PZ - ACHD Comments
1 Edgehill/ MPP15-0021/ H-2015-0005
Development Services Department
Project/File: Edgehill/ MPP15-0021/ H-2015-0005
This is an annexation, rezone, and preliminary plat consisting of 116 buildable lots,
and 7 common lots on 40.19-acres. The site is located at 1393 & 1405 W Victory
Road in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: 1393 & 1405 W Victory Road
Staff Approval: December 1, 2015
Applicant: Trilogy Development, Inc.
Shawn Brownlee
2358 S Titanium Place
Meridian, ID 83642
Representative: JUB Engineers, Inc.
Scott Wonders
250 S Beechwood, Ste. 201
Boise, ID 83709
Staff Contact: Stacey Yarrington
Phone: 387-6171
E-mail: syarrington@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval for an annexation and rezone
from RUT (Rural Urban Transition) to R-4 (Medium low-density residential) and a preliminary
plat consisting of 116 buildable lots and 7 common lots on 40.19-acres. The site is located east
of Linder Road and south of Victory Road, more specifically at 1393 & 1405 W Victory Road in
Meridian, Idaho. The applicant’s proposal is consistent with the City of Meridian’s
comprehensive plan.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Estate Residential R1
South Medium low-density residential R-4
East Rural Urban Transition (Ada County), Medium low-density
residential (City of Meridian)
RUT, R-4
West Estate Residential, Rural Urban Transition R1, RUT
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:
2 Edgehill/ MPP15-0021/ H-2015-0005
• Revolution Ridge (Kentucky Ridge Estates #3), consisting of 64 single-family residential lots
and 5 common lots on 19.7-acres is located directly east of the site and was approved by the
ACHD Commission on March 26, 2014.
• Biltmore Estates, consisting of 159 single-family residential lots and 12 common lots on 56.19
acres is located directly south of the site and was approved by the ACHD Commission on
April 23, 2014.
• Kentucky Villas, consisting of 8 single-family residential lots and 2 common lots on 3.87-acres
is located east of the site and was approved by the ACHD Commission on July 22, 2015.
5. Transit: Transit services are not available to serve this site.
6. Gas Pipeline: It appears that The Williams Pipeline falls within the proposed Edgehill Subdivision
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: There are 1.17 new centerline miles of public roadway associated with
this project.
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 (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Victory Road is scheduled in the IFYWP 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 IFYWP
to be replaced/widened/built in 2016.
• Victory Road and Bridge #296, ¼ mile east of Locust Grove Road is scheduled in the
IFYWP to be replaced/widened/built in 2018.
• Victory Road is listed in the CIP to be widened to 3-lanes from Linder Road to Meridian
Road between 2022 and 2026.
• Linder Road is listed in the CIP to be widened to 5-lanes from Amity Road to Victory Road
between 2027 and 2031.
• Linder Road is listed in the CIP to be widened to 5-lanes from Lake Hazel Road to Amity
Road between 2027 and 2031.
• The intersection of Victory Road and Linder Road is listed in the CIP 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.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,085 additional vehicle trips per
day (10 existing); 115 additional vehicle trips per hour in the PM peak hour (1 existing), based on
the traffic impact study.
2. Traffic Impact Study
Thompson Engineers prepared a traffic impact study for the proposed Edgehill Subdivision.
Below is an executive summary of the findings as presented by Thompson Engineers. The
following executive summary is not the opinion of ACHD staff. ACHD has reviewed the
3 Edgehill/ MPP15-0021/ H-2015-0005
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.
Executive Summary
Proposed Development
The project is a residential development approximately 114 single family dwelling units. The
preliminary plat was not finalized at the time of this report.
The site is expected to access the transportation system via S. Linder Road and E. Victory Road.
Future connectivity will be provided to future development to the south and west.
Conclusions
Based on the trip generation methods recommended in the Trip Generation Manual, the
site sill generate 1,085 trips per day, of which 85 trips will occur during the AM peak hour
and 115 trips will occur during the PM peak hour.
The site will access the transportation system via Victory Road and Linder Road.
The intersection of Victory Road and Linder Road will operate at acceptable levels of
service under background and total traffic conditions in the build out year. The critical
peak hour is in the PM peak hour.
Linder Road is expected to operate at an acceptable better than LOS D in the build out
year based on the ACHD policy for arterial roads.
