2022-08-01 ACHD Development Services Department
CHD
&111v�'�vt/�ii Piw to ,]'e/L ciei
Project/File: Allure Subdivision/MPP22-0009/H-2022-0050
This is a rezone and preliminary plat application for 226-residential lots and 36
common lots on 37 acres. There is a development agreement modification with the
City of Meridian.
Lead Agency: City of Meridian
Site address: 5385 S Meridian Road
Staff Approval: August 1, 2022
Applicant: Mary Wall & Claire Smarda = -+
Breckon Land Design 'h, Z .I.!
Matt Schultz
Schultz Development LLC P
v
P.O. Box 1115
Meridian, ID 83680
OIE11aa,
Staff Contact: Margaret Szeles -1 -;= - -
Phone: 387-6294
E-mail: mszelesC@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a preliminary plat for 226-
single family residential lots and 36 common lots on 37.34 acres and a rezone of the 39.39 acres
of land from R-4 (Medium-Low Density Residential) to the TN-R (Traditional Neighborhood
Residential) zoning district. This application includes a development agreement modification with
the City of Meridian. 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 Land Use Zoning
North Rural Urban Transition RUT Ada Count
South Traditional Neighborhood Residential TN-R
East Rural Urban Transition & Medium Density Residential RUT Ada Count & R-8
West Medium-Low Density Residential R-4
3. Site History: ACHD staff previously reviewed this site as MER15-01 1 1/South Meridian
Annexation in October 2015. The requirements of this staff report are consistent with those of
the prior action.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
1 Allure Subdivision/MPP22-0009/H-2022-0050
• Briar Ridge subdivision, 274 lots on 39 acres, located directly south of the site was approved
by ACHD on 08/12/2021.
5. Transit: Transit services are not available to serve this site.
6. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
7. New Center Lane Miles: The proposed development includes 1.55 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):
• Amity Road is scheduled in the IFYWP to receive pavement rehabilitation and pedestrian
ramps from Meridian Road to Locust Grove Road in 2022.
• Amity Road is listed in the CIP to be widened to 5-lanes from Meridian Road to Locust Grove
Road between 2036 and 2040.
• Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Linder Road to Locust
Grove Road between 2036 and 2040.
• The intersection of Amity Road and State Hwy 69 (Meridian Road) is listed in the CIP to be
widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the
west leg, and signalized between 2031 and 2035.
• The intersection of Lake Hazel Road and State Hwy 69 (Meridian Road) is listed in the CIP to
be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the
west leg, and signalized between 2036 and 2040.
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 level 1 facilities on the new collector roadway within the site. The applicant will
construct the new collector consistent with the MSM and the Roadways to Bikeways Master plan.
2 Allure Subdivision/MPP22-0009/H-2022-0050
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 2,154 additional vehicle trips per day
(10 existing); 216 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
traffic impact study.
2. Traffic Impact Study
CR Engineering, Inc. prepared a traffic impact study for the proposed Allure Subdivision. Below is
an executive summary of the findings as presented by CR Engineering, Inc. The following
executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic
impact study for consistency with ACHD policies and practices and may have additional
requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic
impact study can be found below under staff comments.
Figure 2.1 —Exhting Study Area Roadway Segincnts.lntersecfion Control.and lane Configuration
47 _
7 N I f + VC�l8�1d",k - L 1.';t'L7"YJ Rd -
6lounLam
View Hip
teFao� �T5
by VQtory Rd E Vic 4oi,y Rif-- -
w Am Rd ' — E-Amlly Rd ' 4
1 LC
781Y,� s
If I a
w
m YJ_4aka F MI8008
E Lake Haeel Ka
o
RA lot h
Gov CQUf%Q
}
��1M_.�Cbs lulnh4� Rdt' -f I —�' i�1 y - - Ci lumbm Rd
— - -
LL
T
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
3 Allure Subdivision/MPP22-0009/H-2022-0050
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.
b. Staff Comments/Recommendations: Staff generally agrees with the findings and
recommendations in the traffic impact study. The TIS indicates that all roadway segments in the
study area are expected to meet ACHD's acceptable level of service planning threshold during the
AM and PM peak hours under existing traffic.
The TIS recommends mitigation measures for the following intersections to mitigate the 2025
Background and 2025 build-out year total traffic. The percentage of site generated traffic under total
traffic conditions (2025) in the PM peak hour is provided in parentheses. It should be noted that the
SH-69/Meridian Road and Amity Road intersection and Amity Road are listed in the CIP for
improvements.
