2021-11-23 ACHD Final Report Development Services Department
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Project/File: Lennon Pointe Community/ MPP21-0018/ H-2021-0071
This is a preliminary plat, conditional use, private street, and annexation and rezone
application to allow for the development of 46-lots and an 18-unit multi-family
development on 10.41 acres.
Lead Agency: The City of Meridian f
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Site address: 1515 W Ustick Road
Staff Approval: November 22, 2021
Applicant: DG Group Architecture, PLLC J
Andrew Wheeler F- ~• = w 1.111khR°0
430 E State Street
Eagle, ID 83616 N.
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Owner: Jeff Sindon .
P.O. Box 383 :. ,
McCall, ID 83638
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Staff Contact: Brenna Garro `T
Phone: 387-6346 -Y F
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E-mail: bgarro(d)achdidaho.org
A. Findings of Fact rl __,.7r _r
1. Description of Application: The applicant is requesting approval of an annexation of 10.41 acres
and rezone from RUT (Rural Urban Transition) to C-C (Community Business) and R-15 (Medium-
High Density Residential). The applicant is also requesting approval of a preliminary plat to allow
for the development of 43-single family lots, 1 commercial lot, and 2 common lots on 8.8 acres.
Additionally, the applicant is requesting conditional use approval to allow for the development of an
18-unit multi-family development on 2.1 acres.
This is consistent with the City of Meridian Future Land Use Map which designates this area as
Mixed Use Community.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Mixed Use Community C-C
South Civic and Medium Density Residential R-8
East Medium Density Residential R-8
West Mixed Use Community C-C and R-4
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3. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• The Sawtooth Landing Office Condominiums, containing 8 commercial office buildings on 4
acres located directly north of the site, were approved by ACHD staff on July 19th, 2021.
• The Tetherow Crossing Subdivision, a 54-lot subdivision on 13.99 acres located northwest of
the site, was approved by ACHD staff on December 7th, 2020.
4. Transit: Transit services are not available to serve this site.
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 0.12 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):
• Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Ustick Road to Cherry
Lane in the future with the design year of 2025.
• Ustick Road is scheduled in the IFYWP to be widened to 5-lanes from Linder Road to Ten
Mile Road in 2025.
• Linder Road is listed in the CIP to be widened to 3-lanes from Ustick Road to Cherry Lane
between 2036 and 2040.
• Ustick Road is listed in the CIP to be widened to 5-lanes from Linder Road to Ten Mile Road
between 2021 and 2025.
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 Linder Road and Ustick Road as Level 2 facilities that will be constructed as
part of a future ACHD project.
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B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,600 vehicle trips per day; 117
vehicle trips per hour in the PM Peak Hour, based on the submitted access analysis and the Institute
of Transportation Engineers Trip Generation Manual, 10' edition.
2. Traffic Impact Study Access Review
Kimley Horn prepared a driveway access analysis to demonstrate the need for driveways for the
proposed Lennon Pointe Community Development.
The driveway analysis found that a single driveway on Linder Road, an existing driveway located
397-feet south of Ustick Road, site operates acceptably and would serve the site. The analysis
notes that the 2 proposed driveways, one on Linder and one on Ustick did not meet the criteria in
District Policy 7205.4.4 for a 2nd driveway onto Ustick Road. However, the analysis does note that
the 2nd driveway onto Ustick Road provides better site circulation and reduces the impacts to the
adjacent residential land uses proposed within the development.
a. Policy:
Number of Driveways on Arterials Policy: District Policy 7205.4.4 limits the number of
driveways on arterial roadways to those that are warranted or necessary to serve the
development while maintaining the function and performance of the arterial. Additional
driveways may be considered when one or more of the following conditions are met:
• The daily traffic volume using one driveway exceeds 5,000 vehicles (total volume for
entering and exiting traffic)
• Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater
than 1.0 of a STOP controlled intersection during either the peak hour of the street or the
peak hour of the site traffic generation.
