ACHD Approved Staff Report Hill's Century Farm 11/7Development Services Department
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Project/File: Hill's Century Farm/ MPP14-0018/ MAZ14-02/MPP14-14
This is an annexation, rezone, and preliminary plat application to subdivide 224
acres into 675 single family lots, 47 common lots, and 1 school site. The site is
located at 5340 S. Eagle Road in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: 5340 S. Eagle Road
Staff
Approval: November 7, 2014
Applicant: Mike Wardle
Brighton Corporation
12601 E. Explorer # 200
Boise, ID 83713
Representative: Same as above
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallace@achdidaho.org
A. Findings of Fact
Description of Application: The applicant is requesting approval of an annexation, rezone, and
preliminary plat application to subdivide 224 acres into 675 single family lots, 47 common lots,
and 1 future school site. The site is located at 5340 S. Eagle Road in Meridian, Idaho.
The applicant's proposal is consistent with the City of Meridian's comprehensive plan, which
calls for medium to medium high density residential development in this area.
2. Description of Adjacent Surrounding Area:
Direction
Land Use
Zoning
North
Rural urban transitional (Ada Count)
RUT
South
Rural urban transitional (Ada Count)
RUT
East
Single family residential (Ada Count)
R-4
West
Single family residential (Ada County)
R-2
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
Hill's Century Farm Subdivision
• Southern Highlands Subdivision, consisting of 162 -lot residential subdivision on 123.45 acres;
located directly west of the site is in various stages of development and was approved by
ACHD on January 8, 2014.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: This development will add 7.5 new centerline miles of roadway to the
public street inventory.
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Eagle Road is listed in the IFYWP to be widened to 5 lanes between Amity Road and Victory
Road with design scheduled to begin in 2018.
• Amity Road is listed in the CIP to be widened to 5 lanes between Locust Grove Road and Eagle
Road between 2022 and 2026.
• Eagle Road is listed in the CIP to be widened to 5 lanes between Lake Hazel Road and Amity
Road between 2022 and 2026.
• Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Locust Grove and Eagle
Road between 2022 and 2026.
• Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Eagle Road and
Cloverdale Road between 2027 and 2031.
• The intersection of Amity Road and Eagle Road is listed in the CIP have a dual -lane roundabout
constructed and to be widened to 5 lanes on the north leg, 4 lanes on the south, 4 lanes east,
and 4 lanes on the west leg, and signalized between 2022 and 2026.
• The intersection of Amity Road and Locust Grove Road is listed in the CIP to have a dual -lane
roundabout constructed and to be widened to 4 lanes on the north leg, 4 lanes on the south, 5
lanes east, and 5 lanes on the west leg, and signalized between 2017 and 2021.
• The intersection of Lake Hazel Road and Eagle 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 2027 and 2031.
• The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be widened
to 5 lanes on the north leg, 5 lanes on the south, 6 lanes east and 6 lanes on the west leg, and
signalized between 2022 and 2026.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 6,426 additional vehicle trips per
day, 675 vehicle trips per hour in the PM peak hour, based on the submitted traffic impact study.
2. Traffic Impact Study
Horrocks Engineering prepared a traffic impact study for the proposed Hill's Century Farm. Below
is an executive summary of the findings as presented by Horrocks Engineering. The following
executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic
impact study for consistency with ACHD policies and practices, and may have additional
requirements beyond what is noted in the summary. ACHD Staff comments on the submitted
traffic impact study can be found below under staff comments.
2 Hill's Century Farm Subdivision
Report Summary
This study was prepared with the Ada County Highway District's (ACHD's) requirements for
Traffic Impact studies listed in Section 7106 of the current ACHD Policy Manual. It evaluates the
traffic impacts generated by the proposed Hill's Century Farm Subdivision. The study's principal
findings and recommendations are summarized below.
Proposed Development
Hill's Century Farm Subdivision is a proposed 224 acre single-family development located within
the Meridian City limits in Ada County. The planned land uses in the development consist of:
• 675 single family detached residential dwelling units
The development is planned to be constructed over a 10 -year period, with three phases:
• Phase 1 constructs 212 single-family detached residential dwelling units by 2018
• Phase 2 constructs 251 additional single-family detached residential dwelling units by
2022
• Phase 3 construction of the remained of the development (build -out) is planned by 2025
Five accesses for the development are proposed to be connected to existing streets. There are
five other accesses that will connect to future adjacent developments that are not yet planned.
Traffic was distributed to the follow three project accesses:
Eagle Road/E. Taconic Road
• S. Newbridge Avenue/Lake Hazel Road
• Eagle Road/E. Lachlan Boulevard
The off-site study intersections include:
• Eagle/Amity Road (Roundabout)
• Eagle/Lake Hazel Road (Unsignalized)
• Locust Grove/Amity (Unsignalized)
Study area roadway segments
• Eagle Road, from Victory Road to Lake Hazel Road (Principal Arterial)
• Amity Road, from Eagle Road to Locust Grove (Minor Arterial)
• East Taconic Road, from Eagle into project (Collector)
• South Newbridge, from Lake Hazel into project (Collector)
Proposed Roadway/Intersection Improvements for Existing Traffic
Roadways: Under the existing traffic conditions, using the existing roadway lane configurations,
all study area roadways meet ACHD's minimum operational thresholds. No roadway
improvements are needed to mitigate the existing traffic.
