2020-04-23 ACHD report Development Services Department
CHD
Project/File: Meridian Station/ MER19-01131 H-2019-0142-CUP
This is a conditional use permit to allow a large-scale mixed-use development with
building heights of 100-feet on 6.13-acres.
Lead Agency: City of Meridian
Site address: SEC of Main Street & Broadway,
north of the railroad tracks
Staff Approval: April 23, 2020
Applicant: Galena Fund
Bill Truax
802 W Bannock Street, #204
Boise, ID 83702
Representative: neUdesign architecture
Matt Mcanulty
725 E 2nd Street
Meridian, ID 83642
Staff Contact: Stacey Yarrington, Planner III
Phone: 387-6171
E-mail: syarrington achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a conditional use permit to
allow for building heights of 100-feet on 6.13 acres.
The City of Meridian had indicated that as part of their approval process the applicant is required
to submit a Design Review application for the Meridian Station development. The development is
for construction of large-scale mixed-use buildings consisting of a 300-unit apartment complex,
29,000 square foot retail component, in the first phase; and two 120,000 square foot office
buildings/towers in the second phase.
The site is currently zoned O-T (Old Town). The applicant's proposal is consistent with the City
of Meridian's comprehensive plan.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Old Town O-T
South Old Town O-T
East Light Industrial I-L
West Old Town O-T
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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:
• MKA Office Building, a 3-story 19,000 square foot commercial building located southeast of
the site was approved by ACHD in July 2019.
• Main2Meridian, two 4-story mixed-use buildings located northwest of the site was approved
by ACHD in April 2019.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 0 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):
There are no roadways, bridges or intersections in the general vicinity of the project that are in the
Integrated Five Year Work Plan (IFYWP) or the District's Capital Improvement Plan (CIP).
B. Traffic Findings for Consideration
1. Trip Generation: Below is a list of land uses and estimated trip generation rates for uses that
may be included within the site. Trip generation rates are based on the Institute of Transportation
Engineers Trip Generation Manual, 10th edition.
Unit of Average Daily PM Peak
Land Use Hour Trip
Measurement Trips
Generation
Multifamily Housing Mid-Rise Per Dwelling Unit 5.44 0.44
(3 to 10 Floors)
Retail Variety Per 1,000 sf 63.47 6.84
General Office Building Per 1,000 sf 9.74 1.15
Based on the submitted narrative this development is estimated to generate 2,542 additional
vehicle trips per day in the first phase and 1,169 additional vehicle trips per day with the second
phase (931 existing); 224 additional vehicle trips per hour with the first phase and 138 with the
second phase in the PM peak hour (106 existing), based on the traffic impact study.
2. Traffic Impact Study
At this time a traffic impact study has not been prepared for the proposed Meridian Station
Development. ACHD requires a traffic impact study be reviewed and submitted for consistency
with ACHD policies and practices when a proposed development or redevelopment of a site will
generate 100 or more new PM peak hour trips (Section 7106.1).
Staff Comments/Recommendations: Prior to submittal of a future development application for
this project or plan approval, the applicant should be required to submit a traffic impact study to
ACHD for review and acceptance by ACHD. Additional improvements may be required based on
the findings and recommendation of the traffic impact study.
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3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Main Street 400-feet Principal Arterial 556 Better than "E"
3rd Street 400-feet Collector 51 Better than "D"
Broadway Avenue 720-feet Local N/A N/A
• Acceptable level of service for a three-lane principal arterial is "E" (880 VPH).
• Acceptable level of service for a two-lane collector is "D" (425 VPH).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Main Street south of Pine Avenue was 8,319 on
09/14/2017.
• The average daily traffic count for 3rd Street south of Pine Avenue was 1,260 on 09/18/2019.
• There are no current traffic counts for Broadway Avenue.
C. Findings for Consideration
This application is for building height allowance only. Listed below are some of the findings for
consideration that the District may identify when it reviews a future development application. The
District may add additional findings for consideration when it reviews a specific redevelopment
application.
1. Unopened Right-of-Way
There is unopened/unimproved dedicated right-of-way that extends from 3rd Street into the site
and along Broadway Avenue. A concept plan of the site shows the applicant is proposing to
vacate the right-of-way. Staff is supportive of the proposal to vacate the right-of-way. Therefore,
as part of a future redevelopment application, the applicant should be required to apply to vacate
the right-of-way. This is a separate process with its own approvals.
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2. Main Street
a. Existing Conditions: Main Street is improved with 3-travel lanes, vertical curb, gutter, and
10-foot wide sidewalk. There is 80-feet of right-of-way for Main Street (40-feet prescriptive
right-of-way from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states
that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb)within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction,
a continuous center left-turn lane, and bike lanes.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall
widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel
shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be
required (See Section 7205.5.5).
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, arterial street requirements, and specific roadway
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features required through development. This segment of Main Street is designated in the
MSM as a Town Center Arterial with 3-lanes and on-street bike lanes, a 46-foot street section
within 70-feet of right-of-way.
c. Staff Comments/Recommendations: Main Street is fully improved; therefore, no additional
street improvements are required. However, the existing right-of-way along Main Street is
thru prescriptive easement. Therefore as part of a future development application, the
application should be required to dedicate 40-feet of right-of-way from centerline of Main
Street abutting the site.
