HomeMy WebLinkAbout2026-04-07 ACHD Revised on 4-7-2026 Alexis Pickering,President
Miranda Gold,Vice-President
ACHD Jim Hansen,Commissioner
Kent Goldthorpe,Commissioner
'ar ww�m Dave McKinney,Commissioner
Date: .;April April 7, 2026 REVISED
To: Benjamin Semple, Rodney Evans + Partners, LLC
Staff Contact: Matt Pak, Planner
Project Description: Latitude Forty Three
Trip Generation: The residential lots in this development are estimated to generate
718 vehicle trips per day, 74 vehicle trip per hour in the PM peak hour, based on the
Institute of Transportation Engineers Trip Generation Manual, 12th edition.
Below are land uses and estimated trip generation rates for uses that may be included
within the buildable commercial lot of this site.Trip Generation rates are based on the
Institute of Transportation Engineers Trip Generation Manual, 12th Edition.
Use Average Daily Trips Average PM Peak Hour
General Off ce Building 7.83 1.18
(per 1,000 sf)
Small Off ce Building 14.39 2.16
(per 1,000 sf)
Single Tenant Off ce 12.30 1.80
Building
(per 1,000 sf)
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 208387-6100•FX 345-7650•www.achdidaho.org
McKinney,Alexis Pickering,President
Miranda Gold,Vice-President
Jim
oner
10 ACHD Kent
oner
Mr Dave
Commissioner
Proposed Development Traffic Impact Study
Meets
All ACHD Policies Yes
Requires Revisions to meet X No X
ACHD Policies If yes, is mitigation
required
Area Roadway Level of ACHD Planned
Service
Improvements
Do area roadways meet IFYWP X
ACHD's LOS Planning
Thresholds? CIP
Yes X
No Livable Street
Performance Measures
Area roads will meet ACHD's
LOS Planning Thresholds in Pedestrian LTS 1
the future with planned Cyclist LTS 1
improvements?
Yes
No Is Transit Available?
Yes X
No
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Development Services Department
'ACHD
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Project/File: Latitude Forty Three / MPP24-0019 / H-2024-0059 REVISED
This is an annexation with zoning from RUT (Rural Urban Transition) to R-8 (Medium
Density Residential), R-15 (Medium High-Density Residential) and C-N
(Neighborhood Business District) and a preliminary plat application to allow for the
development of a 91-lot subdivision consisting of 79 single-family lots, 11 common lots
and 1 buildable commercial lot on 17.3 acres.
On March 31, 2026 the applicant submitted a revised preliminary plat to the City of
Meridian. This staff report has been updated to reflect those revisions.
Lead Agency: City of Meridian
Site address: 675, 715 & 955 S Wells St
Staff Approval: April 4,2025-April 7, 2026
Applicant: Benjamin Semple
Rodney Evans + Partners, LLC
1450 W Bannock Street
Boise, ID 83702
Staff Contact: Matt Pak
Phone: 208-387-6171
E-mail: mpak(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.................................................................5
C. Site Plan ......................................................................6
D. Findings for Consideration...........................................7
E. Policy.........................................................................14
F. Standard Conditions of Approval ...............................21
G. Conclusions of Law....................................................22
Request for Appeal of Staff Decision ................................23
1 Latitude Forty Three /
MPP24-0019 / H-2024-0059
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (FYP):
• Bridge #1224 over Five Mile Creek on Wells Street is scheduled in the FYP to be replaced
with a construction year yet to be determined.
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
** Magic View Drive 712-feet Local 137 N/A
Commercial
** Wells Street 1,575-feet Local N/A N/A
Commercial
** Wells Circle 344-feet Local N/A N/A
Commercial
** ACHD does not set level of service thresholds for local streets.
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 Magic View Drive west of Wells Street was 2,162 on March
13, 2025.
• There are no current traffic counts for Wells Street.
• There are no current traffic counts for Wells Circle.
