Application MaterialsHearing Date: October 19, 2017
File No.: H-2017-0129
Project Name: East Ridge Estates Subdivision-AZ, PP
Request: (AZ): Request for annexation and zoning of 40.99 acres of land with R-4 and R-15
zoning districts, by DevCo, LLC.
(PP): Request for preliminary plat consisting of 139 building lots and 7 common lots on
40.99 acres of land in a proposed R-8 zoning district, DevCo, LLC.
Location: The site is located north of E. Lake Hazel Road, west of S. Eagle Road, in the southeast
¼ of Section 32, Township 3N., Range 1E.
C��fIENDIAN�--
Planning Division
DEVELOPMENT REVIEW APPLICATION
STAFF USE ONLY: 1�•
Project name,nil
File number(s):
Assigned Planner: C tl A Related files:
Type of Review Requested (check all that apply)
❑ Accessory Use
❑ Planned Unit Development
❑ Administrative Design Review
❑x Preliminary Plat
❑ Alternative Compliance
❑ Private Street
10 Annexation and Zoning
❑ Property Boundary Adjustment
❑ Certificate of Zoning Compliance
❑ Rezone
❑ City Council Review
❑ Short Plat
❑ Comprehensive Plan Map Amendment
❑ Time Extension:
❑ Comprehensive Plan Text Amendment
Director/ Commission/Council (circle one)
❑ Conditional Use Permit
❑ UDC Text Amendment
❑ Conditional Use Modification
❑ Vacation:
Director/Commission (circle one)
Director/ Council (circle one)
❑ Development Agreement Modification
❑ Variance
❑ Final Plat
❑ Other
❑ Final Plat Modification
Applicant Information
Applicant name: DevCo LLC Phone: 208.336.5355
Applicant address: 4824W. Fairview Ave. Email: jconger@congergroup.com
City: Boise State: ID Zip: 83706
Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned IN Other
Owner name: Brace Family Revocable Trust
Owner address: 1504 S. N
City: Boise
Street
Agent/Contact name (e.g., architect, engineer, developer, representative)
Firm name: Conger Management Group
Agent address: 4824 W. Fairview Ave.
City: Boise
Primary contact is: ❑ Applicant ❑ Owner ® Agent/Contact
Email:
State:
Phone:
ID Zip: 83709
Jim Conger
Phone: 208.336.5355
Email: jconger@congergroup.com
State: ID Zip: 83709
Subject Property Information
Location/street address: E. Lake Hazel Road Township, range, section: 3N, 1 E, Sec. 32
Assessor's parcel number(s): S1132438500 Total acreage: 40.99 Zoning district: RUT
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org-/t)lanning
-1- (Rev. 06/12/2014)
Project/subdivision name: East Ridge Estates
General description of proposed project/request: East Ridge Estates is a 139 residential lot neighborhood
on approximately 40 acres in south Merdian.
Proposed zoning district(s).
R-4 and R-15
Acres of each zone proposed: R-4: 23.34 acres and R-15: 17.65 acres
Type of use proposed (check all that apply):
® Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other
Who will own & maintain the pressurized irrigation system in this development? n/a - site does not have water rights.
Which irrigation district does this property lie within? None.
Primary irrigation source: Residential lots: municipal water Secondary:
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary (if applicable)
Number of residential units: 139 Number of building lots:
Number of common lots: 7 Number of other lots:
Proposed number of dwelling units (for multi -family developments only):
1 bedroom: 2-3 bedrooms: 4 or more bedrooms:
Minimum square footage of structure (excl. garage): Maximum building height:
Minimum property size (s.f): 10,987 Average property size (s.f.): 19,585
Gross density (Per UDC 11-1A-1): 3.39 Net density (Per UDC 11-1A-1):
Acreage of qualified open space: 4.32 Percentage of qualified open space: 10.54%
Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): Common lots, park,
landscape buffer, planter strips and open space
Amenities provided with this development (if applicable): Please see attached narrative for complete list.
Type of dwelling(s) proposed: El Single-family Detached ® Single-family Attached ❑ Townhouse
❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Other
Non-residential Project Summary (if applicable)
Number of building lots: Common lots: Other lots:
Gross floor area proposed:
Hours of operation (days and hours):
Total number of parking spaces provided:
Authorization
Print applicant name: L1 lira r),( onQer
Applicant signature:
Existing (if applicable):
Building height:
Number of compact spaces provided:
Date: 09.08.2017
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridianciiy.org/nlanning
-2- (Rev. 06/1212014)
DEVCOL,,
September 7, 2017
Mr. Caleb Hood, Planning Division Manager
Planning Division
City of Meridian
33 E. Broadway Ave.
Suite 102
Meridian, Idaho 83642
RE: East Ridge Estates
East Lake Hazel Road
Annexation, Zoning and Preliminary Plat
Dear Mr. Hood:
Attached for your review and favorable consideration are the applications for the East Ridge
Estates Residential Community located on East Lake Hazel Road. We respectfully request approval of
our Annexation, Zoning and Preliminary Plat applications.
After Meridian City Council remanded the prior East Ridge Estates plat to Planning and Zoning
Commission for R-4 zoning re -design, we met with Meridian Planning staff to review the City Council
motion for a revised site design. After several meetings with City Staff, we held a neighborhood meeting
with surrounding landowners and Blackrock Subdivision homeowners.
Two layouts were presented to the neighbors, the first a typical R-4 neighborhood design, the
second a design that incorporated estate lots with a "Patio Home" lot for "age restricted" residents, the
"Village Layout". The majority of neighbors favored the second design over a typical R-4 subdivision.
Based on numerous meetings and neighbor comments we worked with the South Rim Coalition and
Blackrock Home Owners Association to refine the East Ridge Layout.
Enclosed is a project narrative that details the neighborhood and various aspects of our
applications. Thank you for your attention to this matter and should you have any questions or require
additional information please contact me by phone at 208.336.5355 or email,
0conger@congergrou p.com
Sincerely,
JY �/
Jim D. Conger
Managing Member
4824 W. Fairview Ave. • Boise, Idaho • 83706
208.336.5355
DEVCOU,
East Ridge Residential Community — Narrative
East Ridge Estates is located in south Meridian and fronts East Lake Hazel Road just west of the South
Eagle and Lake Hazel Road intersection. As you can see below; this community will be a positive
addition of product mixes to this growing area.
Location Map
SUMMARY OF APPLICATIONS
East Ridge community is a 139 -residential home -site planned development on forty acres on East Lake
Hazel Road in South Meridian. The Community will consist of two product types; the Estate Home -sites
on the Rim will consist of 17,000 to 37,000 square foot home -sites. The Village will bean Age Restricted
Neighborhood for the mature homeowner, the Village homes are structured as maintenance free which
is inclusive of all maintenance and is managed by the home owner's association. The traffic generated
from The Village is less than 60% of a typical single-family home.
September 7, 2017 2 1 P a g e
East Ridge Narrative DevCo LLC
DEVCO.
