HomeMy WebLinkAbout2024-07-24 UPDATED ACHD Report
1 UPDATED Blayden Subdivision / MPP23-0018/
H-2023-0043
Development Services Department
Project/File: UPDATED Blayden Subdivision / MPP23-0018 / H-2023-0043
This is an annexation, rezone, conditional use permit, and preliminary plat application
for the development of 37 buildable lots on 25-acres.
Lead Agency: City of Meridian
Site address: 5155 W Chinden Boulevard
Staff Approval: September 26, 2023
Applicant: Judy Schmidt, via email
Bailey Engineering
1119 E State Street, Suite 210
Eagle, ID 83616
Representative: Shawn Brownlee, via email
Trilogy Development
9839 W Cable Cat Street, Suite 101
Boise, ID 83709
Staff Contact: KaraLeigh Troyer
Phone: 387-6391
E-mail: ktroyer@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation, rezone,
conditional use permit, and preliminary plat application for the development of 24 26 residential lots
with 335 residential units and 13 11 commercial lots on 25-acres. The applicant’s proposal aligns
with the City of Meridian’s Future Land Use Map which designates mixed-use regional as the future
land use for the site.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium Density Residential; Estate Residential; Community
Business; General Retail & Service Commercial
R-8, R1 (Ada County),
C-C, C-G
South Medium-Low Density Residential; Medium Density Residential R-4, R-8
East Limited Office; Medium Density Residential L-O, R-8
West General Retail & Service Commercial; Medium-High Density
Residential; Rural-Urban Transition
C-G, R-15, RUT (Ada
County)
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:
Vicinity Map
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• Tara’s Landing, a 31-lot subdivision consisting of 29 residential lots and 2 common lots,
located south of the site, approved by ACHD on June 30th, 2020.
5. Transit: Transit services are not available to serve this site.
6. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
7. New Center Lane Miles: The proposed development includes 0.31 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):
• Black Cat Road is listed in the CIP to be widened to 5-lanes from McMillan Road to Chinden
Boulevard (US 20/26) between 2036 and 2040.
• The intersection of Black Cat Road and Chinden Boulevard (US 20/26) is listed in the CIP to
be reconstructed or widened and signalized between 2036 and 2040.
• The intersection of Black Cat Road and McMillan Road is listed in the IFYWP to be constructed
as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south, 1-lanes east,
and 1-lanes on the west leg with a 2021-2023 design year, a 2027 right-of-way acquisition
year, and a construction in 2028.
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 Black Cat Road as an existing Level 1 facility and future Level 3 facility that will
be constructed as part of a future ACHD project. The BMP also identifies level 1 facilities on the
new collector roadways within the site. The applicant will construct the new collectors consistent
with the MSM and the Roadways to Bikeways Master plan.
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B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 5,173 additional 7,809 vehicle trips
per day (47 existing); 506 additional 490 trips per hour in the AM peak hour and 641 vehicle trips
per hour in the PM peak hour (5 existing), based on the traffic impact study.
2. Traffic Impact Study
CR Engineering prepared a traffic impact study for the proposed Blayden Subdivision. Below is an
executive summary of the findings as presented by CR Engineering. The following executive
summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study
for consistency with ACHD policies and practices and may have additional requirements beyond
what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be
found below under staff comments.
a. Policy:
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum, for each roadway segment and intersection that does not meet the minimum
acceptable level of service planning threshold or v/c ratio, the report must discuss feasible
measures to avoid or reduce the impact to the system. To be considered adequate, measures
should be specific and feasible. Mitigation may also include:
• Revision to the Phasing Plan to coincide with the District’s planning Capital Projects.
• Reducing the scope and/or scale of the project.
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Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such
as roadway widening and intersection improvements are infeasible as determined by ACHD,
the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall
demonstrate that impacts from the project will be offset.
• If the impacted roadway segments and/or intersections are programmed as funded in
the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP);
no alternative mitigation is required.