2 Latitude Forty Three /
MPP24-0019 / H-2024-0059
A. Site Specific Conditions of Approval
1. Improve Magic View Drive as '/z of a 36-foot wide local commercial street section with vertical curb,
gutter and a minimum 5-foot wide attached or detached concrete sidewalk abutting the site.
2. Improve Wells Street abutting the site, excluding the 300-foot section depicted in red (150-feet north
and south of Five Mile Creek), as '/2 of a 36-foot wide local commercial street section with vertical
curb, gutter and a minimum 5-foot wide attached or detached concrete sidewalk, depicted in green
(see image on Page 7, Finding 2.c.).
3. Provide a road trust deposit to ACHD for the proportionate share of the street improvements
(pavement, curb, gutter and sidewalk) and bridge improvements in the amount of $99,000 for the
300-foot section (150-feet north and south of Five Mile Creek) on Wells Street.
4. Improve Wells Circle as '/2 of a 36-foot wide commercial street section to include realignment of the
centerline, pavement widening, vertical curb, gutter and 5-foot wide concrete sidewalk abutting the
site.
5. Construct Equator Drive to intersect Wells Street, located 407-feet north of Wells Circle, as either
a 36-foot wide collector street section with vertical curb, gutter, and an 8-foot wide landscape strip
on both sides of the roadway with 5-foot wide detached concrete sidewalk on the south side of the
roadway and a 10-foot wide detached concrete sidewalk on the north side of the roadway.
OR as a 26-foot wide street section with vertical curb, gutter, an 8-foot wide landscape strip, and
10-foot wide multi-use pathways on both sides of the roadway.
6. Dedicate additional right-of-way at the Equator Drive and Wells Street intersection consistent with
the single lane roundabout template, Attachment 1, to allow for the future construction of a single
lane roundabout or signalization of the intersection as traffic conditions warrant.
7. Construct Gentry Avenue to intersect Wells Street, located 423-feet north of Equator Drive, as a
33-foot wide local street section with curb, gutter and 5-foot wide attached concrete sidewalk within
the existing unimproved ACHD right-of-way.
8. Construct five local internal streets, to offset a minimum of 125-feet from any other roadway, as 33-
foot wide local street sections with rolled curb, gutter and 5-foot wide attached concrete sidewalk.
9. Dedicate right-of-way to 2-feet behind back of sidewalk on Magic View Drive, Wells Street, Wells
Circle and internal streets, or for detached sidewalk, reduce the right-of-way to 2-feet behind back
of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind
back of sidewalk.
10. Stub Equator Drive to the west, located 400-feet north of Wells Circle. Install a sign at the terminus
of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET
WILL BE EXTENDED OR WIDENED IN THE FUTURE".
11. Construct a paved, temporary cul-de-sac turnaround at the terminus of Equator Drive with a
minimum turning radius of 50-feet.
12. Stub Gentry Avenue to the west, located 423-feet north of Equator Drive. Install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
13. Construct a 26-foot wide paved curb return type driveway on Equator Drive, located 150-feet west
of Wells Street.
14. Construct a 25-foot wide, paved emergency access driveway from the site onto Magic View Drive,
located 600-feet west of Wells Street(measured centerline-to-centerline). Restrict the driveway with
bollards to emergency access only. Locate the bollards outside of the dedicated right-of-way for
Magic View Drive.
3 Latitude Forty Three /
MPP24-0019 / H-2024-0059
15. Close the five existing driveways from the site onto Wells Street with curb, gutter, sidewalk and
landscaping.
16. Construct a 26-foot wide paved curb return type driveway on Wells Circle, located 221-feet west of
Wells Street.
17. 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.
18. 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.