We are requesting approvals on the following applications:
• Annexation
• Zoning— From Ada County RUT to Meridian City R-4 & R-15
• Preliminary Plat
• Variance—Irrigation Waiver
Property Information
Parcel
I Address
I Current Zone
Proposed Zone
S1132438500
I E. Lake Hazel Road
I RUT
R-4 & R-15
Adjacent Property Information
Area
Building Types and / or Uses:
Zone
North
Residential
R-4/13-8
South
Abuts Lake Hazel Road and
Arterial / Residential / Farming
R-4
East
Residential/ Open Field
RUT
West
Residential
RUT
COMPREHENSIVE PLAN
The City of Meridian Comprehensive Plan designates the site as Low and Medium Density Residential.
Along the western portion of the property, it is designated as Medium Density and the eastern portion is
designated as Low Density. Under the Low Density Residential designation, the R-4 zoning is permitted.
The Medium Density Residential zoning allows for R-8 zoning along with a step-up basis to R-15 zoning.
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September 7, 2017 3 1 P a g e
East Ridge Narrative DevCo LLC
DEVCOU,
ANNEXATION / ZONING
This property is currently zoned RUT (county). Upon annexation by the City of Meridian and as
permitted by the Meridian City Code we are requesting the zoning designation of R-4 for the North and
East portions of the site and R-15 for the Southwest portion. Meridian City Code allows for a step up in
zoning designations and with that, we request the step up for the R-8 zoning to an R-15 designation.
The blended overall density is 3.4 lots/acre, which fall well within the City's Comprehensive Planning
requirements. The zoning designations are only utilized for dictating the dimensional standards of the
home sites. The development agreement will restrict the density to 3.4 lots per acre.
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September 7, 2017 4 1 P a g e
East Ridge Narrative DevCo LLC
DEVC0.,
RESIDENTIAL DESIGN
East Ridge Estates will consist of large Estate Home -sites on the Rim that will consist of 17,000 to 37,000
square foot transitional home -sites; which will consist of similar product to the adjacent Black Rock
Subdivision, The Village will be a gated age restricted community that is designed around the older
more mature homeowner. Based on City Council's previous recommendation; we met for over two
months of meetings and phone conversations with the Meridian South Rim Coalition, neighbors and City
Staff to arrive at a plan that had the most support. All parties made concessions to arrive at a plan that
would garner the majority of support and all parties agreed that this development plan would be better
than a typical R-4 subdivision. Based on those meetings we based our land plan on the following
commitments that will be recorded in the City required Development Agreement:
Overall Development:
• The Development Agreement will restrict the total number of residential homes to 98 lots for
the Village housing and 41 homes for the Estate Lots.
• Zoning will be R — 4 for the Estate Lots and R —15 for the Village housing.
• Lake Hazel landscape to incorporate a 4 to 6 -foot -tall berms. A majority (80%) of the berm will
be the requested 6 foot tall.
• Phase 1 will include the connection to Lake Hazel Road as required by City Council.
• Construction access will be from Lake Hazel Road.
• The neighborhood park will consist of park amenities and the park that was relocated towards
Black Rock neighbors per the direction of the coalition and neighbors.
• Domestic Water will be looped to E. Cyanite Drive which will improve current domestic water
quality for existing homeowners on City Services.
Village Product Area —This gated neighborhood encompasses 17.6 acres and will consist of 98 age
restricted homes. The age restriction targets the more mature homeowner that places a value on a
simple but secure lifestyle. The simple concept is based on an all-inclusive maintenance program as well
as the community clubhouse that provides a gathering spot for social interaction. And as previously
noted, the traffic generated from this housing product is significantly less than a typical neighborhood
(5.8 vs. 9.52 average weekday trip counts).
The following items are the concessions made on the Village Area throughout our meetings with the
Coalition:
• Wrought Iron Fencing on the property line boundary with adjacent neighbor (our west
boundary).
• A 1' to 2' berm for planting on our west boundary.
• A deciduous tree with a caliper size between 2 to 2.5 inches every 60 feet / an evergreen (blue
spruce) tree sized between 8 to 10 feet approximately every 60' (i.e. a tree every 30 feet) with a
maximum growth height of 15 to 20 feet.
• A grouping of 3 shrubs between every tree.
• All product in the Village area is to be single level with a maximum roof height of 25 feet.
• All product in the Village area is to be age restricted.
• Setback of housing product to be 20' from western property line.
September 7, 2017 5 1 P a g e
East Ridge Narrative DevCo LLC
DEVCO.
Estate Homes Area —This large lot estate neighborhood is on 23.3 acres and will have 41 custom homes
that will be of similar nature to the adjacent Black Rock Subdivision. The lot sizes on the rim range from
17,000 to 37,000 square feet and the overall Estate Lots average size is 19,585 square feet.
The following items are the concessions made on the Estate Homes Area during our meetings with the
Coalition:
6 Estate Lots (Lot Nos. 1— 3, Block 3 and Lot Nos. 16 —18, Block 2):
• Wrought Iron Fencing on the property line boundary with adjacent neighbor (our west
boundary).
• A deciduous tree with a caliper size between 2 to 2.5 inches every 60 feet / an evergreen (blue
spruce) tree sized between 8 to 10 feet approximately every 60' (i.e. a tree every 30 feet).
• A grouping of 3 shrubs between every tree.
• Set back of housing product to be 10' from western property line.
• All 6 lots to be single level (This will require the Baumgartner Property to deed restrict 100' of
their adjacent property to single level) with a maximum roof height of 25 feet.
• Rear Setbacks for Lots Nos. 1, 2 & 3, Block 3 shall be 45 feet.
• Side yard setbacks to be R-4.
Rim Estate Lots (Lots Nos. 6 — 23, Block 1):
• Adhere with the preliminary plat which includes specified lot widths.
• Rear Setbacks for Lot Nos. 6 — 23 shall be 45 feet.
• Side yard setbacks shall be 7.5 feet for homes on the Rim.
The following is the Site Plan and Architectural Elevations of the proposed housing product:
East Ridge Estates
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---- --- -
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September 7, 2017 6 1 P a g e
East Ridge Narrative DevCo LLC
SITE DESIGN:
DEVCOU.
• of Site Devoted to Residential Lot Coverage Area
75.97%
• of Site Devoted to Landscape Open Space / Common Areas
10.54%
• of Site Devoted to Roads / Parking
13.49%
Total
100
Estate Homes - Architectural Elevations
September 7, 2017
East Ridge Narrative
71 Page
DevCo LLC
41
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NELL
REAL ESTATE DEVELOPMENT
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AMENITIES:
Estate Lots
• Neighborhood Park
• Open Field Sporting Area
• Shade Structure
• Sitting Areas
Village Lots
• Clubhouse
• Sitting Areas
• Open Space
In addition to the onsite project amenities, residents are able to take advantage of the planned South
Meridian City Regional Park. The park will be located on approximately 77 acres of land directly across
East Lake Hazel Road to the southwest of East Ridge. East Ridge neighborhood is adjacent to the
Regional Park and our residents will be able to take advantage of the parks features and amenities. Park
construction is scheduled to begin in 2018.
