2020-06-30 ACHD Staff Report Development Services Department
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Project/File: Chukar Ridge/ MPP20-0015/ H-2020-0025
This is a preliminary plat application to develop 63 buildable lots, 8 common lots and
5 other lots on 15.42 acres.
Lead Agency: City of Meridian
Site address: 4005 N. McDermott Road VICIn_ It Map
Commissions 1 # 4
Meeting: June 17, 2020
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Applicant: Investment Analytics Group
800 W. Main Street#1460
Boise ID 83702 `
Representative: The Land Group, Inc. ` i1' t. _
462 E. Shore Drive "
Eagle, ID 83616
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Staff Contact: Paige Bankhead, E.I. L .
Phone: 387-6293
E-mail: pbankhead(a-)_achdidaho.org
A. Findinqs of Fact
1. Description of Application: The applicant is requesting approval of a preliminary plat application
to develop 63 building lots, 8 common lots and 5 other lots on 15.42 acres. The site is zoned R-8
(Medium Density Residential).
The City of Meridian's Future Land Use Map designates this area as medium density residential.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Medium Density Residential R-8
South Rural Urban Transition Ada Count RUT
East Medium Low Density Residential R-4
West Medium Density Residential R-8
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Gander Creek Subdivision, 401 residential building lots, 60 common lots (4 lots for ITD facilities
and 1 lot for a future fire station & police sub-station) on 117 acres, north of the site, approved
by ACHD on April 23, 2019.
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• West Ada High School, a new high school campus to serve 1,800 students is located south of
the site and was approved by the ACHD Commission on September 5, 2018.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 0.51 centerline miles of new public
road.
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. The impact fee assessment will not be released until the civil plans are approved by ACHD.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• The intersection of Ustick Road and McDermott Road is listed in the CIP to be widened to 3-
lanes on the north leg, 3-lanes on the south, 4-lanes east, and 4-lanes on the west leg, and
signalized between 2031 and 2035.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 585 additional vehicle trips per day
(10 existing); 63 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 10t" edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Functional PM Peak PM Peak
Roadway Frontage Classification Hour Hour Level
Traffic Count of Service
McDermott Road 340-feet Collector 120 Better than
"D„
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for McDermott Road north of Ustick Road was 913 on March
20, 2018.
C. Findings for Consideration
1. SH-16 Extension
The Idaho Transportation Department is in the process of designing the Idaho 16, 1-84 to South
Emmett Corridor. The project is planned to extend SH- 16 south from Idaho 44 (State Street) to
connect to 1-84 between Nampa and Meridian. As western Ada County and eastern Canyon
County develop, the ability to move traffic north-south is a primary concern. A connection between
the highways requires a new crossing over the Boise River. Access options for 1-84 are limited by
the existing Garrity Interchange west of McDermott Road and the Ten Mile Road Interchange to
the east. This project is anticipated to greatly improve north-south mobility in western Ada
County and eastern Canyon County.
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Idaho 46,1-84 to South Emmett Corridor
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Staff Comments/Recommendations: The applicant has coordinated with ITD and proposed to
dedicate right-of-way to ITD to accommodate the future SH-16 alignment. Staff is supportive of the
applicant's proposal.
2. Access to the Site
a. Policy
Off-Site Streets Policy: District Policy 7206.2.3 states that if the proposed development is not
served by a public street that is fully improved to urban standards (curb, gutter, sidewalk) or a
minimum 30-feet of pavement, then the developer shall provide 30-feet of pavement with 3-foot
wide gravel shoulders from the site to the public street specified by the District; OR the developer
shall provide 24-feet of pavement with 3-foot wide gravel shoulders and a minimum 6-foot wide
detached asphalt/concrete pedestrian facility, from the site to a public street specified by the
District.
Alternatives to pavement widening including sidewalks and pathways or other proposals, may
be considered by the District. The extent of roadway improvements (improvement type and
length) will be determined by evaluating certain criteria. Criteria to establish improvement type
and length include but are limited to: traffic volumes (existing and projected); number of
pedestrians (existing and projected); location of pedestrian "attractors" and "generators" (i.e.
parks and schools); number of access points/streets serving the proposed development; usable
right-of-way; need for traffic calming; utilities and irrigation facilities. All utility relocation costs
associated with the off-site street widening shall be borne by the developer.
b. Staff Comments/Recommendations: Access to the site is currently from McDermott Road.
However, access to McDermott Road will be eliminated with the right-of-way dedication for the
future construction of SH-16. As part of ACHD's action on Owyhee High School located west of
the site the West Ada School District will be constructing Owyhee Storm Avenue and
Achievement Street, a collector roadway shown on the Master Street Map. Achievement Street
will be constructed to the site's west property line providing access to the site.
