CC - ACHD Final Comments - 3/1
___________________________________________________________________________________________________________________
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org
Jim Hansen, President
Sara M. Baker, Vice President
Rebecca W. Arnold, Commissioner
Kent Goldthorpe, Commissioner
Paul Woods, Commissioner
Date: February 29, 2016
(Via email)
To: Hayden Homes Idaho, LLC
1406 N Main Street, Ste. 114
Meridian, ID 83642
Subject: Copperbrook/ MPP16-0001/ H-2015-0029
4725 N McDermott Road
On February 25, 2016 the Ada County Highway District staff acted on your application for the
above referenced project. The attached report lists site-specific requirements, conditions of
approval and street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Stacey Yarrington
Planner III
Development Services
Ada County Highway District
CC: Project file
City of Meridian (via email)
T-O Engineers, Inc. (via email)
1 Copperbrook/ MPP16-0001/ H-2015-0029
Development Services Department
Project/File: Copperbrook/ MPP16-0001/ H-2015-0029
This is an annexation, rezone, and preliminary plat consisting of 199 buildable lots
and 8 common lots on 51.45-acres. The site is located on the southwest corner of
McMillan and McDermott Roads.
Lead Agency: City of Meridian
Site address: 4725 N McDermott Road
Staff Approval: February 25, 2016
Applicant: Hayden Homes Idaho, LLC
1406 N Main Street, Ste. 114
Meridian, ID 83642
Representative: T-O Engineers, Inc.
John Carpenter
332 N Broadmore Way
Nampa, ID 83687
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, rezone
from RUT (Rural Urban Transition) to R-8 (Medium-density residential), and preliminary plat
consisting of 199 buildable lots and 8 common lots on 51.45-acres.
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 Rural Urban Transition (Ada County) RUT
South Rural Urban Transition RUT
East Rural Urban Transition, Medium high-density residential (Meridian) RUT, R-15
West Rural Urban Transition 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:
• The Oaks subdivision, a mixed use development consisting of 963 residential lots, 73
common lots, 4 multi-family lots, one mini-storage lot, 5 office lots, one recreation facility lot,
2 Copperbrook/ MPP16-0001/ H-2015-0029
and one fire station on 388-acres; and located directly east and north of the site was approved
by ACHD on December 11, 2013.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 1.58 centerline miles of new
public road.
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Integrated Five Year Work Plan (IFYW P).
• McMillan Road is listed in the CIP to be widened to 3-lanes from Star Road to McDermott
Road between 2017 and 2021.
• McMillan Road is listed in the CIP to be widened to 3-lanes from McDermott Road to Black
Cat Road between 2017 and 2021.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,885 additional vehicle trips per
day (10 existing); 199 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 Copperbrook 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
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
The purpose of this study is to evaluate the potential traffic impacts resulting from the project and
make recommendations for mitigation of the impacts. The study is prepared in accordance with
the requirements of the Ada County Highway District and the Idaho Transportation Department.
Proposed Development
The project is a residential development of approximately 199 single family dwelling units. The
preliminary plat was not finalized at the time of this report.
Study Area
The area of influence is anticipated to west Ada County, Idaho, including the City of Meridian.
The primary impacts will be along McMillan Road. The study area will include the intersection of
McMillan Road and McDermott Road.
Conclusions
Below are the findings of this report:
Based on the trip generation methods recommended in the Trip Generation Manual, the
site will generate 1,885 trips per day, of which 148 trips will occur during the AM peak hour
and 199 trips will occur during the PM peak hour.
The site will access the transportation system via McMillan Road.
3 Copperbrook/ MPP16-0001/ H-2015-0029
The intersection of McMillan Road and McDermott 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.
McMillan 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.
McDermott 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.
The site approach on McMillan Road is approximately 925 feet from McDermott Road, and
is in conformance with ACHD access standards. A left turn lane is warranted.
The Collector on McMillan Road is approximately ½ mile from McDermott Road, and is in
conformance with ACHD access standards. A left turn lane is not warranted.
Staff Comments/Recommendations: ACHD Traffic Services and Development Review staff
have reviewed the submitted traffic impact study and found it to meet it to meet ACHD’s policy
and standards. Staff agrees with the findings and recommendations of the traffic impact study.