South Meridian Regional Park
September 7, 2017 9 1 P a g e
East Ridge Narrative DevCo LLC
DEVC0.
PUBLIC WORKS:
As part of these applications, we request a waiver for a pressurized irrigation system. Meridian City
Code, 11-3A-15, C. Waiver of Requirements: The requirements for pressurized irrigation may be waived
upon proof that any particular property does not have water rights in an existing irrigation district. The
property does not have irrigation water rights, we have contacted three irrigation companies that
provide water to adjacent properties and have been unable to secure any irrigation rights for this
property. An Application for Inclusion of Land was submitted to the New York Irrigation District and at
the July Board of Directors Meeting, the board made a motion to accept the application and place the
property on a waiting list for water rights. Additionally, application for ground water was submitted to
the State of Idaho Department of Water Resources. Although approval of a ground water permit would
not be sufficient for irrigation water for al 40 acres, it would be possible to water the common areas of
the development.
Several meetings with Meridian's Public Works Department determined that sanitary sewer service is
limited in this part of Meridian. The Public Works has recently updated their committed sewer capacity
model with lower unit flows for residential development. The Public Works Department recommended
submitting a request to review available capacity as part of our application submittal. This application
officially requests sewer service for the first two phases of the development or approximately 67 lots.
East Ridge will connect to the existing sewer service in the Blackrock Subdivision and stubbed at the
north property boundary. Water service is also stubbed at the north property boundary at the East
Cyanite Drive road stub. With the recent approval for the 98.35 acres, 278 single-family residential lot,
Sky Mesa Subdivision, access to increased sewer capacity is imminent.
Based on discussion with the Meridian Public Works Department, the city is in the process of securing
needed utility easement for water service that will be located in Lake Hazel Road that will serve the new
regional park, which will be located on property to the southwest of East Ridge. East Ridge is the
resolution to the poor water quality in the Blackrock Subdivision. East Ridge Estates will connect the
existing dead-end domestic water service to the planned water main in Lake Hazel Road. This
connection will eliminate the negative water issues currently present in Blackrock.
The adjacent Blackrocl<Subdivision currently has only one point of access and egress via East Taconic
Drive. Once East Ridge is completed, a second means of egress will be available for Blackrock residents
providing an emergency secondary access that is required by fire code of more than 30 homes.
TRANSPORTATION / ROADWAYS:
In October of 2016, a Traffic Impact Study (TIS) was conducted and we are currently in the process of
updating the daily traffic counts to reflect the proposed "age restricted" housing product; the traffic
study prepared by Thompson Engineers concludes that the development as planned does not have any
negative impacts as it relates to ACHD policy and codes.
The TIS determined the intersection of Lake Hazel Road and Eagle Road will operate at LOS D under total
traffic conditions in the build out year. The intersection of Lake Hazel Road and the site entrance will
operate at acceptable levels of service under total traffic conditions in the build out year. Lake Hazel
Road and Eagle Road are anticipated to operate below the maximum recommended volume for LOS E
under existing traffic conditions.
September 7, 2017 10 1 P a g e
East Ridge Narrative DevCo LLC
DEVCOU,
East Ridge will generate eastbound traffic as determined by the traffic study for Taconic, (which is higher
than westbound) the peek pm daily traffic count is 52 trips. Based on this peek pm daily traffic count,
Taconic operates at approximately 13% of the maximum directional hourly volume. According to the
traffic study, at build out East Ridge will account for about 5 additional trips on Taconic. Trips generated
by East Ridge along Taconic will be approximately 4.3% of the total traffic.
The intersection of Taconic and Cyanite will operate at LOS A under background traffic conditions with
development of East Ridge and total traffic conditions in the build out year. Classified as a collector
roadway, the minimum level of service required by ACHD policy for Taconic is LOS D with a maximum
directional hourly volume of 425 vehicles per hour on a two-lane road.
Traffic counts for the Village Layout are significantly less than a typical single-family residence with
counts for the Village product to be 5.8 and 9.52 average weekday volumes for a typical single-family
residence.
PRE -APPLICATION MEETING & NEIGHBORHOOD MEETING
The pre -application meeting was held with the Meridian City Planning and Development staff on
February 23, and October 31, 2016. The neighborhood meeting was held on November 14, 2016, and
May 31, 2017 at 6:00 pm at Hillsdale Elementary School.
Numerous meetings were held with the Meridian Southern Rim Coalition.
CONCLUSION
DevCo is respectfully requesting approval of the annexation; R-8 and R-15 zoning designation; and
preliminary plat applications for this spectacular new community located in South Meridian. This
project will provide a quality mix of products and desirable homes at allowable densities while
maintaining compatibility with Meridian City Codes as well as the surrounding properties. Thank you.
September 7, 2017 11 1 P a g e
East Ridge Narrative DevCo LLC
5awtooth Land 5urveying, LLC
AWTOOTP: (208) 398-8104 P: (208) 398-8105
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September 11, 2017
R-4 Zoning Legal Description
BASIS OF BEARINGS for this description is North 89059'28" West between the 5/8" rebar
illegible cap marking the E1/16 corner common to Sections 32 and 5, and the brass cap
marking the S1/4 corner of Section 32, both in T. 3 N., R. 1 E., B.M., Ada County, Idaho.
A parcel of land being the SW1/4 of the SE114 of Section 32, T. 3 N., R. 1 E., B.M., Ada
County, Idaho more particularly described as follows;
COMMENCING at a brass cap PLS 3620, marking the S 1/4 corner of said Section 32;
Thence North 0008'58" East, coincident with the westerly boundary of said SW1/4 of the
SE1/4 of Section 32, a distance of 875.62 feet to the POINT OF BEGINNING;
Thence South 89059`28" East, parallel with the southerly boundary of said SW1/4 of the SE1/4
of Section 32, a distance of 936.42 feet;
Thence South 0000'32" West, 602.74 feet;
Thence South 80040'37" West, 109.45 feet to the beginning of a tangent curve;
Thence 133.99 feet along the arc of said curve to the left, with a central angle of 65020'08", a
radius of 117.50 feet, subtended by a chord bearing South 48000'33" West, 126.85 feet;
Thence South 15020'29" West, 47.96 feet;
Thence South 0000'32" West, 124.00 feet to the centerline of Lake Hazel Road and the
southerly boundary of said SW1/4 of the SEI/4 of Section 32;
Thence South 89059'28" East, coincident with said centerline of Lake Hazel Road and said
southerly boundary of the SW1/4 of the SEI/4 of Section 32, a distance of 605.87 feet to the
southeast corner of said SW1/4 of the SEI/4 of Section 32,
Thence North 0009'59" East, coincident with the easterly boundary of said SWI/4 of the SE1/4
of Section 32, a distance of 1341.26 feet to the northeast corner of said SWI/4 of the SEI/4 of
Section 32;
Thence North 89051'49" West, coincident with the northerly boundary of said SW1/4 of the
SE1/4 of Section 32, a distance of 1329.89 feet to the northwest corner of said SW1/4 of the
SE1/4 of Section 32;
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Thence South 0008'58" West, coincident with said westerly boundary of the SW1/4 of the
SE1/4 of Section 32, a distance of 468.60 feet to the POINT OF BEGINNING.
