2020-09-03 ACHD REVISED Final Staff Report
Charlene Way
From:Sonya Allen
Sent:Thursday, September 03, 2020 12:32 PM
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Subject:FW: Final Staff Report MPP20-0010 Pura Vida Ridge Ranch/ H-2020-0064
Attachments:MPP20-0010 Pura Vida Ridge Ranch Rev.pdf
From: Stacey Yarrington <SYarrington@achdidaho.org>
Sent: Thursday, September 3, 2020 12:09 PM
To: Jay Gibbons <gibbons@sbbgo.com>
Cc: adorazio@goldfinancial.com; Ross Erickson <ross@ericksoncivil.com>; Sonya Allen <sallen@meridiancity.org>
Subject: RE: Final Staff Report MPP20-0010 Pura Vida Ridge Ranch/ H-2020-0064
External Sender - Please use caution with links or attachments.
All,
I apologize as I am resending the revised final report with some additional verbiage regarding condition 6 and
the paragraph regarding the CDA and clarifying what the road trust would be for, and entail. Please let me
know if you have any questions.
Thanks and again I apologize for any inconvenience.
Stacey Yarrington
From: Stacey Yarrington
Sent: Monday, August 31, 2020 4:10 PM
To: Jay Gibbons <gibbons@sbbgo.com>
Cc: 'adorazio@goldfinancial.com' <adorazio@goldfinancial.com>; 'Ross Erickson' <ross@ericksoncivil.com>; 'Sonya Allen'
<sallen@meridiancity.org>
Subject: RE: Final Staff Report MPP20-0010 Pura Vida Ridge Ranch/ H-2020-0064
Jay,
The final staff report for the above project has been revised as a CDA was entered into with the Brighton
Corporation for the widening of the culvert and bridge on Lake Hazel Road abutting the site that I was unaware
of before today. Therefore, some additional language/condition on timing for improvements to Lake Hazel has
been added to the report and a few minor verbiage clarifications that were requested by management. The
attached report includes site specific conditions of approval.
Please let me know if you have any questions.
Thank you and again I apologize for any inconvenience!
Stacey Yarrington
Planner III
Ada County Highway District
PH: 208.387.6171 (direct)
Development & Technical Services is now located at 1301 N Orchard Street, Ste. 200
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Project/File: Pura Vida Ridge Ranch/ MPP20-0010/ H-2020-0064 - Revised
This is an annexation with rezone from RUT to R-8 and R-15, a preliminary plat and
planned unit development application consisting of 192 lots on 26.34-acres.
Lead Agency: City of Meridian == t_. ;� •,; -,1T -st' u'
Site address: 3727 E Lake Hazel Road
Staff Approval: August 31, 2020
Applicant: Sunrise Rim, LLC
Justin Griffin
4450 W Saddle Ridge Drive I� s
Nampa, ID 83687 E Priinirti
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Representative: South Beck & Baird
Jay A Gibbons `N E Adler,HafiCiti
2002 S Vista Avenue
Boise, ID 83705
Staff Contact: Stacey Yarrington, Planner III
Phone: 387-6171
E-mail: svarrington(@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation with rezone
from RUT (Rural Urban Transition) to R-8 (Medium density Residential) and R-15 (Medium-high
density Residential), a preliminary plat and planned unit development application consisting of 192
lots (157 buildable lots and 35 common lots) on 26.34-acres.
The applicant's proposal is consistent with the City of Meridian's Future Land Use Map that
designates this area as Medium-high density Residential.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium density Residential, Medium-high density Residential R-8, R-15
South Rural Urban Transition Ada Count RUT
East Rural Urban Transition RUT
West Rural Urban Transition RUT
3. Site History: ACHD has not previously reviewed this site for a development application.
1 Pura Vida Ridge Ranch/ MPP20-0010/
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4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Skybreak Subdivision, a 353-lot residential subdivision located south of the site is currently
being reviewed by ACHD staff.
• Poiema Subdivision & Calvary Chapel, a 43 single family residential development with 1
church lot located east of the site was approved by ACHD in June 2020.
• Sky Mesa Highlands, a 75-lot single family residential subdivision located northwest of the
site was approved by ACHD in March 2020.
• Keep, a 59-lot single family residential subdivision located west of the site was approved by
ACHD in June 2018.
• Turf Farm, a 120-lot single family residential subdivision located northwest of the site was
approved by ACHD in December 2017.
