2020-02-20 ACHD Staff Report Development Services Department
CHD
elolwlwara 10
Project/File: Lupine Cove Subdivision/ MPP19-0034/ H-2019-0133
This is an annexation and preliminary plat application to allow for the development of
27 building lots and 9 common lots on 7 acres with an existing residence.
Lead Agency: City of Meridian Vicinity Map
Site address: 4000 N. McDermott RoadFWMCM'II—a
Commission $ w g
Meeting: XXXX, 2020 "P Ftoe �3's
r d 'Q9 WO tale. a' '-NP C
Staff Approval: XXXX, 2019 ,P".
Applicant: Penelope Constantikes _ t
Riley Planning Services
P.O. Box 405
d
Boise, ID 83701 E
- i
Representative: Same as applicant
Staff Contact: Paige Bankhead, E.I. ,
Phone: 387-6293
E-mail: pbankhead@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is proposing to annex 7.09 acres with an R-4 zoning
district and subdivide the property into 27 buildable lots,with an existing residence, and 9 common
lots.
The proposal is consistent with the City of Meridian's Comprehensive Plan that designates this
area as medium density residential.
2. Descri tion of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Medium Density Residential R-8
South Rural Urban Transition Ada Count RUT
East Medium Density Residential R-8
West Medium Density Residential R-8
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:
1 DRAFT Lupine Cove Subdivision/ MPP19-0034/
H-2019-0133
• Aegean Subdivision, 215 single family building lots and 22 common lots on 63 acres north of
the site and approved by ACHD on September 7, 2017.
• Gander Creek Subdivision, 401 residential building lots, 60 common lots (4 lots for ITD
facilities and 1 lot for a future fire station & police sub-station) on 117 acres, northwest of the
site, approved by ACHD on April 23, 2019.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 0.17 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. The impact fee assessment will not be released until the civil plans are approved by ACHD.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• The intersection of McMillan Road and McDermott Road is listed in the CIP to be widened to
3-lanes on the north leg, 4-lanes on the south, 3-lanes east, and 3-lanes on the west leg, and
signalized between 2031 and 2035.
• McMillan Road is listed in the CIP to be widened to 3-lanes from McDermott Road to Black
Cat Road between 2031 and 2035.
• McMillan Road is listed in the CIP to be widened to 3-lanes from McDermott Road to Star
Road between 2031 and 2035.
• The intersection of Ustick Road and McDermott Road is listed in the CIP to be widened to 3-
lanes on the north leg, 3-lanes on the south, 4-lanes east, and 4-lanes on the west leg, and
signalized between 2031 and 2035.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 245 additional vehicle trips per day
(10 existing); 27 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 10th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak
Roadway Frontage Classification Hour Hour Level
Traffic Count of Service
McDermott Road 340-feet Collector 120 Better than
"D„
* 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 the most up to date traffic counts.
• The average daily traffic count for McDermott Road north of Ustick Road was 913 on March
20, 2018.
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
2 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
connect to 1-84 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 1-84 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.
Idaho 16,1-84 to South Emmett Corridor
52 Emmett
M
55
16
26 Middleton
44
Caldwell 20 26 55 Boise
/ Meridian
{ �• Nampa
Lake 45
Lowell 69
Staff Comments/Recommendations: The applicant should coordinate with the Idaho
Transportation Department (ITD). The applicant, the City of Meridian and ITD should work together
to determine if additional right-of-way or improvements are needed.
2. 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:
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
3 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. This segment of McDermott Road is designated in the
MSM as a Residential Collector 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 has proposed to construct a 5-foot wide detached sidewalk
abutting the site along McDermott Road outside right-of-way, located approximately 31-feet
from the centerline of McDermott Road abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal to construct the sidewalk
meets District Policy and should be approved, as proposed.
Consistent with the MSM, the applicant should be required to dedicate additional right-of-way
to total 37-feet from centerline and improve McDermott Road as one-half of a 46-foot wide
collector street section with vertical curb and gutter, and a 5-foot wide detached concrete
sidewalk (or 7-foot attached) abutting the site, to match improvements that are required to the
north with the Aegean Subdivision,. If detached sidewalks are constructed outside of the
dedicated right-of-way, then a permanent right-of-way easement should be provided.
3. Internal Local Streets/Lupine Lane
a. Existing Conditions:There are no local roads within the site.There is one local street, Patimos
Avenue, proposed to stub the site's north property line. This stub street is not constructed yet
and was approved as part of ACHD's action on Aegean Subdivision located directly north of 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.
4 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
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 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-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 wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, 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 wide concrete sidewalks on both sides and shall typically be constructed within
50-feet of right-of-way.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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
5 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
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 has proposed to construct Lupine Lane as a 36-foot wide
street section with rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet of
right-of-way. The applicant has also proposed 8 perpendicular parking stalls located partially
within right-of-way with the sidewalk wrapped around the back side of the parking areas on the
north side of Lupine Lane.
