CC - ACHD Comments - 9/22
1 Graycliff Estates
Development Services Department
Project/File: Graycliff Estates Subdivision/ MPP15-0015/ AZ15-012/ PP15-012
This is an annexation, rezone, and preliminary plat application to allow for the
development of a 119 single family building lots, 1 multi-family lot, 9 common lots,
and 1 well lot on 52.46 acres. The site is located southwest of Harris Street in
Meridian, Idaho.
Lead Agency: City of Meridian
Site address: SW of Harris Street between Meridian
and Linder Road.
Staff Approval: August 5, 2015
Applicant: Lee Centers
L.C. Development, Inc.
PO Box 518
Meridian, ID 83680
Representative: Becky McKay
Engineering Solutions
1029 N. Rosario Street, STE
100
Meridian, ID 83642
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail:
mwallace@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation, rezone, and
preliminary plat application to allow for the development of a 119 single family building lots, 1
multi-family lot, 9 common lots, and 1 well lot on 52.46 acres. The site is located at southwest of
Harris Street in Meridian, Idaho.
The applicant’s proposal is consistent with the City of Meridian’s Comprehensive Plan, which calls
for medium density residential land uses on the site.
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2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Single family residential R-4
South Rural urban transitional – Ada County RUT
East Rural urban transitional – Ada County RUT
West Single family residential R-4
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:
• Revolution Ridge Subdivision, consisting of 64 single-family residential lots and 5 common
lots on 19.7-acres is located directly north of the site and was approved by the ACHD
Commission on March 26, 2014.
• Biltmore Estates Subdivision, consisting of 159 single-family residential lots and 12 common lots
on 56.19 acres is located northeast of the site and was approved by the ACHD Commission
on April 23, 2014.
5. Transit: Transit services are not available to serve this site.
6. Gas Pipeline: It appears that The Williams Pipeline falls within the proposed development.
Coordination with the owner of the pipeline prior to final design is recommended to insure that
their requirements are met. ACHD requires written approval from the owner of the pipeline prior
to plan acceptance if public street improvements are proposed or required within the pipeline
easement.
7. New Center Lane Miles: This development will add 1.249 new center lane mile roadways to the
public street inventory.
8. 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.
9. Capital Improvements Plan/ Integrated Five Year Work Plan:
• Victory Road is scheduled in the Integrated Five Year Work Plan to be reclaimed between
McDermott Road and Meridian Road in 2016.
• Victory Road and Bridge #292, 500-feet west of Ten Mile Road is scheduled in the Integrated
Five Year Work Plan to be replaced/widened in 2016.
• Victory Road and Bridge #296, ¼ mile east of Locust Grove Road is scheduled in the
Integrated Five Year Work Plan to be replaced/widened in 2018.
• Victory Road is listed in the Capital Improvements Plan to be widened to 3-lanes from Linder
Road to Meridian Road between 2022 and 2026.
• The intersection of Victory Road and Linder Road is listed in the Capital Improvements Plan
to be widened to 6-lanes on the north leg, 5-lanes on the south, 4-lanes east, and 3-lanes on
the west leg, and signalized between 2017 and 2021.
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B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,133 vehicle trips per day; 119
vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
Six Mile Engineering prepared a traffic impact study for the proposed Graycliff Subdivision.
Below is an executive summary of the findings as presented by Six Mile 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.
Report Summary
This study was prepared in compliance 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 Graycliff Subdivision. An
Initial Meeting was not held with ACHD for this study; however, the study area, scope and
analysis requirements were verified with ACHD staff – see Study Approach on page 5. The
study’s principal findings and recommendations are summarized below.
Proposed Development
1. The Graycliff Subdivision is a proposed 52.01 acre residential development located west of
Meridian Road between Harris Street and Amity Road within the Meridian City limits in Ada
County. The expected build-out year is 2019 with the proposed land uses consisting of:
• 119 single family dwelling units
2. A collector street is proposed to be constructed along the western site boundary which will
connect to the existing Harris Street collector for access to the roadway system.
Proposed Mitigation for Existing Traffic
3. For the existing traffic conditions analyzed with the existing roadway lane configurations, all
study area roadways meet ACHD’s minimum operational thresholds. As a result, no roadway
improvements are needed to mitigate the existing traffic.