• If the impacted roadway segments and/or intersections are not programmed in either
the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the
hour prior to after the determined peak hour within the two-hour peak period, analyzed
as hour before peak period and (ii) provide a safety analysis to determine alternative
mitigation requirements.
o If the impacted roadway segments and intersections meet the minimum acceptable
level of service planning thresholds in the shoulder hour, the applicant may suggest
feasible alternative mitigation measures beyond improvements from District policy,
such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements,
etc. within 1.5 miles of the proposed development.
o If the shoulder hour planning thresholds are exceeded the applicant may request to
enter into a Development Agreement and pay into the Priority Corridor Fund an
amount determined by the ACHD to offset impacts from the project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District’s future Capital Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7205.3.1 states that, Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
shall not be required to provide mitigation for a roadway or intersection that currently exceeds
the minimum acceptable level of service planning threshold or V/C ratio.
b. TIS Findings: Staff has reviewed the submitted traffic impact study (TIS) and generally agree
with the findings and recommendations.
The study found the following intersection deficiencies described below, coupled with the
percentage site traffic contributions relative to the PM peak hour total traffic, followed with their
recommendations for improvements.
Intersections:
Chinden Boulevard/Black Cat Road Intersection (4.9%)
Although this intersection is expected to exceed ITD minimum operational thresholds but is
anticipated to meet ACHD minimal operational thresholds in 2023 existing traffic through 2027
background and total traffic conditions. Therefore, no mitigation is required.
This intersection exceeds ACHD and ITD minimum operational thresholds during peak and
shoulder hours in 2024 existing traffic and will continue to do so through 2030 build-out year
total traffic. The TIS recommends the construction of a northbound right-turn lane with signal
modifications to mitigate 2024 existing traffic conditions. Additionally, the TIS recommends the
construction of a southbound right-turn lane to mitigate 2030 build-out year background and
total traffic conditions. This intersection is scheduled in ACHD’s CIP for improvements between
2036 and 2040, therefore, no further mitigation has been recommended by the TIS.
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McMillan Road/ Black Cat Road Intersection (11.9%)
This intersection exceeds ACHD’s Acceptable Level of Service Planning Thresholds in the AM
and PM peak hours under existing conditions and in the PM and will continue to fail under 2027
background traffic. The TIS recommends the following improvement options to mitigate 2023
existing traffic operations:
• Option 1- Reconstruct as a single-lane roundabout
o The roundabout should be designed and constructed to be expandable to a multilane
roundabout as programmed in the IFYWP.
• Option 2- Install an interim traffic signal and construct left-turn lanes on all approaches
(3x3)
o The intersection meets MUTCD signal Warrant 1 and Warrant 2 with 2023 existing
traffic.
• Consistent with ACHD’s Alternative Mitigation Policy, no mitigation required at this
intersection, as the McMillan Road/Black Cat Road intersection is scheduled as a funded
improvement in ACHD’s IFYWP.
This intersection is operating at a LOS F and is exceeding ACHD minimum operational
thresholds during the PM peak hour ad 3:00-4:00 PM and 6:00-7:00 PM shoulder hours and will
continue to do so through 2030 build-out year total traffic conditions. The TIS recommends the
following improvements to mitigate 2024 existing traffic conditions.
• Option 1- Reconstruct as a modified single-lane roundabout with right-turn lanes on the
northbound and southbound approaches.
o The roundabout should be designed and constructed to be expandable to a multilane
roundabout as programmed in the IFYWP.
• Option 2- Install an interim traffic signal and construct left-turn lanes on all approaches (3x3)
o The intersection meets MUTCH signal Warrant 1 and Warrant 2 with 2024 existing
traffic.
Consistent with ACHD’s Alternative Mitigation Policy, no mitigation is required at this
intersection as the McMillan Road/Black Cat Road intersection is scheduled as a funded
improvement in ACHD’s IFYWP.
Ustick Road and Black Cat Road intersection
This intersection is anticipated to exceed ACHD minimum operational thresholds in 2030 build-
out year background and total traffic conditions. The intersection is programmed in the IFYWP
to be widened in 2025 with one left-turn lane, two through lanes, and one right-turn lanes on all
approaches; therefore, the TIS does not recommend alternative mitigation measures.
Consistent with ACHD’s Alternative Mitigation Policy, no mitigation is required at this
intersection as the Ustick Road/Black Cat Road intersection is scheduled as a funded
improvement in ACHD’s IFYWP.
Turn Lanes:
The applicant’s TIS included turn lane warrant analysis at all off-site and collector study area
intersections. The following turn lanes are warranted based on the findings in the TIS:
• Ramblin Drive/ Black Cat Road Intersection
o Southbound right-turn lane
o Eastbound left-turn lane
o Eastbound shared through/right-turn lane
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c. Staff Comments/Recommendations: Based on the findings of the TIS, the applicant should
be required to construct a southbound right-turn lane, an eastbound left-turn lane, and an
eastbound shared through/right-turn lane at the Ramblin Road/Black Cat Road intersection on
Black Cat Road at Ramblin Drive when Ramblin Drive is constructed to intersect Black Cat
Road.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (vph)
* Acceptable level of service for a three-lane minor arterial is “E” (720 vph).