Victory Road is expected to operate at an acceptable better than LOS D in the build out
year based on the ACHD policy for arterial roads.
The proposed site plan provides good circulation. Only one road is anticipated to exceed
1,000 vpd and there are no front-on houses on this segment. This road should be
constructed to collector standards.
The site access point on Victory Road is approximately 875 feet from Linder Road, and is
in conformance with ACHD access standards.
The site access point on Linder Road is approximately 580 feet south of Victory Road, and
will require a variance of ACHD access standards.
Staff Comments/Recommendations: ACHD District Traffic Services and Planning Review staff
has completed a review of the required traffic impact study and has found it to be in compliance
with ACHD policy and standards.
As identified in the traffic impact study (TIS), the intersections and roadways will operate at
acceptable levels of service in the build out year with the addition of site generated traffic.
However, staff recommends that the applicant be required to construct a center turn lane at the
Highgrade Avenue/Victory Road intersection as the TIS indicates that an additional 18 trips per
day would meet the warrant for a left turn lane at this location. With the increase in development
in the area the required center turn lane will provide easier access and safety for residents in the
area.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Existing
Plus
Project
Victory Road 1,295-feet Minor Arterial 307 Better than
“D”
Better than
“D”
4 Edgehill/ MPP15-0021/ H-2015-0005
* Acceptable level of service for a two-lane minor arterial is “D” (550 VPH).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
• The average daily traffic count for Victory Road east of Linder Road was 4,016 on
6/2/2015.
• The average daily traffic count for Linder Road north of Victory Road was 1,524 on
6/3/2015.
C. Findings for Consideration
1. 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 preserving this segment of Victory Road as a 3-
lane arterial road.
2. Victory Road
a. Existing Conditions: Victory Road is improved with 2-travel lanes, 26-feet of pavement, and
no curb, gutter or sidewalk abutting the site. There is between 50 to 55-feet of right-of-way for
Victory Road (25 to 27-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 Policy 7205.2.1 & 7205.5.2 states
that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction,
a continuous center left-turn lane, and bike lanes.
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
Linder Road 1,300-feet Minor Arterial 102 Better than
“D”
Better than
“D”
5 Edgehill/ MPP15-0021/ H-2015-0005
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 Victory Road is designated in the
MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 49-foot street section
within 74-feet of right-of-way.
The intersection of Victory Road and Linder Road is designated in the MSM for a future multi-
lane roundabout.
c. Applicant Proposal: The applicant is proposing to dedicate 35-feet of right-of-way from the
east property line west approximately 1,087-feet increasing to approximately 72-feet of right-
of-way from centerline of Victory Road abutting the site.
The applicant is proposing to construct Victory Road with 22-feet of pavement from centerline
and vertical curb, gutter, and detached 5-foot wide sidewalk abutting the site.
d. Staff Comments/Recommendations: The applicant’s proposal to dedicate 35-feet of right-
of-way from the east property line west approximately 1,087-feet increasing to approximately
72-feet of right-of-way from centerline of Victory Road abutting the site, to accommodate the
future multi-lane roundabout, meets District policy and should be approved, as proposed.
Victory Road is in the CIP, therefore, the applicant should be compensated for the additional
right-of-way to be dedicated.
The applicant should construct Victory Road with minimum 17-feet of pavement from
centerline and 5-foot wide sidewalk located minimum 32-feet from centerline to face of
sidewalk abutting the site.
As outlined in B.2 above, the applicant should be required to construct a center turn lane at
the Highgrade Avenue/Victory Road intersection. The applicant should be required to
coordinate the design and location of the center turn lane with ACHD staff prior to final plat.
The applicant should be required to provide a permanent right-of-way easement for any public
sidewalks 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.
3. Linder Road
a. Existing Conditions: Linder Road is improved with 2-travel lanes, 26-feet of pavement, and
no curb, gutter or sidewalk abutting the site. There is between 50 to 55-feet of right-of-way for
Victory Road (25 to 27-feet from centerline).
b. Policy:
6 Edgehill/ MPP15-0021/ H-2015-0005
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 Policy 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within
96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District’s planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall
widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel
shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be
required (See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Victory Road is designated in the
MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 49-foot street section
within 74-feet of right-of-way.
The intersection of Victory Road and Linder Road is designated in the MSM for a future multi-
lane roundabout.
c. Applicant Proposal: The applicant is proposing to dedicate 48-feet of right-of-way from the
south property line north approximately 1,094-feet increasing to approximately 72-feet of right-
of-way from centerline of Linder Road abutting the site.
