2022-08-08 ACHD Development Services Department
CHD
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Project/File: Cobalt Point Apartments/MER22-0102/H-2022-0042 DR CUP
This is a design review and conditional use permit for 264-units on 11.94 acres.
Lead Agency: City of Meridian !^� -�w"
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Site address: R7909850396
Staff Approval: August 05, 2022
Applicant: Michelle Landay
The Land Group F T=
462 E Shore Drive
Suite 100 `"'`-
Eagle, ID 83616 'r
Staff Contact: Margaret Szeles �
Phone: 387-6294
E-mail: mszeles(a�achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a conditional use permit and
design review for a 264-unit multi-family development on 11.94 acres in the C-G (General Retail
and Service Commercial) zoning district. The applicant's proposal is consistent with the City of
Meridian's Future Land Use map which designates this area as Mixed Use Regional.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North General Retail and Service Commercial C-G
South Medium-Low Density Residential R-4
East Medium-High Density Residential/Medium Density Residential R-15/R-8
West General Retail and Service Commercial C-G
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Transit: Transit services are available to serve this site via route 42.
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.
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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 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):
• Cloverdale Road — Muir Ridge Dr Pedestrian Crossing is scheduled in the IFYWP to be built
in 2026.
• Hollandale-Targee Bikeway from Locust Grove Road to Entertainment Ave is scheduled to be
built as a new bikeway corridor in the future.
• Overland Road is listed in the CIP to be widened to 7-lanes from Eagle Road to Cloverdale
Road between 2036 and 2040.
• Cloverdale Road is listed in the CIP and scheduled in the IFYWP to be widened to 5-lanes
from Victory Road to Overland Road in 2026.
• The intersection of Eagle Road and Overland Road is listed in the CIP to be widened to 7-
lanes on the north leg, 7-lanes on the south, 8-lanes east, and 8-lanes on the west leg, and
signalized between 2031 and 2035.
• The intersection of Overland Road and Cloverdale Road is listed in the CIP and scheduled in
the IFYWP to be widened to 7-lanes on the north leg, 7-lanes on the south, 8-lanes east, and
8-lanes on the west leg, and signalized between 2036 and 2040.
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 Copper Point Drive as a Level 1 facility that will be constructed as part of a
future ACHD project.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,780 additional vehicle trips per day;
135 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
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Kittelson & Associates, Inc. prepared a traffic impact study for the proposed Cobalt Point
Apartments. Below is an executive summary of the findings as presented by Kittelson &
Associates, Inc. The following executive summary is not the opinion of ACHD staff. ACHD has
reviewed the submitted traffic impact study for consistency with ACHD policies and practices and
may have additional requirements beyond what is noted in the summary. ACHD Staff comments
on the submitted traffic impact study can be found below under staff comments.
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Staff Comments/Recommendations: Staff comments are provided by District Traffic Services
and Development Review staff.
a. Policy
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum,for each roadway segment and intersection that does not meet the minimum acceptable
level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid
or reduce the impact to the system. To be considered adequate, measures should be specific and
feasible. Mitigation may also include:
• Revision to the Phasing Plan to coincide with the District's planning Capital Projects.
• Reducing the scope and/or scale of the project.
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.
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• 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.
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.
Average Daily Traffic (ADT): District Policy 7207.3.1 states that ADT on new and existing
local streets should typically be less than 2,000. This ADT applies to both existing and new
streets. For new streets that are stubbed to connect to adjacent land that is not fully developed,
the allowable ADT for the new street will typically be no more than 1,000 ADT, to
accommodate future additional traffic from the adjacent land, depending on the location and
type of the stub street and the location and size of the adjacent undeveloped land. When stub
streets are connected and properties fully developed, local streets should not exceed 2,000
ADT.
b. Staff Comments/Recommendations: Staff has reviewed the submitted traffic impact study
(TIS) and generally agrees with the findings and recommendations. The following sections list
the recommended improvements with this development based on the study and District policy.