19. Comply with all Standard Conditions of Approval.
4 Latitude Forty Three /
MPP24-0019 / H-2024-0059
B. Vicinity Map
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5 Latitude Forty Three /
MPP24-0019 / H-2024-0059
C. Site Plan
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6 Latitude Forty Three /
MPP24-0019 / H-2024-0059
D. Findings for Consideration
1. Area Traffic Concerns
After issuing ACHD's original staff report for the Latitude Forty Three subdivision in April of 2025,
residents of the adjacent Woodbridge/Snorting Bull subdivision raised concerns during the City of
Meridian's public hearing process regarding existing traffic conditions in the area/through their
neighborhood and the potential traffic impact of the Latitude Forty Three development. Members
of the Meridian City Council shared similar concerns at the hearing. The primary concern of all
parties is existing and anticipated cut-through traffic between Eagle Road (SH-55) and Locust
Grove Road through the Woodbridge/Snorting Bull subdivision via Magic View Drive, Woodhaven
Avenue, Bowstring Street, Thornwood Way and Woodbridge Drive. There are concerns that the
additional traffic generated by the proposed development will contribute to the cut-through traffic
through the Woodbridge/Snorting Bull subdivision.
ACHD has carried out numerous traffic investigations dating back to 2002. Most notably and
recently, a request for traffic calming on Bowstring Street, Thornwood Way, Woodhaven Avenue
and Woodbridge Drive was received in December of 2024. ACHD opened an investigation that
found Bowstring Street and Woodhaven Avenue met ACHD's criteria for traffic calming.
Thornwood Way and Woodbridge Avenue failed to meet criteria for traffic calming. As a result of
the findings, ACHD sent mailers out to the impacted area residents for feedback to pursue a
petition for traffic calming devices to be implemented on Bowstring Street and Woodhaven
Avenue. However, the reporting party declined the option for a petition and requested to close the
investigation.
ACHD is aware of the issues associated with cut-through traffic in the Woodbridge/Snorting Bull
subdivision is committed to working with the neighborhood and City of Meridian on reasonable
solutions.
2. Magic View Drive
a. Existing Conditions: Magic View Drive is improved with 2-travel lanes, 28-feet of pavement
and no curb, gutter, or sidewalk abutting the site. There is 50 to 58-feet of right-of-way for Magic
View Drive (26 to 29-feet from centerline).
b. Applicant's Proposal: The applicant is proposing to improve Magic View Drive as '/2 of a 36-
foot wide commercial street section with vertical curb, gutter, and 5-foot wide attached concrete
sidewalk abutting the site.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or
for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb
and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back
of sidewalk.
3. Wells Street
a. Existing Conditions: Wells Street is improved with 2-travel lanes, 24 to 30-feet of pavement
and no curb, gutter or sidewalk abutting the site. There is 50 to 52-feet of right-of-way for Wells
Street (23 to 30-feet from centerline).
b. Applicant's Proposal: The applicant is proposing to improve Wells Street as '/2 of a 36-foot
wide commercial street section with vertical curb, gutter, and 5-foot wide attached concrete
sidewalk abutting the site.
c. Staff Comments/Recommendations: The applicant's proposal to improve Wells Street as '/2
of a 36-foot wide commercial street section meets District policy and should be approved.
7 Latitude Forty Three /
MPP24-0019 / H-2024-0059
However, Bridge#1224 over the Five �; ,i
Mile Creek on Wells Street is m, 1
scheduled in the FYP to be replaced. r1
Therefore, the applicant should bey. ,
required to improve Wells Street _'fVj
abutting the site, excluding the 300- '4- _ C.
ti if
foot section depicted in red (150-feet .,*: -: ,,
north and south of Five Mile Creek),
as '/2 of a 36-foot wide local 4
commercial street section with
vertical curb, gutter and 5-foot wide .;<_ky t
attached concrete sidewalk, as
proposed. .. .
The applicant should be required to
provide a road trust deposit to ACHD ��. >�`
for their proportionate share of the
street improvements (pavement,
curb, gutter and sidewalk) and bride "
improvements in the amount of
$99,000 for the 300-foot section (150-feet north and south of Five Mile Creek) on Wells Street,
depicted in red.
