HomeMy WebLinkAbout2025-01-29 ACHD Trip Generation Miranda Gold,President
Alexis Pickering,Vice-President
ACHDKent Goldthorpe,Commissioner
Dave McKinney,Commissioner
/4av Patricia Nilsson,Commissioner
Date: January 29, 2025
To: Eli Benski, Brighton Corp.
Staff Contact: Sam Standal, Assistant Traffic Engineer
Project Description: Hills Century Farms
Trip Generation: This development is estimated to generate 502 vehicle trips per day,
41 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation
Engineers Trip Generation Manual, 11' edition.
_�roposed Development Traffic Impact Study
Meets
All ACHD Policies
Pequires Pevisions to meet •
ACHID Policies -s, is mitigation
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Area Roadway Level of
ACHD Planned
Service
Improvements D• area roadways
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•CHD's LOS Planning
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• •
• Livable Street
Performance Measures
• •.•s will meet •
LOS Planning Thresholds in Pedestrian LTS1
the future with planned Cyclist LTS2
• •
Is Transit Available?
Comments:
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 208387-6100•FX 345-7650•www.achdidaho.org
Development Services Department
'ACHD
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Project/File: Hills Century Farm Subdivision / MPP25-0003 / H-2024-0072
This application is for a preliminary plat and rezone to allow the development of 70
attached single-family homes and 2 detached townhomes on 71-building lots and 11
common lots, totaling 9.102 acres. The proposed rezone is from C-N to R-15. This
application also includes a development agreement with the City of Meridian.
Lead Agency: City of Meridian
Site address: North of Hill Park Street between Hillsdale Avenue and Tavistock Avenue
Staff Approval: January 29, 2025
Applicant: Eli Benski
Brighton Corporation
2929 W Navigator Drive
Suite 400
Meridian, ID 83642
Staff Contact: Sam Standal
Phone: 208-387-6384
E-mail: sstandal(a)achdidaho.org
Report Summary:
ACHD Planned Improvements............................................2
Level of Service Planning Thresholds.................................2
A. Site Specific Conditions of Approval ............................3
B. Vicinity Map.................................................................4
C. Site Plan ......................................................................5
D. Findings for Consideration...........................................6
E. Policy...........................................................................8
F. Standard Conditions of Approval ...............................10
G. Conclusions of Law....................................................11
Request for Appeal of Staff Decision ................................12
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ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Amity Road is scheduled in the IFYWP to be widened to 3 or 5-lanes from Eagle Road to
Cloverdale Road in 2026-2027.
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Amity Road None Arterial 507 Better than "E"
Hillsdale Avenue None Collector N/A N/A
Hill Park Street 660-feet Local N/A N/A
Tavistock Avenue 468-feet Local N/A N/A
* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
* Acceptable level of service for a three-lane minor arterial is "E" (720 VPH).
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Amity Road west of Cloverdale Road was 10,695 on August
28, 2019.
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A. Site Specific Conditions of Approval
1. Extend Hill Park Street through the site as a standard 33-foot-wide local street section with curb,
gutter, and 5-foot detached concrete sidewalk on both sides of the roadway.
2. Dedicate right-of-way onto Hill Park Street to two-feet behind the back of sidewalk, or provide a
permanent right-of-way easement for detached sidewalks located outside of the right-of-way.
3. If the City of Meridian approves the private roads, the applicant shall be required to pave the private
roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of
pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the
existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will
be required to revise and resubmit the preliminary plat to provide public standard local streets in
these locations.
4. If approved by the City of Meridian then construct private roads in the following locations:
• Woodmurra Lane, located 92-feet south of Amity Road, in alignment with the commercial
driveway to the west of Tavistock Avenue across from the site.
• Stockenham Lane and Boswell Lane, intersecting Hill Park Street 208-feet and 635-feet west of
Hillsdale Avenue, in alignment with the two existing driveways on the south side of the roadway
providing access to the YMCA.
• A private alley intersecting Hillsdale Avenue located 170-feet east of Travistock Avenue.
Street name and stop signs are required for private roads. The signs may be ordered through the
District.
5. Redesign Hill Park Street to provide passive design elements (traffic calming).
6. Repair or replace any deteriorating transportation facilities abutting the site consistent with the
current version of PROWAG.
7. 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.
8. 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. Comply with all Standard Conditions of Approval.
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B. Vicinity Map
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C. Site Plan
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D. Findings for Consideration
1. Hill Park Street
a. Existing Conditions: Hill Park Street is improved as a 36-foot wide commercial street section
with 2-travel lanes, vertical curb, gutter, and 5-foot wide detached sidewalk. There is 63-feet of
right-of-way for Hill Park Street (31-feet from centerline). Hill Park Street stubs to the site's
southeast property line.
b. Applicant Proposal: The applicant is proposing to extend Hill Park Street through the site as
a standard 33-foot-wide local street section with curb, gutter, and 5-foot detached concrete
sidewalk on the north side of the roadway. Ono the south side of Hill Park Street, the applicant
is proposing to construct 60-feet of 5-foot concrete sidewalk to tie into the existing meandering
asphalt pathway.