SH-69 Meridian Road and Amity Road Intersection (4.1% with Amity Road access and 4.7%
without Amity Road access)
4 Allure Subdivision/MPP22-0009/H-2022-0050
• Southbound through and shared through/right-turn lane groups are anticipated to exceed
ACHD's Acceptable Level of Service Planning Thresholds during the PM peak hour with and
without the Amity Road access.
o The intersection is anticipated to exceed the operational thresholds with the existing
lane configuration by 2023, with the Allure Subdivision anticipated to have built out
110 dwelling units and increasing the entering traffic by 360 vehicles per hour. The
study recommends the following options for mitigation:
The TIS recommends two options to mitigate the southbound through and shared through/right-turn
lane groups for the SH-69/Amity Road intersection:
o Option 1 — reconstruct the intersection as a Median U-Turn with the following lane
configuration:
■ Eastbound: Existing lanes with one left-turn and one shared through/right-turn
lane
■ Westbound: One left-turn lane, one through, and one right-turn lane
■ Northbound: Two through lanes, one exclusive right-turn lane, and U-turn loon
on Meridian Road north of the intersection to accommodate northbound U-
turns
■ Southbound: Two through lanes, one exclusive right-turn lane, and U-turn loon
on Meridian Road south of the intersection to accommodate southbound U-
turns
o Option 2 — If ACHD or ITD determines the reconstruction to an MUT is infeasible by
2025, then install alternative mitigation measures within 1.5 miles to include potential
alternative mitigations like pedestrian improvements to sidewalks, crosswalks, and
safety improvements at the intersection.
• The SH-69/Meridian Road corridor plan proposes a reconstruction of the intersection in the
long-term as a Median U-Turn (MUT).
• The intersection is anticipated to meet ACHD minimum operational thresholds during the PM
shoulders hours with and without the Amity Road access.
The southbound lane groups are located on SH-69/Meridian Road and is under ITD's jurisdiction.
Therefore, ACHD cannot require these intersection improvements, however, staff recommends that
the City of Meridian coordinate with ITD to ensure the southbound through and shared through/right-
turn lane groups are improved when warranted.
SH-69 Meridian Road and Quartz Creek Street Intersection (4.3% with Amity Road access and
9.8% without Amity Road access)
• Southbound right-turn lane is anticipated to be warranted with the construction of 40 single-
family homes based on ITD turn lane guidelines.
o At the construction of 40-single family lots, with the Amity Road access the
proportion of site traffic in the right-turn movement is 39% in the AM and PM peak
hours; without the Amity Road access it is 52% in the AM peak hour and 53% in the
PM peak hour.
The TIS recommends the construction of a southbound dedicated right turn lane on SH-69/Meridian
Road, which is under the jurisdiction of ITD. Because of this ACHD cannot require this
improvement, however, staff recommends that the City of Meridian coordinate with ITD to ensure
the dedicated right turn lane is construct when warranted.
5 Allure Subdivision/MPP22-0009/H-2022-0050
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour Level
Classification Traffic Count of Service
**State Highway 1,315-feet Principal 1,453 N/A
SH-69 Arterial
Lake Hazel Road 0-feet Principal 167 Better than "E"
Arterial
Amity Road 0-feet Minor Arterial 333 Better than "E"
Quartz Creek Street 0-feet Collector NA Better than "D"
* Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
* Acceptable level of service for a three-lane principal arterial is "E" (880 VPH).
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
** ACHD does not set level of service thresholds for State Highways.
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 SH-69 (Meridian Road) south of Amity Road was 30,078
on 10/07/2021.
• The average daily traffic count for Lake Hazel Road east of SH-69 was 3,747 on 06/12/2018.
• The average daily traffic count for Amity Road east of SH-69 was 5,881 on 10/14/2020.
C. Findings for Consideration
1. Maximum Traffic on One Access Point
a. Existing Conditions: There are no existing public streets within or adjacent to the site.
Briar Ridge was approved in 2021 with an estimated trip generation of 1,994 vehicle trips per
day taking access onto the proposed Quartz Creek Street to enter the public street system.
b. Policy:
Maximum Traffic on One Access Local Streets: District policy 7207.3.3 states that if a
proposed development only has one access to a public street that is a local street, or if it
proposes to extend public streets from existing development with only one local street access
to the public street system, the maximum forecast ADT to be allowed at any point on the local
street access is 1,000 and is subject to fire department requirements for the provision of a
secondary access. This volume may be reduced or increased based on information received
from the lead land use agency, the applicable fire department, and/or emergency services. The
District will also take into consideration the following items when determining whether or not to
reduce or increase the maximum allowable ADT: railroad crossings, canal crossings,
topography (foothills vs. flat land), pedestrian connectivity, location of schools, etc.
Maximum Traffic on One Access Collector Streets: District policy 7206.3.3 states that if a
proposed development only has one access to a public street that is classified a collector, or if
it proposes to extend public streets from existing development with only one collector street
access to the public street system, the maximum forecast ADT to be allowed at any point on
the collector street is 3,000. This volume may be reduced or increased based on information
received from the lead land use agency, the applicable fire department, and/or emergency
6 Allure Subdivision/MPP22-0009/H-2022-0050
services. The District will also take into consideration the following items when determining
whether or not to reduce or increase the maximum allowable ADT: railroad crossings, canal
crossings, and topography (foothills vs. flat land).
c. Applicant's Proposal: The applicant is proposing one local street access, Solaris Ave, to the
public street system.
d. Staff Comments/Recommendations: The applicant has proposed to construct one new local
street, Solaris Ave, to provide access to the site. Consistent with ACHD's Maximum Traffic on
One Access policy, which limits developments with only one local street access to the public
street system to a maximum ADT to 1,000, staff recommends allowing up to 100 single family
building lots within the Allure Subdivision to be final platted prior to obtaining secondary public
street access to the site. This would be approximately 943 vehicle trips per day to be served
off one access point, Solaris Avenue.