• A District approved traffic impact study and analysis determines that conditions warrant
additional driveways.
b. Staff Comments/Recommendations: While the submitted driveway analysis did not
demonstrate the need for a driveway onto Linder Road and Ustick Road, staff recommends
approval of both driveways. The driveways meet ACHD's spacing standards for right-in/right-
out driveway when allowed on principal arterial roadways, benefit the site circulation, and will
reduce the impacts to the adjacent residential development located east of the site. The
driveway on to Linder Road will be a temporary full access driveway due to a paramedic station
located on the west side of Linder Road directly across from the site. The driveway onto Ustick
Road should be restricted to right-in/right-out only with the installation of candles. The candles
should extend from the intersection east 75-feet beyond the driveway.
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
Linder Road 627-feet Principal Arterial 665 Better than "E"
Ustick Road 599-feet Principal Arterial 960 Better than "E"
* Acceptable level of service for a three-lane principal arterial is "E" (880 VPH).
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
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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 Linder Road south of Ustick Road was 7,725 on 08/05/2020.
• The average daily traffic count for Ustick Road east of Linder Road was 17,546 on 05/09/2018.
C. Findings for Consideration
1. Linder Road
a. Existing Conditions: From Ustick Road south 547-feet, Linder Road is improved with 5-travel
lanes (6-travel lanes at the intersection), vertical curb, gutter, and 7-foot wide attached concrete
sidewalk abutting the site. The remaining 135-feet of Linder Road is improved with 2-travel
lanes and no curb, gutter, or sidewalk abutting the site. There is 102 to 120-feet of right-of-way
for Linder Road (57 to 74-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.
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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 Linder Road is designated in the MSM
as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within
100-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Linder Road abutting
the site.
d. Staff Comments/Recommendations: Linder Road is already partially improved with 5-travel
lanes (6-travel lanes at the intersection), vertical curb, gutter, and 7-foot wide attached concrete
sidewalk abutting the site. Therefore, staff recommends that no right-of-way dedication or street
improvements to Linder Road be required with this development application for this portion of
Linder Road.
Consistent with the District's sidewalk policy, for the remainder of Linder Road that is improved
with 2-travel lanes, the applicant should be required to construct 5-foot wide detached concrete
sidewalk located 42-feet from the centerline of Linder Road abutting the site.
Consistent with the District's Minor Improvements policy, the applicant should be required to
replace any damaged curb, gutter, and sidewalk on Linder Road abutting the site.
This area is within the 2022 Chipseal Zone.
2. Ustick Road
a. Existing Conditions: Ustick Road is improved with 5-travel lanes, vertical curb, gutter, and 7-
foot wide attached concrete sidewalk abutting the site. There is 90 to 102-feet of right-of-way
for Ustick Road (45-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.
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Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter, and additional pavement widening may be required
(See Section 7205.5.5).
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter, and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Ustick Road is designated in the MSM
as a Planned Commercial 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 is not proposing any improvements to Ustick Road abutting
the site.
d. Staff Comments/Recommendations: Ustick Road is already improved with 5-travel lanes,
vertical curb, gutter, and 7-foot wide attached concrete sidewalk abutting the site, consistent
with the MSM. Therefore, staff recommends that no right-of-way dedication or street
improvements to Ustick Road be required with this development application.
Consistent with the District's Minor Improvements policy, the applicant should be required to
replace any damaged curb, gutter, and sidewalk on Ustick Road abutting the site.
This area is within the 2022 Chipseal Zone.
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3. Internal Local Roads
a. Existing Conditions: There are no internal local roadways within the site.
Zion Park Avenue stubs the site's south property line 366-feet east of the site's west property
line.
Pebblestone Drive stubs the site's east property line 165-feet south of the site's north 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.
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.
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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.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
c. Applicant's Proposal: The applicant is proposing to extend Zion Park Avenue through the site
to connect Pebblestone Drive as a 33-foot wide local street section with curb, gutter, and 5-foot
wide attached concrete sidewalks within 47-feet of right-of-way.
The applicant is proposing to construct bulb-outs at the Zion Park Avenue and Pebblestone
Drive intersection.
The applicant is proposing to add a speed bump near the Zion Park Avenue and Pebblestone
Drive intersection.
d. Staff Comments/Recommendations: The applicant's proposal to extend Zion Park Avenue
through the site to connect Pebblestone Drive as a 33-foot wide local street section with curb,
gutter, and 5-foot wide attached concrete sidewalks within 47-feet of right-of-way, meets District
policy and should be approved, as proposed.