The applicant has not proposed to extend the stub street from the Aegean Subdivision into the
site.
d. Staff Comments/Recommendations: The proposed street section does not meet District
policy and should not be approved, as proposed. The applicant should be required to construct
Lupine Lane as a 33-foot wide local street section with rolled curb, gutter and 5-foot wide
attached concrete sidewalks. The applicant may also construct a detached sidewalk with a
parkway strip at least 8-feet wide between the back-of-curb and the street edge. If detached
sidewalks are constructed outside of the dedicated right-of-way, then a permanent right-of-way
easement should be provided.
The proposed perpendicular parking stalls will not be approved, as proposed. If parking is
needed to service the site, then off street parking should be provided.
As part of ACHD's action on the Aegean Subdivision to the north, a stub street, Patimos Avenue
is required to be constructed to the site's north property line. Consistent with ACHD's prior
action and ACHD's Continuation of Streets policy, the applicant should be required to extend
the stub street, Patimos Avenue into the site. Patimos Avenue should be located 250-feet east
of McDermott Road and be constructed as a 33-foot wide local street section with rolled curb,
gutter and 5-foot wide attached concrete sidewalks. The construction of the stub street will
require the construction of a crossing over the McFadden Drain which runs east/west along the
site's north property line and is split by the property line.
If Lupine Cove moves forward with final platting before the Aegean Subdivision, then, the
applicant would be required to submit plans for extension of the stub street including the
crossing and a road trust deposit for their half of the improvements. The construction of the
stub street would then occur when the Aegean Subdivision develops.
If the Aegean Subdivision moves forward first and removes the stub street at the site's north
property line at the time of the final plat, then the applicant would not be required to construct
the stub street or a public street in that location.
4. Stub Streets
a. Existing Conditions: There is one local street, Patimos Avenue, proposed to stub the site's
north property line. This stub street is not constructed yet and was approved as part of ACHD's
action on Aegean Subdivision located directly north of the site.
b. Policy:
Stub Street Policy: District policy 7207.2.4.3 (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 77207.2.4 (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:
6 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
• 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: 7207.2.4.4 (local) requires that the design and
construction for cul-de-sac streets shall apply to temporary dead-end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant has proposed to construct one stub street to the south,
Lupine Lane, located approximately 200-feet to the west of the southeast property line, as well
as a paved turnaround with a 50-foot radius on Lot 15. Six perpendicular parking spaces have
been proposed off the turnaround.
Staff Comments/Recommendations: The applicant's proposal to stub Lupine Lane to the
site's south property line and construct the turnaround meets District Policy and is approved as
proposed, except for the proposed parking. Parking is not allowed within or off of a temporary
turnaround and is not approved as proposed. The applicant should be required to install a sign
at the terminus stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." The stub
street will be stubbing to unopened right-of-way that cannot be vacated as part of this application
as it was not part of the initially developed parcel. The unopened right-of-way will remain as is
until the parcels within the Apple Valley Subdivision redevelop.
The applicant should be required to grant a temporary turnaround easement to the District for
any portion of the cul-de-sac which extends beyond the dedicated street right-of-way. In the
instance where a temporary easement extends into a buildable lot, the entire lot shall be
encumbered by the easement and identified on the plat as non-buildable lot until the street is
extended.
5. Roadway Offsets
a. Existing Conditions: There are no roadway offsets within the site.
b. Policy:
Collector Offset Policy: District policy 7206.4.5, states that the preferred spacing for a new
local street intersecting a collector roadway to align or offset a minimum of 330-feet from any
other street (measured centerline to centerline).
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 has proposed to construct one street, Lupine Lane, to
intersect McDermott Road, approximately 786-feet north of Becky Drive.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
6. Driveways
6.1 McDermott Road
a. Existing Conditions:There is an existing residential driveway that intersects McDermott Road
located 20-feet north of the south property line.
b. Policy:
7 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
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 (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence;OR a minimum of 440-feet from the signalized intersection for a full-access
driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only
driveway. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Driveway Location Policy (Stop Controlled Intersection): 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 daily traffic volumes less than 100 VTD to align or offset a minimum of
150-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.
c. Applicant's Proposal: The applicant has proposed to close the existing driveway onto
McDermott Road with sidewalk to match improvements on either side.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed.
7. Unopened Right-of-Way
There is 30-feet of unopened right-of-way abutting the site's south property line. This right-of-way
was dedicated as part of the 1972 platting of the Apple Valley Subdivision located directly south of
the site. Typically, when a developing parcel abuts an unopened right-of-way, the applicant is
required to either vacate or improve it. However, during pre-application meetings the City of
Meridian indicated that a public street in this location was not desired. The right-of-way cannot be
vacated as part of this application as it was not part of the initially developed parcel. The
unopened right-of-way will remain as is until the parcels within the Apple Valley Subdivision
redevelop.