Additionally, access to Solaris Avenue is proposed to be provided via Quartz Creek Street, a
mid-mile collector roadway, that was approved as part of ACHD's action on Briar Subdivision
located directly south of the site. Quartz Creek Street will also provide sole access to both
developments (Allure and Briar Ridge) and will be limited to 3,000 trips per day consistent with
ACHD's Maximum Traffic on One Access policy for collector Roadways.
The traffic impact study for Briar Ridge Subdivision estimated that at build out of the
development that the site would generate 1,944 vehicle trips per day. This further supports staff
recommendation to limit Allure Subdivision to the final platting of 100 single family building lots,
as to ensure that Quartz Creek Street will be under 3,000 trip per day at build out of both
developments.
Once secondary access to a public street becomes available, then the applicant will be able to
final plat the remaining residential building lots.
ACHD has not received any comments from emergency service providers regarding maximum
traffic on one access point. Because of this prior to plan submittal, the applicant should be
required to provide written documentation from the appropriate fire district that they approve of
the proposal to allow one roadway to serve the site.
2. State Highway SH-69 /Meridian Road
SH-69/Meridian Road is under the jurisdiction of the Idaho Transportation Department (ITD). The
applicant, Lead Land Use Agency, and ITD should work together to determine if additional right-of-
way or improvements are necessary on SH-69/Meridian Road.
Staff recommends that the City of Meridian and ITD coordinate to ensure that a dedicated
southbound right turn lane is constructed on Meridian Road at Quartz Creek when warranted.
3. East-West Collector - Quartz Creek Street
a. Existing Conditions: There are no mid-mile collector roadways adjacent to or within the site.
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.
7 Allure Subdivision/MPP22-0009/H-2022-0050
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.
Half Street Policy: District Policy 7209.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum
5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the
street to provide an adequate roadway surface, with the pavement crowned at the ultimate
centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway
storm runoff shall be constructed on the unimproved side.
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. A new collector roadway was identified on the MSM
with the street typology of Collector. The new collector roadway should align with Quartz Creek
Street on the east side of SH-69/Meridian Road and continue through the property stubbing to
the west. The Residential Collector typology as depicted in the Livable Street Design Guide
recommends a 3-lane roadway with bike lanes, and on street parking, a 36-foot street section
within 50 to 70-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to construct Quartz Creek Street, a new mid
mile collector roadway, west of Meridian Road as half of a 36-foot collector section with curb,
gutter, and detached 5-foot wide concrete sidewalk. The applicant is proposing to dedicate 10-
feet of right-of-way from the site's south property line (approximately 20-feet from centerline).
The proposed roadway would be adjacent to the site's south property line and terminate at the
west property line.
8 Allure Subdivision/MPP22-0009/H-2022-0050
d. Staff Comments/Recommendations: The Quartz Creek Street extension, a new mid mile
collector roadway, was approved and will be constructed as part of the Briar Ridge Subdivision
that is under plan review as of 02/27/2022. The applicants for Briar Ridge Subdivision are
constructing half of a 36-foot wide residential collector street with 30-feet of pavement, vertical
curb, gutter, an 8-foot planter strip and 5-foot wide detached concrete sidewalk within 55-feet
of right-of-way abutting the site. Therefore, as part of this application, the applicant's proposal
to complete Quartz Creek Street as half of 36-foot residential collector with curb, gutter, and 5-
foot wide detached concrete sidewalk meets District policy and should be approved, as
proposed. However, the applicant should be required to dedicate additional right-of-way to
complete Quartz Creek Road within 55-feet of right-of-way (27.5-feet from centerline).
Under the circumstance that Briar Ridge Subdivision does not move forward or is delayed, the
applicant should be required to construct Quartz Creek Road as half of a 36-foot residential
collector street section with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide
detached concrete sidewalk plus 12-feet of additional pavement widening beyond the centerline
and a 3-foot wide gravel shoulder and borrow ditch on the unimproved side.
4. Internal Local Street
a. Existing Conditions: There are no local roadways within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb)for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
9 Allure Subdivision/MPP22-0009/H-2022-0050
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant's Proposal: The applicant is proposing to construct the internal local streets (Solaris
Avenue, Blue Quartz Avenue, Falice Avenue, Hermatitie Avenue, Ametrine Avenue, Allure
Street, Cusick Street, Downey Street, Percy Street, Arimo Street, Sonic Street, and Caldera
Street)as 33-foot wide local street sections with curb, gutter, and 5-foot wide detached concrete
sidewalk located outside of the right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal to construct the internal local
roadways as 33-foot street sections with curb, gutter, and 5-foot wide detached concrete
sidewalks meets District policy and should be approved, as proposed. If street trees are desired,
then an 8-foot wide planter strip should be provided.
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.
5. Alleys
a. Existing Conditions: There are no existing alleys within the site.
b. Policy:
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new
residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley
is 16-feet in width building setbacks required by the land use agency having jurisdiction shall
provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3).
The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet.
All alleys shall be improved by paving the full width and length of the right-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of
the improvement by the District as meeting its construction standards, are required for all alleys
contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-
feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the
alley shall be no longer than the agency's required block length.
Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley
right-of-way is prohibited. "No Parking" signs are required to be installed by the developer. The
signs should be located at the alley/street intersections. Parking which is entered from the alley
shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 20-feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the lead
land use agency. The setbacks shall either discourage parking within the alley (where it may
10 Allure Subdivision/MPP22-0009/H-2022-0050
partially block or occur within the right-of-way) or allow adequate area for one perpendicular
parking pad. In order to discourage parking, building setbacks shall be minimal from the alley
right-of-way line, while still achieving the required 20-feet of back-up space from a garage or
other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20-
feet for back-up space).
Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should
intersect public streets at each end. In specific circumstances as outlined in the policies below,
the District may consider allowing an alley to intersect a public street at only one end. A 90-
degree angle of intersection shall be designed where practical. In no case shall the intersecting
angle be less than 75-degrees, as measured from centerline of intersecting street. An access
to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline
to centerline).
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may
intersect all types of local streets including minor local streets. Alleys shall generally be
designed with a curb cut type approach when intersecting a local street. Alleys shall generally
intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall
either align with alley/street intersections or provide a minimum 100-foot offset (measured
centerline to centerline) from other local street intersections. For alley intersections with local
streets, the District may consider a reduced offset if the lead land use agency's required lot size
allows for shorter buildable lots.
Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of-way
are discouraged and shall not result in dead-end alleys.
c. Applicant Proposal: The applicant is proposing to construct three 20-foot wide alleys within
the site located as follows:
Two alleys that run north/south:
• Between Arimo Street and Cusick Street
• Between Caldera Street and Percy Street
One alley that runs east/west:
• Between Ametrine Avenue and Falice Avenue
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
The applicant should be required to dedicate 20-feet of right-of-way for the proposed public
alleys (10-feet from centerline) and pave the proposed public alleys their full width and length
of the right-of-way.
The applicant should be required to install "No Parking"signs at the intersection of all alley/local
road intersections.
6. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
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).
11 Allure Subdivision/MPP22-0009/H-2022-0050
c. Applicant's Proposal: The applicant is proposing to construct Solaris Avenue to intersect,
Quartz Creek Street, located approximately 500-feet west of Meridian Road (measured
centerline to centerline). The proposed Solaris Avenue is in alignment with the proposed Jasper
Avenue on the south side of Quartz Creek Street that will be constructed as part of the Briar
Ridge Subdivision.
d. Staff Comments/Recommendations: The applicant's proposal 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.
7. Stub Streets
a. Existing Conditions: There are no existing stub streets to or from the site.
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 7207.2.4.3., 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
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to construct 3 stub streets in the following
locations:
• Downey Street to the west, located 305-feet north of Quartz Creek Street
• Sonic Street to the west, located 125-feet south of Caldera Street
• Hermatite Avenue to the north, located 254-feet east of Ametrine Avenue
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. A turnaround is not required at the terminus of the stub
streets as they do not extend greater than 150-feet.
The applicant should be required to install a sign at the terminus of each stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
8. Driveways
8.1 Internal Local Streets
a. Existing Conditions: There are no internal local streets within the site.
12 Allure Subdivision/MPP22-0009/H-2022-0050
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 (3) 20-foot wide shared access
driveways onto Blue Quartz Street located as follows:
• Approximately 280-feet east of Solaris Avenue, 181-feet north of Quartz Creek Street
• Approximately 264-feet east of Solaris Avenue, 237-feet north of Allure Street
• Approximately 260-feet east of Solaris Avenue, 414-feet south of Caldera Street
The applicant is proposing to construct (1) 22-foot wide driveway onto Solaris Avenue located as
follows:
• Approximately 148-feet north of Cusick Street.
The applicant is proposing to construct (2) 20-foot wide shared access driveways onto Ametrine
Avenue, located as follows:
• Approximately 132-feet north of Sonic Street
• Approximately 125-feet south of Downey Street
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should
be approved, as proposed.
9. Traffic Calming
a. Speed Control and Traffic Calming Policy: District policy 7206.3.8 states that collector streets
should be designed to discourage speeds above 35 MPH and in a residential area, collector
streets should be designed to discourage speeds above 30 MPH. The design of collector street
systems should discourage excessive speeds by using passive design elements. If the design or
layout of a development is anticipated to necessitate future traffic calming implementation by the
District, then the District will require changes to the layout and/or the addition of passive design
elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture
changes to the roadway surface (i.e. stamped concrete) as a passive design element. These
alternative methods may require a maintenance and/or license agreement.
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
13 Allure Subdivision/MPP22-0009/H-2022-0050
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.
b. Staff Comments/Recommendations: There is a section of collector roadway and several local
roads proposed that are greater than 750-feet in length and will need to be redesigned to
reduce the length of the roadways or to include the use of passive design elements. The
following roadways exceeding 750-feet in length are as follows:
• Quartz Creek Street
• Allure Street
• Solaris Avenue
• Cusick Street
• Ametrine Avenue
The applicant should be required to submit a revised preliminary plat showing the redesigned
roadways for review and approval and ACHD's signature on the first final plat.
Speed humps/bumps and valley gutters will not be accepted as traffic calming.
10. 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.
11. 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.
12. Other Access
Quartz Creek Street is classified as a collector roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway and should be noted
on the final plat.