If this project moves forward before Achievement Street is constructed, then the applicants
should work with the West Ada School District to provide access to the site from Ustick Road.
Consistent with the District's Offsite Access policy, the developer shall provide 30-feet of
pavement with 3-foot wide gravel shoulders from the site Ustick Road, or provide 24-feet of
pavement with 3-foot wide gravel shoulders and a minimum 6-foot wide detached
asphalt/concrete pedestrian facility from the site to Ustick Road.
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3. McDermott Road
a. Existing Conditions: McDermott Road is improved with 2-travel lanes, 24-feet of pavement
and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for McDermott
Road (25-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
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Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. This segment of McDermott Road is designated in the
MSM as a 3-lane roadway, a 46-foot street section within 74-feet of right-of-way. Due to the
SH-16 extension sidewalk is required on only the east side of the roadway.
c. Applicant Proposal: The applicant has not proposed any improvements to McDermott Road.
Staff Comments/Recommendations: Consistent with the MSM, the applicant should dedicate
additional right-of-way to total 37-feet from the centerline of McDermott Road abutting the site.
The applicant should improve McDermott Road abutting the site as '/z of a 46-foot wide street
section with curb, gutter and no sidewalk.
The applicant should be required to provide a permanent right-of-way easement to 2-feet behind
back of sidewalk for any sidewalk placed outside of the dedicated right-of-way.
This segment of McDermott Road is not listed in the CIP or the IFYWP, as such no
compensation will be provided for the additional right-of-way dedication.
4. East/West Collector Road — Achievement Street
a. Existing Conditions: There are no collector roadways within the site. There is one collector
street, Achievement Street, that is proposed to stub the site's west 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.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
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• 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.
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. A new collector roadway was identified on the MSM
with the street typology of Residential Collector. The new collector roadway should align with
Achievement Street to the west side and continue through the property stubbing to the to
connect to McDermott Road. The 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 a minimum of 50-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to extend the Achieve Street into the site as
a 36-foot wide local street section with curb, gutter and 5-foot wide attached concrete sidewalks
within 50-feet of right-of-way. The applicant has proposed to construct the street to stub to the
site's south property line.
d. Staff Comments/Recommendations: The applicant would typically be required to extend the
east-west collector roadway, Achievement Street, through the site to intersect McDermott Road
consistent with the Master Street Map. ITD has proposed the future alignment of SH-16 to
extend north-south through the eastern portion of the site which will prohibit the east-west
collector roadway from intersecting McDermott Road, as it would be cut-off when the SH-16
extension is constructed. Therefore, staff recommends a modification of the MSM policy to
remove the east-west collector roadway within the site from the MSM. This is due to the fact
that the SH-16 extension will go through the site's east property line and SH-16 will be an access
controlled expressway which would prohibit the collector street from intersecting McDermott
Road and SH-16. The City of Meridian supports the applicant's request to modify the MSM to
remove the east-west collector roadway.
In the absence of the collector roadway, the applicant should be required to construct local
roads internal to the site and stub 2 local street to the site's south property line, as proposed, to
provide connectivity to the south.
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5. Internal Local Roads
a. Existing Conditions: There are no local roads 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.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any
buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and
minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within
50-feet of right-of-way.
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Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
c. Applicant's Proposal: The applicant has proposed to construct the internal streets as a 36-
foot wide street section with curb, gutter, 5-foot wide attached concrete sidewalks within 50-feet
of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal for the local street section
width does not meet District policy requiring local streets to be 33-feet wide and should not be
approved, as proposed. The applicant should be required to construct the internal local streets
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as 33-foot wide street sections with curb, gutter and 5-foot wide attached concrete sidewalk
within 47-feet of right-of-way consistent with District policy.
6. Stub Streets
a. Existing Conditions: There are no existing stub streets within the site. There is one stub
street, Achievement Street, stubbed to the site's west property line.
b. Policy:
Stub Street Policy: District policy 7207.2.4.3 (local) states that stub streets will be required to
provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7207.2.4 (local), except a temporary cul-de-sac will not
be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: 7207.2.4.4 (local) requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant has proposed to extend Achievement Street into the site
and to construct 2 stub streets to the south, one located 125-feet east of the west property line
and one located 750-feet east of the west property line. The stub streets are less than 150-feet
in length.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to install a sign at the
terminus of the stub streets stating that, "THIS ROAD WIL BE EXTENDED IN THE FUTURE."
7. Driveways
7.1 McDermott Road
a. Existing Conditions: There is an existing 18-foot wide unpaved driveway onto McDermott
Road located at the south property line.
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.
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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 driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
c. Applicant's Proposal: The applicant has not proposed any driveways onto McDermott Road.
d. Staff Comments/Recommendations: The applicant should be required to close the existing
driveway onto McDermott Road at the south property line with curb and gutter.
