2022-09-15 ACHD Draft Development Services Department
CHD
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Project/File: McDermott Village/MPP22-0033/H-2022-0056 AZ CUP PP
This is a request for annexation and rezone of 40-acres into the City of Meridian and
a preliminary plat and conditional use permit for 85 buildable lots and 250-units multi-
family residential units on 40-acres.
Lead Agency: City of Meridian
W Pt hievemenl St Site address: N/W/C of McDermott Road
and Ustick Road
Staff Approval: XXXX, 202X
I
Applicant: Todd Tucker
Boise Hunter Homes -
3 hit„
729 S Bridgeway Place
Eagle, ID 83616
�w,Kvrai 11.1 k-;
Representative: Rick Stewart
Pivot North Architecture
1101 W Grove Street
Staff Contact: Margaret Szeles
Phone: 387-6179
E-mail: mszeles(a_achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation of 40.05-acres
into the City of Meridian with R-15 (Medium-High Density Residential), R-40 (High Density
Residential), and C-G (General Retail and Service Commercial)zoning districts, a preliminary plat
for 85-buildable lots consisting of 3 commercial lots, 81 residential lots, and 1 multi-family lot and
a conditional use permit for 250 multi-family residential units on 12.19-acres in the R-40 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 Agriculture/Rural Residential R-8/L-0
South Agriculture/Canyon County Canyon County
East Rural Residential RUT
West Owyhee High School/Rural Residential R-8
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
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• Aviator Springs, 93-residential lots and 3 commercial lots, located directly north of the site
was approved by ACHD on 10/18/2021.
• Chukar Ridge Subdivision, 63-residential lots on 15-acres, located directly north of the Aviator
Springs Development was approved by ACHD Commission on 07/29/2020.
5. Transit: Transit services are not available to serve this site.
6. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
7. New Center Lane Miles: The proposed development includes 0.58 centerline miles of new public
road.
8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. The impact fee assessment will not be released until the civil plans are approved by ACHD.
9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• The intersection of Ustick Road and McDermott Road is scheduled in the IFYWP to be
widened and reconstructed with design in 2026 and construction in the future.
• Ustick Road is listed in the IFYWP and CIP to be widened to 5-lanes from Star Road to
McDermott Road with design in 2026 and construction in the future.
• Star Road is listed in the CIP to be widened to 5-lanes from Ustick Road to McMillan Road
between 2031 and 2035.
• The intersection of Ustick Road and Star Road is listed in the CIP to be widened to 4-lanes
on the north leg, 4-lanes on the south, 5-lanes east, and 5-lanes on the west leg, and
signalized between 2031 and 2035.
10. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP) was
adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to
implement the Planned Bicycle Network to support bicycling as a viable transportation option for
Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of
good repair in order to ensure they are consistently available for use, promote awareness of existing
bicycle routes and features and support encouragement programs and to facilitate coordination and
cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan
recommendations.
The BMP identifies Ustick Road and McDermott Road as Level 3 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 4,063 additional vehicle trips per day
(10 existing); 341 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
traffic impact study.
2. Traffic Impact Study
Kittelson & Associates, Inc. prepared a traffic impact study for the proposed McDermott Village.
An executive summary of the findings as presented by Kittelson &Associates, Inc can be found
in Attachment 3. 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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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.
• 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 finding and recommendations
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of 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.
Due to ITD's plans for SH-16, the TIS included an operational analysis of the 2045 conditions with
development buildout under two scenarios: with and without the SH-16 extension. This analysis
is outside of the horizon year for the proposed development, and no mitigation is identified. At the
time of the study in 2019/2020, the construction date for the future SH-16 extension was unknown.
The SH-16 phase 2 construction, including the Ustick Road interchange and McDermott Road
realignment is projected to be completed by 2024, and likely before this development has finished
build-out.
1. Ustick Road/McDermott Road Intersection
The study reported that the intersection of Ustick Road/McDermott Road had a crash rate
greater than 1.0 based on the historical crash data from 2014 to 2018 with a total of 16
crashes. Of these crashes, there were 5 severe injury crashes. Additionally, the report
indicated that the critical northbound shared left-through-right movement at the Ustick
Road/McDermott Road intersection did not meet ACHD acceptable levels of service. The
movement is anticipated to operate at an LOS F during the AM peak hour at the 2023
background traffic volumes. These lane groups are anticipated to continue to operate at an
LOS F at the 2023 build-out year during the AM and PM peak hour, the northbound left-
through-right lane group has the worst delay operating at a 1.63 v/c ratio at the AM peak hour.
The study reports that a signal is warranted at this intersection under the 2023 background
and build-out traffic conditions. The study recommends installing a temporary signal at the
intersection until the construction of the SH-16 extension and SH-16/Ustick Road interchange
are constructed. Owyhee High School constructed westbound and eastbound left-turn lanes
at the McDermott Road and Ustick Road intersection as part of its 2018 development
application. Additionally, ACHD installed a temporary signal at the intersection of Ustick Road
and McDermott Road as part of the 2020 Owyhee Phase II project. Therefore, staff does not
recommend any additional mitigation.
With the SH-16 extension, the Ustick Road/McDermott Road intersection is anticipated to be
relocated. When analyzed under the total traffic conditions, the critical southbound and
northbound left-turn movements are projected to operate over capacity at an LOS F during
the PM peak hours. Since McDermott Road will be relocated and this intersection and will be
reconstructed as part of ACHD's SH-16 project, with both northbound and southbound left
turn lanes staff does not recommend any mitigation, as part of this development application.
2. Site Access
The applicant has indicated that the preferred site access would include a full access public
road (Glassford Avenue) from the site onto Ustick Road. District Policy requires that access
for a site be taken from the lesser classified road, which in this case is McDermott Road and
if approved, access on a principal arterial shall operate as a right-in/right-out only. Therefore,
the applicant provided additional information and justification to support a full access onto
Ustick Road. Due to ITD's SH-16 extension plans that split the site, the applicant will be
required to take access from Ustick Road. The report indicates that the Glassford Avenue
south site access onto Ustick Road is projected to accommodate 95t"percentile queue lengths
during the weekday AM and PM peak hours and meet all ACHD acceptable operating
standards at the 2023 build-out total traffic conditions. According to the turn lane analysis, a
dedicated westbound right-turn lane and east-bound left turn lane are warranted on Ustick
Road under the 2023 total traffic conditions.
In 2020, ITD issued a technical report that recommended the City of Meridian not allow this
site access onto Ustick Road, and if the approach was allowed then the agreement should
include language that the approach should be closed when the interim or full configuration of
SH-16/Ustick Road interchange is completed due to the site access being in the functional
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area of the future interchange. ITD expressed concerns that the proposed 400-foot distance
from the access approach to the midpoint radius of the interchange ramp approach did not
meet the AASHTO Green Book standards for making an avoidance maneuver on a road in
an urban area at 45MPH, between 800 to 930-feet, or the 430-feet for the design intersection
sight distance for making a right-turn from a stop at 45MPH. In a later 2020 memo, ITD gave
support for the south site access onto Ustick Road only as a temporary access until alternative
access to Owyhee Storm Avenue became available, again ITD expressed concerns about the
access point's proximity to the future interchange off-ramp causing safety concerns.
The TIS recommends the access operate as a temporary full movement, unsignalized access
with separate turn lanes on all approaches with a two-way left-turn lane on Ustick Road east
of this access to allow left-turning vehicles from the site access to complete a two-stage
maneuver from the site onto Ustick Road, see the image below. Consistent with the report
and ITD's comments, the full access onto Ustick Road is likely to be restricted to right-in/right-
out only when the SH-16/Ustick Road
interchange is constructed. Staff recommends USTICK ROAD �
that prior to SH-16/Ustick Road interchange SOUTH SITE ACCESS 1
being constructed that this access onto Ustick
Road be allowed as a temporary full access withC
dedicated turn lanes on all approaches
(westbound right-turn, eastbound left-turn,
southbound right-turn, and southbound left-turn)
and a two-way left-turn lane on Ustick Road east
of Glassford Avenue to allow two-stage left-turns.
When the SH-16/Ustick Road interchange is
constructed, Glassford Avenue will be restricted
to right-in/right-out only with the construction of a
raised median that extends from the ramp
approaches west beyond the site. A right turn
lane on Ustick Road at Glassford Avenue is not
proposed to be constructed, as part of ITD's
project.
