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ITT ENGINEWMG,INC. Page 5 of 8
Traffic Impact Analysis Formstone Crossing Subdivision
June 2023 Meridian, Idaho
Access Spacing Analysis
The proposed Vanguard Street intersection is located on Black Cat Road as planned in the TMISAP. Therefore,
the Vanguard Street and Black Cat Road intersection is consistent with TMISAP and should be approved as
proposed.
According to the TMISAP, Vanguard Street is classified as a collector street with Street Section C,which has one
travel lane in each direction, bike lanes, and detached sidewalks. There are no specific access spacing guidelines
on Vanguard Street according to the TMISAP. As a result, access spacing requirements on collector street per
ACHD Policy Section 7206.4.4 and Section 7206.4.5 were used,which are:
• Driveways shall be located outside the area of influence of the stop-controlled intersection or 150 feet,
whichever is greater
• 330 feet minimum local street separation
• 285 feet minimum driveway spacing for a 35-mph roadway
Based on the access spacing as shown in the preliminary site plan summarized in Figure 2, the proposed accesses
on Vanguard Street meet ACHD driveway spacing guidelines. Access B aligns with the local road to the north as
planned in the TMISAP.
Turn Lane Analysis
Black Cat Road is classified as a minor arterial with one travel lane in each direction and a posted speed limit of 35
mph in the southbound direction and 45 mph in the northbound direction in the vicinity of the site. According to
the TMISAP, Black Cat Road is classified as an arterial with a Street Section B design,which has two travel lanes
in each direction, a center turn lane/median,bike lanes, and detached sidewalks.
Turn lane warrant analysis was conducted at the Vanguard Street and Black Cat Road intersection based on ACHD
turn lane guidelines. Based on the 2026 total traffic estimate,the following turn lanes are warranted:
• Southbound left-turn lane
o Warranted with one travel lane in each direction on Black Cat Road with and without the connectivities
to Ten Mile Road
• Northbound right-turn lane
o Warranted with one travel lane or two travel lanes in each direction on Black Cat Road
By the 2026 build-out year, Vanguard Street is anticipated to carry only the site traffic. Therefore, no turn lanes
are warranted at the proposed driveways. Additionally, Vanguard Street is planned for only two lanes in the
TMISAP.
ENGINEERLMO,INC. Page 6 of 8
Traffic Impact Analysis Farmstone Crossing Subdivision
June 2023 Meridian, Idaho
Summary
The results and findings of the TIA are:
1. Proposed Development
■ Farmstone Crossing Subdivision is a proposed mixed-use development containing 374,000 square feet of
industrial/flex/commercial use
• 270,880 square feet of industrial use
• 85,120 square feet of office use
• A 5,500-square-foot convenience store/gas station
■ The development is planning to construct Vanguard Street connecting to Black Cat Road for site access
• Vanguard Street corresponds to the planned collector street in the TMISAP and ACHD MSM
■ Three driveways are proposed on Vanguard Street
• Access B aligns with the planned local road to the north in the TMISAP
■ Based on the proposed land use and roadway, Farmstone Crossing Subdivision is consistent with the
intended land use and transportation system within the TMISAP
2. Site Traffic
■ The development is estimated to generate 5,930 trips per weekday, 645 trips in the AM peak hour, and 528
trips in the PM peak hour
• The development is estimated to generate 236 pass-by trips in the AM peak and 225 pass-by trips in
the PM peak hour trips
■ The estimated site traffic distribution patterns are:
• 80%north traveling on Black Cat Road
o Approximately 40% of the site traffic is anticipated to travel east on Vanguard Street once the
roadway network within the TMISAP is constructed
• 20% south traveling on Black Cat Road
3. Access Spacing
■ The proposed Vanguard Street and Black Cat Road intersection is located as planned in the TMISAP and
should be approved as proposed
• The intersection is planned to be a two-way stop-controlled intersection
■ Access A is located approximately 300 feet east of Black Cat Road and approximately 600 feet west of
Access B
• Meets the 150-feet minimum spacing and outside area of influence of the stop-controlled Vanguard
Street and Black Cat Road intersection
ENGINEERLMO,INC. Page 7 of 8
Traffic Impact Analysis Formstone Crossing Subdivision
June 2023 Meridian, Idaho
4 Access B is located approximately 330 feet west of Access C aligning with the future local road to the north
planned in the TMISAP
• Meets the 285-feet minimum driveway spacing on Vanguard Street, a 35-mph collector street
■ Access C is located approximately 330 feet east of Access B
• Meets the 285-feet minimum driveway spacing on Vanguard Street
4. Turn Lane
■ The Vanguard Street and Black Cat Road intersection is anticipated to warrant the following turn lanes
under 2026 total traffic conditions
• Southbound left-turn lane
o Warranted with one travel lane in each direction on Black Cat Road with and without the
connectivities to Ten Mile Road
• Northbound right-turn lane
o Warranted with one travel lane or two travel lanes in each direction on Black Cat Road with and
without the connectivities to Ten Mile Road
■ By the 2026 build-out year,Vanguard Street is not anticipated to connect to Ten Mile Road,and carry only
the site traffic. Therefore,no turn lanes are warranted at the proposed driveways
• Vanguard Street is planned for only two lanes in the TMISAP
ENGINEERING,INC. Page 8 of 8
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.
17 DRAFT Farmstone Crossing/ MPP23-0015
H-2023-0045
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.
18 DRAFT Farmstone Crossing/ MPP23-0015
H-2023-0045
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.
19 DRAFT Farmstone Crossing/ MPP23-0015
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