** ACHD does not set level of service thresholds for State Highways.
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on traffic counts collected and reported in the applicant’s TIS.
• There are no current average daily traffic counts for Chinden Boulevard.
• The average daily traffic count for Black Cat Road south of Chinden Boulevard was 8,257 on
March 2nd, 2023.
C. Findings for Consideration
1. Chinden Boulevard/ US-20/26
This portion of Chinden Boulevard is under the jurisdiction of the Idaho Transportation Department
(ITD). The applicant, City of Meridian, and ITD should work together to determine if additional right-
of-way or improvements are necessary on Chinden Boulevard.
2. Black Cat Road
a. Existing Conditions: Black Cat Road is improved with 3-travel lanes and no curb, gutter or
sidewalk abutting the site. There is 82-feet of right-of-way for Black Cat Road (35-feet from
centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
The standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width
typically accommodates two travel lanes in each direction, a continuous center left-turn lane or
landscaped median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also
include a minimum 10-foot wide multi-use path on both sides with an 8-foot wide buffer from
back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master Plan may be
approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street
bike lane is required in order to connect to existing facilities, the street section shall be 75 -feet
Roadway Frontage Functional
Classification
PM Peak Hour
Traffic Count
PM Peak Hour
Level of Service
**Chinden Boulevard/
US 20/26 1,140-feet Expressway 969 N/A
Black Cat Road 412-feet Minor Arterial 329 Better than “E”
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to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. The standard right-of-way
width for a 5-lane arterial is 100-feet.
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.
Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide
are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital
Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be
placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot
wide planter strip as measured to the closest edge of the path. Street trees are encouraged
between the pedestrian facility and the roadway when irrigation and maintenance will occur by
the adjacent property owner or HOA through an approved license agreement. Consult the
District’s planter width policy if trees are to be placed within the parkway strip. In some
instances, to match existing conditions, a minimum 7-foot wide sidewalk may be constructed
next to the back-of-curb. ACHD Development Review staff will be responsible for determining
the required facility. Vertical hardscape alternatives to street trees may be considered in the
buffer space when street trees are not practicable.
Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent
roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the
roadway when authorized by Development Review staff to accommodate site specific
conditions (i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public pedestrian facilities are placed out of the 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 pedestrian facility. Pedestrian facilities shall either be located wholly
within the public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at
each pedestrian street crossing in accordance with the current version of PROWAG. Provide
detectable warning surface in accordance with the current version of PROWAG.
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.
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Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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 59-foot street section within 100-
feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to construct curb, gutter, a 12-foot wide planter
strip, and 5-foot wide detached concrete sidewalk abutting the site on Black Cat Road.
d. Staff Comments/Recommendations: The applicant’s proposal to construct sidewalk does not
meet meets District policy and should not be approved, as proposed. The sidewalk should be
located a minimum of 43 38-feet from the centerline of Black Cat Road abutting the site and
should be constructed as a 10-foot wide multi-use pathway.
Consistent with the MSM, the applicant should be required to dedicate additional right-of-way
to total 50-feet from the centerline of Black Cat Road abutting the site.
The applicant’s proposal to construct curb and gutter on Black Cat Road does not meet District
policy and should not be approved, as proposed. Black Cat Road is classified as an arterial
roadway and will be improved and widened as part of a future ACHD project.
Based on the findings from the TIS, the applicant should be required to construct a southbound
right-turn lane on Black Cat Road at the Ramblin Drive/Black Cat Road intersection, when
Ramblin Drive is constructed to intersect Black Cat Road.
3. Ramblin Drive
a. Existing Conditions: There is no existing collector roadway abutting or 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. Improvements shall
include transitional segments in accordance with ADA and the current version of PROWAG.
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. ACHD reserves the right to require
bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and
Master Street Map to ensure the safest facility possible based on current best practice.
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
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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 47-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. If a multi-use path is determined to be the required treatment, the street section
shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not
appropriate and a path is installed, the street section may be reduced to 26-feet.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
At the discretion of Traffic Engineering staff, adjustments may be made to the street section,
including removal of the continuous center turn lanes or modification to lane widths, where no
driveways or intersections are present or to ensure adequate space for pathways and buffers.