The study reported that in 2045 with the SH-16 extension, the site access onto Ustick Road
is anticipated to operate as a right-in/right-out movement and an east-west roadway between
the site and Owyhee Storm Avenue is assumed to be in place. Under this scenario, the critical
southbound right-turn movement at the Ustick Road/site access is anticipated to operate at
an LOS F with a v/c of 0.54. However, the report indicates that necessary gaps for the right-
turn movement are likely to exist and the scenario is outside the horizon year for the proposed
development.
3. Ustick Road/Owyhee Storm Avenue Intersection
The intersection of Ustick Road/Owyhee Storm Avenue is projected to operate acceptably in
the 2023 total traffic conditions. However, in 2045 with the SH-16 extension, the intersection
is projected to operate at LOS F and exceed capacity during the PM peak hour. To mitigate
this, the report analyzed adding a second southbound left-turn lane to bring the intersection
to LOS D, however, the westbound through movement still operated over capacity with a v/c
of 1.14. Since this analysis is outside the horizon year for the development and Ustick Road
is scheduled to be widened in the IFYWP, the report does not recommend any additional
mitigation. This analysis was prepared for as a high level overview of operational analysis in
the year 2045, therefore, staff does not recommend that the applicant be required to construct
any additional improvements at this intersection with this development application.
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3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Functional PM Peak Hour PM Peak Hour
Roadway Frontage Classification Traffic Count Level of
Service
Ustick Road 1,304-feet Principal Arterial 321 Better than "E"
McDermott Road 1,304-feet Collector* 100 Better than "D"
*McDermott Road will be reclassified as a collector roadway after SH-69 is constructed.
* Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
* Acceptable level of service for a three-lane collector is "D" (530 VPH).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Ustick Road west of McDermott Road was 6,352 on
02/02/2022.
• The average daily traffic count for McDermott Road north of Ustick Road was 1,609 on
02/10/2022.
C. Findings for Consideration
1. SH-16 Extension
The Idaho Transportation Department is in the process of designing the Idaho 16, 1-84 to South
Emmett Corridor. The project is planned to extend SH-16 south from Idaho 44 (State Street) to
connect to 1-84 between Nampa and Meridian. As western Ada County and eastern Canyon
County develop, the ability to move traffic north-south is a primary concern. A connection between
the highways requires a new crossing over the Boise River. Access options for 1-84 are limited by
the existing Garrity
Future 5 Lane Ustick Road
Interchange west of By Others
McDermott Road and the Ten Begin Idaho 16 Project ,e°L proposed
Mile Road Interchange to the Ustick Road lmprovaments RIRO
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western Ada County and
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7 DRAFT McDermott Village/MPP22-0033/H-
2022-0056 AZ CUP PP
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Staff Comments/Recommendations: The SH-16 extension is planned by ITD to run through the
site. The applicant has proposed to dedicate right-of-way to ITD to accommodate the future SH-
16 alignment. Staff is supportive of the applicant's proposal.
2. Ustick Road
a. Existing Conditions: Ustick Road is improved with 2-travel lanes, gravel shoulders, and no
curb, gutter, or sidewalk abutting the site. There is 50-feet of right-of-way for Ustick Road (25-
feet from centerline). The south portion of Ustick Road abutting the site is under the jurisdiction
of Nampa Highway District 1 (approximately 25-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
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The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Ustick Road is designated in the MSM
as a Residential Arterial with 5-lanes and on-street bike lanes within 100-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any roadway improvements to Ustick Road
abutting the site.
d. Staff Comments/Recommendations: Consistent with the MSM, the applicant should be
required to dedicate additional right-of-way to total 50-feet from the centerline of Ustick Road
abutting the site. This segment of Ustick Road is listed in the Capital Improvements Plan and is
eligible for compensation.
Typically, the applicant would be required to improve Ustick Road with 17-feet of pavement,
gravel shoulders, and 5-foot wide detached concrete sidewalk abutting the site. However, as
part of the SH-16 extension project, ITD has programmed roadway widening and sidewalk
improvements for Ustick Road abutting the frontage of this site. Therefore, staff does not
recommend any additional pavement widening or sidewalk improvements as part of this
application.
3. McDermott Road
a. Existing Conditions: McDermott Road is improved with 2-travel lanes, gravel shoulders, and
no curb, gutter or sidewalk abutting the site. There is 50 to 65-feet of right-of-way for McDermott
Road (20-24-feet from centerline).
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
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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.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. This segment of McDermott Road is designated in the
MSM as a Residential Collectors with 3-lane roadway, a 46-foot street section within 74-feet of
right-of-way. Due to the SH-16 extension sidewalk is required on only the east side of the
roadway.
c. Applicant Proposal: The applicant is not proposing any roadway improvements to McDermott
Road abutting the site.
d. Staff Comments/Recommendations: Consistent with the MSM, the applicant should be
required to dedicate additional right-of-way to total a minimum of 37-feet from the centerline of
McDermott Road abutting the site. The applicant should be required to improve McDermott
Road abutting the site as half of a 46-foot wide street section with curb, gutter, and 5-foot wide
detached concrete sidewalk abutting the site. Consistent with Commission action and staff
decisions on Chukar Ridge and Aviator Springs north of the site, the applicant should be
required to locate the 5-foot wide detached concrete sidewalk a minimum of 30-feet from the
centerline of McDermott Road. For detached sidewalk located outside of the right-of-way, the
applicant may reduce the right-of-way width to 2-feet behind the back of curb or provide a
permanent right-of-way easement for the sidewalk.
4. Internal Local Roads
a. Existing Conditions: There are no existing local roads within the site.
b. Policy:
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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.
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
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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 construct the internal local streets serving
the multi-family development (Glassford Avenue and Endeavor Street) as 33-foot street
sections with vertical curb, gutter, and a minimum 7-foot wide planter strip and 10-foot wide
detached concrete sidewalk on one side of the roadway. The street section is proposed to be
within 47-feet of right-of-way and the sidewalk is proposed to be within a 13-foot wide easement.
The applicant is proposing to construct the internal local streets serving the single family
developments (Beechstone Street, Turnstone Way, Aspenstone Street, and Alderstone Street)
as a 29-foot street section with rolled curb, gutter, and 5-foot wide attached concrete sidewalk
on both sides of the roadway within 43-feet of right-of-way.
The applicant is proposing to terminate Alderstone Street in a cul-de-sac with a turning radius
of 50-feet.
d. Staff Comments/Recommendations: The applicant's proposal for a reduced 29-foot wide
local street section does not meet District Policy and staff does not support the applicant's
proposal for a reduced local street section because the development can be designed to
accommodate the standard 33-fot wide local street sections with curb, gutter, and a minimum
of 5-foot wide concrete sidewalk on both sides of the roadway within 47-feet of right-of-way. The
applicant should be required to construct all internal local roadways as 33-foot street sections
with curb, gutter, and a minimum of 5-foot wide concrete sidewalk on both sides of the roadway
within 47-feet of right-of-way.
The right-of-way should extend a minimum of 2-feet behind the back of curb. Provide a
permanent right-of-way easement for detached sidewalks located outside of the dedicated right-
of-way.
The applicant's proposal to terminate Alderstone Street in a cul-de-sac meets District policy and
should be approved, as proposed.
5. Roadway Offsets
a. Existing Conditions: There are no existing roadways within the site.
b. Policy:
Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways
as identified in Table 1 b (7205.4.7).
Collector Offset Policy: District policy 7206.4.5, states that the preferred spacing for a new
local street intersecting a collector roadway to align or offset a minimum of 330-feet from any
other street (measured centerline to centerline).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct a new local road, Glassford
Avenue, to intersect Ustick Road, located approximately 1,320-feet west of McDermott Road.
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The applicant is proposing to construct Aspenstone Street to intersect McDermott Road, located
approximately 270-feet south of Kostalota Lane.
The applicant is proposing to construct Beechstone Street to intersect McDermott Road, located
approximately 367-feet north of Kostalota Lane.
d. Staff Comments/Recommendations: Consistent with staff review of the traffic impact study,
the proposed location of Glassford Avenue allows for '/o mile offset from Owyhee Storm and
McDermott Road in accordance with District policy, and should be approved, as proposed.