4. For the existing traffic conditions analyzed with the existing intersection control and lane
configurations, all study area intersections meet ACHD’s minimum operational thresholds. One
intersection is expected to meet turn lane warrants based on the Idaho Transportation
Department (ITD) guidelines: Harris Street and Meridian Road intersection. The following
improvements are needed to mitigate existing traffic at the Harris Street and Meridian Road
intersection:
• Right turn lane on southbound approach
Proposed Mitigation for 2019 (Build-Out) Background Traffic
5. For the 2019 background traffic conditions analyzed with the existing roadway lane
configurations, all study area roadways meet ACHD’s minimum operational thresholds. As a
result, no roadway improvements are needed to mitigate the 2016 background traffic.
6. For the 2019 background traffic conditions analyzed with the existing intersection control and
lane configurations, or with the preceding improvements, one study area intersection is
expected to exceed ACHD’s minimum operational thresholds: Harris Street and Meridian Road
intersection. The Harris Street and Meridian Road intersection is not expected to meet warrants
for a traffic signal. The following intersection improvements are needed to mitigate 2019
background traffic at the Harris Street and Meridian Road intersection:
4 Graycliff Estates
• A second lane on the eastbound approach to provide an exclusive left turn lane
Proposed Mitigation for 2019 (Build-Out) Site Plus Background Traffic
7. For the 2019 site plus background traffic conditions analyzed with the existing roadway lane
configurations, all study area roadways meet ACHD’s minimum operational thresholds. As a
result, no roadway improvements are needed to mitigate the 2019 site plus background traffic.
8. For the 2019 site plus background traffic conditions analyzed with the existing intersection
control and lane configurations, or with the preceding mitigation improvements, one study area
intersection is expected to exceed ACHD’s minimum operational thresholds: Harris Street and
Meridian Road intersection. The Harris Street and Meridian Road intersection is not expected
to meet warrants for a traffic signal. As a result, no intersection improvements beyond those
identified for the preceding mitigation are recommended to mitigate the 2019 site plus
background traffic.
9. The maximum expected traffic volume on Kentucky Way is approximately 2,130 vehicles per
day (vpd), which is within the ADT thresholds of 5,000 vpd on existing collector streets in
residential areas with front-on housing as defined by Section 7206.3.7 of the ACHD Policy
Manual. The maximum ADT allowed on new collector streets in residential areas with front-on
housing is 3,000 vpd.
10. All internal local streets are projected to carry less than the 2,000 vpd threshold on local streets
as defined by Section 7207.1 and Section 7207.3 of the ACHD Policy Manual.
Staff Comments/Recommendations: ACHD Traffic Services and Development Review staff
have reviewed the submitted traffic impact study and found it to meet ACHD’s Policies and
standards.
As recommended in the submitted TIS, and if allowed by the Idaho Transportation Department
(ITD), the applicant should be required to construct a dedicated southbound right turn lane and
eastbound left and right turn lanes at the SH-69/Meridian Road/Harris Street intersection prior to
plan approval or signature on the first final plat.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a two-lane minor arterial is “D” (550 VPH).
* Acceptable level of service for a two-lane collector is “D” (425 VPH).
** ACHD does not set level of service thresholds for State Highways.
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
Updated traffic counts where not required for this application due to construction project at the I-84/Meridian
Road Interchange and on I-84.
• The average daily traffic count for Victory Road west of Meridian Road was 1,681 on
01/21/2014.
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Existing
Plus
Project
Future
Level of
Service
Harris Street N/A Collector 18 Better than
“D” 121 Better
than “D”
Kentucky Way N/A Collector 41 Better than
“D” 135 Better
than “D”
Victory Road N/A Minor Arterial 220 Better than
“D” 331 Better
than “D”
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• The average daily traffic count for Kentucky Way south of Victory Road was 465 on
01/21/2014.
• The average daily traffic count for Harris Street west of Meridian Road was 141 on
1/21/2014.
C. Findings for Consideration
1. The South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify
future roadway, intersection, and corridor needs in the South Meridian Area. Providing a
framework for future roadway improvements based on the land use designations. The plan was
created in collaboration with the City of Meridian and was adopted by the ACHD Commission in
September of 2009. The SMTP recommends the extension of Harris Street west to Linder Road
and Kentucky Way south to Amity Road.
2. Harris Street
a. Existing Conditions: Harris Street does not exist abutting the site. As part of Biltmore
Estates Subdivision Harris Street directly east is planned to be improved with 30-feet of
pavement with vertical curb gutter, an 8-foot wide planter strip on the north side of Harris
Street with a with a 3-foot gravel shoulder and barrow ditch on the south side of Harris Street.
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.