All intersections and road segments in the study are anticipated to meet ACHD's acceptable
LOS planning thresholds except those discussed below.
1. Movado Way/Overland Road
The study recommends adding a northbound right-turn lane at the Movado Way/Overland
Road intersection to separate the shared left-right lane to mitigate the 2024 background
traffic conditions to meet ACHD's acceptable v/c ratios during the PM peak hour. The report
indicates the shared northbound left-right lane is anticipated to operate at 1.14 v/c ratio,
exceeding ACHD's 1.0 v/c ratio for critical lane groups at unsignalized intersections and
operating at an LOS F. The development at 2024 build-out is only anticipated to contribute
approximately 1.9% of the traffic volumes at this intersection during the PM peak period and
does not warrant mitigation under District Level of Service Thresholds Policy. Additionally,
due to large power poles and limited right-of-way on the south side of Overland Road
abutting the site, constructing a northbound right-turn lane is infeasible for the development.
Staff does not recommend additional intersection improvements as part of this application.
2. Eagle Road/Copper Point Ave
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The study recommends adding a northbound right-turn lane on Eagle Road and separating
the eastbound right-turn and through movements on Copper Point Ave to mitigate the 2024
total traffic conditions to meet ACHD's acceptable v/c ratios during the AM peak hour. The
report indicates the existing shared eastbound left-through lane is anticipated to operate at a
2.22 v/c ratio, exceeding ACHD's 1.0 v/c ratio for critical lane groups at unsignalized
intersections and operating at an LOS F. The development at 2024 build-out is anticipated
to contribute approximately 3.8% of the traffic volumes at this intersection during the PM
peak period and does not warrant mitigation under the Level of Service Planning Threshold
policy. Additionally, adding a northbound right-turn lane on Eagle Road and separating the
eastbound right-turn/through movements on Copper Point Ave would require additional
right-of-way and significantly impact the existing sidewalk and facilities abutting the
intersection and would be infeasible for this development considering the anticipated traffic
volumes. Staff does not recommend additional intersection improvements as part of this
application.
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
Eagle Road 0-feet Principal 1,794 "F"
Arterial
Overland Road 0-feet Principal 1,028 Better than "E"
Arterial
Cloverdale Road 0-feet Minor Arterial 923 "F"
Copper Point Drive 965-feet Collector N/A N/A
Cobalt Point Way 312-feet Local N/A N/A
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
** ACHD does not set level of service thresholds for Local Roadways
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 Eagle Road south of 1-84 was 41,631 on 11/15/2021.
• The average daily traffic count for Overland Road west of Cloverdale Road was 22,805 on
10/21/2020.
• The average daily traffic count for Cloverdale Road south of Overland Road was 15,571 on
02/26/2020.
• There are no average daily traffic counts available for Copper Point Drive and Cobalt Point
Way.
C. Findings for Consideration
1. Copper Point Drive
a. Existing Conditions: Copper Point Drive is improved with 2-travel lanes, 24-feet of pavement,
vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the site. There is 45-
feet of right-of-way for Copper Point Drive (20-feet from centerline).
b. Policy:
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Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector 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.
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, collector street requirements, and specific roadway
features required through development. This segment of Copper Point Drive is designated in
the MSM as a Commercial Collector with 3-lanes and on-street bike lanes, a 60-foot street
section within 84-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any roadway improvements to Copper
Point Drive abutting the site.
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d. Staff Comments/Recommendations: Copper Point Drive was completed as a 36-foot street
section with curb, gutter, and 5-foot wide concrete sidewalk as part of the Harper Ridge
Subdivision in 2018. Therefore, staff does not recommend any additional roadway
improvements as part of this application.
Consistent with the District's Minor Improvements policy, the applicant should be required to
correct or replace any broken or deteriorated portions of curb, gutter, or sidewalk on Copper
Point Drive abutting the site.