Consistent with the report and ITD's comments, the full access onto Ustick Road is likely to be
restricted to right-in/right-out only when the SH-16/Ustick Road interchange is constructed. Staff
recommends that prior to SH-16/Ustick Road interchange being constructed that this access
onto Ustick Road be allowed as a temporary full access with dedicated turn lanes on all
approaches (westbound right-turn, eastbound left-turn, southbound right-turn, and southbound
left-turn) and a two-way left-turn lane on Ustick Road east of Glassford Avenue to allow two-
stage left-turns. When the SH-16/Ustick Road interchange is constructed, Glassford Avenue
will be restricted to right-in/right-out only with the construction of a raised median that extends
from the ramp approaches west beyond the site. A right turn lane on Ustick Road at Glassford
Avenue is not proposed to be constructed, as part of ITD's project. The applicant's proposal to
construct Aspenstone Street to intersect McDermott Road 270-feet south of Kostalota Lane
does not meet District Collector Offset policy, which requires a new local street intersecting a
collector roadway to align or offset a minimum of 330-feet from any other street. However, once
the SH-16/Ustick Road interchange is constructed, McDermott Road is planned to be
disconnected from Ustick Road with a cul-de-sac and then realigned and relocated to the east,
in which case the proposed connection would meet District policy. Therefore, staff recommends
a modification of policy to permit the Aspenstone Street intersection to McDermott Road 270-
feet south of Kostalota Lane to be approved, as proposed.
The applicant's proposal to construct Beechstone Street to intersect McDermott Road 367-feet
north of Kostalota Lane meets District policy and should be approved, as proposed.
The applicant should be required to construct all local internal streets to align or offset a
minimum of 125-feet from any other street.
6. Stub Streets
a. Existing Conditions: There are no existing stub streets within the site. There is one local road,
Street A, that was approved as part of the Aviation Springs development application in October
2021 that will stub into the site's north property line.
b. Policy:
Stub Street Policy: District policy 7207.2.4.3 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7207.2.4, except a temporary cul-de-sac will not be required
if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus
of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
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cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to extend Street A into the site from the north
property line as Glassford Avenue, located 50-feet west of the ITD SH-16 right-of-way.
The applicant is proposing to construct Endeavor Street to stub to the site's west property line,
located 550-feet north of Ustick Road. The stub street is not greater than 150-feet in length.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Because the proposed stub street is less than 150-feet in length, a temporary turnaround is not
required.
7. Driveways
7.1 Ustick Road
a. Existing Conditions: There is an existing unimproved driveway from the site onto Ustick Road
located 195-feet west of McDermott 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.
c. Applicant's Proposal: The applicant is proposing to close the existing unimproved driveway
with landscaping as part of the single-family development.
d. Staff Comments/Recommendations: The applicant's proposal to close the existing
unimproved driveway meets District policy and should be approved, as proposed.
7.2 McDermott Road
a. Existing Conditions: There are four unimproved driveways from the site onto McDermott Road
located as follows:
• 15-foot wide residential driveway located 175-feet north of Ustick Road.
• 15-foot wide driveway located 420-feet north of Ustick Road.
• 10-foot wide driveway that provides the primary access to the Eightmile Lateral irrigation
located 1,170-feet south of Becky Drive.
• 16-foot wide driveway that provides secondary access to the Eightmile Lateral irrigation
located 1,110-feet south of Becky 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.
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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.
c. Applicant's Proposal: The applicant is proposing to close the existing driveways from the site
onto McDermott Road.
d. Staff Comments/Recommendations: The applicant's proposal to close the existing driveways
meets District policy and should be approved. The applicant should be required to close the
driveways with curb, gutter, and sidewalk to match the findings in section 4.d. on page 9.
7.3 Internal Local Roads
a. Existing Conditions: There are no local roadways within the site.
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 (2) 30-foot wide curb return
driveways to access the commercial development located as follows (measured centerline to
centerline):
• From the site onto Glassford Avenue located 213-feet north of Ustick Road.
• From the site onto Endeavor Street located 190-feet east of Glassford Avenue and in
alignment with the private roadway "G" on the north side of Endeavor Street.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should
be approved, as proposed.
8. Private Roads/Driveways
a. Existing Conditions: There are no private roads/driveways within the site.
b. Policy
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.
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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 Proposal: The applicant is proposing to construct (6) 26-foot wide private roads/drive
aisles as curb return type driveways to access the multi-family development in the northwest
corner of the site.
The applicant is proposing to construct (4) 21-foot wide private road/drive aisles as curb return
type driveways to access the single family development in the southeast corner of the site.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should
be approved, as proposed. 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.
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.
9. Traffic Calming
a. Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of
local street systems should discourage excessive speeds by using passive design elements. If
the design or layout of a development is anticipated to necessitate future traffic calming
implementation by the District, then the District will require changes to the layout and/or the
addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The
District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a
passive design element. These alternative methods may require maintenance and/or license
agreement.
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b. Applicant's Proposal: The applicant is proposing to construct Glassford Avenue and
Turnstone Way to be greater than 750-feet in length.
c. Staff Comments/Recommendations: The applicant should be required to redesign Glassford
Avenue and Turnstone Way to be less than 750-feet in length or provide traffic calming
including the use of passive design elements approved by ACHD Traffic Services.
Stop signs, speed humps/bumps and valley gutter will not be accepted as traffic calming. The
applicant should be required to submit a revised preliminary plat showing the redesigned
roadways for review and approval prior to plan approval and ACHD's signature on the first final
plat.
10. Eightmile Lateral and Sky Pilot Drain Crossing
The District will require that the applicant submit the bridge plans for the crossing of the Eightmile
Lateral and Sky Pilot Drain (Turnstone Way, Beechstone Street, Glassford Avenue, and private
roads) for review and approval prior to the pre-construction meeting and final plat approval. Note:
all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD
for review no later than December 15th for construction in the following year prior to irrigation
season.
11. Tree Planters
Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8-
feet in width without the installation of root barriers. Class II trees may be allowed in planters with
a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a
minimum width of 10-feet.
12. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
13. Other Access
Ustick Road is classified as a principal arterial roadway, McDermott Road 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. Redesign Glassford Avenue and Turnstone Way to be less than 750-feet in length or provide traffic
calming including the use of passive design elements approved by ACHD Traffic Services.
Stop signs, speed humps/bumps and valley gutter will not be accepted as traffic calming.
Submit a revised preliminary plat showing the redesigned roadways for review and approval prior
to plan submittal and ACHD's signature on the first final plat
2. Coordinate with ITD and the City of Meridian for additional right-of-way dedication and
improvements required for the SH-16 extension.
3. Dedicate additional right-of-way to total 50-feet from the centerline of Ustick Road abutting the site.
Compensation will be provided.
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4. Dedicate additional right-of-way to total a minimum of 30-feet from the centerline of McDermott
Road abutting the site.
5. Improve McDermott Road abutting the site as half of a 46-foot wide street section with curb, gutter,
and 5-foot wide detached concrete sidewalk abutting the site.
6. Construct 5-foot wide detached concrete sidewalk a minimum of 30-feet from the centerline of
McDermott Road abutting the site.
7. Construct all internal local roadways (Glassford Avenue, Endeavor Street, Beechstone Street,
Turnstone Way, Aspenstone Street, and Alderstone Street) as 33-foot wide street sections with
curb, gutter, and a minimum of 5-foot wide concrete sidewalk on both sides of the roadway within
47-feet of right-of-way.
8. Terminate Alderstone Street in a cul-de-sac with a turning radius of 50-feet, as proposed.
9. Provide a permanent right-of-way easement to 2-feet behind the back edge of sidewalk for detached
sidewalks located outside of the dedicated right-of-way for McDermott Road, and all internal local
roadways within and abutting the site.
10. Construct Glassford Avenue to intersect Ustick Road, 1,320-feet west of McDermott Road. The
intersection should operate as a temporary full access roadway and may be restricted by the District
to right-in/right-out only with the construction of the SH-16 extension or as traffic operations and/or
traffic safety considerations warrant.
Construct the intersection with dedicated turn lanes on all approaches: westbound right-turn,
eastbound left-turn, southbound right-turn, and southbound left-turn lanes and a two-way left-turn
lane on Ustick Road east of Glassford Avenue.
11. Construct Aspenstone Street to intersect McDermott Road, 270-feet south of Kostalota Lane, as
proposed.
12. Construct Beechstone Street to intersect McDermott Road 367-feet north of Kostalota Lane, as
proposed.
13. Construct all local internal streets to align or offset a minimum of 125-feet from any other street, as
proposed.
14. Extend Street A into the site from the north property line as Glassford Avenue, located 50-feet west
of the proposed ITD SH-16 right-of-way, as proposed.