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).
** 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.
• The average daily traffic count for McMillan Road east of McDermott Road was 2,259
on 10/20/15.
• The average daily traffic count for McDermott Road north of McMillan Road was 366
on 10/20/15.
C. Findings for Consideration
1. SH-16 Extension
The Idaho Transportation Department is in the process of designing the Idaho 16, I-84 to South
Emmett Corridor. The project is planned to extend Idaho 16 south from Idaho 44 (State Street) to
connect to I-84 between Nampa and Meridian. As western Ada County and eastern Canyon
County develop, the ability to move traffic north-south is a primary concern. A connection
between the highways requires a new crossing over the Boise River. Access options for I-84 are
limited by the existing Garrity Interchange west of McDermott Road and the Ten Mile Road
Interchange to the east. This project is anticipated to greatly improve north-south mobility in
western Ada County and eastern Canyon County.
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Existing
Plus
Project
McMillan Road 2,467-feet Minor Arterial 186 Better than
“D”
Better than
“D”
McDermott Road 1,010-feet Minor Arterial 21 Better than
“D”
Better than
“D”
4 Copperbrook/ MPP16-0001/ H-2015-0029
Staff Comments/Recommendations: The applicant has coordinated and planned for the SH-16
extension with the Idaho Transportation Department (ITD) and ACHD. As such, the applicant has
planned for the future right-of-way dedication to accommodate the future McMillan Road overpass
at SH-16. Staff is supportive of the applicant’s pro-active approach in planning for the future SH-
16 extension.
2. McMillan Road
a. Existing Conditions: McMillan Road is improved with 2-travel lanes, 24-feet of pavement
and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for McMillan
Road (25-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of Way Width Policy: District 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
5 Copperbrook/ MPP16-0001/ H-2015-0029
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 McMillan Road is designated in the
MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section
within 74-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 37.5-feet of right-of-way from
centerline of McMillan Road abutting the site. The applicant is proposing to construct 5-foot
wide detached sidewalk located 37.5-feet from centerline to front of sidewalk along McMillan
Road abutting the site.
d. Staff Comments/Recommendations: This section of McMillan Road contains large power
poles, located approximately 30-feet from centerline of McMillan Road abutting the existing
right-of-way. Therefore, the applicant should be required to dedicate 25-feet of right-of-way
from centerline of McMillan Road abutting the site. The applicant should construct a 5-foot
wide sidewalk abutting the site. The sidewalk should be constructed a minimum 30-feet from
centerline to face of sidewalk behind the existing power poles.
The applicant should provide permanent right-of-way easements for public sidewalk 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.
The applicant should be required to improve McMillan Road with 17-feet of pavement from
centerline abutting the site with 3-foot gravel shoulders.
Consistent with the recommendations of the TIS the applicant should be required to construct
a left turn lane on McMillan Road at the McMillan Road/Glassford Avenue intersection (site
entrance) when the intersection is first constructed. McMillan Road is listed in the Capital
Improvement Plan (CIP); therefore the District will provide compensation for right-of-way
dedication beyond the existing right-of-way. The applicant should coordinate with District
Traffic Services and Development Review staff regarding the required tapering length and
width for the left turn-lane.
3. McDermott Road
a. Existing Conditions: McDermott Road is improved with 2-travel lanes, 24-feet of pavement,
and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for
McDermott Road (25-feet from centerline).
b. Policy:
6 Copperbrook/ MPP16-0001/ H-2015-0029
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.
Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk
(minimum 5-feet), 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.
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.
ACHD Master Street Map: The MSM was developed prior to ITD’s adoption of the final
alignment of the SH-16 extension. At that time ACHD and the City of Meridian were planning
McDermott Road to be a 5 lane regional expressway. However, since that time the alignment
for the SH-16 extension has been determined (see Finding 1) and in this area SH-16 is
planned to shift west of McDermott Road with local street connections in this area.
As part of the approval of The Oaks development, the ACHD Commission approved a
modification to the MSM to note the segment of McDermott Road between Ustick Road and
SH-20/26 /Chinden Boulevard be modified as a 3 lane collector roadway, a 46-foot street
section with vertical curb, gutter, and 5-foot wide detached concrete sidewalks within 74-feet
of right-of-way.