Pedestrian Facilities: 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 8-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. Sidewalk constructed next to the back-of-curb shall be a minimum of
7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD’s Bike Master
Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD
Development Review staff will be responsible for determining the required facility. The path shall
be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees
are encouraged between the pedestrian facility and the roadway when irrigation and
maintenance will occur by the adjacent property owner or HOA through an approved license
agreement. Vertical hardscape alternatives to street trees may be considered in the buffer
space when street trees are not practicable.
Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be
allowed to deviate from a straight line when authorized by Development Review staff to meet
site specific conditions (i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out
of the 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 or multi-use path. Sidewalks shall either
be located wholly within the public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at
each pedestrian street crossing in accordance with the current version of PROWAG. Provide
detectable warning surface in accordance with the current version of PROWAG.
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.
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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.
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 Residential Collector. The new collector roadway should align with Ramblin
Court on the east side of Black Cat Road and continue through the property stubbing to the
west. The Residential Collector typology as depicted in the Livable Street Design Guide
recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section
within 50-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to construct the entry portion of Ramblin Drive
as a 54-foot street section with a 12-foot wide center landscape island and 21-foot wide inbound
and outbound travel lanes.
The applicant is proposing to construct Ramblin Drive as a 36-foot wide collector street section
with curb, gutter, and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way.
The applicant is proposing to construct an additional 13-foot wide center landscape island on
Ramblin Drive, with two 22-foot wide travel lanes. The island is proposed to be located directly
east of the Ramblin Drive/Oakstone Avenue intersection.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy with the
exception of the width of the sidewalks, as 7-foot wide attached concrete sidewalks are required
on collector roadways and the width of the center landscape island located east of the Ramblin
Drive/Oakstone Avenue intersection, as center landscape islands are restricted to a maximum
width of 12-feet near an intersection. The applicant should be required to construct either 7-
foot attached or 5-foot wide detached concrete sidewalks on Ramblin Drive within the site and
to reduce the width of the center landscape island to a maximum width of 12-feet. The right-of-
way should extend 2-feet behind the back of sidewalk for attached sidewalks and a minimum of
2-feet behind the back of curb for detached sidewalks.
To allow for the future extension of Ramblin Drive across the site’s south property line the
applicant should be required to dedicate 10-feet of right-of-way north from the south property
line from the west property line 630-feet east. Additionally, a road trust deposit in the amount
of $139,600.00 ($201.00 X 630-feet + 10%) should be provided for half of Ramblin Drive (18-
feet of pavement, vertical curb, gutter, sidewalk, and storm drain facilities). The road trust
deposit will be refunded after 10 years with interest if Ramblin Drive is not constructed through
the West Ada School District’s property directly south of the site.
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The applicant should be required to plat the landscape islands as right-of-way owned by ACHD.
The applicant or future home-owners association should enter into a license agreement with
ACHD if landscaping is desired within the islands.
Parking is prohibited on collector roadways. The applicant should be required to install “NO
PARKING” signs on both sides of Ramblin Drive within the site. The applicant should be
required to coordinate a signage program with District Development Review staff.
Based on the findings from the TIS, the applicant should be required to construct an eastbound
left-turn lane and an eastbound shared through/right-turn lane at the Ramblin Road/Black Cat
Road intersection when Ramblin Drive is constructed to intersect Black Cat Road.
4. Larry Lane
a. Existing Conditions: Larry Lane is improved with 2-travel lanes and no curb, gutter, or
sidewalk abutting the site. There is 50-feet of right-of-way for Larry Lane (24-feet from
centerline).
b. Policy:
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
Highways adjacent to a proposed development may be required. These needed transportation
facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk
and/or bike lane construction or replacement (with physical buffers if missing and needed);
construction of transitional sidewalk segments; crosswalk construction or replacement; curb and
gutter construction or replacement; repair, replacement or expansion of curb extensions;
replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming
or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement
repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar
items. The current version of PROWAG will determine the applicable accessibility requirements
for alterations and elements added to existing streets. ACHD staff is responsible for identifying
the minor improvements that would be proportionate to the size and complexity of the
development.