The applicant's proposal to construct bulb-outs at the Zion Park Avenue and Pebblestone Drive
intersection does not meet District policy and should not be approved as proposed. The
applicant should be required to extend Zion Park Avenue through the site to connect
Pebblestone Drive completely as a 33-foot wide local street section with curb, gutter, and 5-foot
wide attached concrete sidewalks within 47-feet of right-of-way.
The applicant's proposal to add a speed bump near the Zion Park Avenue and Pebblestone
Drive intersection does not meet District policy and should not be approved as proposed.
4. Driveways
4.1 Linder Road
a. Existing Conditions: There is an existing 35-foot wide curb return type driveway from the site
onto Linder Road located approximately 397-feet south of Ustick Road (measured centerline to
centerline).
b. Policy:
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
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street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved
by the District Commission. Driveways, when approved on a principal arterial shall operate as
a right-in/right-out only, and the District will require the construction of a raised median to restrict
the left turning movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-
in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on
principal arterial roadways with a speed limit of 35 MPH to align or offset a minimum of 355-feet
from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which
"is permitted for use until appropriate alternative access becomes available". Temporary access
may be granted through a development agreement or similar method, and the developer shall
be responsible for providing a financial guarantee for the future closure of the driveway.
c. Applicant's Proposal: There applicant is proposing to reconstruct the existing 35-foot wide
driveway as a 26-foot wide curb return type driveway from the site onto Linder Road located
approximately 397-feet south of Ustick Road.
d. Staff Comments/Recommendations: The applicant's proposal to reconstruct the existing 35-
foot wide driveway as a 26-foot wide curb return type driveway from the site onto Linder Road,
located 397-feet south of Ustick Road, is approved based on the finding of driveway access
analysis. This driveway is approved as a temporary full access driveway due to a paramedic
station located on the west side of Linder Road directly across from the site and may be
restricted to right-in/right-out only as conditions warrant as determined by ACHD.
4.2 Ustick Road
a. Existing Conditions: There is an existing 38-foot wide curb return type driveway from the site
onto Ustick Road located approximately 285-feet east of Linder Road (measured centerline to
centerline).
There is an existing 47-foot wide curb return type driveway from the site onto Ustick Road
located approximately 480-feet east of Linder Road.
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.
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Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved
by the District Commission. Driveways, when approved on a principal arterial shall operate as
a right-in/right-out only, and the District will require the construction of a raised median to restrict
the left turning movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-
in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on
principal arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400-feet
from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which
"is permitted for use until appropriate alternative access becomes available". Temporary access
may be granted through a development agreement or similar method, and the developer shall
be responsible for providing a financial guarantee for the future closure of the driveway.
c. Applicant's Proposal: The applicant is proposing to close the existing 38-foot wide curb return
type driveway from the site onto Ustick Road located 285-feet east of Linder Road.
The applicant is proposing to reconstruct the existing 47-foot wide driveway as a 26-foot wide
curb return type driveway from the site onto Ustick Road located approximately 495-feet east
of Linder Road.
d. Staff Comments/Recommendations: The applicant's proposal to close the existing 38-foot
wide curb return type driveway from the site onto Ustick Road, located 285-feet east of Linder
Road, meets District policy and should be approved, as proposed. The applicant should be
required to close the driveway with curb, gutter, and 7-foot wide attached concrete sidewalk to
match existing conditions on Ustick Road.
Typically, ACHD restricts the number of driveways onto arterial roadways. However this
driveway meets the spacing standards for right-in/right-out driveway when allowed on principal
arterial roadways, benefits the site circulation, and will reduce the impacts to the adjacent
residential development located east of the site. Therefore, the applicant's proposal to
reconstruct the existing 47-foot wide driveway as a 26-foot wide curb return type driveway from
the site onto Ustick Road, located 495-feet east of Linder Road, meets District policy and should
be approved, as proposed. The driveway will be restricted to right-in/right-out only with the
installation of candles. The candles should extend from the intersection east 75-feet beyond
the driveway.