As part of a future development application the application should coordinate with the City of
Meridian's MDC (Meridian Development Corp) on street scape requirements.
3. 3rd Street
a. Existing Conditions: 3rd Street is improved with 2-travel lanes, 36-feet of pavement, curb,
gutter, and 4-foot wide sidewalk abutting the site. There is 80-feet of right-of-way for 3rd Street
(40-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.
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.
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 3rd Street is designated in the MSM
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as a Town Center Collector with 2-lanes, on-street parking and bike lanes, a 46-foot street
section within 70-feet of right-of-way.
c. Staff Comments/Recommendations: As part of a future development application and
consistent with the MSM, the applicant should improve 3 d Street as '/2 of a 46-foot street
section with vertical curb, gutter, and 7-foot wide attached (5-foot detached) concrete sidewalk
abutting the site.
The City of Meridian's MDC (Meridian Development Corp) street scape requirements may
exceed ACHD's Street Improvement policies that require the applicant to improve 3 d Street
with pavement widening, vertical curb, gutter, and 7-foot wide attached (5-foot detached)
concrete sidewalk abutting the site. The applicant should coordinate with the City of
Meridian's MDC as part of a future development application.
4. Broadway Avenue
a. Existing Conditions: Broadway Avenue is improved with 2-travel lanes, and vertical curb,
and no gutter or sidewalk abutting the site. There is 80-feet of right-of-way for Broadway
Avenue (40-feet prescriptive right-of-way from centerline).
b. Policy:
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is
responsible for improving all commercial 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 7208.5 states that right-of-way
widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard
street section will vary depending on the need for a center turn lane, bike lanes, volumes,
percentage of truck traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
• A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and bike lanes.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, 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.
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.
c. Staff Comments/Recommendations: The existing right-of-way along Broadway Avenue is
thru prescriptive easement. Therefore as part of a future development application, the
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application should be required to dedicate 40-feet right-of-way from centerline of Broadway
Avenue abutting the site.
The City of Meridian's MDC (Meridian Development Corp) street scape requirements may
exceed ACHD's Street Improvement policies that require the applicant to improve Broadway
Avenue with pavement widening, vertical curb, gutter, and 5-foot wide concrete sidewalk
abutting the site. The applicant should coordinate with the City of Meridian's MDC as part of a
future development application.
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any deteriorated or deficient vertical on Broadway Avenue abutting the site with any
future development application.
5. Driveways
5.1 Main Street
a. Existing Conditions: There are 3 existing driveways onto Main Street from the site.
b. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is
typically prohibited. If a property has frontage on more than one street, access shall be taken
from the street having the lesser functional classification. If it is necessary to take access to
the higher classified street due to a lack of frontage, the minimum allowable spacing shall be
based on Table 1 b under District policy 7205.4.7, unless a waiver for the access point has
been approved by the District Commission. Driveways, when approved on a principal arterial
shall operate as a right-in/right-out only, and the District will require the construction of a
raised median to restrict the left turning movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-
in/right-out only driveway. Full-access driveways are not allowed on principal arterial
roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on
principal arterial roadways with a speed limit of 25 MPH to align or offset a minimum of 355-
feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that
which "is permitted for use until appropriate alternative access becomes available".
Temporary access may be granted through a development agreement or similar method, and
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the developer shall be responsible for providing a financial guarantee for the future closure of
the driveway.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Staff Comments/Recommendations: The applicant's concept plan shows two proposed
driveways onto Main Street from the site, located approximately 80-feet north of the south
property line.
Main Street is classified as a principal arterial roadway. Per ACHD's Access Management
policies and standards, direct lot access onto a principal arterial roadway is prohibited and
access is to be taken from lesser classified roadways, in this case 3rd Street or Broadway
Avenue. Therefore, as part of a future development application, the applicant should be
required to close the existing driveways Main Street and design the development to take
access onto Broadway Avenue and 3rd Street.
5.2 3rd Street
a. Existing Conditions: There are no driveways onto 3 d Street from the site.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy (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 a speed limit of 25 MPH and daily traffic volumes greater than 100
VTD to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
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driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
c. Staff Comments/Recommendations: The future development application will be subject to
the District policies listed above.
5.3 Broadway Avenue
a. Existing Conditions: There is an existing driveway onto Broadway Avenue from the site
located approximately 105-feet east of Main Street.
b. Policy:
Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector/arterial or arterial street intersection.
Successive Driveways: District Policy 7208.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a local
street, but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, 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.
c. Staff Comments/Recommendations: The applicant's concept plan shows the existing
driveway onto Broadway Avenue is to remain. The existing driveway does not meet District
Driveway Location policy offset of 150-feet from the nearest arterial street intersection
(measured centerline to centerline). Therefore, as part of a future development application the
applicant should design the development to meet District policies listed above.
6. 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.
7. 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.
8. Other Access
Main Street is classified a principal arterial roadway, 3rd Street is classified as a collector roadway.
Other than the access specifically approved with this application, direct lot access is prohibited to
these roadways.
D. Site Specific Conditions of Approval
This application is for an annexation and rezone only. Site specific conditions of approval will be
established as part of the future development application.
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1. 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.
2. Payment of impact fees is due prior to issuance of a building permit.
3. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 387-6280 (with
file number)for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior
to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers)for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho
shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
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.
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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. Appeal Guidelines
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VICINITY MAP
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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 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.
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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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