Required Improvement Policy: District policy 7206.2.1 states that improvements to an
adjacent collector street shall consist of pavement widening to one-half the required width,
including vertical curb, gutter and concrete sidewalk (minimum 7-foot attached or 5-foot
detached), plus 12-feet of additional pavement widening beyond the centerline established for
the street to provide an adequate roadway surface, with the pavement crowned at the ultimate
centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the
roadway storm runoff shall be constructed on the unimproved side.
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. This segment of Harris Street is designated in the
MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section
within 50-feet of right-of-way.
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.
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
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
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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.
c. Applicant Proposal: The applicant is proposing to extend Harris Street from its current
terminus at the site’s northeast property line into the site as a 36-foot residential collector
roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-
way. A 5-foot wide detached concrete sidewalk is proposed in an easement. Harris Street is
proposed to stub to the south and west.
d. Staff Comments/Recommendations: The applicant’s proposal for the street section meets
District policy and should be approved, as proposed. The applicant should be required to
provide a permanent right-of-way easement for the sidewalks proposed to be located outside
of the right-of-way. The proposed alignment of Harris Street will need to be revised.
The applicant has proposed to extend Harris Street approximately 800-feet into the site before
stubbing to the south and west. The MSM depicts the extension of Harris Street from its
current terminus west to Linder Road along the mid-mile section line. The applicant has
indicated the need to shift Harris Street south of the Williams Pipeline, which runs along the
mid-mile section line; and with the application for Biltmore Estates located north east of the
site provided a draft concept plan that shows the extension of Harris Street through property
owned by the applicant to the south and west. Harris Street is then proposed to extend back
to the mid-mile section alignment as the roadway intersects Linder Road.
Concept Plan
Harris Street Extension =
Williams Pipeline =
7 Graycliff Estates
The alignment of Harris Street shown on this preliminary plat application slightly differs from
the alignment shown on concept plan note above and from the alignment of Harris Street
shown in the recently approved development agreement for Biltmore Estates, which
establishes the timing, dedication of right-of-way, design, and the construction of the
extension of Harris Street through Biltmore Estates.
Staff also has concerns regarding the angle that Harris Street stubs to the south and west and
the future intersection configuration shown in dashed lines on the parcel west of the site. As
shown the extension of Harris Street to the west would come from a 3 legged intersection on
the outside of a curve. A collector/collector intersection at the outside of the curve is
undesirable as it creates awkward intersection geometry.
8 Graycliff Estates
Consistent with the concept plan in the recently approved development agreement and to
address staff concerns regarding the configuration of the proposed Harris Street/ north/south
collector intersection shown on the preliminary plat Harris Street should be redesigned to
extend west as a through street with the north/south collector T-ing into the Harris Street
creating a standard intersection.
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3. North/South Mid-Mile Collector
a. Existing Conditions: There is no north/south collector 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.
Required Improvement Policy: District policy 7206.2.1 states that improvements to an
adjacent collector street shall consist of pavement widening to one-half the required width,
including vertical curb, gutter and concrete sidewalk (minimum 7-foot attached or 5-foot
detached), plus 12-feet of additional pavement widening beyond the centerline established for
the street to provide an adequate roadway surface, with the pavement crowned at the ultimate
centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the
roadway storm runoff shall be constructed on the unimproved side.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the MSM
with the street typology of Residential Collector. The new collector roadway should run
north/south at the mid-mile between Harris Street and Amity Road. The Residential Collector
typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with
bike lanes, a 36-foot street section within 50-feet of right-of-way.
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
10 Graycliff Estates
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.
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
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.
c. Staff Comments/Recommendations: The submitted preliminary plat shows a proposed
north/south collector abutting the site on the parcel directly west of the site owned by the
applicant. The north/south collector is proposed to be located west of the mid-mile and to
provide access to the site via Dunvegan Street. The north/south collector is not proposed to
extend south of Dunvegan Street until development occurs to the south.
11 Graycliff Estates
To provide access to the site and to ensure that a portion of the north/south collector is
constructed, the applicant should be required to construct the north/south collector as half of a
36-foot residential collector roadway, plus 12-additional feet of pavement (to total 30-feet) with
vertical curb, gutter, and a 5-foot wide detached or (7-foot attached) concrete sidewalk
abutting the site and a 3-foot gravel shoulder and a barrow ditch sized to accommodate the
roadway storm runoff shall be constructed on the west side of the north/south collector
roadway.
The applicant’s proposal to terminate the construction of the north/south collector at
Dunvegen Street should be approved, as proposed to provide a better alignment of the
collector as development occurs to the south.
12 Graycliff Estates
The applicant should be required to install a sign at the temporary terminus of the north/south
collector which states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET
WILL BE EXTENDED AND WIDENDED IN THE FUTURE.”