7 Copperbrook/ MPP16-0001/ H-2015-0029
c. Applicant Proposal: The applicant is proposing to dedicate 37-feet of right-of-way from
centerline of McDermott Road abutting the site. The applicant is proposing to construct
McDermott Road as one-half of a 46-foot street section with vertical curb, gutter, 8-foot wide
parkway strip and detached 5-foot wide concrete sidewalk, plus 12-feet of additional
pavement widening beyond the centerline established for the street with 3-foot wide gravel
shoulder.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
4. McCrosson Avenue
a. Existing Conditions: There are no collectors constructed on the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2-feet behind
the back-of-curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left -turn lane, and
bike lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and
taking into consideration the needs of the adjacent land use, the projected volumes, the need
for bicycle lanes, and on-street parking.
Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk
(minimum 5-feet), 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.
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.
8 Copperbrook/ MPP16-0001/ H-2015-0029
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.
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 stub to the
northwest edge of the site and continue through the property stubbing to the south. The
Residential Collector typology as depicted in the Livable Street Design Guide recommends a
2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 50-feet of
right-of-way.
Stub Street Policy: District policy 7206.2.4, 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, 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 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 policy 7206.2.4, requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions
of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance
where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered
by the easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to construct a new north/south collector
street, McCrosson Avenue, located at the mid-mile between Star Road and McDermott Road
abutting the western property line, as one-half of a 36-foot street section with vertical curb,
gutter, 8-foot wide parkway strip, plus 12-feet of additional pavement widening beyond the
centerline, within 38-feet of right-of-way; and a 5-foot wide sidewalk outside of right-of-way.
Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. Staff further recommends that dependent upon
development in the area, in order to preserve these future improvements, the applicant either
construct the new north/south collector from McMillan Road south to the McCrosson
Avenue/Placid Street intersection and road trust deposit for the remaining improvements from
the intersection south to the south property line.
OR; as the proposed new collector street is greater than 150-feet in length past the
McCrosson Avenue/Placid Street intersection. The applicant should be required to provide a
temporary cul-de-sac with a minimum turning radius of 45-feet. The developer shall be
required to pave the temporary turnaround and grant the District a temporary turnaround
easement 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
9 Copperbrook/ MPP16-0001/ H-2015-0029
lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until
the street is extended.
The applicant should be required to install a sign at the terminus of the residential collector
stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENED IN THE FUTURE.”
The applicant should be required to provide a road trust deposit to ACHD for ¼ of the canal
crossings (Five Mile Creek and Phyllis canal) for McCrosson Avenue, which is proposed to
stub to the south property line.
The applicant should be required to provide a permanent right-of-way easement 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.
5. Internal Local Roadways
a. Existing Conditions: There are no local roadways constructed 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.
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
10 Copperbrook/ MPP16-0001/ H-2015-0029
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.
Stub Street Policy: District policy 7207.2.4, states that stub streets will be required to
provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7207.2.5.4 except a temporary cul-de-sac will not be
required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.”
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within
the proposed development and drain surface water towards that intersection; unless
an alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions
of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance
where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered
by the easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant’s Proposal: The applicant is proposing to construct all internal local streets as 34-
foot wide street sections with curb, gutter, and 5-foot wide attached concrete sidewalks within
46-feet of right-of-way.
11 Copperbrook/ MPP16-0001/ H-2015-0029
The applicant is proposing to construct one cul-de-sac street, Torana Drive.
d. Staff Comments/Recommendations: The applicant’s proposal to construct all internal local
streets as 34-foot street sections with curb, gutter, and 5-foot wide attached concrete
sidewalks within 46-feet of right-of-way meets District policy and should be approved. The
applicant should be required to provide a 1-foot wide permanent easement behind the right-of-
way line at the back edge of sidewalk to meet District Sidewalk policy.
The applicant should be required to construct the cul-de-sac with minimum turning radii of 45-
feet.