The above described parcel contains 23.34 acres more or less.
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September 11, 2017
R-15 Zoning Legal Description
BASIS OF BEARINGS for this description is North 89159'28" West between the 5/8" rebar
illegible cap marking the El /16 corner common to Sections 32 and 5, and the brass cap
marking the S1/4 corner of Section 32, both in T. 3 N., R. 1 E., B.M., Ada County, Idaho.
A parcel of land being the SW1/4 of the SE1/4 of Section 32, T. 3 N., R. 1 E., B.M., Ada
County, Idaho more particularly described as follows;
BEGINNING at a brass cap PLS 3620, marking the S 1/4 corner of said Section 32;
Thence North 0008'58" East, coincident with the westerly boundary of said SW1/4 of the
SE1/4 of Section 32, a distance of 875.62 feet;
Thence South 8905928" East, parallel with the southerly boundary of said SW1/4 of the SE1/4
of Section 32, a distance of 936.42 feet;
Thence South 0100'32" West, 602.74 feet;
Thence South 80040'37" West, 109.45 feet to the beginning of a tangent curve;
Thence 133.99 feet along the arc of said curve to the left, with a central angle of 65020'08", a
radius of 117.50 feet, subtended by a chord bearing South 48000'33" West, 126.85 feet;
Thence South 15020'29" West, 47.96 feet;
Thence South 0000'32" West, 124.00 feet to the centerline of Lake Hazel Road and the
southerly boundary of said SW1/4 of the SE1/4 of Section 32;
Thence North 89059'28" West, coincident with said centerline of Lake Hazel Road and said
southerly boundary of the SW1/4 of the SE1/4 of Section 32, a distance of 723.62 feet to the
POINT OF BEGINNING,
The above described parcel contains 17.65 a more or less.
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LO �SUNCy% LLC 2030 5. Wa5hmgton Ave., Emmett, ID 83G 17
December 12, 2016
Boundary Legal Description
BASIS OF BEARINGS for this description is North 89159'28" West between the 5/8" rebar
illegible cap marking the E1/16 corner common to Sections 32 and 5, and the brass cap
marking the S1/4 corner of Section 32, both in T. 3 N., R. 1 E., B.M., Ada County, Idaho.
A parcel of land being the SW1/4 of the SEI/4 of Section 32, T. 3 N., R. 1 E., B.M., Ada
County, Idaho more particularly described as follows;
BEGINNING at a brass cap PLS 3620, marking the S 1/4 corner of said Section 32;
Thence N 0008'58" E, coincident with the westerly boundary of said SW1/4 of the SE1/4 of
Section 32, a distance of 1344.22 feet to a 1/2" rebar PLS 8575 marking the CSI/16 corner of
said Section 32;
Thence S 89051'49" E, coincident with the northerly boundary of said SW1/4 of the SE1/4 of
Section 32, a distance of 1329.89 feet to the SE1/16 corner of said Section 32;
Thence S 0°09'59" W, coincident with the easterly boundary of said SW1/4 of the SE1/4 of
Section 32, a distance of 1341.26 feet to a 5/8" rebar with illegible cap marking the E1/16
corner common to Sections 32 and 5;
Thence N 89°59'28" W, coincident with the southerly boundary of said SW1/4 of the SEI/4 of
Section 32, a distance of 1329.49 feet to the POINT OF BEGINNING.
The above described parcel contains 40.99 acres
End Description
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WHEN RECORDED
RETURN TO:
McAnaney & Associates, PLLC
1101 W. River Street, Suite 100
Boise, Idaho 83702
ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 9.00
BOISE IDAHO 03124106 02:04 PM
DEPUTY Vicki Allen
RECORDED -REQUEST OF 106045060
McAnaney & Associates
QUITCLAIM DEED
GRANTOR, Earl K. Brace, and Barbara J. Brace, husband and wife, do hereby
REMISE, RELEASE and forever QUITCLAIM, unto Earl K. Brace and Barbara J. Brace,
Trustees of The Brace Family Revocable Trust dated March 8, 2006, whose current address
is 1504 Newport Street, Boise, Idaho 83709, as GRANTEE and to Grantees' successors and
assigns, all of Grantors' right, title and interest in and to the real property situated in Ada County,
Idaho, more particularly described on Exhibit A:
See Exhibit A.
TOGETHER with all tenements, hereditaments and appurtenances thereunto
belonging.
In construing this deed, and where the context so requires, the singular includes the plural
and the masculine, the feminine and the neuter.
IN WITNESS WHEREOF, Grantors have hereunto subscribed their names to this
instrument this 915 day of Ai%Z , 2006.
- 0 /)
Earl K. Brace
arbara J. B
QUITCLAIM DEED - 1
M:\C1ients\Brace, Earl & Barbara - 05092\05092.001 - Estate Planning\QCD-Meridian.doc
STATE OF IDAHO )
ss.
County of Ada )
On this day of , 2006, before me, the undersigned, a Notary Public,
personally appeared Earl K. Brace and Barbara J. Brace husband and wife, known or
identified to me to be the persons whose names are subscribed to the within instrument, and
acknowledged to me that they executed the same.
p . M C- �'•,, Notary Public for Idaho
' • •�` d-4
p , Residing at:
CiT AR y '• = My commission expires: 12- 12,6
AUBX-N; 0
E OF •
eetene+++++♦
QUITCLAIM DEED - 2
MAClients\Brace, Earl & Barbara - 05092\05092.001 - Estate Planning\QCD-Meridian.doc
EXHIBIT A
The SWk of the SEk in Section 32, Township 3 North,
Range I East, Boise Matidlan, in Atha County, Idaho.
QUITCLAIM DEED - 3
MAClients\Brace, Earl & Barbara - 05092\05092.001 - Estate Planning\QCD-Meridian.doc
Parcel No.: S 1132438500
AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO )
COUNTY OF ADA )
I, Earl K. Brace 1504 S Newport Street
(name) (address)
Boise Idaho 83709
(city) (state)
being first duly sworn upon, oath, depose and say:
1. That I am the record owner of the property described on the attached, and I grant my
permission to:
DevCo LLC 4824 W Fairview Ave., Boise, ID 83706
(name) (address)
to submit the accompanying application(s) pertaining to that property.
2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3. I hereby grant permission to City of Meridian staff to enter the subject property for the
purpose of site inspections related to processing said application(s).
Dated this -day of c�=�7' , 20 17
(Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
r011 � 1 OS `` e', (Notary Public for Idaho)
t.�yt•P 0•q 000000• 'a;1°I
S7~,q' poi P P %° Residing at:o�
c e
My Commission Expires: ? 11 / zoic,
•,mac
'S1 '•0.000000 9 ;•,
#88,,EDV,�'��.