The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or
for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb
and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back
of sidewalk.
4. Wells Circle
a. Existing Conditions: Wells Circle is improved with 2-travel lanes, 30-feet of pavement and no
curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Wells Circle (30-
feet from centerline).
b. Applicant's Proposal: The applicant is proposing to improve Wells Circle as '/2 of a 36-foot
wide commercial street section with vertical curb, gutter and 5-foot wide attached concrete
sidewalk abutting the site.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The improvements should include the re-alignment of the
centerline.
The applicant should be required to dedicate right-of-way to 2-feet behind the back of sidewalk,
or for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of
curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind
back of sidewalk.
8 Latitude Forty Three /
MPP24-0019 / H-2024-0059
5. Unimproved ACHD Right-of-Way
a. Existing Conditions: There is 50-feet of right-of-way that is unopened/unimproved with an
additional 88-feet of right-of-way at the terminus to allow for a cul-de-sac turnaround located
approximately 867-feet south of Magic View Drive (measured centerline-to-centerline) abutting
the site. The street and cul-de-sac are not constructed. The right-of-way is depicted in purple
below.
b. Applicant's Proposal: The applicant is proposing to construct Gentry Avenue within the
unimproved ACHD right-of-way to be utilized as the entrance roadway to the residential portion
of the site (see finding 5.c. for requirements of Gentry Avenue).
The applicant is proposing to stub Gentry Avenue to the west before the terminus of the
unimproved ACHD right-of-way (see finding 7.c. for comment on stub street).
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c. Staff Comments/Recommendations: The applicant's proposal to construct Gentry Avenue
within the unimproved ACHD right-of-way meets District policy and should be approved.
The cul-de-sac turnaround at the terminus of Gentry Circle cannot be constructed to District
standards due to the right-of-way constraints. Additionally, the applicant does not have access
or control of the adjacent parcel to dedicate the additional right-of-way necessary to construct
the cul-de-sac to meet District policy which requires curb, gutter and 5-foot wide sidewalk with
a minimum 50-foot radius
9 Latitude Forty Three /
MPP24-0019 / H-2024-0059
6. Equator Drive
a. Existing Conditions: Equator Drive is not constructed within the site.
b. Applicant's Proposal: The applicant is proposing to construct Equator Drive to intersect Wells
Street as a 36-foot wide collector street section with vertical curb, gutter, and 8-foot wide
landscape strips on both sides of the roadway with 5-foot wide detached concrete sidewalk on
the south side of the roadway and a 10-foot wide detached concrete sidewalk on the north side
of the roadway.
c. Staff Comments: The City of Meridian has expressed the desire for an east/west collector to
be planned in the area to provide an additional connection between Eagle Road (SH-55) and
Locust Grove Road to provide additional connectivity and to reduce the cut-through traffic
volume through the Woodbridge/Snorting Bull subdivision. The City of Meridian hired a
consultant to identify potential new east/west collector roadway alignments in the vicinity of the
site. From the findings of this study, the City of Meridian introduced their preferred general
alignment of a future collector roadway to ACHD, which was prioritized to be added to the MSM.
This amendment to the MSM was adopted on March 11, 2026. The MSM now shows a future
commercial collector roadway to travel east/west between Eagle Road (SH-55) and Locust
Grove Road, as shown below.
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d. Staff Recommendations: The applicant's proposal for Equator Drive meets District policy and
the intent of the MSM and should be approved, as proposed.
If the City of Meridian desires 10-foot wide multi-use pathways on the collector roadway, then
Equator Drive may be constructed as a 26-foot wide street section with vertical curb, gutter, an
8-foot wide landscape strip and 10-foot wide multi-use pathways on both sides of the roadway.
The applicant should construct either on-street bike lanes or multi-use pathways, not mixed
facilities.