D. Site Specific Conditions of Approval
1. Prior to ACHD's signature on the final plat that contains the 101 st single family building lot provide
secondary public street access to the site.
2. Prior to plan submittal provide written documentation from the appropriate fire district that they
approve of the proposal for one roadway, Solaris Avenue and Quartz Creek to serve the site.
3. Prior to ACHD's signature on the first final plat, submit a revised preliminary plat showing the
redesigned roadways to reduce the length of the roadways or to include the use of passive design
elements for review and approval:
• Quartz Creek Street
14 Allure Subdivision/MPP22-0009/H-2022-0050
• Allure Street
• Solaris Avenue
• Cusick Street
• Ametrine Avenue
Speed humps/bumps and valley gutters will not be accepted as traffic calming.
4. Complete Quartz Creek Street as half of 36-foot residential collector with curb, gutter, 8-foot planter
strip and 5-foot wide detached concrete sidewalk within 55-feet of right-of-way (23.5-feet from
centerline).
Or if this development moves forward before Briar Ridge Subdivision, construct Quartz Creek Street
as half of a 36-foot residential collector with curb, gutter, 8-foot planter strip, and 5-foot wide
detached concrete sidewalk plus 12-feet of additional pavement beyond the centerline and a 3-foot
wide gravel shoulder and borrow ditch on the unimproved side.
5. Construct all the internal local streets as 33-foot wide local street sections with curb, gutter, and 5-
foot wide detached concrete sidewalk, as proposed. If street trees are desired, then an 8-foot wide
planter strip should be provided.
6. Construct three 20-foot wide paved alleys within 20-feet of right-of-way, as proposed. Located as
follows:
• Between Arimo Street and Cusick Street, north/south
• Between Caldera Street and Percy Street, north/south
• Between Ametrine Avenue and Falice Avenue, east/west
Install "No Parking" signs at the intersection of all alley/local road intersections.
7. Construct Solaris Avenue to intersect the proposed collector street, Quartz Creek Street, located
500-feet west of Meridian Road, as proposed.
8. Construct all other local internal streets to align or offset a minimum of 125-feet from any other
street.
9. Construct 3 stub streets, as proposed. Located as follows:
Downey Street to the west, located 305-feet north of Quartz Creek Street
• Sonic Street to the west, located 125-feet south of Caldera Street
• Hermatite Ave to the north, located 254-feet east of Ametrine Avenue
Install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
10. Construct (3) 20-foot wide shared access driveways onto Blue Quartz Street, as proposed. Located
as follows:
• Approximately 280-feet east of Solaris Avenue, 181-feet north of Quartz Creek Street
• Approximately 264-feet east of Solaris Avenue, 237-feet north of Allure Street
• Approximately 260-feet east of Solaris Avenue, 414-feet south of Caldera Street
11. Construct a 22-foot wide curb return type driveway onto Solaris Avenue located approximately 148-
feet north of Cusick Street, as proposed.
15 Allure Subdivision/MPP22-0009/H-2022-0050
12. Construct (2) 20-foot wide shared access driveways onto Ametrine Avenue, as proposed. Located
as follows:
• Approximately 132-feet north of Sonic Street
• Approximately 125-feet south of Downey Street
13. Other than the access specifically approved with this application, direct lot access is prohibited to
Quartz Creek Street and shall be noted on the final plat.
14. 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.
15. Payment of impact fees is due prior to issuance of a building permit.
16. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA) requirements. The applicant's engineer should provide documentation of ADA
compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
16 Allure Subdivision/MPP22-0009/H-2022-0050
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. Traffic Impact Study Executive Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Appeal Guidelines
17 Allure Subdivision/MPP22-0009/H-2022-0050
VICINITY MAP
- cu
�I
5. E1 ri
�a
F- rZ
18 Allure Subdivision/MPP22-0009/H-2022-0050
SITE PLAN
MIN 1 rf __ ok _ I
I
ire
� — I I �IIII�I III
rnulAw nl
1 '__ _ I ■nullu n I
L Lr � X11114A11 NM I
eax llpW o .<
Ile1P I I 1 J I I I r I _ 'IIII
i I _1 I I r i I r I 1 I I- I I IliIMI IIX
YY/61Y0 iT A I r'I-I-� -I` - �� _
I __ � IIIIrWI II
Illnlllll II II
II
HIM II
_ HIM
w JIAPI II
I �l} �rran — � � � � liill � '�-
( CIVIl �nuu IU i
III I I
M I I I
{}� �} L__I—L — �—L_�J III Ir
n■�Ilu
hIR w I
wMil wr III
I
10 y � I I I r I I A �I iiii 4 1
rl IIY
1 o7' I 19 I -- III IM
7 1�9
II
IIII MI I
r I I I � I � r IT IIIM II ' �I
1�a1 -. I I I r I I I jail iii a
1
' NWill arr I � MI IIX
1
�I III
_MII illll I
* A � r I I I I I 1 � IIIII III I
(1) 35 �k44�r
woo'Iy1tXXR � I I_ I I I I r I _I_ I I uw IN
' I I � L'Sr YNII IN I
Y i
} _ w✓AI LIM R ( Y
--- -- ---_--- waLmmaimiIII --- - - ---
19 Allure Subdivision/MPP22-0009/H-2022-0050
TIS EXECUTIVE SUMMARY
I.'NGINF`F.RING,INC. Traffic Impact Study
h Allure Subdivision-Meridian, Idaho
EXECUTIVE SUMMARY
CR Engineering,Inc.has been retained to prepare a traffic impact study(TIS)for the proposed Allure Subdivision
located northwest of the Quartz Creek Street and Meridian Road intersection in Meridian,Idaho,as shown in Figure
1.1.The scope of this report was determined through coordination with the Ada County Highway District(ACHD)
Idaho Transportation Department(ITD)with inputs from the Community Planning Association of Southwest Idaho
(COMPASS).