7 Edgehill/ MPP15-0021/ H-2015-0005
The applicant is proposing to construct Linder Road, from centerline, with 20-feet of
pavement, vertical curb, gutter, and detached 5-foot wide sidewalk abutting the site.
d. Staff Comments/Recommendations: The applicant’s proposal to dedicate 48-feet of right-
of-way from the south property line north approximately 1,094-feet increasing to approximately
72-feet of right-of-way from centerline of Linder Road abutting the site, to accommodate the
future multi-lane roundabout, meets District policy and should be approved, as proposed.
Linder Road is in the CIP, therefore, the applicant should be compensated for the additional
right-of-way to be dedicated.
The applicant should construct Linder Road with minimum 17-feet of pavement from
centerline and 5-foot wide sidewalk located minimum 44-feet from centerline to face of
sidewalk abutting the site.
The applicant should be required to provide a permanent right-of-way easement for any public
sidewalks 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.
4. Internal Streets
a. Existing Conditions: There are no existing roadways internal to 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.
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.
8 Edgehill/ MPP15-0021/ H-2015-0005
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District’s Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands
may be constructed in turnarounds if a minimum 29-foot street section is constructed around
the island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval
from the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the
written approval of the agency providing emergency fire service for the area where the
development is located.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant’s Proposal: The applicant is proposing to construct a new local road, Highgrade
Avenue, with a 10-foot wide by 150-foot long landscape median within 66-feet of right-of-way
at the entrance to Highgrade Avenue and Victory Road. The travel lanes are 22-feet wide on
each side of the median.
9 Edgehill/ MPP15-0021/ H-2015-0005
The applicant is proposing to construct a new local road, Topedge Street, a 10-foot wide by
180-foot long landscape median within 66-feet of right-of-way at the entrance to Topedge
Street and Linder Road. The travel lanes are 22-feet wide on each side of the median.
The applicant is proposing to construct the internal local streets as 36-foot street sections
(back of curb to back of curb) with rolled curb, gutter, and 5-foot attached sidewalks, within 50-
feet of right-of-way.
The applicant is proposing to construct 3 cul-de-sacs with a 52-foot turning radius.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
Staff recommends approval of the applicant’s proposal with the condition that the landscape
median on Highgrade Avenue and Topedge Street be platted as right-of-way owned by
ACHD; and the Developer or Homeowners Association apply for a license agreement if
landscaping is to be placed within the medians.
The applicant should be required to build the proposed cul-de-sacs with a minimum 45-foot
turning radius.
5. Roadway Offsets
a. Existing Conditions: There are no existing roadway offsets internal to the development.
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
as identified in Table 1a (7205.4.6).
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330-feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-
feet from any other street (measured centerline to centerline).
c. Applicant’s Proposal: The applicant is proposing to construct a new local street, Highgrade
Avenue, to intersect Victory Road approximately 1,250-feet east of Linder Road, 1,377-feet
west of Kentucky Way, 490-feet east of Model Farm Drive, and 510-feet west of Cobble Way
(measured centerline to centerline).
The applicant is proposing to construct a new local street, Topedge Street, to intersect Linder
Road approximately 680-feet south of Victory Road (measured centerline to centerline).
The applicant is proposing to construct all internal local streets to provide a minimum offset of
125-feet from any other local street and a minimum offset of 330-feet from any collector
roadway (measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant’s proposal does not meet District Local
Street Intersection Spacing on a Minor Arterial policy due to the fact that the proposed new
local street, Highgrade Avenue to intersect Victory Road, does not meet the minimum 660-foot
off-set between two local streets, Model Farm Drive and Cobble Way. However, staff
recommends a modification of policy to approve the proposed location of Highgrade Avenue
due to the fact that the proposed location is outside of the main influence area of the
Victory/Linder intersection and future roundabout; and between the two local streets. This
modification of policy is approved by staff at the discretion of the Manager and in accordance
with previous approvals.
10 Edgehill/ MPP15-0021/ H-2015-0005
The applicant’s proposal to construct a new local street, Topedge Street, to intersect Linder
Road approximately 680-feet south of Victory Road; and to construct all internal local streets
to provide a minimum offset of 125-feet from any other local street and a minimum offset of
330-feet from any collector roadway; meets District policy and should be approved, as
proposed.