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridianci!y.org/t)lannin
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DEVCOL,,
City of Meridian Pre -Application Meetings
Meetings with the City of Meridian Planning staff for the East Ridge Estates occurred on:
• April 17, 2017
• May 12, 2017
• June 7, 2017
Meeting notes were not provided for these meeting with city staff.
4824 W. Fairview Ave. • Boise, Idaho • 83706
208.336.5355
East Ridge Neighborhood Meeting
6:00 pm, May 31, 2017, at Hillsdale Elementary School, 5225 S.
Stockenham Way, Meridian
Name
Address / Phone No. / Email
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COMMITMENT OF PROPERTY POSTING
Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a
public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment
and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing.
The applicant shall post a copy of the public hearing notice of the application(s) on the property
under consideration.
The applicant shall submit proof of property posting in the form of a notarized statement and a
photograph of the posting to the City no later than seven (7) days prior to the public hearing
attesting to where and when the sign(s) were posted. Unless such Certificate is received by the
required date, the hearing will be continued.
The sign(s) shall be removed no later than three (3) days after the end of the public hearing for
which the sign(s) had been posted.
I am aware of the above requirements and will comply with the posting requirements as stated in
UDC 11-5A-5.
41� 6" / -
Applic t/agent Vgnature
09.07.2017
Date
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.org/plannine
0 WIDIAN- Meridian City Hall, Suite 102
33 E. Broadway Avenue
IDAHO Meridian, Idaho 83642
Community Development 208.887.2211
Deportment
Parcel Verification
Date: 11/28/16
The parcel information below has been researched and verified as correct by the City of Meridian
Community Development Department.
Project Name: Impressive East Ridge (Brace Property)
Parcel Number: S1132438500
Acres:
T/R/S:
Property Owner:
3N 1E 32
Brace Family Revocable Trust
1504 S. Newport St.
Boise, ID 83709
Address Verification Rev: 04/23/12
Marcel Lopez
From: Sub Name Mail <subnamemail@adaweb.net>
Sent: Wednesday, November 30, 2016 2:03 PM
To: Marcel Lopez
Cc: Carl Porter Carl@sawtoothls.com
Subject: Impressive East Ridge Subdivision Name Reservation
November 30, 2016
Marcel Lopez, CMG
Carl Porter, Sawtooth Land Surveying
RE: Subdivision Name Reservation: Impressive East Ridge Subdivision
At your request, I will reserve the name Impressive East Ridge Sub for your project. I can honor this reservation only as
long as your project is in the approval process. Final approval can only take place when the final plat is recorded.
This reservation is available for the project as long as it is in the approval process unless the project is terminated by the
client, the jurisdiction or the conditions of approval have not been met, in which case the name can be re -used by
someone else.
Sincerely,
VftAda County
2025
Collaborate. Innovate. Thrive
www.aclacounty2025.com
Jerry L. Hastings, PLS 5359
County Surveyor
Deputy Clerk Recorder
Ada County Development Services
200 W. Front St., Boise, ID 83702
(208) 287-7912 office
(208) 287-7909 fax
From: Marcel Lopez [mai Ito: marcel@conaeraroup.com]
Sent: Tuesday, November 22, 2016 10:10 AM
To: Sub Name Mail
Subject: [EXTERNAL] Impressive East Ridge Subdivision Name Reservation
In accordance with the requirements of the Ada County Surveyor's office, I submit the following information for
reservation of a subdivision name:
Name: Impressive East Ridge Subdivision
Location: East Lake Hazel Road, Meridian, Idaho
Developer: C4 Land LLC, 4824 W. Fairview Ave., Boise, Idaho 83706; phone: 208.336.5355
Surveyor: Sawtooth Land Surveying, 2030 S. Washington Ave., Emmett, ID 83617
Parcel Number: 51132438500
Thank you,
Marcel Lopez
Office: 208-336-5355
Fax: 208-336-2282
marcel@congergroup.com
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APROFESSIONAI SIRVICESCORPORAIION
J'q4�r.r4y front 4-1cc (2�7rouKd Up
Jim D. Conger
Conger Management Group
4824 W Fairview Ave.
Boise, ID 83706
jconger@congergroup.com
(208) 336-5355
December 20, 2016
File: B016057A
RE: Subsurface Conditions Summary
Brace Property
Lake Hazel Road and Eagle Road
Meridian, Idaho
Strata, A Professional Services Corporation (STRATA) is pleased to present this brief
summary of subsurface conditions encountered at the proposed development planned at the
Brace Property located North of Lake Hazel Road, West of Eagle Road, Meridian, Idaho. STRATA
observed excavation of 8 exploratory test pits at the project site on March 23, 2016.
During our site exploration, we encountered near surface lean clay and silt overlying
cemented silty sand and poorly -graded gravel with sand and silt. We observed limited vegetation
and organics in the exploratory test pits up to approximately 12 inches below the ground surface.
We did not encounter groundwater during our exploration; however, we anticipate groundwater
will likely be present at depths of 15 to 16 feet below ground surface during the irrigation season.
Groundwater levels will fluctuate seasonally. Based on these soil conditions, we consider
subsurface stormwater infiltration to be viable for the project, and recommend stormwater facilities
be constructed to extend into native poorly graded gravel present at depths of 5 to 7.5 feet, and
designed with an allowable infiltration rate of 8 inches per hour.
We appreciate the opportunity to continue our relationship with Conger Management Group.
If you have any questions, please call our office at 208.376.8200.
Sincerely,
STRATA
H. Kent Magleby, P.E.
Engineering Manager
MGW
8653 West Hackamore Dikle, Boise, Idaho 83709 Phone 208.376.8200 Fa): 2.08.376.8201
www.stratageotech.com
DEVCOLL,
On February 24, 2017, Ada County Highway District (ACHD) staff acted on the East Ridge States
application which includes the review of the Traffic Impact Study prepared by Thompson Engineers, Inc.
for East Ridge Estates.
On June 1, 2017, Jim Conger and Marcel Lopez met with Christy Little of ACHD to review the revised East
Ridge site plan and at which time ACHD determined a revised Traffic Impact Study was not required.
4824 W. Fairview Ave. • Boise, Idaho • 83706
208.336.5355
4A "With
CHDIS
�
comm afiat1v5"Cl&
Date: February 24, 2017
(Via email)
To: DevCo, LLC
Jim Conger
4824 W Fairview Avenue
Boise, ID 83706
Subject: East Ridge Estates/ MPP17-0001/ H-2016-0137
N of Lake Hazel Road & W of Eagle Road
Paul Woods, President
Rebecca W. Arnold, Vice President
Sara M. Baker, Commissioner
Kent Goldthorpe, Commissioner
Jim Hansen, Commissioner
On February 24, 2017, 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)
Conger Management (via email)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org
Development Services Department
N*ft..
