2020-03-09 ACHD
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Development Services Department
Project/File: Graycliff Estates Subdivision/MPP19-0027/ H-2019-0129
This is a development agreement modification and preliminary plat application to
allow for the development of 200 single family building lots, 2 multi-family lots, 15
common lots, 1 well lot and 3 common driveway lots on 52.46 acres.
Lead Agency: City of Meridian
Site address: SW of Harris Street between Meridian and Linder Road
Staff Approval: XXXX, 2019
Applicant: Star Development, Inc.
P.O. Box 518
Meridian, Idaho 83680
Representative: Becky McKay
Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, Idaho 83642
Staff Contact: Paige Bankhead
Phone: 387-6293
E-mail: pbankhead@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a development agreement
modification and preliminary plat application to allow for the development of 200 single family building
lots, 2 multi-family lots for the future development of 224 units, 15 common lots, 1 well lot and 3
common driveway lots on 52.46 acres. The final layout and development of the 2 multi-family lots is
not proposed at this time.
The property is zoned Medium Density Residential (R-8) and High Density Residential (R-40) and is
consistent with the City of Meridian’s Comprehensive Plan that designates this area as Medium and
High Density Residential.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium-Low Density Residential R-4
South Rural Urban Transition (Ada County) RUT
East Medium-High Density Residential R-15
West Medium-Low Density Residential R-4
3. Site History: ACHD previously reviewed this site as an annexation, rezone, and preliminary plat
application for 119 single family building lots, 1 multi-family lot, 9 common lots, and 1 well lot on
Vicinity Map
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52.46 acres in August 2015. The requirements of this staff report differ from those of the prior
action due to the modification to the development application.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
Revolution Ridge Subdivision, consisting of 64 single-family residential lots and 5 common
lots on 19.7-acres is located directly north of the site and was approved by the ACHD
Commission on March 26, 2014.
Biltmore Estates Subdivision, consisting of 159 single-family residential lots and 12 common
lots on 56.19 acres is located northeast of the site and was approved by the ACHD
Commission on April 23, 2014.
Brundage Estates Subdivision, consisting of 366 single family building lots, 20 common lots,
and 1 additional lot on 136.63 acres is located west of the site and was approved by the ACHD
on May 6, 2016.
Stapleton Subdivision consisting of 212 single family building lots and 1 multi-family lot with
28 units on 38 acres located to the east of the site and was approved by ACHD on February
19, 2019.
5. Transit: Transit services are not available to serve this site.
6. Gas Pipeline: The Williams falls within the proposed development. Coordination with the owner of
the pipeline prior to final design is recommended to insure that their requirements are met. ACHD
requires written approval from the owner of the pipeline prior to plan acceptance if public street
improvements are proposed or required within the pipeline easement.
7. New Center Lane Miles: The proposed development includes 1.65 centerline miles of new public
road.
8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
Amity Road is listed in the CIP to be widened to 5-lanes from Meridian Road to Locust Grove
Road between 2026 and 2030.
Victory Road is listed in the CIP to be widened to 3-lanes from Linder Road to Meridian Road
between 2026 and 2030.
Victory Road is listed in the CIP to be widened to 3-lanes from Meridian Road to Locust Grove
Road between 2026 and 2030.
The intersection of Meridian Road and Amity Road is listed in the CIP to be widened to 6-
lanes on the north leg, 6-lanes on the south, 6-lanes east, and 5-lanes on the west leg, and
signalized between 2026 and 2030.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 3,343 vehicle trips per day; 312
vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
C.R. Engineering, Inc. prepared a traffic impact study for the proposed Graycliff Subdivision. Below
is an executive summary of the findings as presented by C.R. Engineering, Inc. The following
executive summary is not the opinion of ACHD staff and is attached. ACHD has reviewed the
submitted traffic impact study for consistency with ACHD policies and practices, and may have
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additional requirements beyond what is noted in the summary. ITD has also reviewed the TIS and
provided comments to the City.
a. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a two-lane minor arterial is “E” (575 VPH).
* Acceptable level of service for a two-lane collector is “D” (425 VPH).
** ACHD does not set level of service thresholds for State Highways.
*** ACHD does not currently have traffic counts for these roads. Traffic counts were provided by
the traffic study.
b. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts unless otherwise specified.
The average daily traffic count for Victory Road west of SH-69 (Meridian Road) was 6,269
on 4/17/2019 as reported by the traffic study.