15. Construct Endeavor Street to stub to the site's west property line, located 550-feet north of Ustick
Road, as proposed.
Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
16. Close the existing unimproved driveway from the site onto Ustick Road with landscaping as part of
the single-family development, as proposed.
17. Close the existing (4) unimproved driveways from the site onto McDermott Road, as proposed.
Close the driveways with curb, gutter, and sidewalk to match the findings in section 4.d. on page 9.
18. Construct a 30-foot wide curb return type driveway from the site onto Glassford Avenue located
213-feet north of Ustick Road, as proposed.
19. Construct a 30-foot wide curb return type driveway from the site onto Endeavor Street located 190-
feet east of Glassford Avenue and in alignment with the private roadway "G" on the north side of
Endeavor Street.
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20. If the City of Meridian approves the private roads, 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.
21. Submit the bridge plans for the crossing of the Eightmile Lateral and Sky Pilot Drain (Turnstone
Way, Beechstone Street, Glassford Avenue, and private roads)for review and approval prior to the
pre-construction meeting and final plat approval.
Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to
ACHD for review no later than December 15th for construction in the following year prior to irrigation
season.
22. Other than the access specifically approved with this application, direct lot access is prohibited to
Ustick Road and McDermott Road and should be noted on the final plat
23. 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.
24. Payment of impact fees is due prior to issuance of a building permit.
25. 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.
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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. ITD Comment Letters
5. Utility Coordinating Council
6. Development Process Checklist
7. Appeal Guidelines
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TIS EXECUTIVE SUMMARY
McDermott Village Subdivision Project#.25099
July 15,2020 Page:34
CONCLUSIONS AND RECOMMENDATIONS
The results of the transportation impact study indicate that the proposed development can be
constructed while maintaining acceptable levels of service on the surrounding transportation systems.
The findings of this analysis and our recommendations are discussed below.
CONCLUSIONS
Year 2020 Existing Traffic Conditions
■ The existing conditions evaluated one study intersection(McDermott Road/Ustick Road)during
two time periods,weekday AM and weekday PM peak hours.
■ The study intersection was found to operate at acceptable operations during the weekday AM
and PM peak hours.
■ All ACHD study roadway segments operate at acceptable levels of service.
■ 14 angle and 2 turning angle crashes occurred at the McDermott Road/Ustick Road intersection
over the last 5 years.This intersection has a crash rate of 1.62.
Year 2023 Background Traffic Conditions
■ The year 2023 background traffic conditions evaluated two study intersections (McDermott
Road/Ustick Road and Owyhee Storm Avenue/Ustick Road) during two time periods,weekday
AM and weekday PM peak hours.
■ Year 2023 background traffic volumes were forecasted using a 2%annual growth and adding
traffic volumes from two in-process developments(Gander Creek Residential Development and
Owyhee High School).
■ Most study intersections are projected to operate acceptably within the agency standards,
except for the critical northbound shared left-through-right movement at the Ustick Road/
McDermott Road intersection. This movement is projected to operate at LOS F during the
weekday AM peak hour,although the volume-to-capacity ratio (0.75) is less than 0.90 agency
standard. It should be noted that this intersection is planned to be eliminated at its current
location and relocated approximately 1,300 feet to the east when the SH-16/Ustick Road
interchange is constructed by ITD. Installing a traffic signal is identified as mitigation at this
intersection for the following reasons:
o The critical northbound movement is projected to operate at LOS F during the weekday
AM peak hour and LOS D during the weekday PM peak hour.Signalizing the intersection
will bring the intersection operations to an acceptable LOS.
Kittelson&Associates,Inc. Boise,Idaho
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McDermott Village Subdivision Project#.25099
July 15,2020 Page:35
o MUTCD peak-hour volume signal warrant(#3)and four-hourvolume signal warrant(#2)
are met at the intersection.
o The ACHD CIP identifies signalizing this intersection by 2035. (Project#: IN2016-84)
0 14 angle and 2 turning angle crashes have occurred at this intersection over the last 5
years.This intersection has a crash rate of 1.62.
■ All ACHD study roadway segments are projected to continue operating at acceptable levels of
service.
Year 2023 Total Traffic Conditions
■ The year 2023 total traffic conditions evaluated two study intersections (McDermott
Road/Ustick Road and Owyhee Storm Avenue/Ustick Road) and three proposed public street
connections during two time periods,weekday AM and weekday PM peak hours.
o The proposed development plans to provide a full-movement, unsignalized public
street connection on Ustick Road to serve the multifamily and commercial uses. This
public street connection includes separate turn lanes on all approaches (westbound
right-turn lane,eastbound left-turn lane,southbound right-turn lane,southbound left-
turn lane)and a two-way,left-turn lane on the east approach.
o The proposed development plans to provide two full-movement, unsignalized public
street connections on McDermott Road to serve the single-family residential uses.
■ The proposed development is estimated to generate 4,836 daily net new trips, 354 weekday
AM peak hour net new trips and 348 weekday PM peak hour net new trips.
■ Most study intersections and proposed public street connections are projected to operate
acceptably, except for the critical northbound shared left-through-right movement and
southbound shared left-through-right movement at the Ustick Road/McDermott Road
intersection. Similar to year 2023 background traffic conditions, a signal is needed at this
intersection to bring it to an acceptable LOS. Installing a traffic signal is identified as mitigation
at this intersection for the following reasons:
o The critical northbound and southbound movements are projected to operate at LOS F
during the weekday AM peak hour. The critical northbound and southbound
movements are projected to operate at LOS F and LOS D, respectively during the
weekday PM peak hour. Signalizing the intersection will bring the intersection
operations to an acceptable LOS like year year 2023 background traffic conditions.
o MUTCD peak-hour volume signal warrant(#3)and four-hourvolume signal warrant(#2)
are met at the intersection like year 2023 background traffic conditions.
o The ACHD CIP identifies signalizing this intersection by 2035. (Project#: IN2016-84)
0 14 angle and 2 turning angle crashes have occurred at this intersection over the last 5
years.This intersection has a crash rate of 1.62.
Kittelson&Associates,Inc. Boise,Idaho
24 DRAFT McDermott Village/MPP22-0033/H-
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McDermott Village Subdivision Project#.25099
July 15,2020 Page:36
■ All 95" percentile queue lengths are accommodated at the study intersections and proposed
public street connections.
■ All ACHD study roadway segments are projected to continue operating at acceptable levels of
service.
Year 2045 Total Traffic Conditions (Without SH-16/Ustick Road Interchange)
■ Most study intersections and proposed public street connections are projected to operate
acceptably,except for the Ustick Road/McDermott Road intersection and critical southbound
left-turn movement at the Ustick Road/South Site Access intersection.
o Ustick Road/McDermott Road - In year 2045, Ustick Road needs to be widened to 5-
lanes to accommodate the projected demand on this roadway and meet the LOS
standard.Adding a second through lane in the eastbound and westbound directions of
travel at this intersection brings the intersection operations to LOS D and v/c of 0.75
and v/c's of less than 1.0 for all lane groups. It is recommended that ACHD plan to widen
Ustick Road to 5-lanes in the future as local and regional growth occurs in this area of
Ada County.
o Ustick Road/South Site Access - The critical southbound left-turn movement is
projected to operate at LOS F with a v/c of 0.87. If the east-west roadway is in place to
Owyhee Storm Avenue,this access should be restricted to right-in/right-out/left-in.The
operational issue is related to the southbound left-out movement, so the eastbound
left-in movement can remain as it is projected to operate at LOS C with a v/c of 0.26.
o All 9511 percentile queue lengths are accommodated at the study intersections and
proposed public street connections.
■ All ACHD study roadway segments are projected to continue operating at acceptable levels of
service,except for Ustick Road. As identified in the intersection analysis, Ustick Road needs to
be widened to five-lanes to bring the roadway segment LOS to an acceptable LOS.
Year 2045 Total Traffic Conditions (With SH-16/Ustick Road Interchange)
■ Most study intersections and proposed public street connections are projected to operate
acceptably, except for the critical southbound and northbound left-turn movements at the
Ustick Road/McDermott Road intersection, Ustick Road/Owyhee Storm Avenue intersection,
critical westbound through movement at the Ustick Road/SB Off-Ramp intersection,and critical
southbound right-turn movement at Ustick Road/South Site Access intersection.
o New/Relocated Ustick Road/McDermott Road - The critical southbound and
northbound left-turn movements are projected to operate at LOS F and over capacity
during the weekday PM peak hour. The projected volume is low for the northbound
left-turn and southbound left-turn movements at 32 and 56 vehicles, respectively.
