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Project/File: Nesting Swan Ranch Subdivision/ MPP14-0023/ AZ14-016/PP14-018
This is an annexation, rezone, and preliminary plat application to allow for the
development of 31 single family building lots and 7 common lots on 10.37 acres.
The site is located at 4617 & 4620 S. Martinel Lane in Meridian, Idaho.
Lead Agency:
City of Meridian
Site address:
4617 & 4620 S. Martinel Lane
Staff Approval:
February 2, 2015
Applicant:
Sandy Sanderson
RUT
Blossom 1, LLC
Rural Urban Transitional Ada Count
1775 W. State Street - Box 117
West
Boise, ID 83702
Representative: Tamara Thompson
The Land Group
462 E. Shore Drive
Eagle, ID 83616
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallace(a)achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation, rezone, and
preliminary plat application to subdivide 10.37 acres into 31 single family building lots and 7
common lots. This site is located near the northeast corner of the Amity/Eagle intersection in
Meridian, Idaho.
The applicant's proposal is consistent with the City of Meridian's Future Land Use Map which calls
for medium density residential within the vicinity of the site.
2. Description of Adiacent Surrounding Area -
Direction
Land Use
Zoning
North
Rural Urban Transitional (Ada County)
RUT
South
Rural Urban Transitional (Ada Count
RUT
East
Rural Urban Transitional Ada Count
RUT
West
Rural Urban Transitional (Ada County)
RUT
3. Site History: ACHD has not previously reviewed this site for a development application.
Nesting Swan Ranch
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
Hill's Century Farm Subdivision consisting of 675 single family lots, 47 common lots, and
school site was approved by ACHD on November 7, 2014 and is located south of the site.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: This development will add 0.10 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/ Integrated Five Year Work Plan:
• 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.
• 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.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 295 vehicle trips per day; 31 vehicle
trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip
Generation Manual, 9t' edition.
2. 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).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
Updated traffic counts are not available at this time due to the ITD's 1-84 project, which has diverted
significant amounts of traffic to 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 Amity Road east of Eagle Road was 5,665 on 10/3/12.
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PM Peak
PM Peak
Existing
Roadway
Frontage
Functional
Hour
Hour Level
Plus
Classification
Traffic Count
of Service
Project
Eagle Road400'
Principal
561
Better than
Better than
Arterial
"E"
"E"
Amity Road
575'
Minor Arterial
307
Better than
"D11
Better than
llDll
• 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).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
Updated traffic counts are not available at this time due to the ITD's 1-84 project, which has diverted
significant amounts of traffic to 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 Amity Road east of Eagle Road was 5,665 on 10/3/12.
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C. Findings for Consideration
1. The South Meridian Transportation Plan
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 Amity and Eagle Roads to 5 lanes.
2. Amity Road
a. Existing Conditions: Amity Road is improved with 2 -travel lanes 27 to 38 -feet of pavement a
4 to 6 -foot wide shoulder and no curb, gutter or sidewalk abutting the site. There is 86 to 70 -
feet of right-of-way for Amity Road (50 to 40 -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.
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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 Amity Road is designated in the
MSM as a Residential Arterial with 3 -lanes and on -street bike lanes, a 47 -foot street section
within 76 -feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to construct a 5 -foot wide detached concrete
sidewalk located approximately 41 -feet from the centerline to Amity Road abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to provide a permanent
right-of-way easement for the public sidewalks located outside of the dedicated right-of-way.
There is already 40 to 50 -feet of right-of-way for Amity Road abutting the site. As such, no
additional right-of-way dedication should be required as part of this application.
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 Amity Road abutting the site.
3. Eagle Road
a. Existing Conditions: Eagle Road is improved with two travel lanes, 41 to 26 -feet of
pavement, a 5 to 10 -foot wide shoulder and no curb, gutter or sidewalk abutting the site.
There is 118 to 64 -feet of right-of-way for Eagle Road (58 to 40 -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
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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 has not proposed any improvements to Eagle Road
abutting the site.
d. Staff Comments/Recommendations: The applicant should be required to dedicate right-of-
way to total 48 -feet from the centerline of Eagle Road where is does not currently exist and
construct a 5 -foot wide detached concrete sidewalk on Eagle Road abutting the site located a
minimum of 42 -feet from the centerline of Eagle Road abutting the site.