In lieu of constructing the southerly segment of the north/south collector from Dunvegen to the
site’s south property line the applicant should be required to dedicate 40 feet of right-of-way at
Dunvegen Street transitioning to 10 feet of right-of-way at the south property line. 5-foot wide
detached concrete sidewalk should be constructed at this time within an easement abutting
the right-of-way. The applicant should be required to provide a road trust deposit in the
amount of $11,000.00 to ACHD for the construction of vertical curb, gutter, and 4 feet of
pavement.
4. Internal Local Streets
a. Existing Conditions: There are no internal 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.
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Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant’s Proposal: The applicant is proposing to construct the entry roadway, Graycliff
Way, with a 10-foot wide travel lane, a 20-foot wide center landscape island, a 18-foot wide
travel lane with curb, gutter, a 6-foot wide planter strip and a 5-foot wide detached concrete
sidewalk.
The applicant is proposing to construct all other internal local streets as 33-foot street sections
with rolled curb, gutter, a 6-foot wide planter strip, and a 5-foot wide detached concrete
sidewalk within 56-feet of right-of-way.
The applicant has proposed to construct 2 knuckles and one 30-foot wide emergency access
driveway onto Tandycroft Way to provide secondary emergency access to the future multi-
family portion of the site.
d. Staff Comments/Recommendations: The applicant’s proposal to construct the entry
roadway with 10 and 18-foot travel lanes with a 20-foot wide center landscape island does not
meet District policy and should not be approved, as proposed. The applicant should either
redesign the entry portion of the roadway to provide two 20-foot wide drive aisles on either
side of the proposed center landscape island, or provide written Fire Department approval for
use of the reduced travel lanes. The maximum width of the center landscape island will be
12-feet. The center landscape island should be plated as right-of-way owned by ACHD. The
applicant or the home owners associated should enter into a license agreement with ACHD
for any landscaping proposed to be located within the center landscape island.
The applicant’s proposal for all other internal local streets meets District policy with the
exception of the width of the planter strip. The applicant should be required to construct an 8-
foot wide planter strip and either dedicate additional right-of-way to accommodate the 8-foot
wide planter strip or extend the right-of-way 2-feet behind the back of the curb and provide a
permanent right-of-way easement for the detached sidewalk.
5. Roadway Offsets
a. Existing Conditions: There are no roadways within the site
b. Policy:
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 intersecting collector
roadways to align or offset a minimum of 330-feet (measured centerline to centerline).
14 Graycliff Estates
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 is proposing to construct one local street, Graycliff
Way, to intersect Harris Street, located approximately 460-feet west of Kentucky Way. The
applicant is proposing one local street, Dunvegen Street, to intersect the north/south mid-mile
collector, located approximately 740-feet south of Harris Street.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
6. Stub Streets
a. Existing Conditions: There is one stub street to the site, Harris Street, located at the site’s
northeast property line.
b. Policy:
Stub Street Policy: District policies 7206.2.4 and 7207.2.4 state that stub streets will be
required to provide circulation or to provide access to adjoining properties. Stub streets will
conform with the requirements described in Section 7206.2.5.4 and 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.” or “THIS IS A DESIGNATED COLLECTOR ROADWAY.
THIS STREET WILL BE EXTENDED AND WIDENDED 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 policies 7206.2.4 and 7207.2.4 require 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 west,
Harris Street, located approximately 430-feet south of the north property line.
The applicant has proposed to construct one stub street to the south, Kentucky Way, located
approximately 700-feet east of the west property line.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
Additionally, staff recommends that a stub street to the east be constructed between Block 2
lots 22-24. A stub street in this location would provide additional connectivity between the site
and a future commercial collector roadway to be constructed east of the site.
The applicant should be required to install a sign at the terminus of Harris Street which states
that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENDED IN THE FUTURE.”
15 Graycliff Estates
The applicant should be required to install a sign at the terminus of Kentucky Way and the
stub street to the east which states that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.
7. Future Multi-Family Development
This application includes a 15.8 acre parcel which is proposed to be a future multi-family
development. To provide access to the future multi-family site the applicant has proposed to
construct a 30-foot wide driveway on Harris Street located 230-feet west of Kentucky Way and
250-feet east of Graycliff W ay and one 30-foot wide emergency access only driveway onto
Tandycroft Way. Staff recommends approval of both driveway locations as they meet District
policy. Both driveways should be paved their full width at least 30-feet into the site beyond the
edge of pavement of Harris Street and Tandycroft Way.