ACHD
Cfln,114fia -to
►
Project/File: East Ridge Estates/ MPP17-0001/ H-2016-0137
This is an annexation with rezone to R-8 and a preliminary plat consisting of 117
single family lots and 14 common lots on 41 -acres.
Lead Agency: City of Meridian
Site address: N of Lake Hazel Road &
W of Eagle Road
Staff Approval: February 24, 2017
Applicant: DevCo LLC
Jim Conger
4824 W Fairview Avenue
Boise, ID 83706
Representative: Conger Management
4824 W Fairview Avenue
Boise, ID 83706
Staff Contact: Stacey Yarrington
Phone: 387-6171
E-mail: syarrington(a-)achdidaho.org
A. Findinqs of Fact
1. Description of Application: The applicant is requesting approval to annex into Meridian with a
rezone from RUT (Rural Urban Transition) to R-8 (Medium -density Residential) and preliminary
plat consisting of 117 single family lots and 14 common lots on 41 -acres.
The City of Meridian's comprehensive plan designates this area as low to medium density
residential. The proposed zoning is consistent with medium density residential.
2. Description of Adjacent Surrounding Area:
Direction
Land Use
Zoning
North
Medium low-density residential/ Rural Urban Transition
R-4/ RUT
South
Medium low-density residential/ Rural Urban Transition
R-4, RUT
East
Rural Urban Transition (Ada Count)
RUT
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:
• Southern Highlands, a 169 lot single family development, located north of the site is in various
phases of development, and was approved by ACHD on January 8, 2014.
1 East Ridge Estates/ MPP17-0001/ H-2016-0137
• Profile Ridge, a 14 -lot single family development, located south of the site was approved by
ACRD on July 30, 2014.
• Hill's Century Farm, a 675 lot single family development, located east of the site is in various
phases of development, and was approved by ACHD on November 7, 2014.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 1.02 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 (IFYWP).
• Lake Hazel Road is listed in the CIP to be widened to 3 -lanes from SH-69/Meridian Road to
Locust Grove Road between 2026 and 2030.
• Lake Hazel Road is listed in the CIP to be widened to 3 -lanes from Locust Grove Road to Eagle
Road between 2026 and 2030.
• The intersection of Lake Hazel Road and Eagle Road is listed in the CIP to be widened to 5 -
lanes on the north leg, 4 -lanes on the south, 4 -lanes east, and 3 -lanes on the west leg, and
signalized between 2021 and 2025.
• The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be widened
to 3 -lanes on the north leg, 2 -lanes on the south, 2 -lanes east, and 3 -lanes on the west leg, as a
single -lane roundabout between 2026 and 2030.
• The intersection of Lake Hazel Road and SH-69/Meridian Road is listed in the CIP to be
widened to 7 -lanes on the north leg, 7 -lanes on the south, 7 -lanes east, and 7 -lanes on the west
leg, and signalized between 2026 and 2030.
B. Traffic Findinqs for Consideration
1. Traffic Impact Study
Thompson Engineers, Inc. prepared a traffic impact study for the proposed East Ridge Estates.
Below is an executive summary of the findings as presented by Thompson Engineers, Inc. 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.
Proposed Development
The project is a residential development of approximately 116 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 Lake Hazel Road and Cyanite Road.
Study Area
The area of influence is anticipated to be Ada County, Idaho. The primary impacts will be along
Lake Hazel Road, Eagle Road, and Taconic Road. The study area will include the intersections
of Lake Hazel Road and Eagle Road, Taconic and Eagle Road and Taconic and Cyanite Drive.
2 East Ridge Estates/ MPP17-0001/ H-2016-0137
Conclusions
• This project is a proposed residential development of 116 single family dwellings.
• Based on the trip generation methods recommended in the Trip Generation Manual, the
site will generate 1104 trips per day, of which 87 trips will occur during the AM peak hour
and 116 trips will occur during the PM peak hour.
• The site will access the transportation system via Lake Hazel Road, and a connection to
Cyanite Drive, an existing stub road.
• The intersection of Lake Hazel Road and Eagle Road will operate at LOS D under total
traffic conditions in the build out year. The critical peak hour is in the PM peak hour.
• The intersection of Taconic and Cyanite will operate at LOS A under background traffic
conditions and total traffic conditions in the build out year. The critical peak hour is in the
PM peak hour and the critical movement is the northbound left turn movement.
• The intersection of Lake Hazel Road and the site entrance will operate at acceptable
levels of service under total traffic conditions in the build out year. The critical peak hour is
in the PM peak hour.
• A right turn lane is warranted at the site entrance on Lake Hazel Road.
Staff Comments/Recommendations: ACHD's Planning Review staff has reviewed the
submitted traffic impact study (TIS) and has determined that it was conducted in accordance with
District Policy 7106 Traffic Impact Studies. The (TIS) notes that a right turn lane is warranted at
the site entrance on Lake Hazel Road. As noted above, Lake Hazel Road and the intersection of
Lake Hazel Road and Eagle Road are expected to operate at acceptable levels of service under
build out conditions.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
• Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
• Acceptable level of service for a two-lane collector is "D" (425 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Lake Hazel Road west of Eagle Road was 4,263 on
10/20/2016.
The average daily traffic count for Eagle Road south of Taconic Drive was 5,625 on
10/20/2016.
The average daily traffic count for Taconic Drive west of Eagle Road was 922 on
10/20/2016.
3 East Ridge Estates/ MPP17-0001/ H-2016-0137
PM Peak
PM Peak
Existing
Roadway
Frontage
Functional
Classification
Hour
Hour Level
Plus
Traffic Count
of Service
Project
Lake Hazel Road
1,333 -feet
Principal
253
Better than
"E"
Better than
"E"
Arterial
Eagle Road
0 -feet
Principal
322
Better than
"E"
Better than
"E"
Arterial
Better than
Better than
Taconic Drive
0 -feet
Collector
54
"D»
«D"
Cyanite Drive
50 -feet
Local
N/A
N/A
N/A
• Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
• Acceptable level of service for a two-lane collector is "D" (425 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Lake Hazel Road west of Eagle Road was 4,263 on
10/20/2016.
The average daily traffic count for Eagle Road south of Taconic Drive was 5,625 on
10/20/2016.
The average daily traffic count for Taconic Drive west of Eagle Road was 922 on
10/20/2016.
3 East Ridge Estates/ MPP17-0001/ H-2016-0137
C. Findings for Consideration
1. Lake Hazel Road
a. Existing Conditions: Lake Hazel 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 Lake
Hazel Road (25 -feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right -of -Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5 -lane street section shall be 72 -feet (back -of -curb to back -of -curb) within
96 -feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left -turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right -of -Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site -related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5 -feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6 -feet wide
between the back -of -curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a
minimum of 7 -feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall
widen the pavement to a minimum of 17 -feet from centerline plus a 3 -foot wide gravel
shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be
required (See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Lake Hazel Road is designated in
the MSM as a Residential/Mobility Arterial with 5 -lanes and on -street bike lanes, a 74 -foot
street section within 100 -feet of right-of-way.