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible
for improving all commercial 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 7208.5 states that right-of-way widths
for new commercial streets shall typically be 50 and 70-feet wide and that the standard street
section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage
of truck traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
• A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and bike lanes.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, 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.
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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.
Half Street Policy: District Policy 7208.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk
(minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline
established for the street to provide an adequate roadway surface, with the pavement
crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to
accommodate the roadway storm runoff shall be constructed on the unimproved side.
c. Applicant’s Proposal: The applicant is proposing to construct Larry Lane as ½ of a 36-foot
wide commercial street section with curb, gutter, and 5-foot wide attached sidewalk.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. The applicant should be required to construct the curb as
vertical curb. The applicant should be required to dedicate right-of-way to extend 2-feet behind
back of sidewalk.
5. Internal Local Roadways
a. Existing Conditions: There are no existing internal local streets.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb) for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood
commercial centers, transit stops, etc.
• Promotes orderly development.
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
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dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage,
in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO
SU design vehicle without backing. The developer shall provide written approval from the
appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width shall
be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the developer;
liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant’s Proposal: The applicant is proposing to construct Willowside Avenue and
Oakstone Avenue, and Clove Avenue south of Ramblin Drive as 33-foot street sections with
curb, gutter, and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way.
The applicant is proposing to construct a mid-block knuckle on Oakstone Avenue.
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d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
6. Alleys
a. Existing Conditions: There are no existing alleyways within the site.
b. Policy:
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new
residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley
is 16-feet in width building setbacks required by the land use agency having jurisdiction shall
provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3).
The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All
alleys shall be improved by paving the full width and length of the right-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of
the improvement by the District as meeting its construction standards, are required for all alleys
contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-feet
in length. If the lead land use agency having jurisdiction requires a shorter block length, the
alley shall be no longer than the agency’s required block length.
Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley
right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The
signs should be located at the alley/street intersections. Parking which is entered from the alley
shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 20-feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the lead
land use agency. The setbacks shall either discourage parking within the alley (where it may
partially block or occur within the right-of-way) or allow adequate area for one perpendicular
parking pad. In order to discourage parking, building setbacks shall be minimal from the alley
right-of-way line, while still achieving the required 20-feet of back-up space from a garage or
other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20-
feet for back-up space).
Alleys as Stub Street Policy: District Policy 7210.3.5 states that alleys may be constructed as
stubs to adjacent properties if the same land use pattern is desired by the lead land use agency
and the continuation of the alley is associated with a parallel stub street with an appropria te
turnaround. The District will only consider an alley as a stub street if there is full support from
the lead land use agency (indicated either by staff or Commission/Council support). Some lead
land use agencies may require a temporary turnaround at the end of the stubbed alley. Typically
support will be granted from the lead land use agency if the property being stubbed to is either
zoned similarly or has the same comprehensive plan designation as the property being
developed (i.e. densities and land use layout are anticipated to be similar). Prior to the District
approving an alley as a stub, the applicant shall seek comment and/or a conceptual plan from
the adjacent property owner.
If an alley is to be stubbed to an adjacent property for future development the area should have
an established circulation plan that supports the temporary dead-end. An alley may be stubbed
to an adjacent property; there may be interim restrictions on building lots, turnarounds, sanitary
service provision, emergency access provision, and other related items.
Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should
intersect public streets at each end. In specific circumstances as outlined in the policies below,
the District may consider allowing an alley to intersect a public street at only one end. A 90-
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degree angle of intersection shall be designed where practical. In no case shall the intersecting
angle be less than 75-degrees, as measured from centerline of intersecting street. An access
to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline
to centerline).
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may
intersect all types of local streets including minor local streets. Alleys shall generally be
designed with a curb cut type approach when intersecting a local street. Alleys shall generally
intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall
either align with alley/street intersections or provide a minimum 100-foot offset (measured
centerline to centerline) from other local street intersections. For alley intersections with local
streets, the District may consider a reduced offset if the lead land use agency’s required lot size
allows for shorter buildable lots.
Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of-way
are discouraged and shall not result in dead-end alleys.
c. Applicant Proposal: The applicant is proposing to construct a 20-foot wide alleyway running
east/west between Willowside Avenue and Oakstone Avenue Clove Avenue.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. The applicant should dedicate right-of-way for the alley
extending to the site’s south property line to allow access to the alley when the parcels to the
south redevelop.