Kittelson&Associates,Inc. Boise,Idaho
25 DRAFT McDermott Village/MPP22-0033/H-
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McDermott Village Subdivision Project A,25099
July 15,2020 Page:27
Signal warrants are met at this intersection.Since this intersection is being created as
part of the SH-16 Extension project, ITD and ACHD should work out the details based
on future land use in this area on whether this intersection should remain as a full-
movement unsignalized intersection, right-in/right-out/left-in unsignalized
intersection,right-in/right-out/left-in unsignalized intersection or signalized in the year
2045.
o Ustick Road/Owyhee Storm Avenue—The intersection is projected to operate at LOS
F and under capacity during the weekday PM peak hour. To mitigate this deficiency,
adding a second southbound left-turn lane brings the intersection operations to LOS D.
However,the westbound through movement is still projected to operate over capacity
(v/c of 1.14)with this improvement.
o Ustick Road/SB Off-/On-Ramp-The critical westbound through movement is projected
to operate at a v/c of 1.02 during the weekday PM peak hour. The intersection is
projected to operate at LOS C and Ustick Road is widened to 5-lanes with the
interchange. Based on this finding and that this analysis is for year 2045 (outside the
horizon year of the proposed development), no mitigation is identified with the
proposed development.
o Ustick Road/South Site Access - the critical southbound right-turn movement is
projected to operate at LOS F with a v/c of 0.54.Since this movement is under capacity,
it is anticipated that adequate gaps will exist for the right-turn movement to turn onto
Ustick Road.
■ All 95" percentile queue lengths are accommodated at the study intersections and proposed
public street connections.
■ Overall, no mitigation is identified with the proposed development in the year 2045 based on
the above findings and that the analysis time-period is outside the horizon year of the
development.
■ All ACHD study roadway segments are projected to continue operating at acceptable levels of
service,except for Ustick Road which exceeds the LOS E standard.Since this analysis is for year
2045 (outside the horizon year of the proposed development)and Ustick Road is assumed to
be 5-lanes,no additional mitigation is identified with the proposed development.
Site Accesses (Public Street Connections)
■ All proposed public street connections are projected to operate at an acceptable level of
service.
■ At build-out of the development(year 2023),the proposed public street connection on Ustick
Road is located approximately 1,330 feet to the west of McDermott Road and 1,330 feet to the
east of Owyhee Storm Avenue. The public street connection meets ACHD's access spacing
standard. In the future with the SH-16/Ustick Road interchange,this connection does not meet
Kittelson&Associates,Inc. Boise,Idaho
26 DRAFT McDermott Village/MPP22-0033/H-
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McDermott Village Subdivision Project#..25099
July 15,2020 Page:28
ACHD's access spacing standard, but is planned to be restricted to a right-in/right-out only
access on Ustick Road. Additionally,a future stub street is provided to the west,which would
connect to Owyhee Storm Avenue as part of future development.This future stub street would
facilitate the left-turn ingress/egress movement to/from the development.
■ At build-out of the development (year 2023), the proposed public street connections on
McDermott Road are located 580 and 1,145 feet north of Ustick Road. The public street
connections do not meet ACHD's access spacing standard. However,the proposed McDermott
Village Subdivision has been designed based on the planned SH-16/Ustick Road interchange
being in place. Once the SH-16/Ustick Road interchange is constructed, McDermott Road is
planned to be disconnected from Ustick Road with a cul-de-sac and then realigned and
relocated to the east by approximately 1,300 feet. It is anticipated that the segment of
McDermott Road along the single-family development frontage would be reclassified as a local
or collector roadway when the interchange is in place, in which the proposed public street
connection would meet ACHD's access spacing standard. In the interim, both public street
connections are low volume intersections and projected to operate at acceptable LOS with low
v/c's in the year 2023.
■ A westbound right-turn lane and eastbound left-turn lane are warranted at the South Site
Access(public street connection)on Ustick Road.
■ Turn lanes are not warranted at the proposed public street connections on McDermott Road.
■ On-site shrubbery and landscaping should be trimmed and maintained to ensure adequate
sight distance for vehicles entering and exiting the site.
RECOMMENDATIONS
The following list should be considered by ACHD.
■ The McDermott Road/Ustick Road intersection is shown by ITD to be relocated to the east when
SH-16 is constructed, and McDermott Road. is shown to be terminated in a cul-de-sac in its
current location. However, if ACHD deems a temporary traffic signal is necessary,then ACHD
should install a temporary traffic signal at the existing McDermott Road/Ustick Road
intersection.The intersection and signal improvements are part of ACHD's CIP.
The following list is recommended with the proposed development.
■ Construct a full-movement, unsignalized access on Ustick Road to serve the multifamily and
commercial uses. This public street connection should include separate turn lanes on all
approaches(westbound right-turn lane,eastbound left-turn lane,southbound right-turn lane,
southbound left-turn lane)and a two-way,left-turn lane on the east approach.
Kittelson&Associates,Inc. Boise,Idaho
27 DRAFT McDermott Village/MPP22-0033/H-
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McDermott Village Subdivision Project#:25099
July 15,2020 Page:39
o Restrict this access to right-in/right-out only when the SH-16/Ustick Road interchange
is constructed and the future east-west roadway that connects to Owyhee Storm
Avenue is in place.
■ Construct two full-movement, unsignalized public street connections on McDermott Road to
serve the single family use.
■ Maintain adequate sight distance at the public street connections on Ustick Road and
McDermott Road by limiting the shrubbery and landscaping.
■ If the SH-16/Ustick Road interchange is built prior to the east-west stub street connection to
Owyhee Storm Avenue,coordinate with ITD on installing a temporary emergency-only access
off the future southbound ramp of the SH-16/Ustick Road interchange to ensure two points of
emergency access are provided to and from the proposed development.
We trust that the information provided herein adequately addresses the transportation impacts for the
proposed McDermott Village Subdivision. Please let us know if you have any questions or need any
additional information.
Sincerely,
KITTELSON &ASSOCIATES, INC.
f
Andy Daleiden, PE Ali Razmpa
Principal Engineer Transportation Analyst
REFERENCES
1. Ada County Highway District. Policy Manual Section 7106. December 12,2018.
2. Idaho Transportation Department. IDAPA 39.03.42.Rules Governing Highway Right-of-Way
Encroachment Rights-of-Way.June 30,2019.
3. Transportation Research Board. Highway Capacity Manual,6th Edition.April 2016.
4. Transportation Research Board. Highway Capacity Manual 2000.2000.
5. American Association of State Highway and Transportation Officials(AASHTO).A Policy on
Geometric Design of Highways and Streets,6th Edition.2011.
6. Community Planning Association of Southwest Idaho. 2040 Functional Classification Map for
Ada County and Canyon County.Approved January 28,2013. Map background updated July
2019.
7. Ada County Highway District.Ada County Master Street Map.Amended May 16,2018.
8. Ada County Highway District. Integrated Five Year Work Plan.September 25,2019.
9. Ada County Highway District.ACHD 2016 Capital Improvements Plan.Amended November 14,
2018.
10. Idaho Transportation Department.https://itdprojects.org/projects/idahol6/.Accessed on
June 2,2020.
Kittelson&Associates,Inc. Boise,Idaho
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ITD COMMENT LETTER
�9AHp
* * Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT
v z Your Economic Opportunity P.O.Box8028 Boise,ID 83707-2028
yyr, Qh� (208)334-8300 • itd.idaho.gov
o��4 Tlpµ�QP
September 30,2020
Todd Tucker
Woodside Avenue Investors
729 Bridgeway Place
Eagle,ID 83761
ttucker(@boisehunterhomes.com
VIA EMAIL
RE:McDermott Village Subdivision—ITD Development Condition Memo
Dear Mr.Tucker,
I really appreciate the work you are doing to help those who are living in this beautiful area of Meridian, ID.The
McDermott Village Traffic Impact Study(TIS)provided by Kittleson&Associates has been reviewed. ITD does not
currently own any facilities adjacent to your parcel,but the TIS did review the development with respect to the future
SH-16/Ustick Interchange layout.
ITD only supports the proposed South Site Access(Four Avenue)connection to Ustick Road as temporary until
alternative access to Owyhee Storm Avenue becomes available.The access point's proximity to the future
SH-16/Ustick Road interchange off-ramp causes safety concerns in the long term.
