2020-11-12 Final ACHD Staff Letter Development Services Department
CHD
Project/File: Cache Creek Subdivision / MPP20-0032 / H-2020-0105
This is an annexation, rezone, and preliminary plat application to allow the
development of 41 building lots and 4 common lots on 13.99 acres.
Lead Agency: City of Meridian ''
Site address: 2955 S Locust Grove Road `�� ,
1560 E Victory Road ' :,`
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146
Meeting: XXXX, 2020 C,
Staff Approval: November 12, 2020 �
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Applicant: Matt Schultz
Schultz Development LLC. zF .
P.O. Box 1115IS ;�
Meridian, ID 83680 �
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Representative: Same as applicant. �! >,
Staff Contact: Brenna Garro � n {�
Phone: 387-6346 W - �? =■ ■ a
E-mail: bgarroC@_achdiclaho.org
A. Findings of Fact
1. Description of Application: The applicant is proposing to annex 13.99 acres with a rezone to an
R-4 zoning district and subdivide the property into 41 buildable lots and 4 common lots.
The City of Meridian's Future Land Use Map designates this area as Low Density Residential. The
proposal is consistent with the City of Meridian's Comprehensive Plan.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Medium-Low Density Residential R-4
South Rural Urban Transition Ada Count RUT
East Medium-Low and Medium Density Residential R-4 and R-8
West Medium-Low Density Residential R-4
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Transit: Transit services are not available to serve this site.
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5. 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.
6. New Center Lane Miles: The proposed development includes approximately 0.42 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):
• Locust Grove Road is scheduled in the IFYWP to be widened to 5-lanes from Overland Road
to Victory Road in 2022.
• Victory Road is scheduled in the IFYWP for pavement rehabilitation and upgrade of adjacent
pedestrian ramps from Meridian Road to Locust Grove Road in 2023.
• Victory Road is scheduled in the IFYWP to be widened to 3-lanes from Meridian Road to
Locust Grove Road in 2025.
• Victory Road is scheduled in the IFYWP to be widened to 3-lanes from Locust Grove Road to
Eagle Road in the future.
• Locust Grove Road and Bridge #2087 over the Eight Mile Lateral is scheduled in the IFYWP
to be widened in 2022.
• Victory Road and Bridge #2116 over Ten Mile Creek is scheduled in the IFYWP to be
replaced/widened in 2022.
• Locust Grove Road and Bridge #1207 over Ten Mile Creek is scheduled in the IFYWP to be
replaced in the future.
• The intersection of Victory Road and Locust Grove road is scheduled in the IFYWP to be
constructed as a multi-line roundabout in 2022-2023.
• Locust Grove Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory
Road between 2036 and 2040.
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9. 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 Locust Grove Road as Level 2 facilities that will be constructed as part the
IFYWP project to widen this segment of Locust Grove Road to 5-lanes.
The BMP identifies Victory Road as Level 3 facilities that will be constructed as part of the IFYWP
project to widen this segment of Victory Road to 3-lanes.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 387 additional vehicle trips per day
(20 existing); 41 additional vehicle trips per hour in the PM peak hour (2 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)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Locust Grove Road 945-feet Minor Arterial 582 F
Victory Road 592-feet Minor Arterial 651 F
•Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
•Acceptable level of service for a three-lane minor arterial is "E" (720 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 Locust Grove Road north of Victory Road was 11,790 on
August 1st, 2018.
• The average daily traffic count for Victory Road west of Eagle Road was 9,042 on July 28tn
2020.
C. Findings for Consideration
1. Planning Level of Service Thresholds
a. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such
as roadway widening and intersection improvements are infeasible as determined by ACHD, the
TIS may recommend alternative mitigation measures. Alternative mitigation measures shall
demonstrate that impacts from the project will be offset.
• If the impacted roadway segments and/or intersections are programmed as funded in
the Integrated Five-Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP);
no alternative mitigation is required.
• If the impacted roadway segments and/or intersections are not programmed in either
the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide
a safety analysis to determine alternative mitigation requirements.