4 East Ridge Estates/ MPP17-0001/ H-2016-0137
c. Applicant Proposal: The applicant is proposing to dedicate 50 -feet of right-of-way from
centerline of Lake Hazel Road abutting the site. The applicant is proposing to construct a 5 -
foot wide detached meandering sidewalk along Lake Hazel Road abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal to dedicate 50 -feet of right-
of-way from centerline of Lake Hazel Road abutting the site meets District policy and should
be approved, as proposed.
The applicant should be required to widen the pavement to a minimum of 17 -feet with 3 -foot
wide gravel shoulder from centerline along Lake Hazel Road abutting the site; and construct a
westbound right -turn lane with a minimum storage length of 100 feet on Lake Hazel Road at
the East Ridge Avenue/ Lake Hazel Road intersection at the site's entrance.
The applicant should be required to construct a 5 -foot wide detached sidewalk along Lake
Hazel Road, located minimum 42 -feet from section line abutting the site. The sidewalk should
be located wholly within the public right-of-way or wholly within an easement. The applicant
should provide a permanent right-of-way easement for any public sidewalk placed outside of
the dedicated right-of-way.
2. Internal Streets (parking on both sides)
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.
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.
6 East Ridge Estates/ MPP17-0001/ H-2016-0137
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant's Proposal: The applicant is proposing to construct the following streets as 34 -
foot street sections with rolled curb, gutter and attached 5 -foot wide sidewalk within 48 -feet of
right-of-way:
• Cyanite Drive into the site from the north property line to Gisborne Street.
• Gisborne Street between Cyanite Drive and Genoard Avenue.
• Genoard Avenue between Gisborne Street and Collingwood Street.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved as proposed.
The applicant should provide written fire department approval for the reduced street section
prior to final approval.
3. Internal Streets (parking on one side)
a. Existing Conditions: There are no existing roadways internal to the site.
b. Policy:
Reduced Urban Local Street -29 -foot Street Section and Right -of -Way Policy: District
Policy 7207.5.2 states that the width of a reduced urban local street shall be 29 -feet (back -of -
curb to back -of -curb) with curb, gutter, and minimum 5 -foot concrete sidewalks on both sides
and shall typically be within 42 -feet of right-of-way. Although some parking is allowed by the
following subsections, the District will further restrict parking on a reduced width street if
curves or other physical features cause problems, if actual emergency response experience
indicates that emergency vehicles may not be able to provide service, or if other safety
concerns arise. One of the following three sets of design conditions shall apply.
Design Condition #1: Parking is allowed on one side of a reduced width street when all of the
following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The developer shall install —NO PARKING signs on one side of the street, as specified
by the District and as specified by the appropriate fire department.
• Vertical curbs with attached 5 -foot (minimum) wide sidewalks, or rolled curbs with 5 -foot
(minimum) wide detached sidewalks and 8 -foot (minimum) wide planter strips, are
required.
• Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be
no possibility that another street may be connected to it in a manner that would allow
more than 1,000 vehicle trips per day.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local streets, 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.
6 East Ridge Estates/ MPP17-0001/ H-2016-0137
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.
c. Applicant Proposal: The applicant is proposing to construct the following streets as 29 -foot
street sections with rolled curb, gutter, and attached 5 -foot wide sidewalk, with parking on
one -side of the street, within 43 -feet of right-of-way:
• Cyanite Drive south of Gisborne Street terminating in a cul-de-sac.
• Genoard Avenue north of Gisborne Street terminating in a cul-de-sac.
• Genoard Avenue south of Collingwood Street terminating in a cul-de-sac.
• Collingwood Street east of Genoard Avenue terminating in a cul-de-sac.
• Maesaia Way, located approximately 400 -feet west of the east property line, terminating
in a cul-de-sac.
The applicant is proposing to construct East Ridge Avenue, located 830 -feet west of the site's
east property line, as a 29 -foot street section with rolled curb and gutter, within 33 -feet of right-
of-way, onto Lake Hazel Road from the site. The 8 -foot wide planter strip and detached 5 -foot
wide sidewalk are to be located within an easement. The applicant is proposing no front -on
housing; and "NO PARKING" along either side of East Ridge Avenue.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
Maesaia Way is separated from the other internal roadways due to the topography of the site.
The applicant is proposing that it take access through future development of the adjoining
parcel. As there is no existing roadway connection to Maesaia Way, this street cannot be
constructed until such time that the property to the north is developed.
The applicant should be required to provide written fire department approval for the reduced
street sections prior to final plat approval.
7 East Ridge Estates/ MPP17-0001/ H-2016-0137
The applicant should install "NO PARKING" signs on one side of the street as specified by the
District and in coordination with the Meridian Fire Department.
The applicant should be required to construct the cul-de-sacs with a minimum turning radius
of 45 -feet.
The applicant should provide a permanent right-of-way easement for any sidewalk placed
outside of the dedicated right-of-way.
4. Roadway Offsets
a. Existing Conditions: There are no existing roadways 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 1 a (7205.4.6).
Local Offset Policy: 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 onto Lake
Hazel Road, located 830 -feet west of the east property line, 3,162 -feet east of Locust Grove
Road.
d. Staff Comments/Recommendations: Lake Hazel Road has vertical curves that may impact
sight visibility. Therefore, a site distance study was conducted by ACHD traffic engineering
staff on January 23, 2017. Staff recommends approval of the applicant's proposal as the
proposed local street access meets District Intersection Spacing and sight distance
requirements.
All internal local streets meet the minimum 125 -feet offset policy.
5. Stub Streets
a. Existing Conditions: Cyanite Drive is stubbed at the site's north property line.
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
8 East Ridge Estates/ MPP17-0001/ H-2016-0137
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 stub street to the west
property line located between Block 2, Lot 36 and Block 3, Lot 2 to a 5 -acre parcel. The stub
street is proposed as a 34 -foot street section with rolled curb, gutter, and attached 5 -foot wide
sidewalk within 48 -feet of right-of-way, and is 140 -feet in length.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
The applicant should be required to install a sign at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Additional stub streets may be required by the City of Meridian. IF an additional stub street is
required by the city, staff recommends that the stub street be located a minimum of 125 -feet
north of Gisborne Street (measured centerline to centerline). Gisborne Street should not be
extended as a stub street to the west as the street would exceed over 1,000 feet in length.
6. Driveways
Lake Hazel Road
a. Existing Conditions: There are no existing driveways onto Lake Hazel Road from the site.
b. Policy
Access Points 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.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is
typically prohibited. If a property has frontage on more than one street, access shall be taken
from the street having the lesser functional classification. If it is necessary to take access to
the higher classified street due to a lack of frontage, the minimum allowable spacing shall be
based on Table lb under District policy 7205.4.7, unless a waiver for the access point has
been approved by the District Commission. Driveways, when approved on a principal arterial
shall operate as a right-in/right-out only, and the District will require the construction of a
raised median to restrict the left turning movements.
Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on
principal arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 520 -
feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 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,
7205.4.8, 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 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that
which "is permitted for use until appropriate alternative access becomes available".
