HomeMy WebLinkAboutACHD
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John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
December 5, 2006
To:
Heron River Development
6223 North Discovery Way, Ste 100
Boise,ID 83713
RECEIVED
DEe 0 8 2006
Subject:
MAZ-06-057 & MPP-06-056
Jericho
6055 & 6185 North Jericho
City of Meridian
City Clerk Office
On December 5, 2006, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6174.
Ryan McDaniel
Planner I
Right-of-way & Development Services
Ada County Highway District
CC: Project file, Utilities
City of Meridian
Engineering Solutions -Becky
150 E Aikens, Ste. B
Eagle, 10 83616
Ada County Highway District. 3775 Adams Street · Garden City, ID . 83714 . PH 208-387-5100 · FX 345-7650 · www.achd.ada.id.us
~~l,~Right-o.f-Way & Development Services Department
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Project/File:
Lead Agency:
Site address:
Staff Level
Approval:
Applicant:
Representative:
Staff Contact:
Tech Review:
Jericho Subdivision I MAZ-06~057 I MPP-06-056
This is a Preliminary Plat Subdivision / Annexation and Zoning application for 73-
residential lots and 10 common lots on 9.52 acres in a proposed R-15 Zone
City of Meridian
6055 & 6185 North Jericho Road
December 5, 2006
Heron River Development
6223 North Discovery Way, Ste. 100
Boise,ID 83713
Engineering Solutions
150 East Aikens, Ste. B
Eagle, ID 83616
Ryan McDaniel
Phone: 387-6174
email: rmcdaniel@achd.ada.id.us
December 1, 2006
Application Information:
Acreage: 9.52
Current Zoning: RUT
Proposed Zoning: R-15
Residential Lots: 73
Common Lots: 10
A. Findintts of Fact
Existing Conditions
1. Site Information:
There is currently a single family
dwelling on the site.
1
Jericho Subdivision
2.
Zonin
R-15, C-C
R-8
R-2
R-8
3. Existing Roadway Improvements and Right-of-Way Abutting or Near the Site:
Jericho Road is currently improved with 2-traffic lanes, 33-feet of pavement
with vertical curb, gutter and sidewalk on the eastern side of the roadway but
not abutting the subject site. There is approximately 50-feet of right-of-way
existing for Jericho Road (25-feet from centerline).
The applicant is proposing to connect to two proposed stub streets to the
north and to the west to be constructed as 36-foot street sections with curb,
gutter and sidewalk within 50-feet of right-of-way.
State Highway 20/26 is under the jurisdiction of Idaho Transportation
Department, it has three lanes, 56-feet of pavement with no curb, gutter or
sidewalk. The subject site does not have frontage on SH 20/26.
4. Existing Access: There is one defined access points to South Mesa Way from this property.
5. Site History: ACHD has not previously reviewed this site for a development application.
Development Impacts
6.
Trip Generation:
This development is estimated to generate 710 additional vehicle trips per
day (20 existing) based on the Institute of Transportation Engineers Trip
Generation Single Family Detached Dwelling land use designation.
7.
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.
8.
Traffic Study:
A traffic impact study was not required with this application.
9
mlJac e oa ways:
Roadway Frontage Functional Class Traffic Count Level of Service* Speed
(Approx.) Limit
State 760-feet Principal Arterial 23,967 on 6/8/05 Exceeds 55 MPH
Highway LOS "E"
20/26
Jericho Road 600-feet Local Residential 1,136 on 12/2/03 Acceptable planning 25 MPH
thresholds for existing
local residential
roadways are up to
2000 ADT.
t d R d
*An acceptable Level of Service for a three-lane Principal arterial is LOS D; 17,000 ADT.
10. Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections currently listed in the Five Year Work
Program or the Capital Improvements Plan that in the general vicinity of the subject site.
2 Jericho Subdivision
B. Findinqs for Consideration
1. Jericho Road
District Right~of-Way POlicy:
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on
housing. The access restrictions for these street segments should be stated on the final plat.
Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the
signage Program with District staff.
District Offset Policy:
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
Applicant Proposal:
The applicant has proposed to construct Jericho Road as one half of a complete 36-foot residential
collector street section with vertical curb, gutter and 5-foot attached concrete sidewalk within the
existing right-of-way. The applicant does not propose to construct any two roadways offsetting one
another by less than 150-feet on Jericho Road. A driveway used to service a utility feature exists
on the east side of Jericho Road that offsets a proposed roadway, Hidalgo Street, by approximately
15-feet.
Staff Comment/Recommendation:
The applicant's proposal for Jericho Road is approved with this application as proposed: to
complete Jericho Road as a 36-foot residential collector street section (measured back of existing
curb to back of new curb) and construct vertical curb, gutter and 5-foot attached concrete sidewalk
within the existing right-of-way. The locations of the intersections of Solarium Drive & Hidalgo
Street with Jericho Road are also approved with this application as proposed.