The TIS evaluates the potential traffic impacts resulting from background traffic growth,in-process developments
in the area,and the proposed development,and identifies improvements to mitigate the impacts if needed.Traffic
impacts were evaluated based on the proposed land use and accesses as shown in the preliminary site plan under
weekday AM and PM peak hours traffic conditions. Additionally,traffic impacts were also evaluated without the
proposed site access on Amity Road.Table 1 summarizes the improvements needed to mitigate the traffic impacts
for the following analysis years traffic conditions:
■ 2021/2022 Existing traffic
■ 2025 Build-out year background traffic
■ 2025 Build-out year total traffic
• With and without site access onto Amity Road
Table 1—Study Area Roadway Segment and Intersection Improvements Summary
Intersection 2025 Build-Out Year
or 2021/2022 Total
Roadway Segment Existing Background (With and Without Amity Rd Access
Median U-Turn with WB,SB,and
Amity Rd NB right-turn lanes
Ol and None WB and SB right-turn lanes 1 or
Meridian Rd alternative mitigations
or
pay ITD proportionate share
Quartz Creek Rd Unsignalized%access Unsignalized%access
(D and None with SB right-turn lane 2 with SB right-turn lane 2
Meridian Rd and NB left turn lane and NB left-turn lane
Site Access
3O and N/A N/A Unsignalized intersection
Amity Rd
Site Access
O4 and NIA N/A Unsignalized intersection
Quartz Creek Rd
Quartz Creek St N/A 2-lane collector street 2-lane collector street
West of Meridian Rd
1 Intersection exceeds ITD minimum operational thresholds but meets ACHD minimum operational thresholds without improvement
2 Turn lane warranted based on ITD right-turn lane guidelines;intersection meets minimum operational thresholds without turn lane
1.0 Proposed Development and Site Access
1.1 At full build-out,Allure Subdivision is estimated to include 228 single-family dwelling units.The expected
build-out year is 2025 but may change depending on the market conditions.
1.2 Based on the procedures outlined in the Trip Generation Handbook, 3'Edition and the Trip Generation
Manual, II' Edition, both published by the Institute of Transportation Engineers (ITE), the proposed
development is estimated to generate approximately 2,154 trips per weekday with 158 trips during the AM
peak hour and 216 trips during the PM peak hour.
May 2022 1
20 Allure Subdivision/MPP22-0009/H-2022-0050
CR E,�RING,INC. Traffic impact Study
Alure Subdivision-Meridian, Idaho
■ Based on the proposed land use and ITE methodologies, the development is not expected to retain
internally-captured trips within the site.No trip reduction for internal capture trips was assumed.
■ The development is not expected to generate pass-by trips based on ITE pass-by rates for the proposed
land use.No pass-by trips were assumed in the analysis.
■ All trips generated by the development were assumed to be made by personal or commercial vehicles
1.3 The estimated site traffic distribution patterns are:
■ 55%north of the site traveling on Meridian Road
■ 15%west of the site
• 10%west traveling on Amity Road
• 5%west traveling on Lake Hazel Road
■ 20%east of the site
• 15%east traveling on Amity Road
• 5%east traveling on Lake Hazel Road
■ 10%south of the site traveling on Meridian Road
1.4 Allure Subdivision is planning to construct one-half of Quartz Creek Street along the site frontage connecting
to Meridian Road. The proposed in-process development to the south,Briar Ridge Subdivision,is planning
to construct the remaining one-half of Quartz Creek Street. One access is proposed on the Quartz Creek
Street extension. In addition,the development is planning to construct a second access onto Amity Road.
■ Quartz Creek Street extension west of Meridian Road
• Should be classified and constructed as a collector street
o Corresponds to the east-west mid-mile collector street alignment as shown in the ACHD Master
Street Map(MSM)
• Estimated to carry approximately 3,100 vehicles per day (vpd)with the Amity Road access and
4,148 vpd without the Amity Road under 2025 build-out year total traffic conditions
o Allure Subdivision is estimated to contribute 1,106 vpd(36%)on Quartz Creek Street with and
2,154(526/o)without the Amity Road access
o Briar Ridge Subdivision is estimated to contribute 1,994 vpd regardless of the Amity Road
Access,64%of total traffic with and 48%of total traffic without the Amity Road access
• Estimated to carry a maximum.directional peak hour volume of 208 vehicles per hour(vph)with
the Amity Road access and 254 vph without the Amity Road access in the westbound direction
during the PM peak hour,which is below the ACHD planning threshold of 425 vph for a two-lane
collector street
o Allure Subdivision is estimated to contribute 90 vph(43%)with the Amity Road access and 136
vph(54%)without the Amity Road access.