ITD is unable to accommodate the request for a gated emergency access on the future interchange's southbound
off-ramp.The requested location is within the limits of ITD's intended purchase for full access control. Breaking access
control on a high volume interchange ramp would possibly result in congestion and crashes.
ITD is not supportive of the additional Ustick Road access for single-family homes to the east of the future
SH-16/Ustick Road interchange.When the interchange is constructed,the subdivision shall have two access points off
McDermott Road.The requested Ustick Road approach will result in cut-thru traffic in the subdivision as motorists in
the surrounding area will attempt to bypass the cul-de-sac'd McDermott Road.
Additional details and reasoning behind ITD's opinions are included in the attached ITD Staff Technical Report.
Thank you again for your partnership. If there are any questions or concerns,please don't hesitate to email me at
Justin.Price@itd.idaho.gov or give me a call at 208-334-8340.
Page 1 of 2
S
29 DRAFT McDermott Village/MPP22-0033/H-
2022-0056 AZ CUP PP
1pAWp
* Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT
P z P.O.Box8028 • Boise,ID 83707-2028
9�NA Pia Your Economic Opportunity (208)334-8300 • itd.idaho.gov
oArgT'�q 4p
Sincerely,
Oqu.6tin d"tice
Justin Price
ITD District 3 Traffic Engineer
Cc:
Sonya Allen—City of Meridian
Mindy Wallace—ACHD
Page 2 of 2
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Traffic Findings for Consideration
1. Proposed Development
The proposed McDermott Village Subdivision includes 47 single-family homes,252 multi-family units,an 18-
pump gas station with convenience store,and two fast food drive-thru restaurants on 40 acres.The proposed
buildout year is 2023.
In 2045 the development will have two access points near the future SH-16/Ustick interchange on Ustick Road.
1.) South Site Access(Four Avenue)
a. Located west of the SB ramp PAC line.
b. Limited to right-out only.
2.) Additional Access for the Single Family Homes
a. Located east of the NB ramp PAC line.
b. Limited to right-in,right-out only.
2. Vicinity Map McMillan Rd
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Page 2 of 28
31 DRAFT McDermott Village/MPP22-0033/H-
2022-0056 AZ CUP PP
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3. Trip Generation:
Table S.Trip Generation Estimate for the Proposed McDermott Village Subdivision
and W�kday AM Peak Hour Weekday PM Peak Hour
C.de lut�l In Out total In Out
Single-Family Detached Housing 210 47 519 38 10 28 49 31 18
Multi-Family Housing(Mid-Rise) 1,372 91 24 57 108 66 42
221 252 units
Internal Trips(1%AM,10%PMJ (75) (S) 10) (IJ (11) (7) (4)
Gasoline/Service Station with
Convenience Market 3,696 224 114 110 252 129 123
16 fueling
Intrmul Trips fl3r AM,10%PMJ 945 positions (203) (2) (1) (1) (25) (13) (17)
Pass—by Trips(62%AM,56%PMJ (2061) Iii (70) (6H) (111) (65) (62)
Fast-Food Restaurant with Drive- 1,648 i41 72 69 114 59 55
Through Window
fnremal Trips(1%AM,10%PMJ 934 3,500 (91) (1) (I) (n) (1I) (6) (5)
Pass—by Trips(49%AM,50%PMJ (763) (69) (35) (34) (52) f27) (25)
Fast-Food Restaurant with Drive, 1,648 141 72 69 114 59 55
Through Window
Internal Trips f1%AM,10%PM) 934 3,50D (91) (1) f1) (01 V1) (61 (5)
Porn—by Trips 149%AM,50%PMJ (763) (69) (35) (34) (52) 127) (25)
Total Trips 8,883 635 292 343 637 344 293
lnterrwl Tnps (4601 (5) 13J (2) (58) f32) (26)
Total P.—by Tnps (3,587) (Z76) (140) f136) (2311 (119) (I12)
Page 3 of 28
Total Net New Trips 4,936 354 149 205 348 193 155
32 DRAFT McDermott Village/MPP22-0033/H-
2022-0056 AZ CUP PP
Year 2023 Background Traffic Conditions
■ The year 2023 background traffic conditions evaluated two study intersections (McDermott
Road/Ustick Road and Owyhee Storm Avenue/Ustick Road)during two time periods,weekday
AM and weekday PM peak hours.
■ Year 2023 background traffic volumes were forecasted using a 2% annual growth and adding
traffic volumes from two in-process developments(Gander Creek Residential Development and
Owyhee High School).
■ Most study intersections are projected to operate acceptably within the agency standards,
except for the critical northbound shared left-through-right movement at the Ustick Road/
McDermott Road intersection. This movement is projected to operate at LOS F during the
weekday AM peak hour,although the volume-to-capacity ratio(0.75) is less than 0.90 agency
standard. It should be noted that this intersection is planned to be eliminated at its current
location and relocated approximately 1,300 feet to the east when the SH-16/Ustick Road
interchange is constructed by ITD. Installing a traffic signal is identified as mitigation at this
intersection for the following reasons:
o The critical northbound movement is projected to operate at LOS F during the weekday
AM peak hour and LOS D during the weekday PM peak hour.Signalizing the intersection
will bring the intersection operations to an acceptable LOS.
•D M UTCD peak-hourvolume signal warrant(#3)and four-hour volume signal warrant(#2)
are met at the intersection.
o The ACHD CIP identifies signalizing this intersection by 2035.(Project#:IN2016-84)
0 14 angle and 2 turning angle crashes have occurred at this intersection over the last 5
years.This intersection has a crash rate of 1.62.
• All ACHD study roadway segments are projected to continue operating at acceptable levels of
service.
Year 2023 Total Traffic Conditions
■ The year 2023 total traffic conditions evaluated two study intersections (McDermott
Road/Ustick Road and Owyhee Storm Avenue/Ustick Road)and three proposed public street
connections during two time periods,weekday AM and weekday PM peak hours.
a The proposed development plans to provide a full-movement, unsignalized public
street connection on Ustick Road to serve the multifamily and commercial uses.This
public street connection includes separate turn lanes on all approaches (westbound
right-turn lane,eastbound left-turn lane,southbound right-turn lane,southbound left-
turn lane)and a two-way,left-turn lane on the east approach.
a The proposed development plans to provide two full-movement, unsignalized public
street connections on McDermott Road to serve the single-family residential uses.
• The proposed development is estimated to generate 4,836 daily net new trips,354 weekday
AM peak hour net new trips and 348 weekday PM peak hour net new trips.
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■ Most study intersections and proposed public street connections are projected to operate
acceptably, except for the critical northbound shared left-through-right movement and
southbound shared left-through-right movement at the Ustick Road/McDermott Road
intersection. Similar to year 2023 background traffic conditions, a signal is needed at this
intersection to bring it to an acceptable LOS.Installing a traffic signal is identified as mitigation
at this intersection for the following reasons:
a The critical northbound and southbound movements are projected to operate at LOS F
during the weekday AM peak hour. The critical northbound and southbound
movements are projected to operate at LOS F and LOS D, respectively during the
weekday PM peak hour. Signalizing the intersection will bring the intersection
operations to an acceptable LOS like year year 2023 background traffic conditions.
a MUTCD peak-hourvolume signal warrant(#3)and four-hourvolume signal warrant(#2)
are met at the intersection like year 2023 background traffic conditions.
o The ACHD CIP identifies signalizingthis intersection by 2035.(Project#: IN2016-84)
n 14 angle and 2 turning angle crashes have occurred at this intersection over the last 5
years.This intersection has a crash rate of 1.62.
■ All 95'percentile queue lengths are accommodated at the study intersections and proposed
public street connections.
■ All ACHD study roadway segments are projected to continue operating at acceptable levels of
service.
Year 2045 Total Traffic Conditions (Without SH-16/Ustick Road Interchange)
■ Most study intersections and proposed public street connections are projected to operate
acceptably,except for the Ustick Road/McDermott Road intersection and critical southbound
left-turn movement at the Ustick Road/South Site Access intersection.
o Ustick Road/McDermott Road-In year 2045, Ustick Road needs to be widened to 5-
lanes to accommodate the projected demand on this roadway and meet the LOS
standard.Adding a second through lane in the eastbound and westbound directions of
travel at this intersection brings the intersection operations to LOS D and v/c of 0.75
and v/c's of less than 1.0 for all lane groups.It is recommended thatACHD plan to widen
Ustick Road to 5-lanes in the future as local and regional growth occurs in this area of
Ada County.
o Ustick Road/South Site Access - The critical southbound left-turn movement is
projected to operate at LOS F with a v/c of 0.87.if the east-west roadway is in place to
Owyhee Storm Avenue,this access should be restricted to right-in/right-out/left-in.The
operational issue is related to the southbound left-out movement, so the eastbound
left-in movement can remain as it is projected to operate at LOS C with a v/c of 0.26.
o All 95" percentile queue lengths are accommodated at the study intersections and
proposed public street connections.