Staff is not requiring any stub streets to the south due to Five Mile Creek abutting the southern
property boundary. This decision is based on the fact that the cost to construct and maintain
additional bridges at this site is not in the public’s best interest. A bridge and crossing will be
required with future development at the mid-mile crossing, shown as McCrosson Avenue with
this application that will provide for future connectivity.
6. Alleys
a. Existing Conditions: There are no existing alleys constructed internal to the site.
b. Policy:
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all
new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential
alley is 16-feet in width building setbacks required by the land use agency having jurisdiction
shall provide sufficient space for the safe backing of vehicles into the alley (see Section
7210.3.3). The minimum right-of-way width for all new commercial or mixed-use alleys shall
be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance
of the improvement by the District as meeting its construction standards, are required for all
alleys contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-
feet in length. If the lead land use agency having jurisdiction requires a shorter block length,
the alley shall be no longer than the agency’s required block length.
Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley
right-of-way is prohibited. “No Parking” signs are required to be installed by the developer.
The signs should be located at the alley/street intersections. Parking which is entered from
the alley shall be designed so the minimum clear distance from the back of the parking stall to
the opposite side of the alley is 20-feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the
lead land use agency. The setbacks shall either discourage parking within the alley (where it
may partially block or occur within the right-of-way) or allow adequate area for one
perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal
from the alley right-of-way line, while still achieving the required 20-feet of back-up space from
a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-
foot alley= 20-feet for back-up space).
Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should
intersect public streets at each end. In specific circumstances as outlined in the policies
below, the District may consider allowing an alley to intersect a public street at only one end.
A 90-degree angle of intersection shall be designed where practical. In no case shall the
intersecting angle be less than 75-degrees, as measured from centerline of intersecting street.
An access to an alley shall be located a minimum of 50-feet from the nearest street (as
measured centerline to centerline).
12 Copperbrook/ MPP16-0001/ H-2015-0029
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may
intersect all types of local streets including minor local streets. Alleys shall generally be
designed with a curb cut type approach when intersecting a local street. Alleys shall generally
intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys
shall either align with alley/street intersections or provide a minimum 100-foot offset
(measured centerline to centerline) from other local street intersections. For alley
intersections with local streets, the District may consider a reduced offset if the lead land use
agency’s required lot size allows for shorter buildable lots.
c. Applicant Proposal: The applicant is proposing to construct two residential 16-foot wide
alleys, Lower Loon Avenue and Sleeping Deer Avenue; both alleys are proposed to connect
to local streets, Los Flores Street and Torana Court. The two alleys are less than 700-feet in
length each with a 250-foot offset (measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
The applicant should be required to design the alleys with a curb cut type approach.
The applicant should be required to install “NO PARKING” signs at the alley/street
intersections.
Alleys that are public should not include a street name.
In order to discourage parking, building setbacks shall be minimal from the alley right-of-way
line, while still achieving the required 20-feet of back-up space from a garage.
7. Roadway Offsets
a. Existing Conditions: There are no roads constructed internal to the site.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1a (7205.4.6).
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half-mile.
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330-feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-
feet from any other street (measured centerline to centerline).
c. Applicant’s Proposal: The applicant is proposing to construct one local street, Glassford
Avenue, to intersect McMillan Road. Glassford Avenue is proposed to intersect McMillan
Road approximately 940-feet east of McDermott Road (measured centerline to centerline).
The applicant is proposing to construct a local street, Placid Street, to intersect the new
collector street, McCrosson Avenue, approximately 490-feet south of McMillan Road
(measured centerline to centerline).
The applicant is proposing to construct a new collector street, McCrosson Avenue, to intersect
McMillan Road at the ½-mile.
13 Copperbrook/ MPP16-0001/ H-2015-0029
The applicant is proposing to construct all internal local streets to provide a minimum 125-foot
offset from any other local street; and a minimum offset of 330-feet from any collector
roadway.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
8. Driveways
8.1 McDermott Road
a. Existing Conditions: There are 7 undefined driveways onto McDermott Road from the site.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy: District policy 7206.4.4 requires driveways located on collector
roadways near a STOP controlled intersection to be located outside of the area of influence;
OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be
measured from the centerline of the intersection to the centerline of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 20 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
c. Applicant’s Proposal: The applicant is not proposing any changes to the existing driveways.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District
Driveway policy. However, the existing accesses are consistent with the agricultural use of
the property; therefore, staff recommends that the existing accesses remain in use until such
time as 9 phase, as depicted on the phasing plan submitted as part of the preliminary plat
14 Copperbrook/ MPP16-0001/ H-2015-0029
application, abutting McDermott Road redevelops. At that time future access may be
restricted and further review is required.