10 Latitude Forty Three /
MPP24-0019 / H-2024-0059
The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or
for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb
and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back
of sidewalk.
The applicant should be required to dedicate additional right-of-way at the Equator Drive and
Wells Street intersection to allow for the future construction of a roundabout or signalization
intersection. It is likely that traffic control may be needed in the future once the collector
connection is constructed between Eagle Road (SH-55) and Locust Grove Road and traffic is
increased on this corridor. The additional right-of-way dedication should be consistent with the
single lane roundabout template, Attachment 1.
7. Internal Local Streets
a. Existing Conditions: There are no local public streets within the site.
b. Applicant's Proposal: The applicant is proposing to construct Gentry Avenue to intersect Wells
Street as a 36-foot wide local commercial street section with vertical curb, gutter and 5-foot wide
attached concrete sidewalk within the existing unimproved ACHD right-of-way (see finding 4).
The applicant is proposing to construct five local internal streets as 33-foot wide local street
sections with rolled curb, gutter and 5-foot wide attached concrete sidewalk.
c. Staff Comments/Recommendations: The applicant's proposal for Gentry Avenue exceeds
District policy and should not be approved, as proposed. The applicant should be required to
construct Gentry Avenue as a 33-foot wide local street section with curb, gutter and 5-foot wide
concrete sidewalk abutting the site. If detached sidewalk is constructed, a minimum 6-foot wide
landscape strip should be provided, or if street trees are desired, then the applicant should
provide an 8-foot wide landscape strip.
The applicant's proposal to construct five local internal streets as 33-foot wide local street
sections meets District policy and should be approved, as proposed.
The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or
for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb
and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back
of sidewalk.
8. Roadway Offsets
a. Existing Conditions: There are no local public streets within the site.
b. Applicant's Proposal: The applicant is proposing to construct Equator Drive, a collector
roadway, to intersect Wells Street, a local commercial roadway, located 407-feet north of Wells
Circle (measured centerline-to-centerline).
The applicant is proposing to construct Gentry Avenue, a local roadway, to intersect Wells
Street, a local commercial roadway, located 423-feet north of the proposed Equator Drive
(measured centerline-to-centerline).
The applicant is proposing to construct five internal local streets within the residential portion of
the site to offset a minimum of 125-feet from any other street (measured centerline-to-
centerline).
c. Staff Comments/Recommendations: The applicant's proposals meet District policy and
should be approved, as proposed.
9. Stub Streets
a. Existing Conditions: There are no stub streets to or from the site.
11 Latitude Forty Three /
MPP24-0019 / H-2024-0059
b. Applicant Proposal: The applicant is proposing to construct one stub street to the west,
Equator Drive, located 400-feet north of Wells Circle (measured centerline-to-centerline).
The applicant is proposing to construct a stub street to the west, Gentry Avenue, located 423-
feet north of the proposed Equator Drive (measured centerline-to-centerline). The applicant is
proposing to stub Gentry Avenue before the terminus of the unimproved ACHD right-of-way
(see finding 4).
c. Staff Comments/Recommendations: The applicant's proposals meet District policy and
should be approved, as proposed.
Consistent with District policy 7206.2.4.4, the applicant should be required to construct a
temporary cul-de-sac turnaround at the terminus of Equator Drive, as the roadway extends
greater than 150-feet in length from the nearest intersection. 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.
The applicant should be required to install a sign at the terminus of Equator Drive stating that,
"THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED OR
WIDENED IN THE FUTURE".
The applicant should be required to install a sign at the terminus of Gentry Avenue stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
10. Driveways
10.1 Equator Drive
a. Existing Conditions: Equator Drive is not constructed within the site.
b. Applicant's Proposal: The applicant is proposing to construct a 26-foot wide paved curb return
type driveway from the site onto Equator Drive, located 150-feet west of Wells Street(measured
centerline-to-centerline).