• Hill's Century Farm, a 224-lot residential lot subdivision with 1 school lot, located north of the
site is in various phases of development and was approved by ACHD in November 2014.
5. Transit: Transit services are not available to serve this site.
6. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs, and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The
increased width reduces conflict at the intersection by providing more space for users at the bottom
of the ramp.
7. New Center Lane Miles: The proposed development includes 1.09 centerline miles of new public
road.
8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. The impact fee assessment will not be released until the civil plans are approved by ACHD.
9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Eagle Road to
Cloverdale Road in 2024.
• Eagle Road is scheduled in the IFYWP to be widened to 5-lanes from Lake Hazel Road to
Amity Road in 2023.
• The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be
widened to 6-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 6-lanes on the
west leg, and reconstructed/signalized in 2023.
• Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to
Eagle Road between 2026 and 2030.
2 Pura Vida Ridge Ranch/ MPP20-0010/
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• The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be widened
to 3-lanes on the north leg, 2-lanes on the south, 2-lanes east, and 3-lanes on the west leg,
and signalized between 2026 and 2030.
10. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP)was
adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to
implement the Planned Bicycle Network to support bicycling as a viable transportation option for
Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state
of good repair in order to ensure they are consistently available for use, promote awareness of
existing bicycle routes and features and support encouragement programs and to facilitate
coordination and cooperation among local jurisdictions in implementing the Roadways to
Bikeways Plan recommendations. The BMP identifies Lake Hazel Road as Level 1 facilities.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,204 additional vehicle trips per day
(9 existing); 100 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
traffic impact study.
2. Traffic Impact Study
Keller Associates prepared a traffic impact study for the proposed Pura Vida Ridge Ranch (a.k.a.
Sunrise Rim). Below is an executive summary of the findings as presented by Keller Associates.
The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the
submitted traffic impact study for consistency with ACHD policies and practices and may have
additional requirements beyond what is noted in the summary. ACHD Staff comments on the
submitted traffic impact study can be found below under staff comments.
Conclusions
The analysis for the Pura Vida Estates Subdivision included trip distribution for the ACHD approved
Poiema Subdivision & Calvary Chapel, and the newly submitted Skybreak Subdivision located
south of the site.
Level of Service Roadways:
Both Lake Hazel Road and Eagle Road are expected to operate at acceptable levels of threshold
under all scenarios analyzed.
Intersections:
Study area intersections included the entrance road into the site (Road 1) described as Lake Hazel
Road/Primary Access, the entrance road into Poiema (Street A) as Lake Hazel Road/Secondary
Access, and the entrance road into Skybreak as Eagle Road/Alder Hof Lane.
• Turn lane warrant analyses revealed an eastbound right-turn lane is expected to be
warranted at the Lake Hazel Road & Primary Access intersection, under the 2025 Build 1
scenario, if the planned widening of Lake Hazel Road does not occur. At the Lake Hazel
Road & Secondary Access intersection, an eastbound right-turn lane is expected to be
warranted in 2025 with or without the Pura Vida development if Lake Hazel remains three
lanes. Trips generated by the proposed Poiema/Calvary Subdivision are expected to
determine the need for the right-turn lane; the right turn trips generated by Pura Vida
Estates would not warrant the turn lane in the absence of Poiema/Calvary trips. Neither of
the right-turn lanes are warranted under the five-lane Lake Hazel Road scenarios.
• A westbound left-turn lane at Lake Hazel Road & Primary Access is expected to be
warranted in 2025 if the planned widening of Lake Hazel Road does not occur. In addition,
the adjacent Skybreak Subdivision would be the major contributor to warranting a
southbound left turn lane at Adler Hoff Lane & Eagle Road in 2025; the left turn trips
generated by Pura Vida Estates alone would not warrant the turn lane.
3 Pura Vida Ridge Ranch/ MPP20-0010/
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Staff Comments/Recommendations: The accepted TIS indicates that an eastbound right-turn
lane and a westbound left-turn lane are warranted in 2025 if all of the area stub streets are extended
and prior to ACHD's Lake Hazel Road widening project, however, staff does not recommend the
construction of the turn lanes to be constructed due to the ACHD Lake Hazel Road project
scheduled for construction in 2024. At this time, it is uncertain as to when the stub street from the
east as proposed in the Poiema/Calvary subdivision will be extended and the fire department has
limited this development to 57 lots until this stub street is extended.