o Briar Ridge Subdivision is estimated to contribute 118 vph regardless of the Amity Road Access,
57%with the Amity Road access and 46%without the Amity Road access
■ Solaris Avenue on Quartz Creek Street
• Located approximately 470 feet west of Meridian Road,aligning with the proposed east access in
the Briar Ridge Subdivision in-process development
c Meets the minimum 440-feet spacing from a signalized intersection with a single left-turn lane
• Not anticipated to require turn lanes under 2025 build-out year total traffic conditions with and
without the Amity Road access based on ACHD turn-lane guidelines
• Anticipated to meet ACHD minimum operational thresholds under 2025 build-out year total traffic
conditions with and without the Amity Road access
May 2022 2
21 Allure Subdivision/MPP22-0009/H-2022-0050
CR E,�RING,INC. Traffic impact Study
Alure Subdivision-Meridian, Idaho
• The minimum intersection sight distance visibility is 390 feet for a 35-mph roadway
o Building setback and landscape design should not obstruct intersection sight distance
■ Hermatite Avenue on Amity Road
• A detailed layout of the proposed access was not available at the time of this US
o The developer is working closely with the owner of the parcel to the north to construct the access
roadway
• Should be located at least 710 feet west of Meridian Road to meet the minimum spacing from a
signalized intersection with future dual left-turn lanes
• Not anticipated to require turn lanes under 2025 build-out year total traffic conditions based on
ACHD turn-lane guidelines
• Anticipated to meet ACHD minimum operational thresholds under 2025 build-out year total traffic
conditions
• The minimum intersection sight distance visibility is 500 feet for a 45-mph roadway
o Building setback and landscape design should not obstruct intersection sight distance
1.5 Allure Subdivision is planning to construct two site accesses to the transportation system;both are needed
to serve the site:
■ Without the Hermatite Avenue access on Amity Road,Quartz Creek Street west of Meridian Road is
estimated to carry approximately 4,150 vpd at the 2025 build-out year with full build-out of Allure
Subdivision and Briar Ridge Subdivision
• According to ACHD Policy Section 7206.3.3,the maximum ADT on one collector street access to
a public street system is 3,000 vpd
■ Without the Amity Road access,the ADT on Quartz Creek Street is estimated to exceed 3,000 vpd under
the following development scenarios:
• Full build-out of Allure Subdivision plus 90 single-family lots in Briar Ridge Subdivision
• Full build-out of Briar Ridge Subdivision plus 110 single-family lots in Allure Subdivision
• 170 single-family lots in Allure Subdivision plus 122 single-family lots and 23 townhouse dwelling
units in Briar Ridge Subdivision
2.0 Improvements Needed to Mitigate 202112022 Existing Traffic
2.1 With 2021/2022 existing traffic, all study area intersections meet ITD and ACHD minimum operational
thresholds analyzed with the existing intersection control,signal timing,and lane configuration. In addition,
the Quartz Creek Street and Meridian Road intersection does not warrant additional turn lanes based on ITD
right-turn lane guidelines. Therefore,no intersection improvements are needed to mitigate existing traffic
operations.
3.0 Improvements Needed to Mitigate 2025 Background Traffic
3.1 With 2025 background traffic, one study area intersection is anticipated to exceed minimum operational
thresholds analyzed with the existing intersection control and lane configuration. The intersection,
operational deficiencies,and mitigation improvements are.
■ Amity Road and Meridian Road intersection
• The intersection is anticipated to meet ACED minimum operational thresholds but exceeds ITD
minimum operational thresholds
o The critical shared southbound through/right-turn lane group is anticipated to operate with a
volume to capacity(v/c)ratio of 0.99 during the PM peak hour,which exceeds the ITD 0.90
threshold but meets ACHD 1.00 threshold
May 2022 3
22 Allure Subdivision/MPP22-0009/H-2022-0050
CR E,�RING,INC. Traffic impact Study
Alure Subdivision-Meridian, Idaho
• There are no improvements programmed at the intersection according to the current ACHD
Integrated Five-Year Work Plan(IFYWP)or ITD Idaho Transportation Improvement Plan(ITIP)
• According to the SH 69 corridor plan,ITD is planning to reconstruct the intersection in the long-
term as a Median U-Turn(MUT)with three through lanes on the Meridian Road approaches and
dual left-turn lanes on the Amity Road approaches
• The following interim improvements are proposed to mitigate 2025 background traffic operations
to meet ITD minimum operational thresholds:
o Construct a southbound right-turn lane
o Construct a westbound right-turn lane
3.2 With 2025 background traffic,one study area intersection is anticipated to warrant a turn lane based on ITD
turn lane guidelines:
■ Quartz Creek Street and Meridian Road intersection
• Southbound right-turn lane
o The TIS for Briar Ridge Subdivision also identified a southbound right-turn lane
o Turn lane warranted with the construction of 40 single-family lots in the Briar Ridge Subdivision
3.3 With 2025 background traffic,the Quartz Creek Street segment west of Meridian Road is anticipated to meet
ACHD level of service planning thresholds as a two-lane collector street:
■ The maximum peak hour directional volume is 108 vph eastbound during the AM peak hour and 118
vph westbound during the PM peak hour
4.0 Improvements Needed to Mitigate 2025 Build-Out Year Total Traffic
4.1 With 2025 total traffic, one study area intersection is anticipated to exceed ITD and ACHD minimum
operational thresholds analyzed with the existing intersection control and lane configuration. The
intersection,operational deficiencies,and mitigation improvements are.