9. Temporary Access
Maximum Traffic on One Access: District Policy 7205.3.2 states that if a proposed
development has only one access to a public street that is a local street, or if it proposes to
extend public streets from existing development with only one local street access to the public
street system, the maximum forecast ADT to be allowed at any point on the local street access is
1,000 and is subject to fire department requirements for the provision of a secondary access.
This volume may be reduced or increased based on information received from the lead land use
agency, the applicable fire department, and/or emergency services. The District will also take into
consideration the following items when determining whether or not to reduce or increase the
maximum allowable ADT: railroad crossings, canal crossings, and topography (foothills vs. flat
land), pedestrian connectivity, location of schools, etc.
Staff Recommendation: Staff recommends that the applicant construct a 24-foot wide
temporary access road onto McMillan Road located approximately a minimum 1,440-feet west of
McDermott Road. The temporary access is to provide access for the first four phases of the
development and should be closed once the collector street, McCrosson Avenue is constructed.
Staff further recommends that a temporary right-of-way easement be provided for the 24-foot wide
temporary access road. The easement would be released after McCrosson Avenue is
constructed. To ensure the McCrosson Avenue connection is constructed in a timely manner,
ACHD staff recommends that the segment of McCrosson Avenue between McMillan Road and
the intersection to the south, Placid Street, be constructed prior to plan approval and final plat
signature for any portion of Phase 4 as depicted on the phasing plan submitted as part of the
preliminary plat application, or any final plat which exceeds 106 lots.
ACHD will not approve plans or sign a final plat which exceeds 106 lots of the development until
the segment of McCrosson Avenue between McMillan and Placid Street is constructed, and the
temporary right-of-way easement is released.
10. Bridge for Five Mile Creek and Phyllis Canal Crossing
The District will require the applicant to provide a road trust for their share of the cost for
construction of the future bridge for the crossing of Five Mile Creek and Phyllis Canal (McCrosson
Avenue). The applicant should provide the District with a road trust deposit in the amount of
$137,500 for its proportionate share of the estimated cost for the proposed bridge of $550,000.
11. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
12. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
15 Copperbrook/ MPP16-0001/ H-2015-0029
13. Other Access
McMillan Road and McDermott Road are classified as minor arterial roadways; McCrosson
Avenue is classified as a collector roadway. Other than the access specifically approved with this
application, direct lot access is prohibited to these roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate 25-feet of right-of-way from centerline of McMillan Road abutting the site.
2. Construct a 5-foot wide sidewalk a minimum 30-feet from centerline to face of sidewalk behind the
existing power poles along McMillan Road abutting the site.
3. Provide permanent right-of-way easements for public sidewalk 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. Improve McMillan Road with 17-feet of pavement with 3-foot gravel shoulders from centerline
abutting the site.
5. Construct a left turn lane on McMillan Road at the McMillan Road/Glassford Avenue intersection
when the intersection is first constructed. Coordinate location and length with District staff.
6. Dedicate 37-feet of right-of-way from centerline of McDermott Road abutting the site.
7. Construct McDermott Road as one-half of a 46-foot street section with vertical curb, gutter, 8-foot
wide parkway strip and detached 5-foot wide concrete sidewalk abutting the site, plus 12-feet of
additional pavement widening beyond the centerline established for the street with 3-foot wide
gravel shoulder.
8. The existing accesses on McDermott Road are to remain in use until such time as the property is
no longer being used for agricultural purposes; OR phase 9, as depicted on the phasing plan
submitted as part of the preliminary plat application, redevelops. At that time future access
requires further review by ACHD.