8. 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.
9. 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.
10. Other Access
McDermott Road is classified as a collector roadway. Other than the access specifically approved
with this application, direct lot access is prohibited to this roadway and should be noted on the final
plat.
D. Site Specific Conditions of Approval
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1. If this project moves forward before Achievement Street is constructed to the site's west property
line providing access to the site, then the applicants should work with the West Ada School District
to provide access to the site from Ustick Road. Consistent with the District's Offsite Access policy,
the developer shall provide 30-feet of pavement with 3-foot wide gravel shoulders from the site to
Ustick Road, or the developer shall provide 24-feet of pavement with 3-foot wide gravel shoulders
and a minimum 6-foot wide detached asphalt/concrete pedestrian facility from the site to Ustick
Road.
2. Dedicate additional right-of-way to total 37-feet from the centerline of McDermott Road abutting the
site. Compensation will not be provided for this right-of-way dedication.
3. Improve McDermott Road abutting the site as '/2 of a 46-foot wide street section with vertical curb
and gutter. No sidewalk is required on this segment of McDermott Road abutting the site.
4. Extend Achievement Street into the site.
5. Construct all internal roads as a 33-foot wide local street section with curb, gutter and 5-foot wide
attached concrete sidewalk within 47-feet of right-of-way.
6. Construct 2 local streets to stub to the south property line located 125-feet east of the west property
line and one located 750-feet east of the west property line. Install a sign at the terminus of the stub
streets stating that, ""THIS ROAD WIL BE EXTENDED IN THE FUTURE."
7. Close the existing 18-foot wide unpaved driveway located at the south property line with sidewalk
to match improvements on either side.
8. Direct lot access is prohibited onto McDermott Road and should be noted on the final plat.
9. 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.
10. Payment of impact fees is due prior to issuance of a building permit.
11. 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
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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. COMPASS Development Checklist
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines OR Appeal Guidelines
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VICINITY MAP
cif�
i .
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SITE PLAN
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Comm unities O'a Motlea 2040 2,0 Development R evle W
The Community Planning AssWation of soLrthwest Idaho (COM PASS)16,the metropolitan planning orga nizatlon
(MPD)for#da and Carryon Counties. CGMPAS5 has developed this reM ew as,a tool for local govemrrtents do
evaluate whether land developments are consistent with the goals orcommunwes M Honor] 20443 2.43 (CIM 2040),
the regional long-range transportation plan rcr Ada and Carry13n Counties. This checklist is not Intended to be
prescal ptive, but rather a gui dance document based-on CIM 2W 2.0 goa Is.
Development Name:Chu Irar Ridge Agen-cy: Meridian
CI Vision CBteg ry: Fulire Nlellghbothcads
New households: 53 New jobs: D Exceeds CIM fcwacBst: Nu
Corridor, M[DerrywAt Road LEI of Stress mn&lders fadllty[y M number of vehkie
est-Han level or stress: R larrras,and speed. Ruads with G ar PG rWJflFgs be'Lter
Bley%de level of stress: R srOpart bleydiSts aisd pedestrlaits cYall apeE,and C[ar FOn
Housing within 1 mile: 440 jab!VhrousInq balance-a rikW beLwesan 1 and
Jobs within 1 mile: 441 13 - reduce2c traffic o;rr Lion. Higher numbers.
L ]obQHousing Ratio: (I.1 Indlinake the need W mare housing arrd lower tlw -nb&$
melli el~c an efrrlp6"TnHV rand.
Nearest police station: >4 miles D&vODVMffltS MAthh ILS MOM pulle any Rre
Nearest Fire station, _&2 miles stardons ens+eeut efffl cy servke&are rrrura
art#and r*dum the cyst of U Itrioeti tanE Ltublic
_ sarYlOr✓.
* arr7 carrsuM7 rl Yes 'FarrYdarrd corrtribu es to the local eooromy, crew
rid within 1 rNle: 1,540 acres additk rnal jobs, aitd ofovldes fOW securl[yr M the region.
Develeorrpem In iarM areas deCreases tlrrs prCducrhrltyr
and �Fahtabllky of farmland.Newest taus stop: 3.13 miles Residents who Ihre or Yfrk thaka%mile R-om
Neal est pu N is scrw)' i: 4 miles ci ItiLal o&Nim: hay*more tramportatlon choices,
Newest public park: 2,1 miles Walkiiij aitd tdkIng rcill,oESen%e�tkwn by takitrg cars aFF
Neai est gr&cery store: 2.5 mi I es �ULe ruzd, while supperting a heaithyf and &cLive Ilreswle.
