2020-05-18 DRAFT (revision) ACHD
Adrienne Weatherly
From:Sonya Allen
Sent:Monday, May 18, 2020 9:07 AM
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Subject:Ascent Subdivision - ACHD DRAFT Report
Attachments:DRAFT MPP19-0029 Ascent Subdivision (revision).pdf
From: Austin Miller <Amiller@achdidaho.org>
Sent: Friday, May 15, 2020 4:28 PM
To: Matthew Schultz <schultzdevelopment@yahoo.com>
Cc: Sonya Allen <sallen@meridiancity.org>
Subject: RE: Development Application Transmittals- Midgrove Plaza PP H-2020-0029
External Sender - Please use caution with links or attachments.
Hi Matt,
Good news. Looks like I am far more ruthless than my superiors . They supported the modification of policy for the
temporary access and it doesn’t require Commission approval, sorry for making a bigger concern out of it that it turned
out to be. I have attached my draft report for your review. I do want to point out that I did ask one of our traffic
engineers about the alley intersecting within the cul-de-sac. If they have a serious concern with it I will likely take you up
on that stub street to the east. Please let me know if you have any comments or questions by noon on Wednesday the
th
20. If you two are ok with the report and I hear back from my coworker I hope to get it finalized that afternoon.
Thank you,
Austin Miller
Ada County Highway District
Planner II, Development Services
1301 N. Orchard St. Ste. 200
Phone: (208) 387-6335
From: clerk@meridiancity.org <clerk@meridiancity.org>
Sent: Wednesday, April 15, 2020 12:12 PM
To: PlanningReview <PlanningReview@achdidaho.org>
Subject: Development Application Transmittals- Midgrove Plaza PP H-2020-0029
1
\[THIS EMAIL ORIGINATED EXTERNALLY. PLEASE USE CAUTION WHEN OPENING
ATTACHMENTS OR LINKS INSIDE THIS EMAIL.\]
Development Application Transmittal
Link to Project Application: Midgrove Plaza PP H-2020-0029
Transmittal Date: 4-15-2020 Hearing Date: 5-28-2020
Assigned Planner: Sonya Allen
To view the City of Meridian Public Records Repository, Click Here
The above “Link to Project Application” will provide you with any further information on the project.
The City of Meridian is requesting comments and recommendations on the application referenced above. To review the
application and project information please click on the application link above. The City of Meridian values transparency
and makes a variety of information available to the public online through our public records repository.
We request that you submit your comments or recommendations prior to the hearing date specified above. When
responding, please reference the file number of the project. If responding by email, please send comments to
cityclerk@meridiancity.org.
For additional information associated with this application please contact the City of Meridian Planner identified above
at 208-884-5533.
Thank you,
City Clerk’s Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.4433|Email: cityclerk@meridiancity.org
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
2
1 DRAFT Ascent Subdivision / MPP19-0029 / H-2020-
0039
Development Services Department
Project/File: Ascent Subdivision / MPP19-0029 / H-2020-0039
This is an annexation, rezone and preliminary plat application to allow for the
development of a residential subdivision consisting of 43 buildable lots, 13 common
lots and 1 other lot on 5 acres.
Lead Agency: City of Meridian
Site address: Parcel S1210346905
Staff Approval: XXXX, 2019
Applicant: Matt Schultz
Schultz Development
PO Box 1115
Meridian, ID 83680
Staff Contact: Austin Miller
Phone: (208) 387-6335
E-mail: amiller@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting annexation, rezone to R-15 and
preliminary plat approval for a residential subdivision consisting of 43 buildable lots, 13 common
lots and 1 other lot for temporary access on 5 acres. The applicant’s proposal is consistent with the
City of Meridian’s comprehensive plan designation of me dium-high density residential.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Rural to Urban Transition Zone RUT
South Medium Density Residential District R-8
East Rural to Urban Transition Zone RUT
West Rural to Urban Transition Zone RUT
3. Site History: ACHD previously reviewed this site as Ascent Subdivision (H -2019-0122) in
December 2019. No public streets were proposed as part of this application. A modification of policy
was granted for a driveway onto Franklin Road, as this site does not have access to a lesser
classified street. The requirements of this staff report are revised to refle ct the current site plan.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Entrata Farms, a multi-family residential subdivision consisting of 278 dwelling units located
just east of this site was appro ved by ACHD in May 2018 and phase 1 is currently under
construction.