The average daily traffic count for Linder Road south of Amity Road was 3,884 on
10/16/2018.
The average daily traffic count for Kentucky Way south of Victory Road was 1,782 on
6/4/2019 as reported by the traffic study.
The average daily traffic count for Harris Street west Meridian Road was 528 on 6/4/2019 as
reported by the traffic study.
The average daily traffic count for SH-69 (Meridian Road) south of Victory Road was 32,372
on 03/15/2018.
C. Findings for Consideration
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify
future roadway, intersection, and corridor needs in the South Meridian Area. Providing a
framework for future roadway improvements based on the land use designat ions. The plan was
created in collaboration with the City of Meridian and was adopted by the ACHD Commission in
September of 2009. The SMTP recommends the extension of Harris Street west to Linder Road
and Kentucky Way south to Amity Road.
2. SH-69/Harris Street Intersection
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
**Meridian Road 0-feet Principal
Arterial 1,726 N/A
Victory Road 0-feet Minor Arterial 353 Better than
“E”
***Kentucky Way 0-feet Collector 103 Better than
“D”
***Harris Street 286-feet Collector 17 Better than
“D”
Linder Road 0-feet Minor Arterial 373 Better than
“E”
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ITD has issued a comment letter to the City of Meridian regarding improvements to SH-69. Their
letter requires that Harris Street be restricted to left-in/right-in/right-out as part of this application
and the intersection may be signalized in the future based on the findings and recommends an
ongoing corridor study. ACHD has been planning for signalization of the intersection and has
required road trust deposits from area developments to allow for signalization of the intersection
when warranted.
The estimated signal costs for this intersection are $250,000. Developments on the south side of
Harris Street, west of SH-69 are responsible for one-half of the overall cost; and developments on
both sides of Rumpel Lane on the east side of SH-69, are responsible for one-half the overall
cost. Developments will be required to contribute their proportionate share of these costs, based
on trips generated from their site. If there are not sufficient funds for the cost of the signal, at the
time a signal is warranted, the development that warrants the signal will be required to pay for the
improvements; with reimbursement occurring as other developments move forward and pay their
share.
If/when ITD requires the applicant to install a signal, the applicant will need to obtain plan
approval and a permit from ITD for installation of the signal and enter into a signal agreement with
ACHD. Although the applicant may be fronting the cost of the signal, the signal agreement will
allocate the proportional share of the signal installation with the applicant ultimately contributing
12.5% ($31,250) of the cost with another 12.5% coming from an approved subdivision to the west
(Brundage) and 25% coming from Stapleton located east of the site; and the final 50% coming
from development located on the east side o SH-69. The signal agreement will include a
reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs
as they are collected from the future developments.
The applicant will be required to provide a road trust to ACHD for their share of the signal prior to
signature of the first final plat that takes access to Harris Street.
3. Harris Street
a. Existing Conditions: Harris Street is improved with 2-travel lanes, vertical curb, gutter, 8-foot
planter strip and 5-foot wide detached sidewalk abutting the site. There is 26 to 50-feet of right-
of -way for Harris Street (25-feet from centerline) due to Harris Street curving to the south. Harris
Street stubs at the site’s north property line.
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.
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Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District’s planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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 Harris Street is designated in the MSM
as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within
54-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to extend Harris Street from its current
terminus at the site’s northeast property line into the site as a 36-foot wide residential collector
roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way.
5-foot wide detached concrete sidewalk is proposed outside of right-of-way.
Staff Comments/Recommendations: The applicant’s proposal for the street section meets
District policy and should be approved, as proposed. For detached sidewalks, the right-of-way
may extend to 2-feet behind the back-of-curb and sidewalks should be in a permanent right-of-
way easement. Sidewalks shall either be located wholly within the public right-of-way or wholly
within an easement. The easements should extend at least 2-feet as measured behind the
back edge of the sidewalk.
Harris Street is under a no cut moratorium until January of 2023. A letter of approval from the
ACHD pavement moratorium committee will be required prior to any pavement cuts to this
roadway.
4. Oakbriar Way
a. Existing Conditions: There are no collector roadways within the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
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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 t he Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District’s planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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 Oakbriar Way is designated in the
MSM as a Residential Collector typology as depicted in the Livable Street Design Guide
recommends a 2-lane roadway with bike lanes and on street parking, a 36-foot street section
within 54-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct Oakbriar Way south from Harris
Street at the half mile. The applicant has proposed construct Oakbriar Way on an adjacent
parcel located directly west of the site. The parcel west of the site is owned by the applicant.