2. Internal Public Roadways
District Street Section and Right~of-Way Policy:
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of
this width may be allowed, depending on traffic volumes forecast to be generated by the
development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated
from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
District Island Policy:
District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4-feet wide with a
minimum area of 1 OO-square feet and designed to safely channel traffic. The roadway on either
side of the traffic island should maintain a minimum of a 21-foot street section.
District Offset Policy:
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
Applicant Proposal:
The applicant has proposed to construct three internal public roadways (Solarium Drive, Hidalgo
Street & North Morpheus Avenue) as 36-foot street section with curb, gutter and 5-foot attached
concrete sidewalk within 50-feet of right-of-way. The applicant proposes no two roadways within
125-feet of one another. The applicant proposes to construct one center island located to the west
3
Jericho Subdivision
of the intersection of Solarium Drive and Jericho Road. The applicant proposes a 21-foot street
section on either side of the center island.
Staff Comment/Recommendation:
The applicant's proposal for the internal public roadways locations and street sections are approved
with this application as proposed.
3. Stub Streets
District Stub Street Policy:
District policy 7203.5.1 states that the street design in a proposed development shall cause no
undue hardship to adjoining property. An adequate and convenient access to adjoining property for
use in future development may be required. If a street ends at the development boundary, it shall
meet the requirements of sub section 7205, "non-continuous streets." District policy 7205.5 states
that stub streets will be required to provide intra-neighborhood circulation or to provide access to
adjoining properties. Stub streets will conform with the requirements described in Section 7204.5,
7204.6 and 7204.7, 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".
Applicant Proposal:
The applicant proposes to construct a stub street to the north, Morpheus Avenue, located
approximately 115-feet east of the northwestern property line (measured property line to
centerline). This stub street is proposed to connect to Morpheus Avenue, which is a proposed
roadway within the Hightower Subdivision to the north of this site.
The applicant proposes to construct a stub street to the west, Hidalgo Street, located approximately
115-feet north of the southwestern property line (measured property line to centerline). This stub
street is proposed to connect to Tallinn Street, which is a proposed roadway within the Hightower
Subdivision to the west of this site.
Staff Comment/Recommendation:
Construct a stub street to the north, Morpheus Avenue, located approximately 115-feet east of the
northwestern property line (measured property line to centerline). This stub street is required to
align with a proposed roadway within the Hightower Subdivision to the north of this site. A sign
shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". This stub street exceeds 150-feet in length and so a temporary turnaround and
street sign will be required if this street is constructed before the northern connection can be made.
The applicant is required to construct a temporary turnaround and provide an easement to the
public over Lot 1, Block 5 until such time as the connection is made, If and only if the northern
connection is not made at the time of construction.
Construct a stub street to the west, Hidalgo Street, located approximately 115-feet north of the
southwestern property line (measured property line to centerline). This stub street is required to
align with a proposed roadway within the Hightower Subdivision to the west of this site. A sign shall
be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE". This stub street does not exceed 150-feet in length; therefore, no temporary
turnaround is required.
4
Jericho Subdivision
4. Alleys
Alley Policy:
District policy 7204.10.1 requires the minimum right-of-way width for new alleys to be 16-feet if: the
alley is abutted by residential uses and zoning on both sides; and building setbacks required by the
land use agency having jurisdiction provide sufficient space for the safe backing of vehicles into the
alley; and 20-feet in all other situations. Dedication of clear title to the right-of-way and the
improvement of the right-of-way, and acceptance of the improvement by the District as meeting its
construction standards, are required for all alleys contained in a proposed development.
Access Policy:
Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be
designed so the minimum clear distance from the back of the parking stall to the opposite side of
the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of
25-feet from the nearest public street.
Intersection Policy:
District Policy 7204.10.3 states a minimum of back-of-curb radius of 15-feet is required at all alley
intersections.
Design Policy:
District policy 7202.6 states that alleys are not considered part of the traffic circulation system.
Unless specifically approved by the District, an alley should not serve as primary access to a lot or
building. Alleys shall connect to a public street at each end and shall not terminate in dead-ends.
Alleys with curves are not allowed without specific District approval taken on good cause shown.
Curves shall have a minimum inside radius of 26-feet.
Applicant Proposal:
The applicant has proposed two private alleys throughout the development: Alley A -an alley with a
bend to the east connecting to Jericho Road & Solarium Drive; Alley B -an alley with a bend to the
west connecting to Morpheus Avenue & Solarium Drive. Alley A is proposed to intersect Solarium
Drive approximately 130-feet west of Jericho Road (measured centerline to centerline) and Jericho
Road at the northeast property line. Alley B is proposed to intersect Solarium Drive approximately
130-feet east of Morpheus Avenue (measured centerline to centerline) and Morpheus Drive at the
northwest corner of the subject site.