2 DRAFT Ascent Subdivision / MPP19-0029 / H-2020-
0039
• Baraya Apartments, a multi-family residential subdivision consisting of 240 dwelling units
located at the southeast corner of Umbria Hills Way and Franklin Road was approved by
ACHD in February 2018 and is currently under construction.
• Baraya Subdivision, consisting of 334 single family lots and one elementary school lot, located
directly south of this site was approved by ACHD in March 2007 and is in various stages of
development.
5. Transit: Transit services are available to serve this site , via route 42.
6. New Center Lane Miles: The proposed development includes 0.30 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):
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Cherry Lane to Franklin
Road between 2021 and 2025.
• Black Cat Road is listed in the CIP to be widened to 3-lanes from Overland Road to Franklin
Road between 2026 and 2030.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 406 additional vehicle trips per day;
43 additional vehicle trips per hour in the PM peak hour, based on the Institute of Transportation
Engineers Trip Generation Manual, 10th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a five -lane principal arterial is “E” (1,780 VPH).
* Acceptable level of service for a five-lane minor arterial is “E” (1,540 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
• The average daily traffic count for Franklin Road east of Ten Mile Road was 14,211 on
December 19, 2018.
• The average daily traffic count for Ten Mile Road north of Franklin Road was 27,049 on
January 10, 2018.
C. Findings for Consideration
1. Franklin Road
a. Existing Conditions: Franklin Road is improved with 5-travel lanes, vertical curb, gutter, and
5-foot wide concrete sidewalk abutting the site. There is 90 -feet of right-of-way for Franklin Road
(34-feet from section line).
Roadway Frontage Functional
Classification
PM Peak Hour
Traffic Count
PM Peak Hour
Level of Service
Franklin Road 365-feet Principal
Arterial 947 Better than “E”
Ten Mile Road None Minor Arterial 1,474 Better than “E”
3 DRAFT Ascent Subdivision / MPP19-0029 / H-2020-
0039
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.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
c. Applicant Proposal: The applicant is not proposing any improvements to Franklin Road.
d. Staff Comments/Recommendations: Franklin Road was widened to 5-lanes in 2017 and
fully improved with curb, gutter and sidewalk abutting the site; therefore , right-of-way dedication
and frontage improvements are not required as part of this application.
Consistent with ACHD’s Minor Improvement Policy, the applicant should be required to repair
or replace any damaged or deficient improvements along Franklin Road abutting the site.
2. Internal Local Streets
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.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. Th e extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra -neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five -foot wide concrete sidewalk is
required on both sides of all local street, except those in rural develop ments with net densities
4 DRAFT Ascent Subdivision / MPP19-0029 / H-2020-
0039
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 out side of
the dedicated right-of-way. The easement shall encompass the entire area between the right -
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45 -feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29 -foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval fr om
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul -de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
c. Applicant’s Proposal: The applicant is proposing to construct Perugia Street and Ascent
Street as 33-foot street sections with rolled curb, gutter and 5-foot wide attached concrete
sidewalk within 47-feet of right-of-way.
The applicant is proposing to construct Carisbrooke Avenue as a 33 -foot street section with
rolled curb, gutter, 8-foot wide planter strips, and 5 -foot wide detached concrete sidewalk. The
applicant is proposing to dedicate 37 -feet of right-of-way for Carisbrooke Avenue and provide a
permanent sidewalk easement extending 2 -feet past the back of sidewalk.
The applicant is proposing to terminate Ascent Street with a cul -de-sac at the east property line.
The proposed cul-de-sac has a 48-foot radius.
d. Staff Comments/Recommendations: The applicant’s proposal to construct Perugia Street
and Ascent Street as 33 -foot street sections with rolled curb, gutter and 5 -foot wide attached
concrete sidewalk within 47-feet of right-of-way meets District policy and should be approved
as proposed.
The applicant’s proposal to construct Carisbrooke Avenue as a 33-foot street section with curb,
gutter, 8-foot wide planter strips, and 5 -foot wide detached concrete sidewalk meets District
policy and should be approved. However, as the lots along Carisbrooke Avenue are proposed
to be alley loaded, vertical curb should be constructe d along Carisbrooke Avenue.
The applicant’s proposal to dedicate 37 -feet of right-of-way for Carisbrooke Avenue and provide
a permanent sidewalk easement extending 2 -feet past the back of sidewalk meets District policy
and should be approved as proposed.
5 DRAFT Ascent Subdivision / MPP19-0029 / H-2020-
0039
The applicant’s proposal to terminate Ascent Street at the east property line in a cul-de-sac with
a 48-foot radius meets District policy and should be approved as proposed. The applicant
should be required to dedicate right -of-way extending to the east property line to allow driveway
access to the neighboring parcel.