Remmrnendakions
Prel iminary engln eering and d ght-f-waw acqulsitlon has begm on High war 16 between 1-84 an d US 20,125
�Chinden Baule%rard]. Curs ently constructs on I!i considered 'urfrunded.' Work with the Ida ho Transportation
Department on sutfldent seti+acks to aaaarnnwdate future construction of the highway-See attached_
The propx a I is on the Fringe of urban development In an ar ea r7emum ed from employrmerYt centers and exist!ng
pu bllc transportation.The cosest tra nslt servi ces are located moi a than three miles away and there a re not a ny
plans for bus service In this area In the Valle�+Conneet. 2.0 plan.
More I nfa Tmatlon about COMPA-IRS and CavnrnunRitm in MoUwr 2&W 2A.,
Web:www.compassldaho.ora
E rmll COMPAS
More I W rtrudon about the development revWw process, CEMU■irY nausrc PONNL rave
htta:Hwww_comDassidaho.orcUdashbaardldevfeAew.htm 10 F1 %11h4
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1 US 2CU26 andSH-44,Ada andCanyon CoLffilties
Itaylorra■y#IgntnDanl: ONP 4## PN: F�ddral PN: :sy
KbV;F: PG7B8
'R"ubctinQ Apenoy: ITa
ProjbDt'fear: =319-M21 MIN
7o1al Prrrxlour ExpaniOLrec: WIiG25 IF r r■ r,
7dal Prorlrimmrad Cost: :r3E,{19
7olal Cott 4Prew.+Pro4•I: 499,E40
Pr jont lDmulplion : Preliminary egalneerinp and rigiftH91v oy ac J;don ply on 8H-1.6 41 rT
belwxr Fe and U3-XI-2E C.hInden ElouIeSard)ar-rd SH-44{&iaki!
3#eeli Iri Ada and Garton IDA Lffrrics•.=unds till br:used to updukr
bark prwecbms,,aildatr rlpht-of•ww needs, a1CQoLnt for recent
dtwelvpment arlt tt}.develop a phaalnp plan for f rbxe consbwflvn,
Li"hr rig h-a",*ay and oaashlicbm oaaIn.and acquire rLTd-oFina+a'.
(Congnx-tan 1s cons!dered 'unhanded')
Riinclfr4 louroa M I Pragnurs !3mte Hwx-Rerl:remn Lorial Natoh-.3z%
tux Rik—IllarY plrlk■nrlrl flluft-v�&ii LrLkm&% CWIiI1JtI11A1 CoiuLufid" T461 h. _ram dl5h6"
YYrr Efomyil•111;j Ei1j Md"RQ ElFJlllLM 11t I
z} 0 0 1tsim o 0 0 19.90G 17,142 1•"
2IN1 G G 7 5N a { 7,SM $m 351
Tali:
RiinclfrQ Souroa Gtat Program; 2mte Hwx-S4rAkair i Pn*5cb&CoMdors Local Yatah 12@.DG%
t u2c P:illodia bi FhWiiiiiin l,ii Mimi" danmu�:;r rl Toar I Shirr
YYir E.-,g- omirrg Eridlydirlrrg 'EI1;j1111liiiii7ig
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Kays: HUG G aVmilb' lidLdrrY8Vs4rn te
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ProJdat'frrar: 27- GammLmky Irdwiiiinmcninr =x•
7oial Plbuiour.EacponrlMwml&: ;19t]
7oial Programmdd Cart: :r5,ppo
7oial Gcct{Prow.+Pro4.1c ;5,19t1
Pnojbit Gdr+arlption : UWkILn SHF21 from Technology Ways mean kAkrmi m surprise:Ways
Qusl nest of the Bolse River Bridge)In tF're C"of Bois.7he pmArt
M1 Oden the isW are to 40'ee1 in k dudt hwo 12-f Kt trayeI lanes,a 4-
kmt center medar, and Gibot shouldwa on to-,1Ides.
FLrtidfr4 Souroa HSF' Pn B1afHighwor�- Looal N oh?. °
t J■{ F'•YL-IIItY Prii RibheO11-Warp Lnl SlIF CimiaLI-p-li 11 CafthilhWHOR TOW Frdalil Shbr■ —�.JY}IIJ•L•
Yuwr EhrWLrpg Errglrrrrtrr Ehglrrr■Irrrili
rem 1) G sw 4,SW I S,IiM I i fi33 267
a114 M 10 1D EMa 3+1,1W S%DM %d'w SIMI
Tull:
.PO IN Noor*rr OwAnmM.i azclm:b wilh chis mr.i zcbA sMtEd x I IqEL-1 hhffnr R'4 70 ai ap
but r%p errmd�*m cfcmm&-ukr1 J%%L w I-r-ci. va Uabn '•au*A AM 1.4 =
Mbdifie-d 4M W2020 1 do rM
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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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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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