Intersections: For the existing intersection traffic conditions analyzed using the existing
intersection control and lane configuration, all study area intersections meet ACHD's minimum
operational thresholds. No intersection improvements are needed to mitigate the existing traffic.
ACHD's Planned Improvements
Years 2017-2021: reconstruct the Amity Road and Locust Grove Road intersection to a dual -lane
roundabout.
Years 2022-2026: widen Amity Road from Locust Grove Road to Eagle Road to 5 -lanes.
Hill's Century Farm Subdivision
Years 2022-2026: widen Eagle Road from Lake Hazel Road to Amity Road to 5 -lanes.
Years 2022-2026: reconstruct the Amity Road and Eagle Road intersection to a dual -lane
roundabout.
Years 2022-2026: widen Eagle Road from Amity Road to Victory Road 5 -lanes
2018 (Phase 1) Background Traffic
Roadways: Eagle Road north of Amity Road will need a two-way left turn lane (TWLT) prior to
adding project traffic to the road network.
Intersections: No intersections need to be improved for this phase.
Turn Lane Analysis: No additional turn lanes needed.
2018 (Phase 1) Site Plus Background Traffic Conditions
Roadways/Intersections: No additional improvements needed to maintain acceptable
operating levels of service at roadways or intersections.
Turn Lane Analysis: The southbound left turning movements from Eagle Road to Taconic
Drive merit separate turning lanes
2022 (Phase 2) Background Traffic Conditions
Roadways/Intersections: No additional improvements needed to maintain acceptable operating
levels of service at roadways or intersections.
Turn Lane Analysis: No additional turn lanes needed.
2022 (Phase 2) Site Plus Background Traffic Conditions
Roadways: Eagle Road (north of Amity Road) will need to be increased to two lanes in each direction. This is
in addition to the TWLTL recommended under the 2018 Background traffic conditions.
Turn Lane Analysis: No additional turn lanes needed.
2025 (Build -Out) Background Traffic Conditions
Roadways: There are no roadways that will need improvements for this phase.
Intersections: Eagle Road/Amity Road intersection will need to be a dual lane roundabout. Eagle Road/E.
Taconic Drive intersection will need to be a roundabout or signalized intersection
Turn Lane Analysis: No additional turn lanes needed.
2025 (Build -Out) Site Plus Background Traffic Conditions
Roadwayslintersections: No additional improvements needed to maintain acceptable operating levels
of service at roadways or intersections.
4 Hill's Century Farm Subdivision
Turn Lane Analysis: The northbound right turning movement from Eagle Road to Taconic Drive merits
a separate turning lane.
Staff Comments/Recommendations: District Traffic Services and Development Review staff
has reviewed the traffic impact study.
Staff agrees with the recommendation to construct a center left turn lane and a dedicated
northbound right turn lane on Eagle Road at the Eagle/Taconic intersection. Additionally, a center
left turn lane should be constructed on Lake Hazel Road at the Lake Hazel/Newbridge
intersection.
Other comments and recommendations on information found in the traffic impact study can be
found under finding for consideration C1 below.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
Acceptable level of service for a two-lane minor arterial is "D" (550 VPH).
" With future widening as planned in ACHD's Integrated Five Year Work Plan (IFYWP) and
Capital Improvement Plan (CIP).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts. More current counts are not
possible due to the ITD projects on 1-84 and the resulting diversion of traffic onto ACHD roadways.
• The average daily traffic count for Eagle Road north of Amity Road was 8,914 on 4/3/14.
• The average daily traffic count for Eagle Road south of Amity was Road 4,664 on
10/4/12.
• The average daily traffic count for Amity Road east of Eagle Road was 5,665 on 10/3/12.
• The average daily traffic count for Lake Hazel Road east of Eagle Road was 6,035 on
7/17/13.
C. Findings for Consideration
1. Traffic Impact Study (TIS) Findings
The TIS notes the need for Eagle Road between Taconic and Amity to be widened to 3 lanes prior
to Phase 2 (after the final platting of 212 lots). The study also notes that the Amity/Eagle
roundabout needs to be widened to a dual lane roundabout under background conditions in 2025
Hill's Century Farm Subdivision
Functional
PM Peak
PM Peak
Existing
Roadway
Frontage
Classification
Hour
Hour Level
Plus
Traffic Count
of Service
Project
Eagle Road
N/A
Principal
561
Better than
"Better
(Amity to Victory)
Arterial
"E"
than "E"
Eagle Road
2,680-
Principal
205
Better than
Better than
(abutting the site)
feet
Arterial
"E"
"E"
Amity Road
N/A
Minor Arterial
307
Better than
F
Better than
F
DF
DF
Lake Hazel
975 -feet
Principal
345
Better than
Better than
Road
Arterial
"E"
"E"
Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
Acceptable level of service for a two-lane minor arterial is "D" (550 VPH).