3. Alleys
a. Existing Conditions: There are no alleys within the site.
b. Policy:
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new
residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley
is 16-feet in width building setbacks required by the land use agency having jurisdiction shall
provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3).
The minimum right-of-way width for all new commercial or mixed -use alleys shall be 20-feet.
All alleys shall be improved by paving the full width and length of the r ight-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of
the improvement by the District as meeting its construction standards, are required for all alleys
contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700 -
feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the
alley shall be no longer than the agency’s required block length.
Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley
right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The
signs should be located at the alley/stree t intersections. Parking which is entered from the alley
shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 20 -feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the lead
land use agency. The setbacks shall either discourage parking within the alley (where it may
partially block or occur within the right -of-way) or allow adequate area for one perpendicular
parking pad. In order to discourage parking, building setbacks shall be minimal from the alley
right-of-way line, while still achieving the required 20 -feet of back-up space from a garage or
other parking structure to the opposite side of the alley (i.e. 4 -foot setback + 16-foot alley= 20-
feet for back-up space).
Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should
intersect public streets at each end. In specific circumstances as outlined in the policies below,
the District may consider allowing an alley to intersect a public street at only one end. A 90 -
degree angle of intersection shall be designed where practical. In no case shall the intersecting
angle be less than 75-degrees, as measured from centerline of intersecting street. An access
to an alley shall be located a minimum of 50 -feet from the nearest street (measured centerline
to centerline).
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may
intersect all types of local stre ets including minor local streets. Alleys shall generally be
designed with a curb cut type approach when intersecting a local street. Alleys shall generally
intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall
either align with alley/street intersections or provide a minimum 100 -foot offset (measured
centerline to centerline) from other local street intersections. For alley intersections with local
streets, the District may consider a reduced offset if the lead land use agency’s required lot size
allows for shorter buildable lots.
Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of-way
are discouraged and shall not result in dead -end alleys.
6 DRAFT Ascent Subdivision / MPP19-0029 / H-2020-
0039
c. Applicant Proposal: The applicant is proposing to construct two 16 -foot wide alleys within 20-
feet of right-of-way.
d. Staff Comments/Recommendations: The applicant’s proposal to construct two 16 -foot wide
alleys within 20-feet of right-of-way meets District policy and should be approved as proposed.
The developer should be required to install “No Parking” signs located at the alley/street
intersections.
4. Stub Streets
a. Existing Conditions: No stub streets exist abutting the site.
b. Policy:
Stub Street Policy: District policy 7207.2.4.3 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7207.2.4, except a temporary cul-de-sac will not be required
if the stub street has a length no greater than 150 -feet. A sign shall be installed at the terminus
of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead-end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul -de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non -buildable lot until the street is extended .
c. Applicant Proposal: The applicant is proposing to construct 3 stub streets within the site,
Perugia Street and Ascent Street to the west property line and Perugia Street to the east.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved as proposed.
The applicant should be required to install a sign at the terminus of the stub streets stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
As none of the proposed stubs streets are in excess of 150 -feet in length temporary turnarounds
are not required.
5. Driveways
5.1 Franklin Road
a. Existing Conditions: There is a 20-foot wide curb cut type driveway onto Franklin Road
located 193-feet west of the eastern property line.
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.
7 DRAFT Ascent Subdivision / MPP19-0029 / H-2020-
0039
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 1b under District policy 7205.4.7, unless a waiver for the access point has been approved
by the District Commission. Driveways, when approved on a principal arterial shall operate as
a right-in/right-out only, and the District will require the construction of a raised median to restrict
the left turning movements.
Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on
principal arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-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 the deve loper shall
be responsible for providing a financial guarantee for the future closure of the driveway.
c. Applicant’s Proposal: The applicant is requesting a modification of policy to have a temporary
driveway onto Franklin Road located 220-feet west of the eastern property line (146-feet east
of the western property line).
The applicant is requesting to construct the temporary driveway as a 25-foot street section with
vertical curb, gutter and 5 -foot wide attached concrete sidewalk with in a 37-foot wide common
lot.
The applicant is proposing to provide a road trust to ACHD to convert the temporary access into
an emergency and pedestrian access only after local street access is provided by a neighboring
development.
d. Staff Comments/Recommendations: The applicant's proposed temporary access location
does not meet District Successive Driveway policy as there are two driveways within the
required 380-foot offset (one 325-feet to the east and the other 182-feet to the west). However,
staff recommends a modification of policy to allow the temporary access be located as proposed
due to the fact that this site does not have access to a lesser classified street and there is not
adequate frontage to meet the required 380 -foot offset. Additionally, the two driveways within
380-feet of the proposed driveway are low volume driveways. The 52% modification of policy is
approved at the discretion of the Deputy Director of Development and Technical Services.
