HomeMy WebLinkAbout2026-06-15 ACHD Miranda Gold,President
Alexis Pickering,Vice-President
ACHDKent Goldthorpe,Commissioner
Dave McKinney,Commissioner
/Oav Patricia Nilsson,Commissioner
Date: June 15, 2026
To: Bonnie Layton-Applicant, Sonya Allen and Bill Parsons-City of Meridian
Staff Contact: Dawn Battles, Senior Planner
Project Description: Findley Cove/ MER26-0065/ H-2026-0028 This is a
comprehensive plan map amendment application to change the land use
designation on the City of Meridian's Future Land Use Map to allow for the
development of a townhome style subdivision on 4-acres.
Trip Generation: Below is a list of land uses and estimated trip generation rates for
uses that may be included within the site. Trip generation rates are based on the
Institute of Transportation Engineers Trip Generation Manual, 12th edition.
Use Avg. Daily Trips Avg. PM Peak Hour
Single Family Attached Housing 6.57 0.51
(per unit
Multi-family Housing (Low-rise)
(per dwellingunit) 6.21 0.52
connecting you to more
Ada County Highway District•5800 N Meeker Avenue- Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Gold,Miranda President
Alexis Pickering,Vice-President
Commissioner
Kent Goldthorpe,
ACHD
Dave McKinney,Commissioner
AA Oaww�m Patricia Nilsson,Commissioner
Proposed Development Traffic Impact Study
Meets
All ACHD Policies N/A Yes
Requires Revisions to meet No X
ACHD Policies If yes, is mitigation
required
Area Roadway Level of ACHD Planned
Service
Improvements
Do area roadways meet
ACHD's LOS Planning FYP Yes
Thresholds? CIP Yes
Yes X
No Livable Street
Performance Measures
Area roads will meet ACHD's
LOS Planning Thresholds in Pedestrian N/A
the future with planned Cyclist N/A
improvements?
Yes Is Transit Available?
No
Yes X
No
Comments: The information above marked N/A will be updated as part of a future
development application.
connecting • • more
••, County Highway .•• Boise, 02 •• • • •_ • • •
Development Services Department
'ACHD
connecting you to more
Project/File: Findley Cove/ MER26-0065/ H-2026-0028
This is a comprehensive plan map amendment application to change the land use
designation on the City of Meridian's Future Land Use Map to allow for the
development of a townhome style subdivision on 4-acres.
Lead Agency: City of Meridian
Site address: 115 S. Linder Road
Staff Approval: June 15, 2026
Applicant: Bonnie Layton
5561 E. Hootowl Drive
Boise, ID 83716
Staff Contact: Dawn Battles, Senior Planner
Phone: 208-387-6218
E-mail: dbattles(aachdidaho.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. Concept Plan...............................................................5
D. Findings for Consideration...........................................6
E. Policy...........................................................................7
F. Standard Conditions of Approval ...............................10
G. Conclusions of Law....................................................11
Request for Appeal of Staff Decision ................................11
1 Findley Cove/ MER26-0065/
H-2026-0028
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP):
• Linder Road is scheduled in the FYP to be widened to 5-lanes between Overland Road and
Franklin Road in 2026-2027. This project includes replacing bridges#1200 and#1537, adding
multi-use pathways on both sides of the roadway and two pedestrian crossings at Waltman
Street and Ten Mile Creek Road.
• The intersection of Linder Road and Franklin Road is listed in the CIP to be widened to 6-
lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and
signalized between 2026 and 2030.
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
Linder Road 234-feet Principal Arterial 479 Better than "E"
Franklin Road None Principal Arterial 1,365 Better than "E"
* Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 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 Linder Road south of Franklin Road was 6,989 on
November 21, 2024.
• The average daily traffic count for Franklin Road east of Linder Road was 24,452 on July 17,
2024.
2 Findley Cove/ MER26-0065/
H-2026-0028
A. Site Specific Conditions of Approval
This application is for a comprehensive plan map amendment only. Site specific conditions of approval
will be established as part of the future development application.
1. If a multi-use pathway is to be constructed within or adjacent to the site, then the design of those
facilities shall be consistent with ACHD's Multi-Use Path & Raised Bike Lane Tool Kit. Additional
right-of-way dedication may be required at all intersections(streets and driveways)to accommodate
setbacks. Contact Development Review with questions prior to plan submittal.
2. 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.
3. 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.
4. Comply with all Standard Conditions of Approval.
3 Findley Cove/ MER26-0065/
H-2026-0028
T6r
d9l - + S
*,
JPW
1 • 11
C. Concept
Findley Cove Conceptu • •me Lots Site Plan
Maw
I -- •- l�rr Ate. ;'�r �r4 dam. �'� �W 'at,.• �,.� ,r.r Irs�r w� • �or.�; f � x{���
' f1
Findley Cove/ME - 00.
H-2026-0028
D. Findings for Consideration
This application is for a comprehensive plan map amendment only. Listed below are some of the
findings for consideration that the District may identify when it reviews future development
application(s). The District may add additional findings for consideration when it reviews a specific
redevelopment application.