The applicant should be required to install “NO PARKING” signs at the intersections of:
• Willowside Avenue/Alley
• Oakstone Avenue/Alley
• Clove Avenue/Alley
Coordinate a signage program with ACHD Development Services staff.
7. Roadway Offsets
a. Existing Conditions: There are no existing 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.
District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a
collector roadway to align or offset a minimum of 330-feet from any other street (measured
centerline to centerline).
c. Applicant’s Proposal: The applicant is proposing to construct one new public street, Ramblin
Drive, to intersect Black Cat Road located 680-feet south of Chinden Boulevard and generally
in alignment with Ramblin Court to the east (measured centerline to centerline).
The applicant is proposing to offset Wilowside Avenue and Oakstone Avenue by 330-feet or
more from other local streets intersecting Ramblin Drive, a collector. The applicant is proposing
to offset Clove Avenue 270-feet from Black Cat Road (measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy for
Willowside Avenue and Oakstone Avenue and should be approved, as proposed.
The applicant’s proposal to construct Clove Avenue to intersect Ramblin Drive located 270-feet
west of Black Cat Road does not meet District policy, which requires new public streets
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intersecting collector roadway to offset arterial roadways be 330-feet. However, staff
recommend a modification of policy to allow Clove Avenue to be located, as proposed, as the
public street is proposed to align (centerline to centerline) with a driveway on the north side of
Ramblin Drive across from the site meeting the intent of the policy and relocating the roadway
would create additional intersections on the collector roadway. This is a 20% modification of
policy and is approved by the Development Services Manager.
8. Stub Streets
a. Existing Conditions: There are no existing stub streets abutting or within the site.
b. Policy:
Stub Street Policy: District policy 7206.2.4.3 (collector)/ 7207.2.4.3 (local) states that stub
streets will be required to provide circulation or to provide access to adjoining properties. Stub
streets will conform with the requirements described in Section 7206.2.4 (collector)/ 7207.2.4
(local), except a temporary cul-de-sac will not be required if the stub street has a length no
greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE.” or “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 (collector)/ 7207.2.4.4 (local)
requires that the design and construction for cul-de-sac streets shall apply to temporary dead
end streets. The temporary cul-de-sac shall be paved and shall be the dimensional
requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround
easement to the District for those portions of the cul-de-sac which extend beyond the dedicated
street right-of-way. In the instance where a temporary easement extends onto a buildable lot,
the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable
lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to construct four stub streets to adjacent
parcels. They are as follows (measured centerline to centerline):
• One stub street to the west, Ramblin Drive, 685-feet south of Chinden Boulevard.
• One stub street to the south, Clove Avenue, 270-feet west of Black Cat Road.
• One stub street to the south, Oakstone Avenue, 762-feet west of Black Cat Road.
• One stub street to the south, Willowside Avenue, 1,128-feet west of Black Cat Road.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
The applicant should be required to install a barricade and sign at the terminus of Ramblin Drive
that states that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENDED IN THE FUTURE.” The applicant should be required to install a
barricade and sign at the terminus of Willowside Avenue each local stub street stating that,
“THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
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The applicant should be required to construct a temporary dead end at the terminus of Ramblin
Drive, as it is greater than 150-feet in length. The temporary turnaround should be paved and
constructed to the same dimensional standards as a standard cul-de-sac turnaround with a
minimum turning radius of 50-feet.
9. Driveways
9.1 Black Cat Road
a. Existing Conditions: There is an existing 10-foot wide unimproved driveway from the site onto
Black Cat Road located 80-feet south of Ramblin Court (measured centerline to centerline).
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
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1a 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 driveway with curb,
gutter, a 12-foot planter strip, and 5-foot wide detached concrete sidewalk.
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d. Staff Comments/Recommendations: The applicant's proposal does not meet meets District
policy and should not be approved, as proposed. The applicant should be required to close the
existing driveway with a 10-foot wide multi-use pathway.
9.2 Ramblin Drive
a. Existing Conditions: There are no existing driveways abutting Ramblin Drive.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at
bicycle and bus routes.
Driveway Location Policy (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 25 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 245-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 four paved three 30-foot wide
curb-cut curb-return type driveway approaches located as follows (measured centerline to
centerline):
• One A 30-foot wide driveway 260-feet 270-feet west of Black Cat Road.
• A 36-foot wide driveway located 260-feet west of Black Cat Road.
• One A 30-foot wide driveway 776-feet west of Black Cat Road.