The applicant has proposed to construct Oakbriar Way as a 36-foot wide residential collector
roadway with vertical curb, gutter and 8-foot wide planter strips within 50-feet of right-of-way.
5-foot detached concrete sidewalks are proposed outside of right-of-way.
Staff Comments/Recommendations: The applicant’s proposal to construct Oakbriar Way to
the south from Harris Street at the half mile and terminate Oakbriar Way at Wilton Wood
Street is consistent with ACHD’s MSM and should be approved, as proposed. If the property
to the west is not owned by the applicant, the applicant should obtain approval from the
property owner to construct the proposed Oakbriar Way.
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The applicant should be required to install a sign at the temporary terminus of Oakbriar Way
which states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENED IN THE FUTURE.” The applicant should be required to dedicate
50-feet of right-of-way that extends from the terminus of Oakbriar Way to the south property
line, as shown in the conceptual figure below, if it hasn’t already been dedicated with the
development of Brundage Estates. There is an easement that was granted to the Bureau of
Reclamation for the piped Sundell Lateral Irrigation Ditch that runs along the
western/southwestern property line of the site. The easement prohibits the applicant from
constructing a paved road within the easement.
For detached sidewalks, the right-of-way may extend to 2-feet behind the back-of-curb and
sidewalks should be in a permanent right-of-way easement. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement. The easements should
extend at least 2-feet as measured behind the back edge of the sidewalk.
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Right-of-way dedication for the MSM Collector, Oakbriar Way.
Sundell Lateral Easement
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MSM Collector conceptual alignment.
5. Internal Local Streets
Site
Proposed Oakbriar Way
MSM Collector
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a. Existing Conditions: There are no local streets within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 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.
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.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
The median is platted as right-of-way owned by ACHD.
The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
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c. Applicant’s Proposal: The applicant has proposed to construct the entry portion of Graycliff
Way as a 50-foot wide street section with a 12-foot wide center landscape island, two 21-foot
wide travel lanes with curb, gutter and an 8-foot wide planter strip with a 5-foot wide detached
concrete sidewalk within 75-feet of right-of-way. The applicant has proposed to construct the
remaining local streets as a 33-foot wide local street sections with rolled curb, gutter, 8-foot wide
planter strips with 5-foot wide detached concrete sidewalk within 60-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant’s proposal to construct the entry roadway
and all other internal local streets meets District policy and should be approved, as proposed.
The center landscape island should and platted as right-of-way owned by ACHD. The applicant
or homeowner’s association should enter into a license agreement with ACHD for any
landscaping proposed to be located within the center landscape island.
The applicant’s proposal for all other internal local streets meets District policy and should be
approved, as proposed.
For detached sidewalks, the right-of-way may extend to 2-feet behind the back-of-curb and
sidewalks may be placed in a permanent right-of-way easement. Sidewalks shall either be
located wholly within the public right-of-way or wholly within an easement. The easements
combined with the right-of -way total should total at least 2-feet as measured behind the back
edge of the sidewalk.
6. Roadway Offsets
a. Existing Conditions: There are no roadways 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 intersecting other 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 local street, Graycliff Way,
to intersect Harris Street, located approximately 460-feet west of Kentucky Way. The applicant
has proposed one local street, Wilton Woods Street, to intersect Oakbriar Way, located
approximately 670-feet south of Harris Street. The applicant has also proposed several local
street intersections in the development.
d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and
should be approved, as proposed.
7. Stub Streets
a. Existing Conditions: There is one stub street to the site, Harris Street, located at the northeast
property line.
b. Policy:
Stub Street Policy: District policy 7206.2.4 (collector) and 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 7206.2.5.4 (collector) and
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.” or “THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE
FUTURE.”
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In addition, stub streets must meet the following conditions:
A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7206.2.4 (collector) and 7207.2.4 (local)
requires that the design and construction for cul-de-sac streets shall apply to temporary dead
end streets. The temporary cul-de-sac shall be paved and shall be the dimensional
requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround
easement to the District for those portions of the cul-de-sac which extend beyond the dedicated
street right-of-way. In the instance where a temporary easement extends onto a buildable lot,
the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable
lot until the street is extended.
c. Applicant Proposal: The applicant has proposed to construct one stub street to the east, Lyra
Street, located approximately 120-feet north of the south property line.