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
10.2 Magic View Drive
a. Existing Conditions: There are no existing driveways from the site onto Magic View Drive.
b. Applicant's Proposal: The applicant is proposing to construct a 25-foot wide paved,
emergency access driveway from the site onto Magic View Drive, located 600-feet west of
Wells Street (measured centerline-to-centerline). The applicant is proposing to restrict the
driveway to emergency access only with bollards.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
The applicant should be required to locate the bollards outside of the dedicated right-of-way
for Magic View Drive.
10.3 Wells Street
a. Existing Conditions: There are five existing driveways from the site onto Wells Street, located
as follows (measured centerline-to-centerline):
• One 27-foot wide unimproved driveway, located 126-feet south of Magic View Drive.
• One 23-foot wide unimproved driveway, located 178-feet south of Magic View Drive.
• One 22-foot wide unimproved driveway, located 269-feet south of Magic View Drive.
12 Latitude Forty Three /
MPP24-0019 / H-2024-0059
• One 11-foot wide paved driveway, located 825-feet south of Magic View Drive.
• One 19-foot wide paved driveway, located 1,219-feet south of Magic View Drive.
b. Applicant's Proposal: The applicant is proposing to close the five existing driveways from the
site onto Wells Street with curb, gutter, sidewalk and landscaping.
c. Staff Comments/Recommendations: The applicant's proposal to close the five existing
driveways meets District policy and should be approved, as proposed.
10.4 Wells Circle
a. Existing Conditions: There are no existing driveways from the site onto Wells Circle.
b. Applicant's Proposal: The applicant is proposing to construct a 26-foot wide paved curb return
type driveway from the site onto Wells Circle, located 221-feet west of Wells Street (measured
centerline-to-centerline).
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
13 Latitude Forty Three /
MPP24-0019 / H-2024-0059
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. Equator Drive
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 or multi-use path and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk or multi-use path 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 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.
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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.
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 Commercial Collector. The new collector roadway should travel east/west through the
southern portion of the development and intersect Wells Street. The Commercial 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 66-feet of right-of-way.
5. Internal Local Streets
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
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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:
• 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.
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.
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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.
6. Magic View Drive, Wells Street & Wells Circle
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.
Continuation of Streets Policy: District Policy 7208.2.4 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 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, water and
sewer.
• Promotes orderly development.
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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.
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.
7. Roadway Offsets
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 7205.4.2 states that the optimum spacing for new signalized collector roadways
intersecting principal arterials is one half-mile.
District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing
collectors is % mile to allow for adequate signal spacing and alignment.
District policy 7206.4.3 states that access is typically prohibited within the influence area of an
existing or future roundabout intersection, which is generally considered the area from the
intersection to the far end of the splitter islands.
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).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum
offset of 125-feet from any other street (measured centerline to centerline).
District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential,
industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or
intersection (measured centerline to centerline).
District policy 7209.4.2, requires industrial roadways intersecting other local streets (residential,
industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or
intersection (measured centerline to centerline).
8. Stub Streets
Stub Street Policy: District policy 7206.2.4.3 and 7207.2.4.3 states that stub streets will be
required to provide circulation or to provide access to adjoining properties. Stub streets will conform
with the requirements described in Section 7206.2.4.3 and 7207.2.4.3, 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 OR WIDENED IN THE FUTURE".
In addition, stub streets must meet the following conditions:
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• 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 and 7207.2.4.4 requires that the
design and construction for cul-de-sac streets shall apply to temporary dead end streets. The
temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-
de-sac. 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.
9. Driveways
9.1 Equator Drive
Access Policy: District Policy 7206.4.1 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 less than 100 VTD to align or offset
a minimum of 150-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.
9.2 Magic View Drive, Wells Street &Wells Circle
Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector/arterial or arterial street intersection.
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Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street, but
the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, 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.
Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated,
the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge
of the intersection and a turnaround shall be provided.
10. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
11. 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.
12. 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.
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G. 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.
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.
H. 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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