If the stub streets are extended and the applicant is able to final plat additional building lots (beyond
the 57 lots allowed by the fire department)and ACHD's Lake Hazel Road widening project is moved
back in the IFYWP to later than 2024, then the turn lanes should be constructed.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Lake Hazel Road 943-feet Principal Arterial 433 Better than "E"
Eagle Road 0-feet Principal Arterial 406 Better than "E"
* Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Lake Hazel Road east of Eagle Road was 8,990 on
08/29/2019.
• The average daily traffic count for Eagle Road north of Lake Hazel Road was 6,300 on
08/29/2019.
C. Findings for Consideration
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future
roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for
future roadway improvements based on the land use designations. The plan was created in
collaboration with the City of Meridian and was adopted by the ACHD Commission in September of
2009. The SMTP recommends preserving right-of-way for future widening of Lake Hazel Road to
5-lanes and the construction of 7-foot wide detached sidewalks on Lake Hazel Road.
2. Phasing
a. Policy:
Maximum Traffic on One Access: District Policy 7207.3.5 states that if a proposed
development only has one access to a public street that is a local street, or if it proposes to
extend public streets from existing development with only one local street access to the public
street system, the maximum forecast ADT to be allowed at any point on the local street access
is 1,000 and is subject to fire department requirements for the provision of a secondary access.
This volume may be reduced or increased based on information received from the lead land
use agency, the applicable fire department, and/or emergency services. The District will also
take into consideration the following items when determining whether or not to reduce or
increase the maximum allowable ADT: railroad crossings, canal crossings, topography(foothills
vs. flat land), pedestrian connectivity, location of schools, etc.
4 Pura Vida Ridge Ranch/ MPP20-0010/
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b. Staff Comments/Recommendations: The applicant is proposing to develop the Pura Vida
Estates Subdivision in 4 phases. Phases 1 thru 3 are proposed to take access onto Lake Hazel
Road from one access street until such time as the stub streets are extended. The Meridian
Fire Department is limiting the development to its first phase, which contains 57 buildable lots.
These lots are estimated to generate 417 ADT with 32 trips in the PM peak hour, which is well
within the maximum allowance for one access.
The second phase is to include 35 lots; and the crossing of Ten Mile Drainage Canal (Road 5)
that is to intersect a proposed stub street to the east that was approved as part of the Poiema
Subdivision & Calvary Church site and will provide a secondary access to the site. Phase 3 is
shown to consist of an additional 34 lots. Phases 1 thru 3 will generate an estimated 922 ADT
and 71 trips in the PM peak hour, which is less than the maximum allowed on one access.
Phase 4 is shown to consist of 30 lots with the only access to be provided from the south thru
the proposed Skybreak Subdivision.
3. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes, 25-feet of pavement,
and no curb, gutter or sidewalk abutting the site. There is 75-feet of right-of-way for Lake Hazel
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.
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.
5 Pura Vida Ridge Ranch/ MPP20-0010/
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A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Lake Hazel Road is designated in the
MSM as a Residential Mobility Arterial with 5-lanes, on-street bike lanes, and 10-foot wide multi-
use pathway, a 72-foot street section within 100-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 48-feet of right-of-way from section
line of Lake Hazel Road abutting the site.
The applicant is proposing to improve Lake Hazel Road abutting the site with additional
pavement widening to 17-feet from section line, 3-foot wide gravel shoulder and borrow ditch.
The applicant is proposing to construct a detached 7-foot wide concrete sidewalk on Lake Hazel
Road abutting the site 48-feet from section line to front face of sidewalk within a 15-foot wide
easement.
d. Staff Comments/Recommendations: Typically, right-of-way would be measured from
centerline of the roadway; however, due to preliminary configuration of the future reconstruction
of the Lake Hazel/Eagle Intersection, measurements are being taken from section line.
Therefore, consistent with the MSM to preserve 100-feet of right-of-way along Lake Hazel Road,
the applicant should be required to dedicate 50-feet of right-of-way from section line. The
applicant will be compensated for the additional right-of-way dedication, as this segment of Lake
Hazel Road is listed in the CIP.
The applicant's proposal to improve Lake Hazel Road abutting the site with additional pavement
widening to 17-feet from section line, 3-foot wide gravel shoulder and borrow ditch meet District
policy and should be approved, as proposed.