The applicant has proposed to construct one stub street to the west, Harris Street, located
approximately 330-feet south of the north property line.
The applicant has proposed to construct one stub street to the south, Bear Claw Avenue,
located approximately 475-feet west of the east property line.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed, except for the proposed stub street for Lyra Street. As part
of ACHD’s 2019 action on Stapleton Subdivision located directly east of this site, a stub street
to this parcel was not required due to concerns regarding traffic volumes allowed by ACHD on
a local street if there is connectivity between the developments. The applicant should be
required to remove the stub street for Lyra Street. If the City of Meridian requires emergency
access between this site and parcels to the east, then the emergency access should be in place
with gates or bollards, as determined by the Fire Department.
The applicant should be required to install a sign at the terminus of Harris Street which states
that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENDED IN THE FUTURE.”
The applicant should be required to install a sign at the terminus of Bear Claw Avenue which
states that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
8. Traffic Calming
a. Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that
collector street should be designed to discourage speeds above 35 MPH, and in a residential
area collector streets should be designed to discourage speeds above 30 MPH. The design of
collector street systems should discourage excessive speeds by using passive design elements.
If the design or layout of a development is anticipated to necessitate future traffic calming
implementation by the District, then the District will require changes to the layout and/or the
addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The
District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a
passive design element. These alternative methods may require a maintenance and/or license
agreement.
Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the
design of local street systems should discourage excessive speeds by using passive design
elements. If the design or layout of a development is anticipated to necessitate future traffic
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calming implementation by the District, then the District will require changes to the layout and/or
the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The
District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a
passive design element. These alternative methods may require a maintenance and/or license
agreement.
b. Staff Comments/Recommendations: The applicants are proposing to construct Colditz
Avenue and Lyra Street to be greater than 750-feet in length. These roadways will need to be
redesigned to reduce the length of the roadways or to include passive design elements. Speed
humps/bumps and valley gutter will not be accepted as traffic calming. The applicant should be
required to submit a revised preliminary plat showing the redesigned roadways for review and
approval prior to ACHD’s signature on the first final plat.
9. Future Multi-Family Development
The development includes 4.7 and 6.02 acre lots which are proposed to be a future multi-family
development. To provide access to the future multi-family site the applicant has proposed to
construct a 45-foot wide driveway onto Harris Street that aligns with Kentucky Way and two 25-
foot wide emergency access only driveways onto Wilton Woods Street and Ametrine Avenue.
Staff recommends approval of the emergency driveway locations as they meet District policy.
Both driveways should be paved their full width at least 30-feet into the site beyond the edge of
pavement of Wilton Woods Street and Ametrine Avenue. The driveway access location for the
future multi-family site should be approved as proposed, but should be limited to a maximum
width of 36-feet and constructed as a curb-return type driveway, per District policy 7206.4.6.
10. Bridge Crossings
The District will require that the applicant submit the bridge plans for any crossings for review and
approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for
bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later
than December 15th for construction in the following year prior to irrigation season.
11. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
12. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
13. Other Access
Harris Street and Oakbriar Way are classified as collector roadways. Other than the access
specifically approved with this application, direct lot access is prohibited to these roadways and
should be noted on the final plat.
D. Site Specific Conditions of Approval
1. If/when ITD requires the applicant to install a signal, the applicant will need to obtain plan
approval and a permit from ITD for installation of the signal and enter into a signal agreement with
ACHD. Although the applicant may be fronting the cost of the signal, the signal agreement will
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allocate the proportional share of the signal installation with the applicant ultimately contributing
12.5% of the cost with another 12.5% coming from the approved subdivision to the west
(Brundage) and 25% coming from approved subdivisions to the east (Stapleton); and the final
50% coming from development located on the east side of SH-69. The signal agreement will
include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the
signal costs as they are collected from the future developments.
The applicant shall provide a road trust deposit to ACHD in the amount of $31,500 prior to
signature of the first final plat that takes access to Harris Street.
2. Extend Harris Street line into the site and stub to the west property line, 330-feet south of the
north property line, as proposed.
3. Construct Harris Street as a 36-foot wide residential collector roadway with vertical curb, gutter,
and an 8-foot wide planter strip within 50-feet of right-of-way with 5-foot wide detached concrete
sidewalks outside of right-of-way, as proposed. Extend the dedicated right-of-way 2-feet behind
the back of sidewalk or 2-feet behind the back of curb and provide a permanent easement for the
detached sidewalk located outside of the dedicated right-of-way.