Additionally, staff recommends that the applicant provide cross access to the parcel east of the
site to allow for additional connectivity between the site and a future commercial collector roadway
to be constructed east of the site.
Additionally, the applicant of the future multi-family project should be required to provide a signal
warrant analysis for the Harris Street/SH-69 intersection when the multi-family site is developed if
the intersection hasn’t already been signalized.
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. Other Access
Harris Street and the north/south collector 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. Site Specific Conditions of Approval
1. If allowed by the Idaho Transportation Department (ITD), construct a dedicated southbound right
turn lane and eastbound left and right turn lanes at the SH-69/Meridian Road/Harris Street
intersection prior to plan approval or signature on the first final plat.
2. Extend Harris Street from its current terminus into the site as a 36-foot residential collector
roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way.
Construct a 5-foot wide detached concrete sidewalk within an easement on Harris Street abutting
the site, as proposed.
3. Extend west as a through street with the north/south collector T-ing into the Harris Street creating
a standard intersection similar to image on page 8 of the staff report.
16 Graycliff Estates
4. Install a sign at the terminus of Harris Street which states that, “THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE
FUTURE.”
5. Construct the north/south collector as half of a 36-foot residential collector roadway, plus 12-
additional feet of pavement (to total 30-feet) with vertical curb, gutter, and a 5-foot wide detached
or (7-foot attached) concrete sidewalk abutting the site and a 3-foot gravel shoulder and a barrow
ditch sized to accommodate the roadway storm runoff shall be constructed on the west side of the
north/south collector roadway to Dunvegen, as proposed.
6. The applicant should be required to install a sign at the temporary terminus of the north/south
collector stub street at Dunvegen which states, “THIS IS A DESIGNATED COLLECTOR
ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.”
7. Dedicate 40 feet of right-of -way for the north/south collector south of Dunvegen transitioning to 10
feet of right-of-way at the south property line.
8. Construct a 5-foot wide detached concrete sidewalk located within an easement abutting the right-
of -way south of Dunvegen abutting the site.
9. The applicant should be required to provide a road trust deposit in the amount of $11,000.00 to
ACHD for the construction of vertical curb, gutter, and 4 feet of pavement south of Dunvegen
abutting the site.
10. Construct one local street, Graycliff Way, to intersect Harris Street, 460-feet west of Kentucky
Way, as proposed.
11. Construct the entry roadway, Graycliff Way, with two 20-foot wide travel lanes and a 12-foot wide
center landscape island, or provide written Fire Department approval for use of the reduced travel
lanes. The center landscape island is restricted to a maximum width of 12-feet.
12. Plat the center landscape island as right-of-way owned by ACHD. The applicant or the future
home owners association shall enter into a license for any landscaping proposed to be located
within the center landscape island.
13. Construct all other internal local streets as 33-foot street sections with rolled curb, gutter, a 8-foot
wide planter strip, and a 5-foot wide detached concrete sidewalks. Extend the dedicated right-of-
way 2-feet behind the back of the sidewalk or 2-feet behind the back of curb and provide a
permanent right-of-way for the detached sidewalk located outside of the dedicated right-of-way.
14. Construct 2 knuckles, as proposed.
15. Construct one local street, Dunvegen Street, to intersect the north/south mid-mile collector, 740-
feet south of Harris Street, as proposed.
16. Construct one stub street to the south, Kentucky Way, 700-feet east of the west property line, as
proposed. Install a sign at the terminus of the stub street which states that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE.
17. Constructed one stub street to the east located between Block 2 lots 22-24. Install a sign at the
terminus of the stub street which states that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.
18. To provide access to the future multi-family site, construct a 30-foot wide driveway on Harris
Street located 230-feet west of Kentucky Way and 250-feet east of Graycliff Way and one 30-foot
wide emergency access only driveway onto Tandycroft Way, as proposed. Pave both driveways
their full width at least 30-feet into the site beyond the edge of pavement of Harris Street and
Tandycroft Way.
17 Graycliff Estates
19. The applicant of the future multi-family project shall be required to provide a signal warrant
analysis for the Harris Street/SH-69 intersection when the multi-family site is developed if the
intersection hasn’t already been signalized.
20. Payment of impacts fees are due prior to issuance of a building permit.
21. 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.
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
18 Graycliff Estates
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
19 Graycliff Estates
VICINITY MAP
20 Graycliff Estates
SITE PLAN
21 Graycliff Estates
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.
22 Graycliff Estates
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.
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.
23 Graycliff Estates
Request for Appeal of Staff Decision
1. 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.