2. Cobalt Point Way
a. Existing Conditions: Cobalt Point Way is improved with 38-feet of pavement, vertical curb,
gutter, and 5-foot wide sidewalk abutting the site. There is 54-feet of right-of-way for Cobalt
Point Way (27-feet from centerline).
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb)for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any
buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and
minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within
50-feet of right-of-way.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
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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.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
c. Applicant's Proposal: The applicant is not proposing any roadway improvements to Cobalt
Point Way abutting the site.
d. Staff Comments/Recommendations: Cobalt Point Drive is fully improved with 38-feet of
pavement, curb, gutter, and 5-foot wide attached concrete sidewalk abutting the site. Therefore,
staff does not recommend any additional roadway improvements or right-of-way dedication for
Cobalt Point Drive as part of this application.
Consistent with the District's Minor Improvements policy, the applicant should be required to
replace any broken or deteriorated portions of curb, gutter, or sidewalk on Cobalt Point Way
abutting the site.
3. Driveways
3.1 Copper Point Drive
a. Existing Conditions: There are no existing driveways from the site onto Copper Point Drive.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at
bicycle and bus routes.
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
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Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
c. Applicant's Proposal: The applicant is proposing to construct a 28-foot wide curb return type
driveway that generally aligns with Knapp Avenue on the south side of Copper Point Drive
approximately 38-feet west of the site's east property line (measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
3.2 Cobalt Point Way
a. Existing Conditions: There are no existing driveways from the site onto Cobalt Point Way.
b. Policy:
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.
c. Applicant's Proposal: The applicant is proposing to construct a 28-foot wide curb return
driveway in alignment with Copper Point Drive on the west side of Cobalt Point Way located 127-
feet north of the site's south property line.
d. Staff Comments/Recommendations: The applicants proposal meets District policy and should
be approved, as proposed.
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4. 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.
5. 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.
6. Other Access
Copper Point Drive is classified as a collector 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. Replace any broken or deteriorated portions of curb, gutter, or sidewalk on Copper Point Drive and
Cobalt Point Way abutting the site.
2. Construct a 28-foot wide curb return type driveway that aligns with Knapp Avenue on the south side
of Copper Point Drive approximately 38-feet west of the site's east property line, as proposed.
3. Construct a 28-foot wide curb return driveway in alignment with Copper Point Drive on the west
side of Cobalt Point Way located 127-feet north of the site's south property line, as proposed.
4. Other than the access specifically approved with this application, direct lot access onto Copper
Point Drive is prohibited, and should be indicated on the final plat.
5. 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.
6. Payment of impact fees is due prior to issuance of a building permit.
7. 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.
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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.
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. TIS Executive Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Appeal Guidelines
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TIS EXECUTIVE SUMMARY
Cobalt Point Apartments TIS June 2022
Executive Summary
EXECUTIVE SUMMARY
Kittelson & Associates, Inc. (Kittelson) has prepared a Transportation Impact Study (TIS) for the Cobalt
Point Apartments development proposed north of Copper Point Drive and east of Cobalt Point Way
within the City of Meridian limits.The site is approximately 11.96 acres of vacant property that is zoned
as General Retail & Service Commercial (C-G). The development plan proposes to build approximately
264 multifamily units with an anticipated buildout year of 2024.The TIS resulted in the following findings
and recommendations.
FINDINGS
Year 2022 Existing Traffic Conditions
■ All study intersections meet ACHD operating standards during existing weekday AM and PM peak
hours.
Year 2024 Background Traffic Conditions
■ All study intersections are projected to meet ACHD operating standards except for:
• Movado Way/Overland Road (PM Peak Hour)
■ The shared northbound left-right lane operates over capacity,exceeding ACHD's
1.0 v/c ratio standard for critical land groups at unsignalized intersections.
■ Providing a northbound right-turn lane and separating the left-and right-turn
movements brings their v/c ratios below 1.0 and mitigates the capacity
constraint during the PM peak hour.