" With future widening as planned in ACHD's Integrated Five Year Work Plan (IFYWP) and
Capital Improvement Plan (CIP).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts. More current counts are not
possible due to the ITD projects on 1-84 and the resulting diversion of traffic onto ACHD roadways.
• The average daily traffic count for Eagle Road north of Amity Road was 8,914 on 4/3/14.
• The average daily traffic count for Eagle Road south of Amity was Road 4,664 on
10/4/12.
• The average daily traffic count for Amity Road east of Eagle Road was 5,665 on 10/3/12.
• The average daily traffic count for Lake Hazel Road east of Eagle Road was 6,035 on
7/17/13.
C. Findings for Consideration
1. Traffic Impact Study (TIS) Findings
The TIS notes the need for Eagle Road between Taconic and Amity to be widened to 3 lanes prior
to Phase 2 (after the final platting of 212 lots). The study also notes that the Amity/Eagle
roundabout needs to be widened to a dual lane roundabout under background conditions in 2025
Hill's Century Farm Subdivision
and that Eagle/Taconic intersection needs to be improved with either a single lane roundabout or
signal.
Eagle Road — Taconic to Amity
Based on the finding of the TIS the applicant should be required to widen Eagle Road from
Taconic north to Amity after build -out of Phase 1 of the development, 212 lots. However,
widening the road in this location will provide little benefit since there are no street intersections
on Eagle Road between Taconic and Amity. ACHD will not require this widening to occur with
Phase 1.
Eagle Road — Amity to Victory
As noted in the TIS, Eagle Road (Amity to Victory) exceeds the acceptable level of service (LOS)
E for a 2 lane principal arterial roadway under 2018 background conditions in the AM peak hour
and in the PM peak hour at the build -out of phase 2 in 2022. This segment of Eagle Road is in
the IFYWP and CIP, and is planned for future widening to 5 lanes with design scheduled to start
in 2018. Typically, when a roadway or intersection is at or above an acceptable level of service
staff recommends that improvements be made to mitigate the additional traffic to be generated by
the development, or that the developer wait until ACHD makes improvements, as scheduled in the
CIP or IFYWP. In this case improvements would include widening Eagle Road from Amity Road
to Victory Road.
This segment of Eagle Road cannot be widened at this time due to right-of-way constraints.
There are several locations along this segment of Eagle Road which have not redeveloped and as
a result have constrained right-of-way widths. Prior to platting the 213th lot the applicant and
ACHD should evaluate the level of service on Eagle Road and determine if the construction of
center turn lanes is warranted based on roadway volumes at that time. If improvements are not
warranted prior to Phase 2, then this segment of Eagle Road should be evaluated with the update
to the TIS.
Updated TIS
To ensure improvements to Eagle Road, and to the Eagle/Amity and Eagle/Taconic intersections
are constructed when warranted the applicant should be required to submit an updated TIS to
ACHD for review with future phases. The updated TIS should specifically look at the Eagle/Amity
and Eagle/Taconic intersection to determine if the improvements noted above are warranted.
The updated TIS should be submitted to staff for review after Phases 1 and 2, or 463 lots have
been final platted. ACHD will not approve plans or sign any final plat which contains the 464th lot
until the updated TIS has been submitted and reviewed by staff.
Eagle/Amity Intersection
If, as a result of the updated TIS, it is determined that the Eagle/Amity roundabout needs to be
widened to a dual lane roundabout after Phases 1 and 2 or 463 lots, as currently recommended,
then the applicant should enter into a cooperative development agreement (CDA) with ACHD to
make the improvement.
The applicant should be required to improve the Eagle/Amity intersection to mitigate their traffic
impacts, as recommended in the submitted traffic impact study. As such, the applicant should be
required to enter into a Cooperative Development Agreement with the District to improve the to a
dual lane roundabout, as noted in the District's Capital Improvement Plan.
The Cooperative Development Agreement should include the intersection design and
construction, as well as allocation of costs. ACHD will only provide reimbursement or impact fee
credit for impact fee eligible costs of permanent intersection improvements consistent with the
CIP. The applicant should be responsible for all other project costs.
6 Hill's Century Farm Subdivision
In order to ensure the intersections and roadway segments will be improved when warranted, the
following items must be in place prior plans acceptance for the final plat necessitating the
improvements.
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
• Full design and approved plans for the intersection;
• Dedication of all of the right-of-way necessary to complete the intersection project.
Eagle/Taconic Intersection
If it is determined that either a single lane roundabout or a signal is warranted at the
Eagle/Taconic intersection, then the applicant should be required to improve the intersection prior
to plans approval or signature of any final plat which contains the 464th lot. To ensure either
improvement (single lane roundabout or signal) can be constructed in the future the applicant
should be required to dedicate additional right-of-way to accommodate the future construction of z
single lane roundabout consistent with the template shown as attachment 4.
If the updated TIS shows that no improvements are need at either intersection then the conditions
of this report should be modified to reflect those findings.