The applicant should be required to provide a permanent right-of-way easement for the public
sidewalks located outside of the dedicated right-of-way.
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.
4. Martinel Avenue
a. Existing Conditions: There are no public streets internal to the site. There is one private
road, Martinel Lane, which is currently used to access 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.
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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.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra -neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back -of -curb. Where feasible, a parkway strip at least
8 -feet wide between the back -of -curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12 -feet maximum for a minimum distance of
150 -feet. Beyond the 150 -feet, the island may increase to a maximum width of 30 -feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
6 Nesting Swan Ranch
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant's Proposal: The applicant is proposing to reconstruct the private road as a public
street. The applicant is proposing to construct the entry portion of Martinel Avenue with two
14.5 -foot wide travel lanes, a 10 -foot wide center landscape island, vertical curb, gutter, and
5 -foot wide attached concrete sidewalks within 58 -feet of right-of-way. The remainder of
Martinel Avenue is proposed to be constructed as a 33 -foot street section with rolled curb,
gutter, and a 5 -foot wide attached concrete sidewalk within 50 -feet of right-of-way.
d. Staff Comments/Recommendations: Typically a 20 -foot wide travel lane is required on
either side of a center landscape island for fire department access. The applicant should
provide written fire department approval for use of the 14.5 -foot wide travel lanes on either
side of the proposed center landscape islands or redesign the street to provide two 20 -foot
wide travel lanes.
The center landscape island should be dedicated as right-of-way owned by ACRD. The
applicant or the future home owners association should apply for a license agreement for any
landscaping proposed to be placed within the center landscape island.
The applicant's proposal to construct the remaining portions of Martinel Avenue as a 33 -foot
street section with rolled curb, gutter, and 5 -foot wide attached concrete sidewalk meets
District policy and should be approved, as proposed. The applicant should be required to
provide written approval for use of the reduced street section from the Meridian Fire
Department.
The right-of-way for Martinel Avenue should extend to the site's east property line abutting the
Diamond View Assisted Living facility (parcel No. S1128336506). This will allow for future
access to Martinel Avenue, and for the future/potential closure of their existing driveway off of
Amity Road.
5. Roadway Offsets
a. Existing Conditions: There are no roadway offsets within the site.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660 -feet as measured from all other existing roadways
and 425 -feet from all other existing driveways as identified in Table 1 a (7205.4.6).
c. Applicant's Proposal: The applicant is proposing to construct one new local street, Martinel
Avenue, to intersect Amity Road located approximately 895 -feet east of Eagle Road
(measured centerline to centerline). There is an existing private road in this location which
provides access to 2 single family homes. The proposed public street is located 253 -feet west
of an existing driveway for Diamond View Assisted Living.
d. Staff Comments/Recommendations: The applicant's proposal to construct Martinel
Avenue to intersect Amity Avenue meets District Street Location policy, which requires local
streets intersecting minor arterials to offset by 660 -feet from other streets. However, the
applicant's proposal does not meet the driveway offset requirements, which requires local
streets to offset driveways by 425 -feet. As proposed, the new public street would offset the
existing driveways to the east by 253 -feet.
Staff recommends a modification of policy to allow the street to be located, as proposed.
Staff's recommendation is due to the fact that the right-of-way for Martinel Avenue will extend
7 Nesting Swan Ranch
to the east property line allowing for the driveway to be closed in the future, and the road is
proposed to be located outside of the influence area of the intersection.
6. Stub Streets
a. Existing Conditions: There are no stub streets within or to the site.
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:
• 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 to construct one stub street to the north,
Martinel Avenue, located at the sites northeast property line. The applicant has proposed to
construct a temporary turnaround at the terminus of the stub street.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7. Private Roads
a. 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.
b. Applicant Proposal: The applicant is proposing to construct 1 private road, Mikael Lane, to
intersect Martinel Avenue, located approximately 190 -feet north of Amity Road (measured
centerline to centerline). Mikael Lane is proposed to have a gated entry. The gate is proposed
to be located approximately 70 -feet west of the right-of-way for and Martinel Avenue.
c. Staff Comments/Recommendations: If the City of Meridian approves the private road, the
applicant shall be required to pave the private roadway a minimum of 20 to 24 -feet wide and at
8 Nesting Swan Ranch
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.