The applicant is proposing to dedicate 63-feet of right-of-way for Hill Park Street.
c. Staff Comments/Recommendations: The applicant's proposal to construct Hill Park Street
meets District policy, except for the proposal to tie the southern sidewalk into the existing
asphalt pathway. The asphalt pathway is located offsite and is part of the Hillsdale Park. To
meet district policy, the applicant should be required to construct 5-foot-wide concrete sidewalk
on both sides of Hill Park Street.
The applicant should be required to dedicate right-of-way to extend two-feet behind the back of
sidewalk. For detached sidewalks located outside of the dedicated right-of-way a permanent
right-of-way easement may be provided.
The applicant should be required to repair or replace any deteriorating transportation facilities
abutting the site consistent with the current version of PROWAG.
2. Tavistock Avenue
a. Existing Conditions: Tavistock Avenue is improved as a 36-foot wide commercial street
section with 2-travel lanes, vertical curb, gutter, and 5-foot-wide detached sidewalk. There is
63-feet of right-of-way for Tavistock Avenue (31-feet from centerline).
b. Applicant's Proposal: The applicant is not proposing any additional improvements or
dedication of right-of-way onto Tavistock Avenue abutting the site.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as Tavistock Avenue is fully improved abutting the site.
The applicant should be required to repair or replace any deteriorating transportation facilities
abutting the site consistent with the current version of PROWAG.
3. Private Roads
a. Applicant Proposal: The applicant is proposing to construct private roads within the site. They
are proposed to be located as follows:
• Woodmurra Lane is proposed to intersect Tavistock Avenue located 92-feet south of
Amity Road, in alignment with the commercial driveway to the west of Tavistock Avenue
across from the site.
• Stockenham Lane and Boswell Lane are proposed to intersect Hill Park Street located
208-feet and 635-feet west of Hillsdale Avenue, in alignment with the two existing
driveways on the south side of the roadway providing access to the YMCA.
• A private alley is proposed to intersect Hillsdale Avenue located 170-feet east of
Travistock Avenue.
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b. Staff Comments/Recommendations: The applicant's proposal meets district policy and
should be approved, as proposed.
If the City of Meridian approves the private road, the applicant shall be required to pave the
private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the
edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting
the existing roadway edge. If private roads are not approved by the City of Meridian, the
applicant will be required to revise and resubmit the preliminary plat to provide public standard
local streets in these locations.
Street name and stop signs are required for private roads. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application,
will be accepted as a public road if such a request is made in the future. Substantial redesign
and reconstruction costs may be necessary in order to qualify this road for public ownership
and maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to
ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
4. Traffic Calming
a. Staff Comments/Recommendations: With the extension of Hill Park Street between it's
current terminus and Stockenham Lane the roadway will extend greater than 750-feet in length
and will require traffic calming. The applicant should be required to redesign the roadway layout
and/or add passive design elements such as horizontal curves, bulb-outs, chokers, etc. to the
roadway.
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E. Policy
1. Federal Accessibility Design Guidelines and Standards
District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access
Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way(PROWAG), 36
CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and
https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional
information).
2. Minor Improvements
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.
3. Livable Street Performance Measures
District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for
evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation
network that serves all ages and abilities. Bike and pedestrian facilities built through development
should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a
minimum of 5-feet.
4. Tavistock Avenue and Hill Park Street
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.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36-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 50-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:
8 Hills Century Farms / MPP25-0003 /
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• 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 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.
5. Private Roads
Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County
establish the requirements for private streets. The District retains authority and will review the
proposed intersection of a private and public street for compliance with District intersection policies
and standards. The private road should have the following requirements:
• Designed to discourage through traffic between two public streets,
• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of
50-feet from the near edge of the intersection and a turnaround shall be provided.
6. Traffic Calming
Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local
street systems should discourage excessive speeds by using passive design elements. If the
design or layout of a development is anticipated to necessitate future traffic calming implementation
by the District, then the District will require changes to the layout and/or the addition of passive
design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider
texture changes to the roadway surface (i.e. stamped concrete) as a passive design element.
These alternative methods may require maintenance and/or license agreement.
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7. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
8. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
9. 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.
F. 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), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD
requirements . The applicant's engineer should provide documentation of 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.
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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.
G. 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.
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Request for Appeal of Staff Decision
To request an appeal of a staff level decision, see District policy 7101.6.7 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
Request for Reconsideration of Commission Action
To request reconsideration of a Commission Action, see District policy 1006.11 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
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