8 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
8. Bridge for McFadden Drain Crossing — Patimos Avenue
The District will require that the applicant submit the bridge plans for the crossing of McFadden
Drain for review and approval prior to the pre-construction meeting and final plat approval. If the
stub street is removed at the site's north property line at the time of the final plat for Aegean
Subdivision, then the applicant should not be required to construct the bridge for the connection.
Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to
ACHD for review no later than December 15t"for construction in the following year prior to irrigation
season.
9. 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.
10. 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.
11. Other Access
McDermott Road is classified as a collector 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 additional right-of-way to total 37-feet from centerline of McDermott Road abutting the
site. If detached sidewalks are constructed outside of the dedicated right-of-way, then a
permanent right-of-way easement should be provided
2. Construct McDermott Road as half of a 46-foot street section with vertical curb, gutter, and a 5-
foot wide detached (or 7-foot wide attached) concrete sidewalk abutting the site.
3. Construct Lupine Lane to intersect McDermott Road, located 786-feet north of Becky Drive, as
proposed.
4. Construct Lupine Lane as a 33-foot street section with rolled curb, gutter and 5-foot wide attached
concrete sidewalks. A detached sidewalk with a parkway strip at least 8-feet wide between the
back-of-curb and the street edge may be constructed. If detached sidewalks are constructed outside
of the dedicated right-of-way, then a permanent right-of-way easement should be provided.
5. Extend the stub street to the site's north property line, Patimos Avenue, into the site. Constructed
Patimos Avenue 250-feet east of McDermott Road as a 33-foot wide local street section with rolled
curb, gutter and 5-foot wide attached concrete sidewalks. If the stub street is removed at the site's
north property line at the time of the final plat for Aegean Subdivision, then the stub street extension
and bridge construction into the site are not required.
6. Construct one stub street to the south, Lupine Lane, located 200-feet to the west of the property's
southeast corner. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE."
9 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
7. Construct a paved temporary turnaround meeting the dimensional requirements of a standard cul-
de-sac at the terminus of the stub street. Provide a temporary turnaround easement to the District
for any portion of the cul-de-sac which extends 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.
8. Close the existing driveway onto McDermott Road with sidewalk to match improvements on either
side.
9. Submit the bridge plans for the crossing of the McFadden Drain (Patimos Avenue) for review and
approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for
bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than
December 15t" for construction in the following year prior to irrigation season. If the stub street is
removed at the site's north property line at the time of the final plat for Aegean Subdivision, then
the stub street extension and corresponding bridge plans into the site are not required.
10. Direct lot access onto McDermott Road is prohibited and should be noted on the final plat.
11. Submit civil plans to ACHD Development Services for review and approval. The impact fee
assessment will not be released until the civil plans are approved by ACHD.
12. Payment of impact fees is due prior to issuance of a building permit.
13. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA) requirements. The applicant's engineer should provide documentation of ADA
compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
10 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines OR Appeal Guidelines
11 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
VICINITY MAP
: r
W.McMillan.Rd
E as Fla
Q.
n a :
�C
12 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
SITE PLAN
29. LUPINE COVE SUBDIVISION
AWN0 AND SIBAG,YS If!
��''� w..f .saww�rtr+•:rrexe£ae crn*'re raweueu
r°w i'mcarrwo*r eo.uex:o.•,.x x,were �v nnou�nur - '7�'
I REFERENCES vc xr,✓.x„m %w err er Mr ZZN xw,Jr w"scrncYr
P,� e. m.rv�a,•.soar an „ rr�olui—cou� aoA—
ov
BASIS OF BEARIMO �.w.rim ..iar QFIVO?X WX NOMn! laoe,
`ova [ec„eeN rumor vaowvoars �a ..e, ffiw ."i°Y`r..uv`eSul
cmrnarw iv sciIuhs se ar,u w as
w
1 w y - O "4l 7 a31O ' 1.025 lA /� wsr wletl I - k 4.C1 1 a `1`l1 ,1 F" AMe'IWO OAi[}r/bT/ZOr°
.. 0 -Q k R Q
1 _ _ •na.ar. ,mq e. .Mae sr. law er. +.rx or. n a w u..
.. � Ja. -ro as•. r ar— — - ." {
Al—vrrx[r suarb4w f...
I ,IeJC£ O
13 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
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.
14 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
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.
15 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
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
and Clerk of the District, 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.
16 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133
Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of
fact or law in the earlier action. The request may also be supported by oral testimony at
the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at which
the matter is to be returned. The Commission shall only take action on the original matter
at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
17 DRAFT Lupine Cove Subdivision/ MPP19-
0034/ H-2019-0133