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Project/File: Keep Subdivision No. 2 / MPP23-0020 / H-2023-0047
An annexation and preliminary plat application to allow for the development of 22
single-family lots (1 existing) and 3 common lots, and 2 irrigation lots on 15.76-acres.
Lead Agency: City of Meridian Wit
Site Address: 2625 E Lake Hazel Rd & 6519 S Raap Ranch Ln ,� tK
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Staff Approval: October 16, 2023
Applicant: Jarron Langston
EPIC Development Idaho, LLC .z
1831 E Overland Road
Meridian, ID 83642 '
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Staff Contact: Brandon Atchley, Assistant Traffic Engineer
Phone: (208) 387-6294 J
E-mail: batch ley(a-)achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of annexation with a rezone from
RUT (Rural-Urban Transition) to R-8 (Medium Density Residential), and a preliminary plat
application for the development of 22 single-family lots, 3 common lots, and 2 irrigation lots on
15.76-acres. The applicant's rezone proposal is consistent with the City of Meridian's Future Land
Use Map's designation of this site as Low and Medium Density Residential.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Medium-Low & Medium-High Density Residential R-4, R-15
South Rural-Urban Transition Ada Count RUT Ada Count
East Low Density Residential R-2
West Medium Density Residential 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:
• Keep Subdivision, a 59 residential lot subdivision on 53.5-acres located in the SW corner of
the Lake Hazel Road and Eagle Road intersection, approved by ACHD in June 2018 and
currently under construction.
• Discovery Park Phase 2, a 40-acre phase rezone of the overall 77-acre Discovery Park
located in the SW corner of the Lake Hazel Road and Recreation Avenue intersection,
approved by ACHD in September 2021.
• Vertex Subdivision, a 97 residential lot subdivision located west of the site, approved by ACHD
in December 2021 with Phase 2 currently in pre-construction.
5. Transit: Transit services are not available south of Amity Road to serve this site.
1 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
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 0.30 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):
• Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Cloverdale Road
to Eagle Road and is under construction with a completion date later in 2023.
• The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be
widened to 6-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 6-lanes on the
west leg, and signalized in 2024.
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 Lake Hazel Road as Level 3 facilities that will be constructed as part of the
aforementioned Lake Hazel Road IFYWP ACHD project.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 198 additional vehicle trips per day
(9 existing); 20 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 111h edition.
2. 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
Lake Hazel Road 853-feet Principal Arterial 351 Better Than "D"
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
2 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Lake Hazel Road west of Eagle Road was 6,326 on August
29, 2019.
C. Findings for Consideration
1. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is currently being improved to 5-travel lanes, vertical
curb, gutter, 4-foot wide permeable pavers, and a 10-foot wide concrete sidewalk abutting the
site. There is 100-feet of right-of-way for Lake Hazel Road (50-feet from centerline). Prior to
construction, there was a driveway located 432-feet east of the site's west property line.
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 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.
3 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Lake Hazel Road is designated in the
MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 76-foot street
section within 100-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing additional improvements on Lake Hazel
Road abutting the site beyond the in-process Lake Hazel Road improvements.
The applicant is proposing to preserve the 20-foot wide driveway for emergency fire access
onto Lake Hazel Road located approximately 432-feet east of the west property line.
d. Staff Comments/Recommendations: The applicant's proposal to not construct additional
improvements on Lake Hazel Road meets District policy and should be approved, as proposed
as Lake Hazel Road abutting the site is currently under construction and will be fully improved
consistent with the MSM.
The applicant's proposal to improve the 20-foot wide driveway for emergency fire access onto
Lake Hazel Road located approximately 432-feet east of the west property line should be
approved, as proposed. The driveway should be restricted with either a gate or bollards located
outside of the right-of-way, as determined by the Meridian Fire Department.
2. Internal Local Roads
a. Existing Conditions: There are no existing local roadways within the site. There is one local
stub street, Wickham Street, which stubs to the site's east property line.
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.
4 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
• 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.
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.
c. Applicant's Proposal: The applicant is proposing to extend Wickham Street into the site and
construct internal local roads as 33-foot wide local street sections with rolled curb, gutter, an 8-
foot landscape strip, and 5-foot wide detached concrete sidewalk within 47-feet of right-of-way.
The detached sidewalk is proposed to be placed within an easement. The applicant is proposing
to construct a knuckle at the Longbourn Lane/Netherfield Court intersection and a cul-de-sac
turnaround at the Netherfield Court terminus with a 45-foot radius.