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.
The private road should be paved a minimum of 30 -feet into the site beyond the edge of
pavement of Martinel Avenue.
8. 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.
9. 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.
10. Future Development Requirements
This is the first phase of a two phase development. The second phase of the project will include
an 11.39 acre parcel located north of the site. The 11.39 acre parcel abuts a 37 acre parcel
owned by the West Ada School District, which is planned to be developed into a high school.
There is a 5 acre parcel (Shoemaker) north of the site, and north of the West Ada School District
(WASD) parcel is a 19 acre parcel owned by the Lewis Family. Both Shoemaker and Lewis
parcels are land locked and accessed via a private road, Zaldia Lane.
Both the Shoemakers and Lewis's have indicated a desire to develop their properties in the future,
however, both parcels will need access to a public street before either of the properties could be
developed. As part of the future phase 2 application, the applicant will be proposing a stub street
to the Shoemaker parcel.
To ensure that access to a public street is available to the Shoemaker parcel and that secondary
access is available to the WASD parcel and could be make available to the Lewis parcel staff will
recommend that the stub street be designed to run along the south side of the Shoemaker parcel
stubbing to the WASD parcel.
9 Nesting Swan Ranch
'For illustrative purposes only.
11. Other Access
Eagle Road is classified as a principal arterial and Amity Road is classified as a minor arterial
roadway. 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. Site Specific Conditions of Approval
1. Construct a 5 -foot wide detached concrete sidewalk located 41 -feet from the centerline of Amity
Road abutting the site, as proposed. Provide a permanent right-of-way easement for the public
sidewalks located outside of the dedicated right-of-way.
2. Widen the pavement on Amity Road to 17 -feet from centerline plus a 3 -foot wide gravel shoulders
abutting the site.
3. Dedicate right-of-way to total 48 -feet from the centerline of Eagle Road where is does not
currently exist 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.
4. Construct a 5 -foot wide detached concrete sidewalk located a minimum of 42 -feet from the
centerline of Eagle Road abutting the site. Provide a permanent right-of-way easement for the
public sidewalks located outside of the dedicated right-of-way.
5. Widen the pavement on Eagle Road to 17 -feet from centerline plus a 3 -foot wide gravel shoulders
abutting the site.
10 Nesting Swan Ranch
6. Construct Martinel Avenue to intersect Amity Road 895 -feet east of Eagle Road. Construct the
entry portion of the road with two 14.5 -foot wide travel lanes, a 10 -foot wide center landscape
island, vertical curb, gutter, and 5 -foot wide attached concrete sidewalks within 58 -feet of right-of-
way. Provide written Fire Department approval for use of the 14.5 -foot wide travel lanes or
redesign the street with 20 -foot wide travel lanes on either side of the center landscape island.
7. Dedicate the center landscape island on Martinel Avenue as right-of-way owned by ACHD. Enter
into a license agreement for any landscaping proposed within the center landscape island.
8. Construct the remaining portions of Martinel Avenue as a 33 -foot street section with rolled curb,
gutter, and 5 -foot wide attached concrete sidewalk within 50 -feet of right-of-way, as proposed.
Provide written approval for use of the reduced street section from the Meridian Fire Department.
9. The right-of-way for Martinel Avenue shall extend to the site's east property line abutting the
Diamond View Assisted Living facility (parcel No. S1128336506).
10. Construct one stub street to the north, Martinel Avenue. Install a sign at the terminus of the stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
11. Construct a paved temporary cul-de-sac turnaround with a minimum radius of 45 -feet at the
terminus of Martinel Avenue. 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.
12. Construct 1 gated private road, Mikael Lane, to intersect Martinel Avenue, located approximately
190 -feet north of Amity Road. Located the gate a minimum of 50 -feet from the edge of the right-
of-way of Martinel Avenue. Pave the private road its full width at least 30 -feet into the site beyond
the edge of Martinel Avenue.
13. Other than access specifically approved as part of this application direct lot access is prohibited
to Amity and Eagle Roads and shall be noted on the final plat.
14. Payment of impacts fees are due prior to issuance of a building permit.
15. Comply with all Standard Conditions of Approval.
E. 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) 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.
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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.
F. 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.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
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VICINITY MAP
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SITE PLAN
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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.
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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 bye c=am by Apuif cwt:
❑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.
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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.
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