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5. Private Roads
a. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada
County establish the requirements for private streets. The District retains authority and will
review the proposed intersection of a private and public street for compliance with District
intersection policies and standards. The private road should have the following requirements:
• Designed to discourage through traffic between two public streets,
• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of
50-feet from the near edge of the intersection and a turnaround shall be provided.
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector or arterial street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a local
street, but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway.
b. Applicant Proposal: The applicant is proposing to construct a 26-foot wide private road to
intersect the proposed internal local roadway, Zion Park Avenue, approximately 165-feet south
of the site's north property line and 77-feet north of the site's south property line.
c. Staff Comments/Recommendations: The applicant's proposal to construct a 26-foot wide
private road to intersect the proposed internal local roadway, Zion Park Avenue, 165-feet south
of the site's north property line and 77-feet north of the site's south property line does not meet
the District's Private Roads Policy which restricts private road's access to a maximum of 24-
feet. The applicant should be required to construct the private road access points onto Zion
Park Avenue as 24-foot wide curb cut entrances to intersect the proposed internal local
roadway, Zion Park Avenue, 165-feet south of the site's north property line and 77-feet north of
the site's south property line.
If the City of Meridian approves the private road, the applicant shall be required to pave the
private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the
edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting
the existing roadway edge. If private roads are not approved by the City of Meridian, the
applicant will be required to revise and resubmit the preliminary plat to provide public standard
local streets in these locations.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application,
will be accepted as a public road if such a request is made in the future. Substantial redesign
and reconstruction costs may be necessary in order to qualify this road for public ownership
and maintenance.
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M P P21-0018/ H-2021-0071
The following requirements must be met if the applicant wishes to dedicate the roadway to
ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
6. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
7. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
8. Other Access
Linder Road and Ustick Road are classified as principal arterials 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. For the portion of Linder Road that is improved with 2-travel lanes, the applicant should be required
to construct 5-foot wide detached concrete sidewalk located 42-feet from the centerline of Linder
Road abutting the site.
2. Repair or replace any damaged or deteriorated portions of curb, gutter, and sidewalk on Linder
Road and Ustick Road abutting the site.
3. Extend Zion Park Avenue through the site to connect Pebblestone Drive completely as a 33-foot
wide local street section with curb, gutter, and 5-foot wide attached concrete sidewalks within 47-
feet of right-of-way.
4. Reconstruct the existing 35-foot wide driveway as a 26-foot wide full access curb return type
driveway from the site onto Linder Road, located 397-feet south of Ustick Road, as proposed.
5. Close the existing 38-foot wide curb return type driveway from the site onto Ustick Road, located
285-feet east of Linder Road, with curb, gutter, and 7-foot wide attached concrete sidewalk to match
existing conditions on Ustick Road.
6. Reconstruct the existing 47-foot wide driveway as a 26-foot wide curb return type driveway from
the site onto Ustick Road, located 495-feet east of Linder Road, as proposed. The driveway will be
restricted to right-in/right-out only with the installation of candles. Extend the candles from the
intersection east 75-feet beyond the driveway.
7. Construct the private road access points onto Zion Park Avenue as 24-foot wide curb cut entrances
to intersect the proposed internal local roadway, Zion Park Avenue, 165-feet south of the site's
north property line and 77-feet north of the site's south property line.
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M P P21-0018/ H-2021-0071
8. Install street name and stop signs for the private road/drive aisles. The signs may be ordered
though the District. Verification of the correct, approved name of the road is required.
9. Other than access specifically approved with this application, direct lot access onto Linder Road
and Ustick Road is prohibited.
10. 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.
11. Payment of impact fees is due prior to issuance of a building permit.
12. 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
13 Lennon Pointe Community
M P P21-0018/ H-2021-0071
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
14 Lennon Pointe Community
M P P21-0018/ H-2021-0071
VICINITY MAP
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15 Lennon Pointe Community
M P P21-0018/ H-2021-0071
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16 Lennon Pointe Community
M PP21-0018/ H-2021-0071
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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M P P21-0018/ H-2021-0071
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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M P P21-0018/ H-2021-0071
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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