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o If the impacted roadway segments and intersections meet the minimum
acceptable level of service planning thresholds in the shoulder hour the
applicant may suggest feasible alternative mitigation such as: sidewalks, bike
facilities, connectivity, safety improvements, etc. within 1.5 miles of the
proposed development.
o If the shoulder hour planning thresholds are exceeded the applicant may
request to enter into a Development Agreement and pay into the Priority
Corridor Fund an amount determined by the ACHD to offset impacts from the
project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District's future Capital
Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with site
traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall
not be required to provide mitigation for a roadway or intersection that currently exceeds the
minimum acceptable level of service planning threshold or V/C ratio.
b. Staff Comments/Recommendations: The roadway segments of both Locust Grove Road and
Victory Road exceed ACHD's Acceptable Level of Service Thresholds for 2-lane minor arterial
roadways. However, the following roadway segments and intersections are listed as funded
projects in either ACHD's IFYWP or CIP:
• Locust Grove Road between Overland Road and Victory Road — IFYWP
• Victory Road between Meridian Road and Locust Grove - IFYWP
• Locust Grove/Victory Road intersection — IFWYP
Therefore, consistent with District policy 7106.7.3 Alternative Mitigation Measures,which states,
if an impacted roadway segment or intersection are programmed as funded in the IFYWP, or
the CIP; no mitigation is required; no improvements are required at the intersections and
roadway segments listed above.
2. Locust Grove Road/Victory Road Intersection
a. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM)
guide the right-of-way acquisition, collector street requirements, roundabout requirements, and
specific roadway features required through development. A new multi-lane roundabout was
identified on the MSM at the at the Locust Grove Road/Victory Road intersection.
b. Applicant's Proposal: The applicant has proposed to dedicate additional right-of-way to
accommodate the construction of the future multi-lane roundabout at the intersection of Locust
Grove Road/Victory Road abutting the site.
c. Staff comments/Recommendation: The applicant's proposal to dedicate additional right-of-
way for the construction of the roundabout at this intersection meets District Policy and is
consistent with the IFYWP and MSM and should be approved, as proposed. Compensation will
be provided for the right-of-way dedication since this is scheduled in the IFYWP. To ensure that
the necessary right-of-way is dedicated at the intersection; prior to plan submittal the applicant
should be required to coordinate the right-of-way dedication with Ryan Cutler, Project Manager
for the Locust Grove/Victory Road intersection project.
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3. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 2-travel lanes (3 lanes at the
intersection) and no curb, gutter, or sidewalk abutting the site. There is 69-feet of right-of-way
for Locust Grove Road (34-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.
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, arterial street requirements, and specific roadway
features required through development. This segment of Locust Grove Road is designated in
the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section
within 96-feet of right-of-way.
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c. Applicant Proposal: The applicant has proposed to construct curb, gutter, and 5-foot wide
detached sidewalk abutting the site along Locust Grove Road outside right-of-way, located
approximately 36-feet from the centerline of Locust Grove Road abutting the site.
d. Staff Comments/Recommendations: This segment of Locust Grove Road abutting the site is
within the influence area of ACHD's Locust Grove Road/Victory Road intersection project listed
in the IFYWP; construction is anticipated to be begin in the fall of 2021. Due to ACHD's
intersection project staff recommends that in lieu of construction of a sidewalk abutting the site
that the applicant provide a road trust deposit in the amount of$23,625. The road trust deposit
funds will be used by ACHD to construct sidewalks abutting the site as part of the future
intersection project. Additionally, pavement widening is not required, as the existing pavement
will be removed and replaced as part of ACHD's project.
The applicant should be required to dedicate additional right-of-way to total 48-feet from the
center line of Locust Grove Road abutting the site. Compensation for the right-of-way dedication
will be provided since this segment of Locust Grove Road abutting the site is scheduled in the
IFYWP.
4. Victory Road
a. Existing Conditions: Victory Road is improved with 2-travel lanes and no curb, gutter, or
sidewalk abutting the site. There is 58-feet of right-of-way for Victory Road (34-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.
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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, arterial street requirements, and specific roadway
features required through development. This segment of Victory Road is designated in the
MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section
within 96-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct curb, gutter, and 5-foot wide
detached sidewalk abutting the site on Victory Road outside right-of-way located approximately
28 to 36-feet from the centerline of Victory Road abutting the site.
d. Staff Comments/Recommendations: This segment of Victory Road abutting the site is within
the influence area of ACHD's Locust Grove Road/Victory Road intersection project listed in the
IFYWP; construction is anticipated to be begin in the fall of 2021. Due to ACHD's intersection
project staff recommends that in lieu of construction of a sidewalk abutting the site that the
applicant provide a road trust deposit in the amount of $14,800. The road trust deposit funds
will be used by ACHD to construct sidewalks abutting the site as part of the future intersection
project. Additionally, pavement widening is not required, as the existing pavement will be
removed and replaced as part of ACHD's project.
The applicant should be required to dedicate additional right-of-way to total 37-feet from the
center line of Victory Road abutting the site. Compensation will be provided for this right-of-way
dedication since this segment of Victory Road abutting the site is scheduled in the IFYWP.