Eagle/Lake Hazel Intersection
The TIS notes that the Eagle/Lake Hazel intersection currently operates at an acceptable LOS B
and will continue to operate at LOS B at build out of the site in 2025, therefore no improvements
are recommended at this time. This intersection should also be re -analyzed as part of the
updated traffic impact study, noted above.
2. South Meridian Transportation Study
The South Meridian Transportation Plan (SMTP) is a long range planning tool developed to plan
for future growth in the South Meridian Area by identifying future roadway, intersection, and
corridor needs. The SMTP provides a framework for future roadway improvements based on the
land use designations. The plan also investigates alternative transportation solutions including
pedestrian and bicycle pathways. The plan was created in collaboration the City of Meridian and
was adopted by the ACHD Commission in May of 2009. The SMTP recommends preserving
right-of-way for future widening of Eagle Road and Lake Hazel Road to 5 -lanes and the
construction of 7 -foot wide detached sidewalks on Lake Hazel Road.
3. Eagle Road
a. Existing Conditions: Eagle Road is improved with 2 -travel lanes, 25 -feet of pavement and
no curb, gutter or sidewalk abutting the site. There is 50 to 73 -feet of right-of-way for Eagle
Road (25 -feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Hill's Century Farm Subdivision
Street Section and Right -of -Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5 -lane street section shall be 72 -feet (back -of -curb to back -of -curb) within
96 -feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left -turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right -of -Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site -related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5 -feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6 -feet wide
between the back -of -curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a
minimum of 7 -feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall
widen the pavement to a minimum of 17 -feet from centerline plus a 3 -foot wide gravel
shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be
required (See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Arterial Road is designated in the
MSM as a Residential Arterial with 5 -lanes and on -street bike lanes, a 72 -foot street section
within 96 -feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 23 additional feet of right-of-way
to total 48 -feet of right-of-way from the centerline of Eagle Road abutting the site. The
applicant has proposed to construct a 5 -foot wide detached concrete sidewalk on Eagle Road
abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
Consistent with ACHD Frontage Improvement Policy, the applicant should be required to
widen the pavement to a minimum of 17 -feet from centerline plus a 3 -foot wide gravel
shoulders on Eagle Road abutting the site.
Consistent with the recommendations of the traffic impact study, the applicant should be
required to construct a center left turn lane and a dedicated right turn lane on Eagle Road at
the Eagle/Taconic intersection.
Hill's Century Farm Subdivision
The submitted traffic impact study recommends the installation of a either a roundabout or a
signal at the Eagle Road/Taconic intersection. To ensure there is sufficient right-of-way to
accommodate the construction of either improvement in the future the applicant should be
required to dedicate additional right-of-way at the intersection to allow for future construction
of a single lane roundabout; a signal would also fit within the roundabout right-of-way. The
right-of-way dedication for the roundabout should be consistent with the template shown as
attachment 4.
4. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 2 -travel lanes, 25 -feet of pavement,
and no curb, gutter or sidewalk abutting the site. There is 50 -feet of right-of-way for Lake
Hazel Road (25 -feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right -of -Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5 -lane street section shall be 72 -feet (back -of -curb to back -of -curb) within
96 -feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left -turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right -of -Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site -related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5 -feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6 -feet wide
between the back -of -curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a
minimum of 7 -feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall
widen the pavement to a minimum of 17 -feet from centerline plus a 3 -foot wide gravel
shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be
required (See Section 7205.5.5).
Hill's Century Farm Subdivision
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Lake Hazel Road is designated in
the MSM as a Residential Mobility Arterial with 5 -lanes and on -street bike lanes, a 72 -foot
street section within 100 -feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 23 additional feet of right-of-way
to total 48 -feet of right-of-way from the centerline of Lake Hazel Road abutting the site. The
applicant has proposed to construct a 5 -foot wide detached concrete sidewalk on Lake Hazel
Road abutting the site.
d. Staff Comments/Recommendations: Consistent with the MSM the applicant should be
required to dedicated 50 -feet of right-of-way from the centerline of Lake Hazel Road abutting
the site. The SMTP required 7 -foot wide detached sidewalks on Lake Hazel Road.
Consistent with the SMTP the applicant should be required to construct 7 -foot wide detached
concrete sidewalks on Lake Hazel Road abutting the site.
The 7 -foot wide detached concrete sidewalk should be located a minimum of 42 -feet from the
centerline of Lake Hazel Road abutting the site.
Consistent with ACHD Frontage Improvement Policy, the applicant should be required to
widen the pavement to a minimum of 17 -feet from centerline plus a 3 -foot wide gravel
shoulders on Lake Hazel Road abutting the site.
As noted above, the applicant should be required to construct a center left turn lane on Lake
Hazel Road at the Lake Hazel/Newbridge intersection.
5. Taconic/Newbridge/Highlander
a. Existing Conditions: There are no collector roadways within the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
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.
Street Section and Right -of -Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70 -feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2 -feet behind
the back -of -curb on each side.
The standard street section shall be 46 -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.
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.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5 -feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6 -feet wide
10 Hill's Century Farm Subdivision
between the back -of -curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a
minimum of 7 -feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
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.