4. Install a sign at the terminus of Harris Street which states that, “THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE
FUTURE.”
5. Construct Oakbriar Way to the south from Harris Street at the half mile and terminate it at Wilton
Woods Street, as proposed.
6. Construct Oakbriar Way as a 36-foot wide residential collector roadway street section with vertical
curb, gutter, 8-foot wide planter strips within 50-feet of right-of-way and 5-foot detached sidewalks
outside of right-of-way, as proposed. Extend the dedicated right-of-way 2-feet behind the back of
sidewalk, or 2-feet behind the back of curb and provide a permanent easement for the detached
sidewalk located outside of the dedicated right-of-way.
7. Install a sign at the temporary terminus of Oakbriar Way which states that, “THIS IS A
DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED
IN THE FUTURE.”
8. Dedicate 50-feet of right-of-way for Oakbriar Way from its terminus at Wilton Woods Street to the
south property line, if it hasn’t already been dedicated with the development of Brundage Estates.
9. Construct one local street, Graycliff Way, to intersect Harris Street, 460-feet west of Kentucky
Way, as proposed.
10. Construct the entry portion of Graycliff Way as a 50-foot wide street section with a 12-foot wide
center landscape island, two 21-foot wide travel lanes with vertical curb, gutter, an 8-foot wide
planter strip and 5-foot wide detached concrete sidewalks within 75-feet of right-of-way, as
proposed. Extend the dedicated right-of-way 2-feet behind the back of sidewalk, or 2-feet behind
the back of curb and provide a permanent easement for the detached sidewalk located outside of
the dedicated right-of-way. Dedicate the island as right-of-way owned by ACHD. Enter into a
license agreement with ACHD for any landscaping proposed to be located within the center
landscape island.
11. Construct all other internal local streets as 33-foot wide street sections with rolled curb, gutter, an
8-foot wide planter strip and 5-foot wide detached concrete sidewalks and dedicate at least 47-
feet of right-of-way, as proposed. The right-of-way may extend to 2-feet behind the back of
sidewalk or the applicant may reduce the right-of-way to 2-feet behind the back of curb and
provide a permanent easement for the detached sidewalk located outside of the dedicated right-
of -way.
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12. Construct on local street, Graycliff Way, to intersect Harris Street located 460-feet west of
Kentucky Way, as proposed.
13. Construct one local street, Wilton Woods Street, to intersect Oakbriar Way located 670-feet south
of Harris Street, as proposed.
14. Construct one local street to the south, Bear Claw Avenue, and stub the street 475-feet west of
the east property line, as proposed. Install a sign at the terminus of the stub street which states
that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
15. Remove the stub street that is proposed for Lyra Street, or if emergency access is required by the
City between this site and the parcels to the west, then the emergency access should be in place
with gates or bollards, as determined by the Meridian Fire Department.
16. Redesign Colditz Avenue and Lyra Street to reduce the length of the roadways or to include
passive design elements and submit a revised preliminary plat showing the redesigned roadways
for review and approval prior to ACHD’s signature on the first final plat. Speed humps/bumps and
valley gutter will not be accepted as traffic calming.
17. To provide access to the future multi-family site, construct a maximum 36-foot wide curb return
type driveway that aligns with Kentucky Way onto Harris Street and construct two 25-foot wide
emergency access only driveways onto Wilton Woods Way and Ametrine Avenue. Pave the
driveways their full width at least 30-feet into the site beyond the edge of pavement of Harris
Street, Wilton Woods Way and Ametrine Avenue.
18. Replace any broken or deteriorated portions of curb, gutter, and sidewalk on Harris Street
abutting the site.
19. Harris Street and Oakbriar Way are classified as collector roadways and other than access
approved with this application, direct lot access is prohibited to these roadways and shall be noted
on the final plat.
20. Submit bridge plans for any crossings for review and approval prior to the pre-construction
meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation
facilities should be submitted to ACHD for review no later than December 15th for construction in
the following year prior to irrigation season.
21. Harris Street is under a pavement moratorium until January of 2023. A letter of approval from the
ACHD pavement moratorium committee will be required prior to any pavement cut for this
roadway.
22. 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.
23. Payment of impacts fees are due prior to issuance of a building permit.
24. 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
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(ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance
to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
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
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VICINITY MAP
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SITE PLAN
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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 it s 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.
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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.
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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.
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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.
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