■ Amity Road and Meridian Road intersection
• The southbound through and shared through/right-turn lane groups are anticipated to operate with
v/c ratios exceeding 1.00 during the PM peak hour with and without the Amity Road access,
exceeding the ITD 0.90 and ACHD 1.00 v/c ratio thresholds
o The intersection is anticipated to exceed minimum operational thresholds with the existing lane
configuration by 2023 with an increase in total entering traffic of 360 vehicles per hour. By
2023,Allure Subdivision is anticipated to have constructed 110 dwelling units
• The intersection is anticipated to meet ACHD minimum operational thresholds during the PM
shoulder hours with and without the Amity Road access
• Two mitigation options are proposed to mitigate 2025 total traffic impacts:
c Option 1—Reconstruct as a MUT intersection with the following lanes:
■ Eastbound approach: Existing lanes with one left-turn and one shared through/right-tum
lane
■ Westbound approach:One left-turn,one through,and one right-turn lane
■ Northbound approach:Two through lanes and one exclusive right-turn lane
✓ Construct a U-turn loon on Meridian Road north of the intersection to accommodate
northbound U-turns
■ Southbound approach: Two through lanes and one exclusive right-turn lane
Construct a U-turn loon on Meridian Road south of the intersection to accommodate
southbound U-turns
May 2022 4
23 Allure Subdivision/MPP22-0009/H-2022-0050
rR L''NGINF.F,RING,INC. Traffic Impact Study
Allure Subdivision-Meridian, Idaho
o Option 2 — If ACHD and/or ITD determines reconstructing the intersection as a WT is
infeasible by 2025,install alternative mitigation measures within 1.5 miles of the development.
Potential alternative mitigation measures may include one or more of the followings:
■ Construct pedestrian improvements at the Mary McPherson Elementary School:
✓ Construct sidewalk on Amity Road along the school frontages
✓ Install an RRFB at the existing crosswalk on Amity Road
■ Install safety improvements at the Amity Road and Meridian Road intersection:
✓ Install near-side signal heads on the existing poles for the northbound and southbound
through movements
✓ Install near-side signal heads on exiting mast arms for the northbound and southbound
left-turn movements while the intersection operates as a conventional signal
✓ Install 3-inch yellow retroreflective sheeting to all existing signal backplates
o In addition to the alternative mitigation measures, ITD will assess a proportionate share
contribution to mitigate the development's impacts
4.2 With 2025 total traffic,one study area intersection is anticipated to warrant a turn lane with and without the
Amity Road access based on ITD turn lane guidelines:
■ Quartz Creek Street and Meridian Road intersection
• Southbound right-turn lane
o Turn lane warranted with the construction of 40 single-family lots
■ With the Hermatite Avenue access on Amity Road, the proportion of site traffic in the
southbound right-turn movement is 39%in the AM and PM peak hours
■ Without the Hermatite Avenue access on Amity Road,the proportion of site traffic in the
southbound right-turn movement is 52%in the AM peak hour and 53%in the PM peak hour
4.3 The estimated site traffic as a percentage of the 2025 total traffic at the study area intersections are:
■ With the Hermatite Avenue access on Amity Road
• Amity Road and Meridian Road intersection AM peak—3.7%,PM peak—4.1%
• Quartz Creek Street and Meridian Road intersection AM peak=2.3%,PM peak=4.3%
■ Without the Hermatite Avenue access on Amity Road
• Amity Road and Meridian Road intersection AM peak—4.2%,PM peak—4.7%
• Quartz Creek Street and Meridian Road intersection AM peak=8.7%,PM peak=9.8%
4.4 With 2025 total traffics the Quartz Creek Street segment west of Meridian Road is anticipated to meet ACHD
level of service planning thresholds as a two-lane collector street:
■ With the Hermatite Avenue access on Amity Road
• The maximum peak hour directional volume is 138 vph eastbound during the AM peak hour and
208 vph westbound during the PM peak hour
o The proportion of site traffic in the eastbound direction in the AM peak hour is 21.7%
o The proportion of site traffic in the westbound direction in the PM peak hour is 43.3%
■ Without the Hermatite Avenue access on Amity Road
• The maximum peak hour directional volume is 225 vph eastbound during the AM peak hour and
254 vph westbound during the PM peak hour
o The proportion of site traffic in the eastbound direction in the AM peak hour is 52.0%
o The proportion of site traffic in the westbound direction in the PM peak hour is 53.5%
May 2022 5
24 Allure Subdivision/MPP22-0009/H-2022-0050
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.
25 Allure Subdivision/MPP22-0009/H-2022-0050
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.
26 Allure Subdivision/MPP22-0009/H-2022-0050
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.
27 Allure Subdivision/MPP22-0009/H-2022-0050
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.
28 Allure Subdivision/MPP22-0009/H-2022-0050