Landscape Medians Policy: District policy 7206.5.14 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.
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. Two new collector roadways are identified on the
MSM with the street typology of Residential Collector. The new collectors should be located
at the half mile and extend north/south between Amity and Lake Hazel Roads and Eagle Road
and Cloverdale Road. The Residential Collector typology as depicted in the Livable Street
Design Guide recommends a 2 -lane roadway with bike lanes, and on street parking, a 36 -foot
street section within 50 -feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct three collector roadways
within the site. Taconic Drive is proposed to intersect Eagle Road at the half mile in alignment
with Taconic Drive on the west side of Eagle Road across from the site. The roadway is
proposed to extend east into the site terminating at Newbridge Avenue.
Newbridge Avenue is proposed to intersect Lake Hazel Road and extend north to intersect
Taconic Drive. Approximately 1,500 -feet north of Eagle Road Newbridge Avenue is proposed
to be diverted around an open space lot.
Highlander Drive is proposed to extend to the northeast off of Taconic Drive, where it is
proposed to stub to a future school lot.
The applicant has proposed to construct the entry portion of both Taconic Drive and
Newbridge Avenue with a 10 -foot wide center landscape island, one 21 -foot wide travel lane,
one 25 -foot wide travel lane, vertical curb, gutter, an 8 -foot wide planter strip and a 5 -foot wide
detached concrete sidewalk within 87.5 -feet of right-of-way. Both roadways are then
11 Hill's Century Farm Subdivision
proposed to taper to a 36 -foot residential collector street section with vertical curb, gutter, an
8 -foot wide planter strip, and 5 -foot wide detached concrete sidewalk within 63 -feet of right-of-
way.
The applicant has proposed to construct Highlander Drive as a 36 -foot residential collector
street section with vertical curb, gutter, an 8 -foot wide planter strip, and 5 -foot wide detached
concrete sidewalk within 63 -feet of right-of-way.
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d. Staff Comments/Recommendations: The applicant's proposal to construct Taconic Drive to
intersect Eagle Road at the half mile and extend east to Newbridge Avenue is consistent with
the MSM and should be approved, as proposed.
Staff is generally supportive of the proposed alignment of Newbridge Avenue. Instead of
diverting around an open space lot approximately 1,500 -feet north of Lake Hazel Road, staff
recommends that Newbridge Avenue be redesigned to continue straight though the site. This
will provide a direct north/south route and will eliminate front on housing on the collector.
Consistent with the MSM, staff recommends that Highlander Drive be constructed through the
future school site and stubbed to the north property line at the half -mile.
The applicant's proposal to construct the entry portions of both Taconic Drive and Newbridge
Avenue with a 10 -foot wide center landscape island, one 21 -foot wide travel lane, one 25 -foot
wide travel lane, vertical curb, gutter, an 8 -foot wide planter strip and a 5 -foot wide detached
concrete sidewalk within 87.5 -feet of right-of-way tapering to a 36 -foot residential collector
street section with vertical curb, gutter, an 8 -foot wide planter strip, and 5 -foot wide detached
concrete sidewalk within 63 -feet of right-of-way, meets District policy and should be approved,
as proposed.
The applicant should be required to plat the center landscape islands at right-of-way owned by
ACHD. The applicant or the future home owners association should enter into a license
agreement with ACHD for any landscaping proposed to be located within the center
landscape islands.
The applicant's proposal to construct Highlander Drive as a 36 -foot residential collector street
section with vertical curb, gutter, an 8 -foot wide planter strip, and 5 -foot wide detached
concrete sidewalk within 63 -feet of right-of-way meets District Policy and should be approved,
as proposed.
6. Temporary Access
The applicant has proposed to construct Lachlan Boulevard to intersect Eagle Road located
approximately 900 -feet north of Taconic Drive. ACHD's Access Management and Roadway
Offset policies, allow for public streets to intersect principal arterial roadways, such as Eagle
Road, at the half mile. Therefore, the applicant's proposal to construct Lachlan Boulevard to
intersect Eagle Road does not meet District policy and should not be approved, as proposed.
However, staff understands the Meridian Fire Department's need for two points of access to the
site, and recommends that a temporary access road be allowed in this location until access until
2 points of ingress and egress have been constructed meeting Meridian Fire Department
Standards.
Therefore, staff recommends that the entry portion of Lachlan Boulevard east of Eagle Road,
approximately 130 -feet, be constructed as a the 24 -foot wide temporary access road within a
temporary right-of-way easement. The temporary right-of-way easement should encumber the
whole lot. The easement would be released after 2 points of ingress and egress meeting
Meridian Fire Department Standards have been constructed. The parcel could then become a
buildable lot.
13 Hill's Century Farm Subdivision
7. Internal Local Streets
a. Existing Conditions: There are no local streets within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right -of -Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50 -feet wide and that the standard
street section shall be 36 -feet (back -of -curb to back -of -curb). The District will consider the
utilization of a street width less than 36 -feet with written fire department approval.