6. Stub Streets
a. Existing Conditions: There are no existing stub streets abutting the site.
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) 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 (local), 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 (local) 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, Highgrade
Avenue, approximately 725-feet east of Linder Road (measured centerline to centerline), 140-
feet in length, and south to the adjoining property.
d. Staff Comments/Recommendations: When Biltmore Estates was approved in April 2014,
the developer provided a concept plan of the entire development. The concept plan (shown
below) does not show a future connection to this site, however, staff recommends approval of
the applicant’s proposal to construct Highgrade Street, as a stub street in order to provide
future connectivity through these developments.
The applicant should be required to install signage at the terminus of the stub street(s) stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE”.
11 Edgehill/ MPP15-0021/ H-2015-0005
7. Sundall Lateral
The District will require that the applicant submit the bridge plans for the crossing of the Sundall
Lateral for review and approval prior to the pre-construction meeting and final plat approval. Note:
all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD
for review no later than December 15th for construction in the following year prior to irrigation
season.
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.
Future connection
Biltmore Estates
Highgrade Ave
Edgehill Subdivision
12 Edgehill/ MPP15-0021/ H-2015-0005
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
Victory Road and Linder Road are classified as minor arterial 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. Dedicate 35-feet of right-of-way from the east property line west approximately 1,087-feet
increasing to approximately 72-feet of right-of-way from centerline of Victory Road abutting the
site.
2. Construct a center turn lane at the Highgrade Avenue/Victory Road intersection. Coordinate the
design and location of the center turn lane with ACHD staff prior to final plat.
3. Construct Victory Road with minimum 17-feet of pavement from centerline and 5-foot wide
sidewalk located minimum 32-feet from centerline to face of sidewalk abutting the site.
4. Provide a permanent right-of-way easement for any public sidewalks 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.
5. Dedicate 48-feet of right-of-way from the south property line north approximately 1,094-feet
increasing to approximately 72-feet of right-of-way from centerline of Linder Road abutting the
site.
6. Construct Linder Road with minimum 17-feet of pavement from centerline and 5-foot wide
sidewalk located minimum 44-feet from centerline to face of sidewalk abutting the site.
7. Construct a new local road, Highgrade Avenue, with a 10-foot wide by 150-foot long landscape
median within 66-feet of right-of-way at the entrance to Highgrade Avenue and Victory Road. The
travel lanes are 22-feet wide on each side of the median.
8. Construct a new local road, Topedge Street, a 10-foot wide by 180-foot long landscape median
within 66-feet of right-of-way at the entrance to Topedge Street and Linder Road. The travel
lanes are 22-feet wide on each side of the median.
9. Construct the internal local streets as 36-foot street sections with rolled curb, gutter, and 5-foot
attached sidewalks, within 50-feet of right-of-way.
10. Construct a new local street, Highgrade Avenue, to intersect Victory Road approximately 1,250-
feet east of Linder Road, 1,377-feet west of Kentucky Way, 490-feet east of Model Farm Drive,
and 510-feet west of Cobble Way.
11. Construct a new local street, Topedge Street, to intersect Linder Road approximately 680-feet
south of Victory Road.
12. Construct all internal local streets to provide a minimum offset of 125-feet from any other local
street and a minimum offset of 330-feet from any collector roadway.
13 Edgehill/ MPP15-0021/ H-2015-0005
13. Construct one stub street, Highgrade Avenue, approximately 725-feet east of Linder Road, 140-
feet in length, and south to the adjoining property. Install signage at the terminus of the stub
street(s) stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE”.
14. Construct 3 cul-de-sacs with a 52-foot turning radius.
15. Submit the bridge plans for the crossing of the Sundall Lateral for review and approval prior to the
pre-construction meeting and final plat approval.
16. Payment of impacts fees are due prior to issuance of a building permit.
17. 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.
14 Edgehill/ MPP15-0021/ H-2015-0005
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
15 Edgehill/ MPP15-0021/ H-2015-0005
VICINITY MAP
16 Edgehill/ MPP15-0021/ H-2015-0005
SITE PLAN
17 Edgehill/ MPP15-0021/ H-2015-0005
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.
18 Edgehill/ MPP15-0021/ H-2015-0005
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.
19 Edgehill/ MPP15-0021/ H-2015-0005
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.
20 Edgehill/ MPP15-0021/ H-2015-0005
Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission’s next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.