• One A 30-foot wide driveway 1,155-feet west of Black Cat Road.
d. Staff Comments/Recommendations: The location and width of the proposed driveways meet
District policy and should be approved, as proposed. The driveway should be constructed as
paved curb return type driveways.
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10. Traffic Calming
a. Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that
collector streets should be designed to discourage speeds above 35 MPH and in a residential
area, collector streets should be designed to discourage speeds above 30 MPH. The design
of collector street systems should discourage excessive speeds by using passive design
elements. If the design or layout of a development is anticipated to necessitate future traffic
calming implementation by the District, then the District will require changes to the layout
and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers,
etc. The District will also consider texture changes to the roadway surface (i.e. stamped
concrete) as a passive design element. These alternative methods may require a
maintenance and/or license agreement.
Speed Control and Traffic Calming Policy (Locals): District policy 7207.3.7 states that the
design of local street systems should discourage excessive speeds by using passive design
elements. If the design or layout of a development is anticipated to necessitate future traffic
calming implementation by the District, then the District will require changes to the layout
and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers,
etc. The District will also consider texture changes to the roadway surface (i.e. stamped
concrete) as a passive design element. These alternative methods may require maintenance
and/or license agreement.
b. Applicant’s Proposal: The applicant is proposing to construct Ramblin Drive and Larry Lane
to extend greater than 750-feet in length.
c. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy
and should not be approved, as proposed. The applicant should be required to redesign to
reduce the length of Ramblin Drive and Larrry Lane or include passive design elements. The
ultimate location and design will be determined during plan review by Development Review
staff.
Stop signs, speed humps/bumps, and valley gutters will not be accepted as traffic calming.
The applicant should be required to submit a revised preliminary plat showing the redesigned
roadways for review and approval prior to plan approval and ACHD’s signature on the first
final plat.
11. 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.
12. 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.
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13. Other Access
Black Cat Road is classified as a minor arterial roadway and Ramblin 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. Prior to ACHD’s signature on the first final plat, submit a revised preliminary plat showing Ramblin
Drive and Larry Lane redesigned to reduce the length or to provide design elements for review and
approval. The ultimate location and design will be determined during plan review by Development
Review staff.
Stop signs, speed humps/bumps, and valley gutters will not accepted as traffic calming.
2. Construct a 10-foot wide multi-use pathway 5-foot wide detached concrete sidewalk abutting the
site on Black Cat Road located a minimum of 38-feet 43-feet from centerline.
3. Dedicate right-of-way to total 50-feet from centerline of Black Cat Road abutting the site.
4. Construct a southbound right-turn lane, an eastbound left-turn lane, and an eastbound shared
through/right-turn lane at the Ramblin Road/Black Cat Road intersection at the Ramblin Drive/Black
Cat Road intersection, when Ramblin Drive is constructed to intersect Black Cat Road.
5. Construct Ramblin Drive as a 36-foot street section with curb, gutter, and a 7-foot wide attached
concrete sidewalk or 5-foot wide detached concrete sidewalk within 50-feet of right-of-way. Right-
of-way should extend 2-feet behind the back of sidewalk for attached sidewalks and a minimum of
2-feet behind the back of curb for detached sidewalks.
6. Construct the entrance of Ramblin Drive as a 54-foot street section with a 12-foot wide landscape
median and two 21-foot wide inbound and outbound travel lanes.
7. Construct a 12-foot wide center landscape island on Ramblin Drive with two 21-foot wide travel
lanes located directly east of the Ramblin Drive/Oakstone Avenue intersection.
8. Dedicate 10-feet of right-of-way north from the south property line.from the west property line 630-
feet east.
9. Provide a road trust deposit in the amount of $139,600.00 ($201.00 X 630-feet + 10%) for half of
the extension of Ramblin Drive (18-feet of pavement, vertical curb, gutter, sidewalk and storm drain
facilities) along the site’s south property line though the West Ada School District property. The
road trust deposit will be refunded after 10 years with interest if Ramblin Drive is not constructed
through the West Ada School District’s property directly south of the site.
10. Plat the landscape islands as right-of-way owned by ACHD. The applicant or future home-owners
association should enter into a license agreement with ACHD if landscaping is desired within the
islands.
11. Install “NO PARKING” signs on both sides of Ramblin Drive within the site. Coordinate a signage
program with District Development Review staff.