ACHD has accepted construction drawings for Vertex Subdivision No. 2, which shows Cavern
Drive, a local road, stubbing at the Farr Lateral at the site's property line. The applicant is
proposing to construct Longbourn Lane to connect to Cavern Drive at the center point of Farr
Lateral.
d. Staff Comments/Recommendations: The applicant's proposal to construct internal local
roads as 33-foot wide local street sections with 8-foot landscape strips and 5-foot wide detached
concrete sidewalk meets District policy and should be approved, as proposed. The applicant's
proposal to dedicate right-of-way to 7-feet behind back of curb exceeds District policy, which
5 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
recommends right-of-way to 2-feet behind back-of-curb. The applicant's proposal to dedicate a
permanent easement to back of sidewalk does not meet District policy, which requires
easement to 2-feet behind back of sidewalk and should not be approved, as proposed. The
applicant should be required to dedicate right-of-way to extend 2-feet behind the back of curb
and provide a permanent right-of-way easement for detached sidewalks located outside of the
dedicated right-of-way. The applicant's proposal to construct a cul-de-sac turnaround at the
Netherfield Court terminus meets District policy, and should be constructed with a minimum
radius of 50-feet. The applicant's proposal to construct Longbourn Lane as an extension of
Vertex Subdivision No. 2's Cavern Drive at Farr Lateral meets District policy and should be
approved, as proposed.
3. Bridge for Farr Lateral Crossing
The District will require that the applicant submit the bridge plans for the crossing of the Farr Lateral
(Longbourn Lane) for review and approval 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.
4. 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.
5. 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.
6. Other Access
Lake Hazel Road is classified as a principal arterial roadway. Direct lot access is prohibited to Lake
Hazel Road and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate additional right-of-way on Lake Hazel Road totaling 50-feet from centerline, as proposed.
2. Coordinate with Vertex Subdivision No. 2 on the construction of Longbourn Lane at Farr Lateral.
3. Extend Wickham Street into the site and construct the internal streets as 33-foot wide local street
sections with curb, gutter, 8-foot wide planter strips, and 5-foot wide detached concrete sidewalks
within 63-feet of right-of-way.
6 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
4. If street trees are required by the City of Meridian, then an 8-foot wide planter strip is required.
5. For detached sidewalk, the applicant may reduce the right-of-way width to 2-feet behind the back
of sidewalk and provide a permanent right-of-way easement that extends from the right-of-way line
to 2-feet behind the back of sidewalk.
6. Construct one knuckle at the Longbourn Lane/Netherfield Court intersection.
7. Construct one cul-de-sac turnaround with a minimum radius of 50-feet at the terminus of Netherfield
Court.
8. Construct a 20-foot wide emergency fire access-only curb cut type driveway onto Lake Hazel Road
located 432-feet east of the site's west property line, as proposed. The driveway should be restricted
with either a gate or bollards located outside of the right-of-way, as determined by the Meridian Fire
Department.
9. Submit the bridge plans for the crossing of the Farr Lateral for review and approval prior to the pre-
construction meeting and final plat approval.
10. Beyond the proposed emergency fire access on Lake Hazel Road, direct lot access is prohibited to
Lake Hazel Road and should be noted on the final plat.
11. 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.
12. Payment of impact fees is due prior to issuance of a building permit.
13. 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.
7 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal Guidelines
8 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
VICINITY MAP
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9 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
SITE PLAN
PRELIMINARY PLAT
KEEP SUBDIVISION NO. 2
LOTS 1 AND 2,BLOCK I OF RAAP RANCH SUBDIVISION,LOCATED IN THE NE I OF
SECTION 5,TOWNSHIP 2 NORTH,RAN-I EAST,CITY OF MERIDIAN,ADA COUNTY,
S.M.,IDAHO.2023.
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MINIMUM SINGLE FAMILY SETBACK DETAIL
K,IAM"T
47'RIGHT-OF-ROLLED CURB STREET
SECTION
10 The Keep Subdivision No. 2
MPP23-0020 / H-2023-0047
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.
11 The Keep Subdivision No. 2 /
MPP23-0020 / H-2023-0047
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a"No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
❑For ALL development applications, including those receiving a"No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD,then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services(ACHD)for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services &Traffic
Services). There is a one week turnaround for this approval.
❑Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application"to ACHD Construction—Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing>600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment&Erosion Submittal
• At least one week prior to setting up a Pre-Construction Meeting an Erosion&Sediment Control Narrative&Plan,done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre-Con.
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
and Clerk of the District, which must be filed within ten (10) working days from the date of
the decision that is the subject of the appeal. The notice of appeal shall refer to the
decision being appealed, identify the appellant by name, address and telephone number
and state the grounds for the appeal. The grounds shall include a written summary of the
provisions of the policy relevant to the appeal and/or the facts and law relied upon and
shall include a written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also consider
and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the Development Services
Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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