Staff Comment/Recommendation:
The intersections of the private alleys with the publiC streets meet District policy and are approve
with this application as proposed.
5. District Tree Planters
District's Tree Planter Width Policy prohibits all trees in planters less than 6-feet in width. In
addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum
planter width of 6-feet for class II tress with the installation of root barriers on both sides of the
planter strip or a minimum planter width of a-feet without the installation of a root barrier. The policy
also requires Class I and Class III trees to provide a minimum planter width of 10-feet.
Applicant Proposal:
The applicant has not specifically identified trees on the Preliminary Plat application or site plan.
Staff Comment/Recommendation:
Staff understands that the use of trees may be determined at a later time. The applicant is being
provided the current policy in effect at this time and is directed to work with Development Review
Staff in regard to potentially planting trees in the public right-of-way.
5
Jericho Subdivision
6. Other Access
Jericho Road is classified as a residential collector roadway: all access points to Jericho Road will
be closed except the access specifically approved with this application: direct lot access to Jericho
Road is prohibited and should be noted on the final plat.
C. Site Specific Conditions of AllProval
1. Construct Jericho Road as a 36-foot residential collector street section (measured back of existing
curb to back of new curb) and construct vertical curb, gutter and 5-foot attached concrete sidewalk
within the existing right-of-way.
2. Locate the intersections of Solarium Drive & Hidalgo Street with Jericho Road as proposed.
3. Construct three internal public roadways (Solarium Drive, Hidalgo Street & North Morpheus
Avenue) as 36-foot street section with curb, gutter and 5-foot attached concrete sidewalk within 50-
feet of right-of-way.
4. Locate no two internal local residential roadways within 125-feet of one another.
5. Construct one center island in Solarium Drive, located to the west of the intersection of Solarium
Drive and Jericho Road. Provide a minimum 21-foot street section on either side of the center
island.
6. Construct a stub street to the north, Morpheus Avenue, located approximately 115-feet east of the
northwestern property line (measured property line to centerline). This stub street is required to
align with a proposed roadway within the Hightower Subdivision to the north of this site. A sign
shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". This stub street exceeds 150-feet in length and so a temporary turnaround and
street sign will be required if this street is constructed before the northern connection can be made.
The applicant is required to construct a temporary turnaround and provide an easement to the
public over Lot 1, Block 5 until such time as the connection is made, If and only if the northern
connection is not made at the time of construction.
7. Construct a stub street to the west, Hidalgo Street, located approximately 115-feet north of the
southwestern property line (measured property line to centerline). This stub street is required to
align with a proposed roadway within the Hightower Subdivision to the west of this site. A sign shall
be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE". This stub street does not exceed 150-feet in length; therefore, no temporary
turnaround is required.
a. Locate the two private alleys, as proposed: Alley A -an alley with a bend to the east connecting to
Jericho Road & Solarium Drive; Alley B -an alley with a bend to the west connecting to Morpheus
Avenue & Solarium Drive.
9. Jericho Road is classified as a residential collector roadway: all access points to Jericho Road will
be closed except the access specifically approved with this application: direct lot access to Jericho
Road is prohibited and shall be noted on the final plat.
10. Comply with all Standard Conditions of Approval.
6 Jericho Subdivision
D. Standard Conditions of Awroval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
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 3a7 -62aO (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. 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 3a7-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees is required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. 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 DIGLlNE (1-800-342-1585) 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.
12. 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 the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
7 Jericho Subdivision
E. 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.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
a
Jericho Subdivision
9
Jericho Subdivision
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Jericho Subdivision
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 ROWDS Manager when it is alleged that the ROWDS 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 of Highway Systems, 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 ROWDS 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 ROWDS
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.
11
Jericho Subdivision
II
Development Process Checklist
II
I8ISubmit a development application to a City or to the County
I8IThe City or the County will transmit the development application to ACHD
IZIThe ACHD Planning Review Division will receive the development application to review
I8IThe Planning Review Division will do ~ of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the developrnent is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
IZIWrite a Staff Level report analyzing the impacts of the development on the transportation systern and evaluating
the proposal for its conformance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the transportation systern and
evaluating the proposal for its conformance to District Policy.
IZIThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review
Division 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 calculation.)
. 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.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER?
Construction Zone
o Driveway or Property Approach(s)
. Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o 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 s.f. of concrete or asphalt.
Construction (Subdivisions)
o Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Stormwater
Division.
o Idaho Power Company
. Vic Steelman at Idaho Power must have his IPca approved set of subdivision utility plans prior to Pre-Con being
scheduled.
o Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
12
Jericho Subdivision