The applicant's proposal to construct a detached 7-foot wide concrete sidewalk on Lake Hazel
Road abutting the site exceeds District policy which requires a minimum 5-foot wide sidewalk,
but is consistent with the SMTP, which calls for 7-foot wide detached sidewalks on Lake Hazel
Road. The sidewalk should be located a minimum 41-feet from section line of Lake Hazel Road
abutting the site. If detached sidewalks are constructed outside of the dedicated right-of-way,
then a permanent easement extending to 2-feet behind the back of the sidewalk should be
provided. Consistent with other applications in this area the City of Meridian may require 10-
foot wide sidewalks along Lake Hazel Road.
The Brighton Corporation and ACHD have entered into a Cooperative Development Agreement
(CDA) to reconstruct the culvert and bridge on Lake Hazel Road over the Ten Mile Drainage
Canal, which abuts the site. The expansion of the bridge will allow for the pavement widening
and construction of the proposed sidewalk on Lake Hazel Road. Construction for the
6 Pura Vida Ridge Ranch/ MPP20-0010/
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culver/bridge widening is scheduled to start this winter in 2020/2021. Therefore, if the culvert/
bridge project has not been completed at such time the improvements for the development are
to be constructed (pavement widening, sidewalk), the applicant should provide a road trust
deposit for design and construction of the pavement widening and sidewalk along the culvert/
bridge portion of the site on Lake Hazel prior to signature of the final plat for Phase 1.
4. Internal Streets
a. Existing Conditions: A stub street to the site's east property line was approved by ACHD as
part of the Poiema Subdivision in June 2020.
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.
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
7 Pura Vida Ridge Ranch/ MPP20-0010/
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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.
Maximum/Minimum Profile Grade: District Policy 7207.5.11 states that the maximum
allowable grade for any public street is 10%, and the minimum allowable grade is 0.4%.
Minimum Centerline Radius of Curves: District Policy 7207.5.12 states that the minimum
mid-block centerline radius allowed on a local street is 100-feet.
Tangent Length Approaching Intersections: District Policy 7207.5.14 states that
intersections located on horizontal curves should be avoided particularly if the radius of either
street is close to the minimum allowed or if the intersection occurs on the inside of the horizontal
curve. A permanent sight distance easement based on the sight distance of the design speed
shall be provided where one street must intersect with another on a curve.
The minimum centerline tangent length approaching an intersection shall be 150-feet from the
near edge of the travel way. If the street is planned for future widening, then the tangent shall
be measured from the near edge of the future travel way.
c. Applicant's Proposal: The applicant is proposing to extend the stub street (Road 5) at the
site's east property line into the site and construct Roads 1, 2, 3, 5 and 8 as 33-foot street
sections with curb, gutter, and 5-foot wide concrete sidewalk within 47-feet of right-of-way.
The applicant is proposing to construct Road 2 as a U-shaped type road that intersects Road
1. Road 3 and Road 4 are proposed to intersect Road 2 at the south curvature as shown below.
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8 Pura Vida Ridge Ranch/ MPP20-0010/
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d. Staff Comments/Recommendations: The applicant's proposal to construct Roads 1, 2, 3, 5
and 8 as 33-foot street sections with curb, gutter, and 5-foot wide concrete sidewalk within 47-
feet of right-of-way meets District policy and should be approved, as proposed.
If ACHD requires, upon completion of design review, the applicant shall provide a permanent
sight distance easement based on the design speed of the local/local intersections of Road
2/Road 3 prior to submittal of final plat for phase 1 and Road 2/Road 4 prior to submittal of final
plat for phase 2.
5. Minor Urban Internal Local Streets (24-foot Street)
a. Existing Conditions: There are no existing streets within the site.
b. Policy:
Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined
as a reduced width local street that provides direct lot access for residential uses, and in limited
circumstances, commercial or mixed use as described below.
Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of
24-feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is
utilized in a gridded street system with alleys, vertical curb shall be required, and direct lot
access shall be restricted. Where the minor local street is utilized, with residential open space
scenarios, rolled curb or ribbon curbing (with an inverted crown), is allowed if access to the rear
of the parcels is provided from the minor local street.
Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides,
unless as otherwise described below or approved by ACHD and the lead land use agency. The
sidewalk for this street section may be located within a permanent right-of-way easement. If
the sidewalk is located within an easement, the minimum right-of-way width for this street
section is 28-feet, to allow for 2-feet behind the back-of-curb on each side. Sidewalk may not
be required, or may be required on one side only as determined by the lead land use agency, if
the minor local street is used in residential areas where houses accessing the minor local street
are built with the front of the house (including the front door)facing the common or open space
lots that include a connected system of sidewalks or paved pathways and the lotting pattern is
mirrored on both sides of the street.
Parking: Parking is prohibited on both sides of this street section. "No Parking" signs are
required. Alternative parking for guests, visitors, auxiliary residential parking, and deliveries
shall be provided and shall be designated and located in coordination with the lead land use
agency. Typically, this parking will be provided via community parking spaces located within
walking distance of these types of residences. Walking distance shall be defined by the lead
land use agency.
Requirements (This street section may only be used if the following conditions are met):
• The maximum projected ADT is less than 400.
• The street connects to two other standard size streets.
• There is support from the lead land use agency (either from staff or Commission/
Council).
• Maximum block length of 600-feet.
• In commercial or mixed-use areas where urban designs utilizing alleys are desirable but
may be impractical due to access restrictions to classified roadways (arterials, collectors,
and residential collectors). In this example, the minor local street would parallel the
access-restricted roadway and would provide direct access to the commercial or mixed-
use lots.
• No portion of a building shall be over 30-feet in height. If any portion of a building is over
30-feet in height, aerial fire apparatus is required, and a 26-foot wide street is required
(International Fire Code Appendix D Section C105). However, a 26-foot wide street, with
9 Pura Vida Ridge Ranch/ MPP20-0010/
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a minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local
street are met.
c. Applicant Proposal: The applicant is proposing to construct a portion of Roads 4, 6, and 7 as
24-foot wide street section with vertical curb, no gutter and 5-foot wide attached sidewalk on the
east side of the street within 28-feet of right-of-way with a portion of the sidewalk within an
easement to 2-feet behind back of curb. These portions of the street are abutting the open
space/off-street parking areas.
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The applicant is proposing to construct the remaining portions of Roads 4, 6, and 7 as 24-foot
wide street sections with vertical curb, no gutter, and no sidewalk on either side of the street
within 28-feet of right-of-way. These portions of the street are abutting proposed residential lots
that have access to a walkway system in a common open lot between the row of residential
lots. The proposed street lengths vary between approximately 310-feet to 540-feet and are
shown to intersect Road 3, which is a standard street, in a circular manner.
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d. Staff Comments/Recommendations: The applicant's proposal does not meet District policy
as the applicant is not proposing gutter within the street section and sidewalk is required to be
entirely within the dedicated right-of-way or within an easement to 2-feet behind back of
sidewalk. Therefore, the applicant should be required to construct the portion of Roads 4, 6,
and 7 abutting the common lots/parking area as a 24-foot wide street section with curb, gutter
and 5-foot wide attached sidewalk on the east side of the street within 33-feet of right-of-way.
10 Pura Vida Ridge Ranch/ MPP20-0010/
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The applicant should extend the sidewalk on the east side of the proposed Road 4 and 6 along
the entire common lot/parking area, as shown below, to the edge of the residential lots for
pedestrian connectivity.
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Because the applicant is providing pedestrian walkways between the residential lots, staff
recommends approval of the applicant's proposal to construct the remaining portions of Roads
4, 6, and 7 abutting the residential lots as 24-foot wide street sections with curb, gutter, and no
sidewalk on either side of the street within 28-feet of right-of-way. The applicant should provide
written approval by the City of Meridian for this proposed street section with plan submittal.
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The applicant should provide "NO PARKING" signs on both sides of Roads 4, 6, 7, and 9.
6. 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 right-of-way.
11 Pura Vida Ridge Ranch/ MPP20-0010/
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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/street 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(as measured centerline
to centerline).
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may
intersect all types of local streets 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.
c. Applicant Proposal: The applicant is proposing to construct two 20-foot wide alleys to run
east/west between Road 1 and Road 2, shown as Roads 9 and 10.
The applicant is showing a 10-foot back-up space from the property line to the near edge of
alley abutting the proposed residential lots, which provides for 30-feet of back-up space.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
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The eastern alley/street connection of Road 10/Road 2 is shown to have a slight curvature,
however, staff recommends approval as it provides a 90-degree angle onto Road 2 and there
is a common lot on each side of the intersection providing sufficient sight triangle distance. The
applicant should be required to restrict the landscaping to a height of 3-feet within the sight
triangle of the alley (Road 10)/ Road 2 intersection.