Trip Generation
■ The development plan proposes to build approximately 264 multifamily units.
■ The proposed development is estimated to generate a total of 1,780 daily net new trip ends. Of
these, 106 trips are estimated to occur during the weekday AM peak hour (25 inbound / 81
outbound) and 135 trips are estimated to occur during the PM peak hour (85 inbound / 50
outbound).
Year 2024 Total Traffic Conditions
■ All study intersections are projected to meet ACHD operating standards,except for:
Movado Way/Overland Road (PM Peak Hour)
■ The shared northbound left-right lane operates over capacity,exceeding ACHD's
operating standard of 1.0 v/c ratios for critical lane groups at unsignalized
intersections.
I%/I 8 Kittelson&Associates,lnc.
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Cobalt Point Apartments TIS June 2022
Executive Summary
■ The same mitigation under 2024 background traffic conditions mitigates this
intersection under total traffic conditions.
Eagle Road/Copper Point Drive(AM Peak Hour)
■ The shared eastbound left-through lane operates overcapacity,exceeding
ACHD's operating standard of 1.0 v/c ratios for critical lane groups at
unsignalized intersections.
■ Providing a northbound right-turn lane on Eagle Road and separating the
eastbound right-turn and through movements brings the critical v/c ratio below
1.0 and mitigates the capacity constraint during the AM peak hour.
Site Access Evaluation
■ The turn lane analysis based on ACHD procedures showed that turn lanes are not warranted at
the site accesses.
■ The intersection sight distance evaluation identified thatadequate intersection sight distance can
be achieved at all the site accesses.
1 I 9 Kittelson&Associates,Inc.
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Cobalt Point Apartments TIS June 2022
Executive Summary
RECOMMENDATIONS
The following recommendations were developed based on the results of the transportation impact
analysis.
Year 2024 Background Conditions Intersection Mitigations(without Cobalt Point
Apartments)
■ Construct a northbound right-turn lane at the Movado Way / Overland Road intersection to
mitigate the intersection.
Year 2024 Total Conditions Intersection Mitigations(with Cobalt Point Apartments)
■ Construct a northbound right-turn lane at the Eagle Road / Copper Point Drive intersection to
mitigate the intersection.
All Site Accesses
Construct the site accesses in accordance with the following recommendations:
■ Remove miscellaneous vegetation and shrubbery and potential obstructions along Cobalt Point
Way,Copper Point Drive,and Pewter Falls Street as necessary.
■ Site access approaches are assumed to match the existing grade of the major street approaches
for at least one car length.Significant changes to the approach grade could impact sight distances.
■ Shrubbery, weeds, and landscaping near internal intersections and site accesses should be
maintained.
■ If widening occurs along any of the site access roadways,adequate grades and intersection sight
distances should be maintained.
■ Intersection sight distance should be analyzed as part of the final access design and roadway
widening.
10 Kittelson&Associates,Inc.
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5)working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review
is to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to:50 S. Cole Rd. Boise 83707, or Visit iducc.com
for e-mail notification information.
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Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a"No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
❑For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD,then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services(ACHD)for ANY work in the right-of-way,
including, but not limited to,driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request"form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application"to ACHD Construction—Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment&Erosion Submittal
• At least one week prior to setting up a Pre-Construction Meeting an Erosion &Sediment Control Narrative&Plan, done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre-Con.
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
and Clerk of the District, which must be filed within ten (10)working days from the date of
the decision that is the subject of the appeal. The notice of appeal shall refer to the
decision being appealed, identify the appellant by name, address and telephone number
and state the grounds for the appeal. The grounds shall include a written summary of the
provisions of the policy relevant to the appeal and/or the facts and law relied upon and
shall include a written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also consider
and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the Development Services
Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of
fact or law in the earlier action. The request may also be supported by oral testimony at
the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at which
the matter is to be returned. The Commission shall only take action on the original matter
at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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