Standard Urban Local Street -36 -foot to 33 -foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that 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 concrete sidewalks on both sides
and shall typically be within 50 -feet of right-of-way.
The District will also consider the utilization of a street width less than 36 -feet with written fire
department approval. Most often this width is a 33 -foot street section (back -of -curb to back -
of -curb) for developments with any buildable lot that is less than 1 acre in size.
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.
c. Applicant's Proposal: The applicant has proposed to construct all of the internal local
streets as 33 -foot street section with rolled curb, gutter, an 8 -foot planter strip, and a 5 -foot
wide detached concrete sidewalk within 60 -feet of right-of-way. As proposed the right-of-way
would extend '/z a foot behind the back of the sidewalk.
d. Staff Comments/Recommendations: The applicant's proposal to construct the internal
roadways as 33 -foot street section with rolled curb, gutter, an 8 -foot planter strip, and a 5 -foot
wide detached concrete sidewalk meets District policy and should be approved, as proposed.
8. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states
that new local streets should not typically intersect arterials. Local streets should typically
14 Hill's Century Farm Subdivision
intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect
an arterial, the minimum allowable offset shall be 1,320 -feet as measured from all other
existing roadways as identified in Table 1 b (7205.4.7).
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.
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330 -feet from a collector roadway (measured centerline to centerline).
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).
c. Applicant's Proposal: The applicant has proposed to construct one collector roadway,
Taconic Drive, to intersect Eagle Road at the half mile in alignment with Taconic Drive on the
west side of Eagle Road across from the site.
The applicant has proposed to construct one collector roadway, Newbridge Avenue, to
intersect Lake Hazel Road, located approximately 1,770 -feet east of Eagle Road and
approximately 950 -feet west of the western driveway for the Nova Soccer Club.
d. Staff Comments/Recommendations: The applicant's proposal to construct Taconic Drive to
intersect Eagle Road at the half mile meets District policy and should be approved, as
proposed.
The applicant's proposal to construct Newbridge Avenue to intersect Lake Hazel Road,
located approximately 1,770 -feet east of Eagle Road and approximately 950 -feet west of the
western driveway for the Nova Soccer Club does not meet District Offset Policy, which
required collectors to intersect principal arterial roadways at the half mile, however staff
recommends a modification of policy to allow the roadway to be constructed as proposed.
Staff's recommendation is due to the fact that the Newbridge Avenue is centrally located
between Eagle Road and the high volume driveway for the Nova Soccer Club, and that as
part of a prior action on a parcel south of the site the north/south mid -mile collector roadway
was eliminated from the MSM between Lake Hazel Road and Columbia Road. Removal of
the roadway from the MSM allows for greater flexibility in the location of the Newbridge
Avenue intersection. Additionally, the applicant is required to construct a center turn lane on
Lake Hazel Road in this location.
9. Stub Streets
a. Existing Conditions: There are 2 stub streets to the site, Woodville and Mardia Streets, both
constructed as part of Rockhampton No. 10 subdivision. The stub streets are constructed at
standard 36 -foot street section with rolled curb, gutter, and 5 -foot wide attached concrete
sidewalks. There is a barricade at the terminus of both stub streets and a sign noting that
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
b. Policy:
Stub Street Policy: District policy 7207.2.4 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 7207.2.5.4, 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."
In addition, stub streets must meet the following conditions
15 Hill's Century Farm Subdivision
• 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 7207.2.4 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.
c. Applicant Proposal: The applicant is proposing extend 2 stub streets into the site, Woodville
and Mardia Streets.
The applicant is proposing to construct 6 stub streets; 2 to the north, 2 to the south, and 2 to
the east. The stub streets are proposed to be located as follows:
• Stub street to the north, located approximately 1,300 -feet east of Eagle Road (measured
centerline to centerline).
• Stub street to the north, Arispe Avenue, located approximately 2,800 -feet east of Eagle
Road (measured centerline to centerline).
• Stub street to the south, Tindaris Avenue, located approximately 500 -feet east of Eagle
Road (measured centerline to centerline).
• Stub street to the south, Stockport Avenue, located approximately 140 -feet west of the
east property line (measured property line to centerline).
• Stub street to the east, Woodville Street, located approximately 110 -feet south of the
north property line (measured property line to centerline)
• Stub street to the east, Gisborn Street, located approximately 740 -feet north of Eagle
Road (measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal to construct 6 stub streets as
noted above meets District policy and should be approved, as proposed. The applicant
should be required to install a sign at the terminus of each stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
The applicant should be required to install a temporary turnaround at the terminus of the
Highlander Drive stub street if it extends greater than 150 -feet in length. The applicant
should also be required to install a sign at the terminus of Highlander Drive stating that, " THIS
IS DESINGATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND
WIDENDED IN THE FUTURE."
10. Bridge for Ten Mile Creek
The District will require that the applicant submit the bridge plans for the crossing of the Ten Mile
Creek (Taconic Drive) for review and approval prior to plans approval for the phase requiring the
bridge, the pre -construction meeting and final plat approval.
16 Hill's Century Farm Subdivision
11. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8 -feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8 -feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10 -feet.
12. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10 -feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40 -foot vision triangle and a 3 -foot
height restriction on all landscaping located at an uncontrolled intersection and a 50 -foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
13. Other Access
Eagle Road and Lake Hazel Road are classified as principal arterials roadways, and Taconic
Drive, Newbridge Avenue, and Highlander Drive are classified as collector roadways. Other than
the access specifically approved with this application, direct lot access is prohibited to these
roadways and should be noted on the final plat.
D. Special Note to the City of Meridian
This site includes a future elementary school site within the West Ada School District. The future
elementary school will be subject to a separate development application; independent of this
preliminary plat application. At that time a traffic impact study will be required per Idaho Code.
The West Ada School District will be responsible for mitigation deemed necessary to serve the
future elementary school as a result of the traffic impact study findings. Future improvements
may include, but are not limited to signage, crosswalks, sidewalks, flashing school beacons, and
any necessary signalized pedestrian crossings. Improvements may be required within the
proposed subdivision and also on the arterial roadways that are external to this subdivision.
Currently there are only limited pedestrian facilities on the surrounding arterial roads.
E. Site Specific Conditions of Approval
Submit an updated traffic impact study for review after 463 lots have been final platted. ACHD will
not approve plans or sign any final plat which contains the 464"' lot until the updated traffic impact
study has been submitted and reviewed by staff.
2. If it is determined that the Eagle/Amity roundabout needs to be widened to a dual lane roundabout
after 463 lots have been final platted, then enter into a Cooperative Development Agreement with
the District to improve the Eagle/Amity intersection to a dual lane roundabout, as listed in the
District's Capital Improvement Plan. ACHD will not approve plans or sign any final plat which
contains the 464" lot until the intersection is improved.
a. The Cooperative Development Agreement shall include the intersection design and
construction, as well as allocation of costs. ACHD will only provide impact fee credit for
impact fee eligible costs of permanent intersection improvements consistent with CIP.
The applicant shall be responsible for all other project costs.
3. In order to ensure the intersections and roadway segment will be improved when warranted, the
following items must be in place prior plans acceptance for the final plat necessitating the
improvements.
• Cooperative Development Agreement;
17 Hill's Century Farm Subdivision
Financial surety provided by the applicant meeting the terms of the Cooperative Development
Agreement;
Full design and approved plans for the intersection;
Dedication of all of the right-of-way (both ACHD and ITD) necessary to complete the
intersection project
4. If it is determined that either a single lane roundabout or a signal is warranted at the
Eagle/Taconic intersection, then improve the intersection prior to plans approval or signature of
any final plat which contains the 464th lot. To ensure either improvement (single lane
roundabout or signal) can be constructed in the future, dedicate additional right-of-way at the
Eagle Road/Taconic Drive intersection to accommodate the future construction of a single lane
roundabout consistent with the template shown as attachment 4.
5. Dedicate 23 additional feet of right-of-way to total 48 -feet of right-of-way from the centerline of
Eagle Road abutting the site. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits), whichever occurs
first. Allow up to 30 business days to process the right-of-way dedication after receipt of all
requested material. The District will purchase the right-of-way which is in addition to existing
right-of-way from available Corridor Preservation Funds.
6. Construct a 5 -foot wide detached concrete sidewalk on Eagle Road abutting the site, as
proposed. The sidewalk shall be located a minimum of 41 -feet from the centerline of Eagle Road
abutting the site.
7. Widen the pavement on Eagle Road to provide a minimum pavement width of 17 -feet from
centerline plus a 3 -foot wide gravel shoulders abutting the site.
8. Construct a center left turn lane and a dedicated right turn lane on Eagle Road at the
Eagle/Taconic intersection. Coordinate the design of the turn lanes with District Development
Review staff.
9. Dedicate 25 additional feet of right-of-way to total 50 -feet of right-of-way from the centerline of
Lake Hazel Road abutting the site. The right-of-way purchase and sale agreement and deed
must be completed and signed by the applicant prior to scheduling the final plat for signature by
the ACHD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after
receipt of all requested material. The District will purchase the right-of-way which is in addition to
existing right-of-way from available Corridor Preservation Funds.
10. Widen the pavement on Lake Hazel Road to provide a minimum pavement width of 17 -feet from
centerline plus a 3 -foot wide gravel shoulders on Lake Hazel Road abutting the site.
11. Construct a 7 -foot wide detached concrete sidewalk on Lake Hazel Road abutting the site. The
sidewalk shall be located a minimum of 41 -feet from the centerline of Lake Hazel Road abutting
the site.
12. Construct a center left turn lane on Lake Hazel Road at the Lake Hazel/Newbridge intersection.
Coordinate the design of the turn lane with District Development Review staff.
13. Construct Taconic Drive, to intersect Eagle Road at the half mile in alignment with Taconic Drive
on the west side of Eagle Road across from the site, as proposed.
14. Construct Newbridge Avenue, to intersect Lake Hazel Road, located approximately 1,770 -feet
east of Eagle Road and approximately 950 -feet west of the western driveway for the Nova Soccer
Club, as proposed. Redesign Newbridge Avenue to continue straight though the site.