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The applicant should be required to provide "NO PARKING" signs at the alley/street
intersections.
7. Roadway Offsets
a. Existing Conditions: There is an existing 30-foot wide residential driveway onto Lake Hazel
Road located at the site's west property line.
b. Policy:
Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways
as identified in Table 1 b (7205.4.7).
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330-feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-
feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct a local street, Road 1, onto
Lake Hazel Road located at the site's west property line approximately 420-feet west of Arable
Way and 1,355-feet east of Eagle Road.
All the internal local streets are proposed to align or offset by a minimum of 125-feet except for
Road 4. Road 4 is proposed to offset Road 2 by approximately 109-feet.
d. Staff Comments/Recommendations: The applicant's proposal to construct a new local street
to intersect Lake Hazel Road does not meet ACHD's Local Street Intersection Spacing on
Principal Arterials policy that requires new local streets to align or offset by 1,320-feet from any
other street. However, staff recommends a modification of policy for the local street, Road 1,
to intersect Lake Hazel Road, a principal arterial, because the site does not have access to a
lesser street, is necessary to serve the site; and cannot align with Arable Way to the north due
to the location of the Ten Mile Drainage canal. This is a 68-percent modification to the
dimensional standard and is approved at the discretion of the Director.
Staff recommends a modification of policy to the District Local Offset policy that requires a local
street to offset 125-feet from any other street and allow Road 4 to offset Road 2 by
approximately 109-feet because the proposed street provides for a 90-degree angle at the
local/local street intersection and is located outside of the intersection influence area. This is a
13-percent modification to the dimensional standard and is approved at the discretion of the
Development Services Manager.
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8. Stub Streets
a. Existing Conditions: A stub street to the site's east property line was approved by ACHD as
part of the Poiema Subdivision/Calvary Church development in June 2020.
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be required to
provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7207.2.5.4 (local), except a temporary cul-de-sac will not
be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
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 (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 is proposing to construct 3 stub streets as follows:
• A local stub street to the west, 22-feet in length, located approximately 453-feet south of
Lake Hazel Road (measured centerline to centerline).
• A local stub street to the south, 126-feet in length, located approximately 123-feet east of
the west property line (measured property line to centerline).
• A local stub street to the south, 95-feet in length, located 250-feet west of the east property
line (measured property line to centerline).
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved as proposed.
The applicant should provide signage at the terminus of the 3 stub streets stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
The applicant is proposing to extend the proposed stub street at the site's east property line,
Road 5, into the site. The extension of the stub street includes the crossing of the Ten Mile
Drainage Canal that is located wholly within the site along the site's east property boundary.
Because of this the applicant will be responsible for the full design and construction of the
crossing to extend the stub street into the site. If the proposed stub street from the east has not
been constructed to provide the connection prior to this site moving forward with that phase of
the development then the applicant should be required to provide the design and road trust
funds for the crossing of the Ten Mile Drainage Canal prior to submittal of the final plat of Phase
2, which is anticipated to include the extension of the stub street. The road trust deposit could
then be used for the crossing to be constructed by either the application or the Poiema
Subdivision/Calvary Church development located east of the site.
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9. Traffic Calming
Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the
design of local street systems should discourage excessive speeds by using passive design
elements. If the design or layout of a development is anticipated to necessitate future traffic
calming implementation by the District, then the District will require changes to the layout and/or
the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The
District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a
passive design element. These alternative methods may require a maintenance and/or license
agreement.
a. Applicant's Proposal: The applicant is proposing to provide traffic calming on Road 3 as it is
greater than 700-feet in length by narrowing down the street between Roads 6 and 7 to 24-feet
(back-of-curb to back-of-curb).
b. Staff Comments/Recommendations: The applicant's proposal meets District policy and should
be approved, as proposed.
10. Bridge for Ten Mile Drain Canal Crossing
The District will require that the applicant submit the bridge plans for the crossing of the Ten Mile
Drain Canal (Road 5) for review and approval prior to the pre-construction meeting and final plat
approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be
submitted to ACHD for review no later than December 15th for construction in the following year
prior to irrigation season.
11. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
12. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
13. Other Access
Lake Hazel Road is classified as a principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to these roadways and should be noted
on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate 50-feet of right-of-way from section line. The applicant will be compensated for the
additional right-of-way dedication, as this segment of Lake Hazel Road is listed in the CIP.
2. Improve Lake Hazel Road abutting the site with additional pavement widening to 17-feet from
section line, 3-foot wide gravel shoulder and borrow ditch.
3. Construct a detached 7-foot wide concrete sidewalk on Lake Hazel Road abutting the site. The
sidewalk shall be placed wholly within the dedicated right-of-way, a minimum 41-feet from section
line, or wholly within an easement to 2-feet behind back of sidewalk.
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4. If ACHD's Lake Hazel Road widening project is moved back in the IFYWP to later than 2024, and
the stub streets are extended and the applicant is able to final plat additional building lots (beyond
the 57 lots allowed by the fire department) then the eastbound right-turn lane at the Lake Hazel
Road & Primary Access intersection should be constructed.
5. If the culvert/bridge project over the Ten Mile Drainage Canal (CDA project) has not been
completed at such time the improvements on Lake Hazel Road abutting the site are to be
constructed (pavement widening, sidewalk), the applicant should provide a road trust deposit for
design and construction of the pavement widening and sidewalk along the culvert/ bridge portion
of the site on Lake Hazel prior to signature of the final plat for Phase 1.
6. Construct Roads 1, 2, 3, 5 and 8 as 33-foot street sections with curb, gutter, and 5-foot wide
concrete sidewalk within 47-feet of right-of-way.
7. If required by ACHD upon completion of design review, provide a permanent sight distance
easement based on the design speed of the local/local intersections of Road 2/Road 3 prior to
submittal of final plat for phase 1 and Road 2/Road 4 prior to submittal of final plat for phase 2.
8. Construct the portion of Roads 4, 6, and 7 abutting the common lots/parking area as 24-foot wide
street sections with curb, gutter, and 5-foot wide attached sidewalk on the east side of the street
within 33-feet of right-of-way; and extend the sidewalk on the east side of the proposed Road 4 and
6 along the entire common lot/parking area.
9. Construct the remaining portions of Roads 4, 6, and 7 abutting the residential lots as 24-foot wide
street sections with curb, gutter, and no sidewalk on either side of the street within 28-feet of right-
of-way; and provide written approval by the City of Meridian for this proposed street section with
plan submittal.
10. Provide "NO PARKING" signs on both sides of Roads 4, 6, and 7.
11. Construct two 20-foot wide east/west alleys shown as Roads 9 and 10 as proposed.
12. Provide "NO PARKING" signs at the alley/street intersections.
13. Construct a local street, Road 1, onto Lake Hazel Road located along the site's west property line
420-feet west of Arable Way and 1,355-feet east of Eagle Road.
14. Construct the internal streets with minimum 125-foot offset except for Road 4 that is located
approximately 109-feet south of Road 2.
15. Construct 3 stub streets as follows:
• A local stub street to the west, 22-feet in length, located approximately 453-feet south of Lake
Hazel Road (measured centerline to centerline).
• A local stub street to the south, 126-feet in length, located approximately 123-feet east of the
west property line (measured property line to centerline).
• A local stub street to the south, 95-feet in length, located 250-feet west of the east property line
(measured property line to centerline).
16. Provide signage at the terminus of the 3 stub streets stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
17. IF the proposed stub street at the site's east property line has not been constructed to provide the
extension of Road 5, the applicant should provide the design and road trust funds for the crossing
of the Ten Mile Drainage Canal prior to submittal of the final plat of Phase 2.
18. Provide traffic calming on Road 3 by choking down the street between Roads 6 and 7 to 24-feet
(back-of-curb to back-of-curb).
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19. Submit the bridge plans for the crossing of the Ten Mile Drain Canal (Road 5) for review and
approval prior to the pre-construction meeting and final plat approval of Phase 2.
20. Direct lot access is prohibited to Lake Hazel Road and shall be noted on the final plat.
21. 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.
22. Payment of impact fees is due prior to issuance of a building permit.
23. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
(ADA) requirements. The applicant's engineer should provide documentation of ADA compliance
to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
17 Pura Vida Ridge Ranch/ MPP20-0010/
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to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal Guidelines
18 Pura Vida Ridge Ranch/ MPP20-0010/
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VICINITY MAP
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SITE PLAN
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20 Pura Vida Ridge Ranch/ MPP20-0010/
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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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