12. Construct Larry Lane as ½ of a 36-foot wide commercial street section with vertical curb, gutter,
and 5-foot wide attached sidewalk.
13. Dedicate right-of-way to extend 2-feet behind back of sidewalk on Larry Lane.
14. Construct Willowside Avenue and Oakstone Avenue, and Clove Avenue as 33-foot street sections
with curb, gutter, and 5-foot wide attached concrete sidewalk within 47-feet of right-of-way.
15. Construct a mid-block knuckle on Oakstone Avenue.
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16. Construct a 20-foot wide alleyway running east/west between Willowside Avenue and Oakstone
Avenue Clove Avenue.
17. Dedicate right-of-way for the alley extending to the site’s south property line.
18. Install “NO PARKING” signs at the intersections of:
• Willowside Avenue/Alley
• Oakstone Avenue/Alley
• Clove Avenue/Alley
Coordinate a signage program with ACHD Development Services staff.
19. Construct Clove Avenue to intersect Ramblin Drive located 270-feet west of Black Cat Road, as
proposed.
20. Construct Oakstone Avenue to intersect Ramblin Drive located 762-feet west of Black Cat Road,
as proposed.
21. Construct Willowside Avenue to intersect Ramblin Drive located 1,128-feet west of Black Cat Road,
as proposed.
22. Construct four stub streets to adjacent parcels. They are as follows (measured centerline to
centerline):
• One stub street to the west, Ramblin Drive, 685-feet south of Chinden Boulevard.
• One stub street to the south, Clove Avenue, 270-feet west of Black Cat Road.
• One stub street to the south, Oakstone Avenue, 762-feet west of Black Cat Road.
• One stub street to the south, Willowside Avenue, 1,128-feet west of Black Cat Road.
23. Install a barricade and sign at the terminus of Ramblin Drive that states that, “THIS IS A
DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED
IN THE FUTURE.”
24. Install a barricade and sign at the terminus of Willowside Avenue each local stub street stating that,
“THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
25. Construct a temporary cul-de-sac turnaround at the terminus of Ramblin Drive, as it is greater than
150-feet in length. The temporary turnaround should be paved and constructed to the same
dimensional standards as a standard cul-de-sac turnaround with a minimum turning radius of 50-
feet.
26. Close the existing driveway on Black Cat Road with a 10-foot wide multi-use pathway curb, gutter,
and 5-foot wide detached concrete sidewalk.
27. Construct four paved three 30-foot wide curb-cut curb-return type driveway located as follows
(measured centerline to centerline):
• One A 30-foot wide driveway 260-feet 270-feet west of Black Cat Road.
• A 36-foot wide driveway located 260-feet west of Black Cat Road.
• One A 30-foot wide driveway 776-feet west of Black Cat Road.
• One A 30-foot wide driveway 1,155-feet west of Black Cat Road.
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28. Other than the access specifically approved with this application, direct lot access is prohibited to
Black Cat Road and Ramblin Drive and should be noted on the final plat.
29. 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.
30. Payment of impact fees is due prior to issuance of a building permit.
31. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
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F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Traffic Impact Study Executive Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Appeal Guidelines
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VICINITY MAP
25 UPDATED Blayden Subdivision / MPP23-0018/
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SITE PLAN
26 UPDATED Blayden Subdivision / MPP23-0018/
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TRAFFIC IMPACT STUDY EXECUTIVE SUMMARY
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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.
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Development Process Checklist
Items Completed to Date:
Submit a development application to a City or to Ada County
The City or the County will transmit the development application to ACHD
The ACHD Planning Review Section will receive the development application to review
The Planning Review Section will do one of the following:
Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at
this time.
Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
For ALL development applications, including those receiving a “No Review” letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
Driveway or Property Approach(s)
• Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit
Application” to ACHD Construction – Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
Sediment & Erosion Submittal
• At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being
scheduled.
Final Approval from Development Services is required prior to scheduling a Pre-Con.
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
and Clerk of the District, which must be filed within ten (10) working days from the date of
the decision that is the subject of the appeal. The notice of appeal shall refer to the
decision being appealed, identify the appellant by name, address and telephone number
and state the grounds for the appeal. The grounds shall include a written summary of the
provisions of the policy relevant to the appeal and/or the facts and law relied upon and
shall include a written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days from
the date of the filing of the notice of appeal to reply to the notice of the appeal, and may
during such time meet with the appellant to discuss the matter, and may also consider
and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the Development Services
Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.