Page 6 of 28
34 DRAFT McDermott Village/MPP22-0033/H-
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■ All ACHD study roadway segments are projected to continue operating at acceptable levels of
service,except for Ustick Road which exceeds the LOS E standard.Since this analysis is for year
2045 (outside the horizon year of the proposed development)and Ustick Road is assumed to
be 5-lanes, no additional mitigation is identified with the proposed development.
Site Accesses (Public Street Connections)
• All proposed public street connections are projected to operate at an acceptable level of
service.
■ At build-out of the development(year 2023),the proposed public street connection on Ustick
Road is located approximately 1,330 feet to the west of McDermott Road and 1,330 feet to the
east of Owyhee Storm Avenue. The public street connection meets ACHD's access spacing
standard.In the future with the SH-16/Ustick Road interchange,this connection does not meet
ACHD's access spacing standard, but is planned to be restricted to a right-in/right-out only
access on Ustick Road. Additionally,a future stub street is provided to the west,which would
connect to Owyhee Storm Avenue as part of future development.This future stub street would
facilitate the left-turn ingress/egress movement to/from the development.
■ At build-out of the development (year 2023), the proposed public street connections on
McDermott Road are located 580 and 1,145 feet north of Ustick Road. The public street
connections do not meet ACHD's access spacing standard.However,the proposed McDermott
Village Subdivision has been designed based on the planned SH-16/1-Istick Road interchange
being in place.Once the SH-16/Ustick Road interchange is constructed, McDermott Road is
planned to be disconnected from Ustick Road with a cul-de-sac and then realigned and
relocated to the east by approximately 1,300 feet. It is anticipated that the segment of
McDermott Road along the single-family development frontage would be reclassified as a Iota I
or collector roadway when the interchange is in place, in which the proposed public street
connection would meet ACHD's access spacing standard. In the interim, both public street
connections are low volume intersections and projected to operate at acceptable LOS with low
v/c's in the year 2023.
■ A westbound right-turn lane and eastbound left-turn lane are warranted at the South Site
Access(public street connection)on Ustick Road.
■ Turn lanes are not warranted at the proposed public street connections on McDermott Road.
■ On-site shrubbery and landscaping should be trimmed and maintained to ensure adequate
sight distance for vehicles entering and exiting the site.
RECOMMENDATIONS
The following list should be considered by ACHD.
■ The McDermott Road/Ustick Road intersection is shown by ITD to be relocated to the east when
SH-16 is constructed, and McDermott Road. is shown to be terminated in a cul-de-sac in its
current location.However,if ACHD deems a temporary traffic signal is necessary,then ACHD
should install a temporary traffic signal at the existing McDermott Road/Ustick Road
intersection.The intersection and signal improvements are part of ACHD's CIP.
Page 8 of 28
35 DRAFT McDermott Village/MPP22-0033/H-
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■ All ACHD study roadway segments are projected to continue operating at acceptable levels of
service,except for Ustick Road.As identified in the intersection analysis,Ustick Road needs to
be widened to five-lanes to bring the roadway segment LOS to an acceptable LOS.
Year 2045 Total Traffic Conditions(With SH-16/Ustick Road Interchange)
■ Most study intersections and proposed public street connections are projected to operate
acceptably, except for the critical southbound and northbound left-turn movements at the
Ustick Road/McDermott Road intersection,Ustick Road/Owyhee Storm Avenue intersection,
critical westbound through movement at the Ustick Road/SB Off-Ramp intersection,and critical
southbound right-turn movement at Ustick Road/South Site Access intersection.
o New/Relocated Ustick Road/McDermott Road - The critical southbound and
northbound left-turn movements are projected to operate at LOS F and over capacity
during the weekday PM peak hour.The projected volume is low for the northbound
left-turn and southbound left-turn movements at 32 and 56 vehicles, respectively.
Signal warrants are met at this intersection.Since this intersection is being created as
part of the SH-16 Extension project, ITD and ACHD should work out the details based
on future land use in this area on whether this intersection should remain as a full-
movement unsignalized intersection, right-in/right-out/left-in unsignalized
intersection,right-in/right-out/left-in unsignalized intersection or signalized in the year
2045.
o Ustick Road/Owyhee Storm Avenue—The intersection is projected to operate at LOS
F and under capacity during the weekday PM peak hour.To mitigate this deficiency,
adding a second southbound left-turn lane brings the intersection operations to LOS D.
However,the westbound through movement is still projected to operate over capacity
(v/c of 1.14)with this improvement.
o Ustick Road/SB Off-/On-Ramp-The critical westbound through movement is projected
to operate at a v/c of 1.02 during the weekday PM peak hour. The intersection is
projected to operate at LOS C and Ustick Road is widened to 5-lanes with the
interchange.Based on this finding and that this analysis is for year 2045 (outside the
horizon year of the proposed development), no mitigation is identified with the
proposed development.
o Ustick Road/South Site Access - the critical southbound right-turn movement is
projected to operate at LOS F with a v/c of 0.54.Since this movement is under capacity,
it is anticipated that adequate gaps will exist for the right-turn movement to turn onto
Ustick Road.
■ All 9511,percentile queue lengths are accommodated at the study intersections and proposed
public street connections.
■ Overall, no mitigation is identified with the proposed development in the year 2045 based on
the above findings and that the analysis time-period is outside the horizon year of the
development.
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36 DRAFT McDermott Village/MPP22-0033/H-
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The following list is recommended with the proposed development.
■ Construct a full-movement, unsignalized access on Ustick Road to serve the multifamily and
commercial uses. This public street connection should include separate turn lanes on all
approaches(westbound right-turn lane,eastbound left-turn lane,southbound right-turn lane,
southbound left-turn lane)and a two-way,left-turn lane on the east approach.
o Restrict this access to right-in/right-out only when the SH-16/Ustick Road interchange
is constructed and the future east-west roadway that connects to Owyhee Storm
Avenue is in place.
■ Construct two full-movement, unsignalized public street connections on McDermott Road to
serve the single family use.
• Maintain adequate sight distance at the public street connections on Ustick Road and
McDermott Road by limiting the shrubbery and landscaping.
■ If the SH-16/Ustick Road interchange is built prior to the east-west stub street connection to
Owyhee Storm Avenue,coordinate with ITD on installing a temporary emergency-only access
off the future southbound ramp of the SH-16/Ustick Road interchange to ensure two points of
emergency access are provided to and from the proposed development.
6. ITD Policy Review
a. Access Spacing
The below image shows the proposed"Purchase Access Control Line"for the future SH-16/Ustick Road
interchange.
The development is proposing two access points outside the Purchase Access Control line,but adjacent
to it. ITD studied access control for this future interchange and documented the finding in the Memo
Establishment of Access Control Limits for SH-16 Intersections:Franklin Road, Ustick Road and US 20126.
Both proposed access points are within FHWA's functional area for interchanges.The document
identifies that the existing western approach should only be allowed to remain in its current state as a
Agricultrual access and be limited to RIRO.The proposed eastern access does not exist today and is not
shown on the diagram below.The first approach to the east of the future interchange is located outside
FHWA's functional area.