Staff is supportive of the applicant’s proposed temporary access and recommends a temporary
right-of-way easement be provided over the 37-foot wide temporary access common lot. The
easement will be released after a local street connection is constructed by a neighboring
development.
The applicant should be required to prov id e a $7,260 road trust for the future closure of the
temporary access road as determined by the fire department. ACHD does not accept future
8 DRAFT Ascent Subdivision / MPP19-0029 / H-2020-
0039
maintenance responsibilities of the emergency and pedestrian access only lot or the
bollards/gates used to restrict vehicular access, as they will be located outside ACHD right-of-
way.
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. Clas s 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 Distri ct
requirements prior to signature of the final plat and/or approval of the civil plans.
8. Other Access
Franklin Road is classified as a principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway and should be noted
on the final plat.
D. Site Specific Conditions of Approval
1. Repair or replace any damaged or deficient improvements along Franklin Road abutting the site.
2. Construct Perugia Street and Ascent Street as 33-foot street sections with rolled curb, gutter and
5-foot wide attached concrete sidewalk within 47 -feet of right-of-way.
3. Construct Carisbrooke Avenue as a 33 -foot street section with vertical curb, gutter, 8-foot wide
planter strips and 5-foot wide detached concrete sidewalk. Dedicate 37-feet of right-of-way for
Carisbrooke Avenue and provide a permanent sidewalk easement extending 2 -feet past the back
of sidewalk.
4. Terminate Ascent Street at the east property line in a cul -de-sac with a minimum 45-foot radius.
Dedicate right-of-way extending to the east property line to allow driveway access to the
neighboring parcel.
5. Construct two 16-foot wide alleys within 20-feet of right-of-way. Install “No Parking” signs located
at the alley/street intersections.
6. Construct 3 stub streets within the site, Perugia Street and Ascent Street to the west property line
and Perugia Street to the east. Install a sign at the terminus of the stub streets stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE.”
7. Construct a temporary driveway onto Franklin Road located 220-feet west of the eastern property
line (146-feet east of the western property line). Construct the temporary access as a 25-foot street
section with vertical curb, gutter and 5 -foot wide concrete sidewalk within a 37-foot wide common
lot.
8. Provide a temporary right-of-way easement over the 37-foot wide temporary access common lot.
The easement will be released and the temporary access will be restricted to emergency and
pedestrian access only after a local street connection is constructed to the site from a neighboring
development.
9 DRAFT Ascent Subdivision / MPP19-0029 / H-2020-
0039
9. Provide a $7,260 road trust for the future closure of the temporary access road with bollards.
10. Direct lot access is prohibited to Franklin Road and should be noted on the f inal plat.
11. Note on the final plat that other than the access specifically approved with this application, direct
lot access to Fairview Avenue is prohibited.
12. 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.
13. Payment of impact fees is due prior to issuance of a building permit.
14. 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 i n 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
10 DRAFT Ascent Subdivision / MPP19-0029 / H-
2020-0039
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 i n 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. Appeal Guidelines
11 DRAFT Ascent Subdivision / MPP19-0029 / H-
2020-0039
VICINITY MAP
12 DRAFT Ascent Subdivision / MPP19-0029 / H-
2020-0039
SITE PLAN
13 DRAFT Ascent Subdivision / MPP19-0029 / H-
2020-0039
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 wi th
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 relocat ion requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com
for e-mail notification information.
14 DRAFT Ascent Subdivision / MPP19-0029 / H-
2020-0039
Development Process Checklist
Items Completed to Date:
Submit a development application to a City or to Ada County
The City or the County will transmit the development application to ACHD
The ACHD Planning Review Section will receive the development application to review
The Planning Review Section will do one of the following:
Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at
this time.
Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
For ALL development applications, including those receiving a “No Review” letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
Driveway or Property Approach(s)
• Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit
Application” to ACHD Construction – Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
Sediment & Erosion Submittal
• At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
Final Approval from Development Services is required prior to scheduling a Pre-Con.
15 DRAFT Ascent Subdivision / MPP19-0029 / H-
2020-0039
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 71 01.6, 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 a ppeal 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 t he 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 be ing 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 a ppeal
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 a ppealed, 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.