5. Internal Local Roads
a. Existing Conditions: There are no local roadways within the site. There are 2 stub streets,
Loggers Pass Street and Sagemoor Street, which stub to the site's west property line.
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.
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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
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.
c. Applicant's Proposal: The applicant has proposed to extend the stub streets, Loggers Pass
Street and Sagemoor Street, into the site and to construct the internal local streets as 33-foot
wide local street sections with curb, gutter, 8-foot wide planter strips, and 5-foot detached
sidewalks within 38-feet of right-of-way. The applicant has proposed to construct 2 knuckles.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy except
for the right-of-way dedication proposed. The applicant should be required to dedicate right-of-
way to extend 2-feet behind the back of curb and provide a permanent right-of-way easement
for detached sidewalks located outside of the dedicated right-of-way.
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6. Driveways
6.1 Locust Grove Road
a. Existing Conditions: There are 5 existing driveways onto Locust Grove Road from the site.
The driveways are located as follows:
• 39-foot wide paved driveway located 6-feet south of the northern property line.
• 22-foot wide paved driveway located 98-feet south of the northern property line.
• 31-foot paved driveway located 119-feet south of the northern property line.
• 13-foot wide paved driveway located 26-feet north of the southern property line.
• 13-foot wide paved driveway located 95-feet north of the southern property line.
b. Policy:
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved
by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor
arterial roadways from a signalized intersection with a single left turn lane shall be located a
minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a
minimum of 660-feet from the intersection for a full-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized
intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest
intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection
for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on minor
arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from
any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
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Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Applicant's Proposal: The applicant has proposed to close the 5 existing driveways with
landscaping and 5-foot wide detached sidewalks to match improvements on either side.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved as proposed.
6.2 Victory Road
a. Existing Conditions: There is an existing 14-foot wide paved driveway onto Victory Road
located 121-feet east of the western property line.
b. Policy:
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved
by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor
arterial roadways from a signalized intersection with a single left turn lane shall be located a
minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a
minimum of 660-feet from the intersection for a full-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized
intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest
intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection
for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on minor
arterial roadways with a speed limit of 45 MPH to align or offset a minimum of 380-feet from
any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
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e. Applicant's Proposal: The applicant has proposed to close the existing driveway with
landscaping and 5-foot wide detached sidewalks to match improvements on either side.
f. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved as proposed.
7. 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.
8. 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.
9. Other Access
Locust Grove Road and Victory Road are classified as minor arterials roadways. Other than the
access specifically approved with this application, direct lot access is prohibited to these roadways
and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate additional right-of-way at the Locust Grove Road and Victory Road to accommodate the
construction of a multi-lane roundabout. Coordinate the right-of-way dedication with the Project
Manager for intersection project prior to plan approval. Compensation will be provided for this right-
of-way dedication.
2. Provide a road trust deposit in the amount of $23,635 to ACHD for the future construction of
sidewalks on Locust Grove Road abutting the site as part of ACHD's Locust Grove Road/Victory
Road intersection project.
3. Provide a road trust deposit in the amount of $14,800 for the future construction of sidewalks on
Victory Road abutting the site e—as part of as part of ACHD's Locust Grove Road/Victory Road
intersection project.
4. Close the 5 driveways on Locust Grove Road located 6-feet, 98-feet and 119-feet south of the
northern property line and 26-feet and 95-feet north of the southern property line with landscaping,
as proposed.
5. Close the driveway on Victory Road located 121-feet east of the west property line with landscaping,
as proposed.
6. Extend Loggers Pass Street and Sagemoor Street, into the site, as proposed.
7. Construct all internal local roads as 33-foot wide local street sections with curb, gutter, an 8-foot
wide planter strip and 5-foot wide concrete sidewalks, as proposed. Dedicate right-of-way to extend
2-feet behind the back of curb and provide a permanent right-of-way easement for the detached
sidewalks located outside of the dedicated right-of-way.
8. Direct lot access to Locust Grove Road and Victory Road is prohibited and shall be noted on the
final plat.
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MPP20-0032 / H-2020-0105
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
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.
12 Cache Creek Subdivision
MPP20-0032 / H-2020-0105
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
13 Cache Creek Subdivision
MPP20-0032 / H-2020-0105
VICINITY MAP
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14 Cache Creek Subdivision
MPP20-0032 / H-2020-0105
SITE PLAN
A PRELIMINARY PLAT OF
CACHE CREEK SUBDIVISION
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15 Cache Creek Subdivision
MPP20-0032 / H-2020-0105
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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MPP20-0032 / H-2020-0105
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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MPP20-0032 / H-2020-0105
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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