18 Hill's Century Farm Subdivision
15. Extend Highlander Drive to the northeast off of Taconic Drive, as proposed. Redesign Highlander
Drive to extend through the future school site and to stub to the north property line at the half -mile.
Install a temporary turnaround at the terminus of the Highlander Drive stub street if it extends
greater than 150 -feet in length. Install a sign at the terminus of Highlander Drive stating that,
"THIS IS DESINGATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND
WIDENDED IN THE FUTURE."
16. Construct the entry portion of Taconic Drive and Newbridge Avenue with a 10 -foot wide center
landscape island, one 21 -foot wide travel lane, one 25 -foot wide travel lane, vertical curb, gutter,
an 8 -foot wide planter strip and a 5 -foot wide detached concrete sidewalk within 87.5 -feet of right-
of-way, as proposed.
17. Plat the center landscape islands at right-of-way owned by ACHD. The applicant or the future
home owners association shall enter into a license agreement with ACHD for any landscaping
proposed to be located within the center landscape islands.
18. Construct the remaining portions of Taconic Drive, Newbridge Avenue, and Highlander Drive as
36 -foot residential collector street section with vertical curb, gutter, an 8 -foot wide planter strip,
and 5 -foot wide detached concrete sidewalk within 63 -feet of right-of-way, as proposed.
19. Provide a temporary right-of-way easement to allow for the construction of a 24 -foot wide
temporary access road onto Eagle Road located approximately 900 -feet north of Taconic Drive.
The temporary right-of-way easement shall encumber the entire lot.
20. Release the temporary right-of-way easement and remove the 24 -foot wide temporary access
road onto Eagle Road after 2 points of ingress and egress meeting Meridian Fire Department
Standards have been constructed.
21. Construct all of the internal local streets as 33 -foot street section with rolled curb, gutter, an 8 -foot
planter strip, and a 5 -foot wide detached concrete sidewalk within 60 -feet of right-of-way, as
proposed.
22. Construct the following 6 stub streets, as proposed. Install a sign at the terminus of each stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
• Stub street to the north, located approximately 1,300 -feet east of Eagle Road (measured
centerline to centerline).
• Stub street to the north, Arispe Avenue, located approximately 2,800 -feet east of Eagle Road
(measured centerline to centerline).
• Stub street to the south, Tindaris Avenue, located approximately 500 -feet east of Eagle Road
(measured centerline to centerline).
• Stub street to the south, Stockport Avenue, located approximately 140 -feet west of the east
property line (measured property line to centerline).
• Stub street to the east, Woodville Street, located approximately 110 -feet south of the north
property line (measured property line to centerline)
• Stub street to the east, Gisborn Street, located approximately 740 -feet north of Eagle Road
(measured centerline to centerline).
23. Submit the bridge plans for the crossing of the Ten Mile Creek (Taconic Drive) for review and
approval for the phase requiring the bridge, prior to the pre -construction meeting and final plat
approval.
24. Direct lot access is prohibited to Eagle Road, Lake Hazel Road, Taconic Drive, Newbridge
Avenue, and Highlander Drive and shall be noted on the final plat.
19 Hill's Century Farm Subdivision
25. Payment of impacts fees are due prior to issuance of a building permit.
26. Comply with all Standard Conditions of Approval.
F. Standard Conditions of Approval
All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including
all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-
of-way (including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's engineer should provide
documentation of ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless a waiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
20 Hill's Century Farm Subdivision
G. Conclusions of Law
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.
H. Attachments
1. Vicinity Map
2. Site Plan
3. Single Lane Roundabout Template
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines
21 Hill's Century Farm Subdivision
VICINITY MAP
22 Hill's Century Farm Subdivision
SITE PLAN
23 Hill's Century Farm Subdivision
SINGLE LANE ROUNDABOUT TEMPLATE
24 Hill's Century Farm Subdivision
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
25 Hill's Century Farm Subdivision
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
❑Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
❑For ALL development applications, including those receiving a "No Review" letter:
The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
El Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non -Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑ Working in the ACHD Right -of -Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction — Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre -Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre -Con.
26 Hill's Century Farm Subdivision
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all
of the relevant facts presented, made an error of fact or law, abused discretion or acted
arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall
refer to the decision being appealed, identify the appellant by name, address and
telephone number and state the grounds for the appeal. The grounds shall include a
written summary of the provisions of the policy relevant to the appeal and/or the facts
and law relied upon and shall include a written argument in support of the appeal.
The Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working
days from the date of the filing of the notice of appeal to reply to the notice of the
appeal, and may during such time meet with the appellant to discuss the matter, and
may also consider and/or modify the decision that is being appealed. A copy of the
reply and any modifications to the decision being appealed will be provided to the
appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant of the
Development Services Manager's reply to the notice of appeal. A copy of the
decision being appealed, the notice of appeal and the reply shall be delivered to the
Commission at least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision
being appealed, as such action is adequately supported by the law and evidence
presented at the hearing.
27 Hill's Century Farm Subdivision