Page 9 of 28
37 DRAFT McDermott Village/MPP22-0033/H-
2022-0056 AZ CUP PP
Future 5 Lane Ustick Road
By Others p"
Begin Idaho 16 Project ,. Proposed
IRO
Ustick Road Improvements
Proposed ITD Control of approach
.a .— Access Limits
s Allow Agricultural {
Right in Right OutAccess ITD Design Manual
ection 4 ,300minimum
Allow Residential Access
Right in Right Out - Downstream
Functional Area(SSD)=305
ar.
f I - ^ Peak Hour 95th
- r- -_-
LT Queue=110'
_-NEW.,
�r D �s
'e,ie ni,n; --------- -�
Peak Hour 95th Peak Hour 95th
NIVow Residential Access �.K THRU queue=336' RT Queue=45'
Right in Right Out
' ACHD 400'Minimum
Proposed Raised Driveway Location t-in-Rt- ut
Median
ITD Pond Maintenance Access Upstream(F H W A Guidance)
Right in Right out Functional Area=530'
Page 10 of 28
38 DRAFT McDermott Village/MPP22-0033/H-
2022-0056 AZ CUP PP
Future 5 Lane Ustick Road
Upstream(FHWA Guidance) By Others
Functional Area=530'
ACHD 400'Minimum ` McDermott Road
Driveway Location (Rt-in-Rt Out) Demolished
1
r. Allow Residential Access
~ - Right in Right Out
Peak Hour d;fh
RT Queue=45'
Peak Hour9Sth
, THRU Queue=340'
= -- ----
-p
n I 2035 I
_I__
Proposed ---"-- t-"`"'"
RIRO -- Peak Hour95th Proposed Raised
LT Queue=llU' 7
Median
approach
r
' Downstream Right
Residential Access
Right in Right Out
unctional Area(SSD)=305'
ITD Design Manual McDermott Road
ectio00' UfTinlm m Demolished
tProposed ITD Control of p
Access Limits
b. Right Turn Lane Warrant
The McDermott Village Subdivision TIS only provided site traffic ,n
volumes for the proposed western approach on Ustick Road for t
the PM peak period.The TIS evaluated turn lanes based on ACHD ¢z ttt�
guidelines and determined a westbound right turn lane for Site z� +,sue ass
Access A is Warranted.See Appendix B. �r
a
• V)N
B,0'
O
C E
c U
— - ,� HW
ffLL
Ustick Rd w '
Page 11 of 28
39 DRAFT McDermott Village/MPP22-0033/H-
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c.Right Turn Lane Design
It is unknown at this time what the future speed limit will be over the SH-16/Ustick Road interchange.
The future right turn lane for Site Access A once the interchange is constructed shall parallel Ustick Road
and extend as far east as feasible.Actual lengths shall be determined in the design of the future
interchange.
Proposed ITD Control of
Access Limits
ITD Den Manual
Section 540,300 mimum
Downstream
Functional Area (SSE))=305
F•_.,F-a-Ir _
IL
Z7 r.
D ar
sebr
c. Proportionate Share Contribution
ITD District 3 has issued Memo 39-Development Proportionate Share Contribution as a means to request
equitable contribution from developers to improve public facilities needed to serve new growth and
development.
d. Jurisdictional Authority
ITD does not have jurisdictional authority to require improvements from the developer.A formal letter
of request will be sent to the City of Meridian requesting them to include any mitigation to the State
highway system in their development agreement.
7. Staff Comments& Recommendations
Proposed Site Access A on Ustick Road(west of Interchange)
The development is requesting a full movement approach onto Ustick Road.This approach is proposed to be
limited to right-in,right-out when the future interchange is installed.The approach is within the functional
area of the interchange. ITD's determination of access control for the SH-16/Ustick interchange included
Page 12 of 28
40 DRAFT McDermott Village/MPP22-0033/H-
2022-0056 AZ CUP PP
the notation that this access should be restricted to an agricultural approach only(existing condition)due to
the proximity of the approach and the interchange.
The speed limit across the future SH-16/Ustick interchange is unknown at this time. It can be assumed that
the speed limit will be somewhere between 35MPH—45MPH.This includes vehicles exiting the ramp and
turning onto westbound Road at speeds of 45M H when the ramp's signal is green.
Per the AASHTO Green Book,the decision site distance for an avoidance maneuver on a road in an urban
area(45 MPH)varies between 800ft to 930ft.See Appendix C.The proposed commercial development
includes a gas station. It can be assumed that slow turning trucks hauling trailers(campers,boats,etc)will be
exiting the site.There is approximately 400ft from the approach to the midpoint radius of the ramp
approach.
Per the AASHTO Green Book,the design intersection sight distance for making a right turn from a stop is
430ft at 45 MPH.See Appendix D.This falls just short of what is available when considering vehicles entering
Ustick Road from the ramp.There are also vertical considerations to the interchange that will also further
limit site distance for the exiting vehicles.
ACHD sent the following comments to the developer on 8/12/2020 regarding this approach.The complete
set of comments are included in Appendix E.
5. The proposed development is requesting two right-in/right-out access on to Ustick Road,
a principal arterial roadway. Direct lot access to principal arterial roadways is typically
prohibited. This site has access available via collector and local roadways, however,the
TIS only included an analysis for the proposed access scenario and does not include
any other alternatives. Consistent with District policy 7205.4.3 Local Street Intersections
on Arterials and 7205.4.4 Number of Driveways on Arterials please submit an access
analysis to demonstrate the access are needed to serve the site.
Staff recommends to the city of Meridian that the proposed Site Access A approach not be allowed.If the
approach is allowed in the near term,ITD requests that the development agreement include language that
the approach shall be closed when the interim or full configuration SH-161 Ustick Road Interchange is
constructed.
Proposed Site Access on Ustick Road(east of Interchange)
The developer requests a right-in-right-out approach be constructed to Ustick Road on the east side of the
interchange once the interchange is constructed and McDermott Road is cul-de-sac'd.The developer
proposes this access will be used for emergency services and access to the single-family homes on this
corner.
The subdivision has two access to McDermott Road.Allowing this access onto Ustick Road will result in
substantial cut-thru traffic(i.e.Traffic previously used to the McDermott Road/Ustick Road connection.)See
diagram below.
Page 13 of 28
41 DRAFT McDermott Village/MPP22-0033/H-
2022-0056 AZ CUP PP
TOTAL 2023-PM
Ustick Rd&Site Access South
Figure 6—Right Tum Lane GutdielinimlbrTwo•Lane Roadvrap
e
157,
Ry
� 4
4
ti
45�►R® ti4 L ' 4titl
70 6rrfi
•m
N d 0-j
I Lr�
m
[80 1S;
�11
� � I
a+�
RWI
0
Zit 317 4 �0 IM !Teri BO 10 MR =3
483 ygjriWwd tiV�nr(cne*�M�M
The Tollawing data are required:
1. Airvancing Vdume{reWhr)-The advancing volume is to Include the right-turn,wlt-turn and
through movemen's In the same direc11on as the right-timing vehicle.
2. Right-Turning Volume{vervhr)-The r1g1hR urnng 4nlume Is the number off advancng weNcles
turnng right
3.Operating Speed(mph)-The greatest aranbelpated operating speed,measured 65th percenllle
speed or pawed speed.
Note:RIgh1-turn lane Is not needed for rtghl-turn volume Mess than 10 vph.However,crrbena other
than volume.e.g.crash experience,may be used to Jusffy a right-turn lane.
trifle combinat on of major road approalr:ti volume and rlgiM-turn vdume Intersects aboree or th the
rapt of the speed trend line corresponding to lire major road operwing speed,then a right-turn
lane Is appropriate-
Source: NCHRP Repert279 and 457
Adopted: Res.4b9 7713&41 7iM-40
RrAWT Res.6?5.7M13i;Res.904( ISM;C mL ZV t'9'1411 k Cwd.232[1UM6X C]rd.233
0,2VM;00.236 0;f1WW
Page 23 of 28
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Appendix B
Site Access A-Right Turn Lane Warrant
TURN LANE GUIDELINES
Turn lane guidelines for the year 2023 total traffic conditions were evaluated at the proposed public
street connections on Ustick Road and McDermott Road.ACHD turn lane guideline worksheets were
used for both roadways_Table 18 shows the results of the turn lane evaluations.Appendix 1 contoins
the turn lane analysis worksheets.
Table 18.Site Access(Public Street Connections)Turn Lane Analysis Results
South Site Acc ,'Ustid Road(A) Full-move—t' wB Right-Tum Lane Yes
E B Leh-Tum L.— Yes
East Site Access McDermott Road IB) Fatll7nmrmmt SB Right,T—Anne No
NO Leh-Turn Lare No
East Site A—IIIR6cDerma-Raad iC i Fall--- SB RighcTarn La.e No
NO Left-Turn Lare No
This a¢ess is planned to be restricted to nrrin/righra t only once she SK-WWtisk Roac insercharge i;const--A—daouod
right-tern tone is still wa—ted when this rotr—i-ours
As shown in Table 18,a westbound right-turn lane and eastbound left-turn lane are warranted at the
South Site Access on Ustick Road_Turn lanes are not warranted at the two public street connections on
McDermott Road.
Page 22 of 28
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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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