1. Linder Road
a. Existing Conditions: Linder Road is improved with 2-travel lanes, 32 to 48-feet of pavement,
6 lineal feet of vertical curb and gutter abutting the site's north property line and no sidewalk
abutting the site. There is 95 to 245-feet of right-of-way for Linder Road (54-feet from
centerline).
b. Applicant Proposal: The applicant is not proposing any additional right-of-way dedication or
frontage improvements to Linder Road abutting the site.
c. Staff Comments/Recommendations: As noted above, this segment of Linder Road is
scheduled to be widened to 5-lanes in 2027. Therefore, no additional dedication of right-of-way
or frontage improvements should be required as part of a future development application.
As part of a future development application, a road trust deposit may be required for the
proportionate share of widening the bridge on Linder Road, across the Ten Mile Creek Canal,
to accommodate the sidewalk and consistent with District Frontage Improvements and
Pedestrian policies.
2. Private Road/Driveways
2.1 Linder Road
a. Existing Conditions: There is a 10-foot wide driveway from the site onto Linder Road located
61-feet north of the site's south property line.
b. Applicant's Proposal: The applicant's site plan shows the existing driveway closed with the
vertical curb, gutter and landscaping that will be constructed as part of the road widening project.
The applicant is proposing to construct a private road/drive aisle onto Linder Road located in
alignment with Barrett Drive on the east side of Linder Road across from the site.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved as part of a future development application. The private road/drive aisle
will be restricted to right-in/right-out with a median as part of the road widening project.
As part of a future development application, the applicant should be required to construct the
private road/drive aisle consistent with District Width policy.
If the City of Meridian approves the private road, the applicant shall be required to pave the
private roadway in its full width 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 the private road. 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.
6 Findley Cove/ MER26-0065/
H-2026-0028
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.
3. Other Access
Linder Road is classified as a principal arterial. Other than the access specifically approved with
this application, direct lot access is prohibited to this roadway and should be noted on a future final
plat.
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. Linder Road
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken to all
of the adjacent streets. Improvements shall include transitional segments in accordance with the
current version of PROWAG.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance
Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact
the District before starting any design.
7 Findley Cove/ MER26-0065/
H-2026-0028
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state The
standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width typically
accommodates two travel lanes in each direction, a continuous center left-turn lane or landscaped
median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also include a
minimum 10-foot wide multi-use path on both sides with an 8-foot wide buffer from back-of-curb.
Other bike facility treatments as defined in the ACHD Bike Master Plan may be approved at the
discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required
in order to connect to existing facilities, the street section shall be 75-feet to allow for a 5-foot wide
bike lane and 3-foot wide painted buffer. The standard right-of-way width for a 5-lane arterial is 100-
feet.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation
for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact
fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the
Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor
for future capacity improvements, as provided in Section 7300.
Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are
required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back-
of-curb and street edge of the sidewalk is required to provide increased safety and protection of
pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan,
a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance
with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as
measured to the closest edge of the path. Street trees are encouraged between the pedestrian
facility and the roadway when irrigation and maintenance will occur by the adjacent property owner
or HOA through an approved license agreement. Consult the District's planter width policy if trees
are to be placed within the parkway strip. In some instances, to match existing conditions, a
minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development
Review staff will be responsible for determining the required facility. Vertical hardscape alternatives
to street trees may be considered in the buffer space when street trees are not practicable.
Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent
roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the
roadway when authorized by Development Review staff to accommodate site specific conditions
(i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public pedestrian facilities are placed out of the right-of-
way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind
the back edge of the pedestrian facility. Pedestrian facilities shall either be located wholly within the
public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the
pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to
the entire site. Curb, gutter and additional pavement widening may be required (See Section
7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, arterial street requirements, and specific roadway features
8 Findley Cove/ MER26-0065/
H-2026-0028
required through development. This segment of Linder Road is designated in the MSM as a
Residential Arterial with 5-lanes within 100-feet of right-of-way.
5. Private Roads/Driveways
5.1 Linder Road
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.
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section and
Section 7202. Access points shall be reviewed only for a development application that is being
considered by the lead land use agency. Approved access points may be relocated and/or
restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the street
having the lesser functional classification. If it is necessary to take access to the higher classified
street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 b under
District policy 7205.4.7, unless a waiver for the access point has been approved by the District
Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out
only, and the District will require the construction of a raised median to restrict the left turning
movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial
roadways to be located a minimum of 355-feet from the nearest intersection for a right-in/right-out
only driveway. Full-access driveways are not allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on principal
arterial roadways with a speed limit of 35 MPH to align or offset a minimum of 355-feet from any
existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum
width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume
driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for
low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance
with Table 2 under District Policy 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which
"is permitted for use until appropriate alternative access becomes available". Temporary access
may be granted through a development agreement or similar method, and the developer shall be
responsible for providing a financial guarantee for the future closure of the driveway.
9 Findley Cove/ MER26-0065/
H-2026-0028
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so
that the driver does not need to re-enter the public street system.
6. 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.
7. 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.
8. 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.
10 Findley Cove/ MER26-0065/
H-2026-0028
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.
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.
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
11 Findley Cove/ MER26-0065/
H-2026-0028