9. Construct a new north/south collector street, McCrosson Avenue, located at the mid-mile between
Star Road and McDermott Road abutting the western property line to the south property line, as
one-half of a 36-foot street section with vertical curb, gutter, 8-foot wide parkway strip, plus 12-
feet of additional pavement widening beyond the centerline, within 38-feet of right-of-way; and a
5-foot wide sidewalk outside of right-of-way.
10. OR; construct the new north/south collector from McMillan Road south to the McCrosson Avenue/
Placid Street intersection as one-half of a 36-foot street section with vertical curb, gutter, 8-foot
wide parkway strip, plus 12-feet of additional pavement widening beyond the centerline, within 38-
feet of right-of-way; and a 5-foot wide sidewalk outside of right-of-way; and road trust deposit for
the remaining improvements from the intersection south to the south property line and provide a
temporary cul-de-sac with a minimum turning radius of 45-feet.
11. Pave the temporary turnaround and grant the District a temporary turnaround easement 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.
12. Install a sign at the terminus of the residential collector stating that, “THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE
FUTURE.”
16 Copperbrook/ MPP16-0001/ H-2015-0029
13. Provide permanent right-of-way easements for public sidewalk 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.
14. Construct all internal local streets as 34-foot street sections with curb, gutter, and 5-foot wide
attached concrete sidewalks within 46-feet of right-of-way. Provide a 1-foot wide permanent
easement behind the right-of-way line at the back edge of sidewalk to meet District Sidewalk
policy.
15. Construct the cul-de-sac, Torana Drive, with minimum turning radii of 45-feet.
16. Construct two residential 16-foot wide alleys, one 560-feet in length, and the second, 600-feet in
length. Both alleys are to intersect Los Flores Street to the north and Torana Court to the south.
17. Design the alleys with a curb cut type approach connecting to local streets, Los Flores Street and
Torana Court; and a 250-foot offset.
18. Install “NO PARKING” signs at the alley/street intersections.
19. Building setbacks shall be minimal from the alley right-of-way line, while still achieving the
required 20-feet of back-up space from a garage or other parking structure to the opposite side of
the alley.
20. Construct one local street, Glassford Avenue, to intersect McMillan Road 940-feet east of
McDermott Road.
21. Construct a local street, Placid Street, to intersect the new collector street, McCrosson Avenue,
490-feet south of McMillan Road.
22. Construct all internal local streets to provide a minimum 125-foot offset from any other local street;
and a minimum offset of 330-feet from any collector roadway.
23. Provide a road trust deposit in the amount of $137,500 for construction of the future bridge to
span Five Mile Creek and Phyllis Canal (McCrosson Avenue).
24. Provide a temporary right-of-way easement to allow for the construction of a 24-foot wide
temporary access road onto McMillan Road located minimum 1,440-feet west of McDermott
Road.
25. Release the temporary right-of-way easement and remove the 24-foot wide temporary access
road onto McMillan Road when the first segment of McCrosson Avenue is constructed between
McMillan Road and the first intersection to the south, Placid Street. ACHD will not approve plans
or sign a final plat for any portion of Phase 4 as depicted on the phasing plan submitted as part of
the preliminary plat application, or any final plat which exceeds 106 lots of the development until
the first segment of McCrosson Avenue is constructed, and the temporary right-of-way easement
is released.
26. Construct the remaining segment of McCrosson Avenue from Placid Street to the south property
line with phase 8, as shown in the phasing plan submitted with the preliminary plat.
27. Other than the access specifically approved with this application, direct lot access is prohibited to
McMillan Road, McDermott Road, and McCrosson Avenue and shall be noted on the final plat.
28. Payment of impacts fees are due prior to issuance of a building permit.
29. Comply with all Standard Conditions of Approval.
17 Copperbrook/ MPP16-0001/ H-2015-0029
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
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.
18 Copperbrook/ MPP16-0001/ H-2015-0029
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 Copperbrook/ MPP16-0001/ H-2015-0029
VICINITY MAP
20 Copperbrook/ MPP16-0001/ H-2015-0029
SITE PLAN
21 Copperbrook/ MPP16-0001/ H-2015-0029
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 Copperbrook/ MPP16-0001/ H-2015-0029
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 Copperbrook/ MPP16-0001/ H-2015-0029
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.