9 East Ridge Estates/ MPP17-0001/ H-2016-0137
Temporary access may be granted through a development agreement or similar method, and
the developer shall be responsible for providing a financial guarantee for the future closure of
the driveway.
c. Applicant's Proposal: The applicant is proposing to construct a 30 -foot wide driveway along
the site's east property line, onto Lake Hazel Road from the site, to serve three single family
lots. The proposed driveway is located approximately 120 -feet west of an existing single
family driveway (measured centerline to centerline).
d. Staff Comments/Recommendations: The proposed driveway onto Lake Hazel Road,
located approximately 120 -feet west of an existing residential driveway, does not meet District
Access Management or Successive Driveway policies as direct, full access driveways are
typically prohibited or restricted to right-in/right-out on a principal arterial, and the minimum
offset is 520 -feet from another existing driveway.
Staff has concerns regarding the proposed driveway due to the location of the driveway
relative to the single family dwelling driveway to the east. However, staff supports the approval
of the driveway as it meets the required site distance, it will serve only 3 single family lots
(estimated 30 ADT and 3 trips in the PM peak hour) and it meets the site distance
requirements. Residents will not have to back out on to Lake Hazel Road as there is sufficient
room with the shared driveway.
IF the City of Meridian approves the driveway, the applicant should construct it as proposed;
and should be required to pave the driveway its entire width and at least 30 feet into the site
beyond the edge of pavement of the roadway and install pavement tapers with a minimum 15 -
foot radii.
However, IF the City of Meridian does not approve the driveway, the applicant should submit a
revised preliminary plat without the driveway.
7. 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.
8. 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.
9. Other Access
Lake Hazel Road is classified as a principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway and should be noted
on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate 50 -feet of right-of-way from centerline of Lake Hazel Road abutting the site.
Compensation?
10 East Ridge Estates/ MPP17-0001/ H-2016-0137
2. Widen the pavement to a minimum of 17 -feet from centerline with 3 -foot wide gravel shoulder
along Lake Hazel Road abutting the site.
3. Construct a westbound right -turn lane on Lake Hazel Road with a minimum storage length of 100
feet at the East Ridge Avenue/ Lake Hazel Road intersection.
4. Construct a 5 -foot wide detached sidewalk along Lake Hazel Road, located a minimum 42 -feet
from centerline abutting the site. Locate the sidewalk wholly within the public right-of-way or
wholly within an easement. Provide a permanent right-of-way easement for any public sidewalk
placed outside of the dedicated right-of-way.
5. Construct Cyanite Drive into the site from the north property line to Gisborne Street, as a 34 -foot
street section with rolled curb, gutter and attached 5 -foot wide sidewalk within 48 -feet of right-of-
way.
6. Construct Gisborne Street between Cyanite Drive and Genoard Avenue as a 34 -foot street
section with rolled curb, gutter and attached 5 -foot wide sidewalk within 48 -feet of right-of-way.
7. Construct Genoard Avenue between Gisborne Street and Collingwood Street as a 34 -foot street
section with rolled curb, gutter and attached 5 -foot wide sidewalk within 48 -feet of right-of-way.
8. Construct Cyanite Drive south of Gisborne Street as a 29 -foot street section with rolled curb,
gutter, and attached 5 -foot wide sidewalk, with parking on one -side of the street, within 43 -feet of
right-of-way; terminating in a cul-de-sac.
9. Construct Genoard Avenue north of Gisborne Street as a 29 -foot street section with rolled curb,
gutter, and attached 5 -foot wide sidewalk, with parking on one -side of the street, within 43 -feet of
right-of-way; terminating in a cul-de-sac.
10. Construct Genoard Avenue south of Collingwood Street as a 29 -foot street section with rolled
curb, gutter, and attached 5 -foot wide sidewalk, with parking on one -side of the street, within 43 -
feet of right-of-way; terminating in a cul-de-sac.
11. Construct Collingwood Street east of Genoard Avenue as a 29 -foot street section with rolled curb,
gutter, and attached 5 -foot wide sidewalk, with parking on one -side of the street, within 43 -feet of
right-of-way; terminating in a cul-de-sac.
12. Construct Maesaia Way, located 400 -feet west of the east property line, as a 29 -foot street
section with rolled curb, gutter, and attached 5 -foot wide sidewalk, with parking on one -side of the
street, within 43 -feet of right-of-way; terminating in a cul-de-sac. Maesaia Way cannot be
constructed until such time that the property to the north is developed.
13. Construct East Ridge Avenue, located 830 -feet west of the site's east property line, as a 29 -foot
street section with rolled curb and gutter, within 33 -feet of right-of-way, onto Lake Hazel Road
from the site. The 8 -foot wide planter strip and detached 5 -foot wide sidewalk are to be located
within an easement. Install "NO PARKING" signs on both sides of the street in coordination with
the District and the Meridian Fire Department.
14. Construct the cul-de-sacs with a minimum turning radius of 45 -feet.
15. Install "NO PARKING" signs on one side of all 29 -foot street sections, as specified by the District
and in coordination with the Meridian Fire Department.
16. Provide a permanent right-of-way easement for any sidewalk placed outside of the dedicated
right-of-way.
17. Construct a stub street, between Block 2, Lot 36 and Block 3, Lot 2, as proposed.
11 East Ridge Estates/ MPP17-0001/ H-2016-0137
18. IF the City of Meridian requires an additional stub street, locate the street a minimum 125 -feet
north of Gisborne Street.
19. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
20. IF the City of Meridian approves the driveway on Lake Hazel Road, construct a 30 -foot wide
driveway along the site's east property line,. Pave the driveway its entire width and at least 30 feet
into the site beyond the edge of pavement of the roadway and install pavement tapers with a
minimum 15 -foot radii.
21. Payment of impacts fees are due prior to issuance of a building permit.
22. 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 ACRD 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 ACRD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACRD.
12 East Ridge Estates/ MPP17-0001/ H-2016-0137
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
13 East Ridge Estates/ MPP17-0001/ H-2016-0137
VICINITY MAP
14 East Ridge Estates/ MPP17-0001/ H-2016-0137
SITE PLAN
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15 East Ridge Estates/ MPP17-0001/ H-2016-0137
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.
16 East Ridge Estates/ MPP17-0001/ H-2016-0137
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.
17 East Ridge Estates/ MPP17-0001/ H-2016-0137
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all
of the relevant facts presented, made an error of fact or law, abused discretion or acted
arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall
refer to the decision being appealed, identify the appellant by name, address and
telephone number and state the grounds for the appeal. The grounds shall include a
written summary of the provisions of the policy relevant to the appeal and/or the facts
and law relied upon and shall include a written argument in support of the appeal.
The Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
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.
Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant of the
Development Services Manager's reply to the notice of appeal. A copy of the
decision being appealed, the notice of appeal and the reply shall be delivered to the
Commission at least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision
being appealed, as such action is adequately supported by the law and evidence
presented at the hearing.
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