2022-10-12 ACHD Staff Report Development Services Department
CHD
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Project/File: Alden Ridge Subdivision/ MPP22-0041/ H-2022-0059
This is an annexation, rezone, and preliminary Plat application to rezone 25 acres (R-
4 zoning for 20.35 acres and R-8 zoning for 4.45 acres) to allow for the development
of 75 residential lots on 21.7 acres.
Lead Agency: City of Meridian Vicinity Map
Site address: 6870, 7000, 7100 N. Pollard
Lane and W. Old School Lane '
Staff Approval: October 12, 2022
Applicant: Tall Timber Consulting, LLC. 3 '¢
Dave Yorgason
14254 W. Battenberg Drive -`'-
Boise, Idaho 83713
Owner: Ryenn Holdings LLC
Kyle Enzler �'�
2610 E. Jasmine Lane
Meridian, Idaho 83642 w 61v
Staff Contact: Renata Ball-Hamilton
Phone: 387-6171
E-mail: rhamilton(a)_achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation, rezone of
approximately 25 acres from RUT to an R-4 (Medium-Low Density Residential) zoning designation
of 20.35 acres and R-8 (Medium Density Residential) zoning designation of 4.45 acres, to allow for
the future development of 75 lot residential neighborhood consisting of 65 buildable lots and 10
common lots on 22 acres.
The site is located in the City of Meridian's impact area and the applicant's rezone proposal is
consistent with the City of Meridian's future land use map which designates this area as Medium &
Low Density Residential.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Rural-Urban Transition RUT
South Medium Density Residential R-8
East Rural-Urban Transition, Limited Industrial, State Highway 16 RUT, M1, SH-16
West Rural-Urban Transition RUT
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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:
• Pollard Subdivision (Central Valley Plaza), located on the south side of Proposed Old School
Lane, was approved by ACHD Commission in April 2019.
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 0.69 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):
• Meridian North: Bikeway Signage/Community Improvement project is scheduled in the IFYWP
to include establishing new bikeway corridors with wayfinding/bikeway signage, from N. Black
Cat Road, crossing State Highway 20/26/Chinden Boulevard to N. Long Lake Way
construction in 2026.
• Black Cat Road is listed in the CIP to be widened to 5-lanes from McMillan Road to Chinden
Boulevard between 2036 and 2040.
• The intersection of Black Cat Road and Chinden Boulevard/US 20/26 is listed in the CIP to
be widened to 5-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 7-lanes on the
west leg, and signalized between 2026 and 2030.
• The intersection of Star Road and Chinden Boulevard/US 20/26 is listed in the CIP to be
widened to 5-lanes on the north leg, 5-lanes on the south, 7-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
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cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan
recommendations.
The BMP identifies Black Cat Road as an existing Level 2 facility.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 583 additional vehicle trips per day
(30 existing); 58 additional vehicle trips per hour in the PM peak hour (3 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 11th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour
Classification Traffic Count
**State Highway 16 433-feet Interstate 724
McDermott Road
Pollard Lane 130-feet Local NA
** ACHD does not set level of service thresholds for State Highways.
* ACHD does not set level of service thresholds for local roadways.
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for State Highway 16 at the Boise River was 15,372 on
December 31, 2020.
• There are no current daily traffic counts for Pollard Lane.
C. Findings for Consideration
1. State Highway 16
State Highway-16 is under the jurisdiction of the Idaho Transportation Department (ITD). The
applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or
improvements are necessary on State Highhway-16.
2. Access to the Site - Levi Avenue/Pollard Lane Relocation & Right-of-
Way Exchange
a. Existing Conditions/Site History: As part of ITD's SH-16 extension project a series of local
access roads and rights-of-way were constructed or established by ITD. Specific to this site,
ITD obtained right-of-way for Levi Avenue, a north-south and east-west road connecting to
Pollard Lane, which is needed to provide access to this site. With the SH-16 extension, ITD
eliminated the Pollard Lane approach on to US 20/26 due to the proximity to the SH-16
intersection. The new intersection of Pollard Lane (Levi Lane) is adequately spaced from SH-
16 to allow for signalization and a signal is planned to be installed at that intersection as part of
the Pollard Subdivision (Central Valley Plaza) and Prescot Ridge Subdivision located on the
south side of Chinden Boulevard across from the site.
ITD purchased property from the owner of the Pollard Subdivision site, and compensated the
owner for construction of the roadways, with the intent that ITD would convey the property to
ACHD as right-of-way when the roads were completed. Prior to constructing the roads, the
applicant requested to relocate the right-of-way and construct the road south of the original
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alignment. Prior to ACHD's acceptance of the SH-16 local roads,ACHD required ITD to confirm
the proposed right-of-way dedication was the new alignment where the road had been
constructed. Subsequently, it has been determined that the right-of-way dedicated to ACHD by
ITD is the original alignment, north of the constructed roadway.
Levi Avenue and Pollard Lane (east-west)within the site are improved with 25-feet of pavement
and no other improvements; and located outside of the deeded right-of-way.
Site = Red Pollard Subdivision = Yellow
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part of the Pollard Lane Subdivision project, that applicant proposed to relocate Levi Avenue
and Pollard Lane, to extend Levi Avenue to the north, and to relocate Pollard Lane to the north,
north of the existing right-of-way. This has not yet been completed and there is currently no street
within the right-of-way between Pollard Lane (abutting the site) and Chinden Boulevard to provide
access to this site.
Because of this ACHD will be unable to approve plans until a public street is constructed within
the right-of-way to provide access to the site.
3. Pollard Lane
a. Existing Conditions: Pollard Lane is improved with 2-travel lanes, a paved cul-de-sac
turnaround at the terminus of the roadway, 24 to 100-feet of pavement, and no curb, gutter or
sidewalk abutting the site. There is 50 to 120-feet of right-of-way for Pollard Lane (23 to 25-feet
from centerline).
There are two existing driveways from the site onto Pollard Lane located as follows:
• 40-foot wide unimproved driveway is located 1,669-feet north of SH 20/26 /
Chinden Boulevard (measured Center line to centerline).
• 50-foot wide unimproved driveway is located 1,468-feet north of SH 20/26 /
Chinden Boulevard (measured Center line to centerline).
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
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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.
Industrial Roadway Policy: District Policy 7209.2.1 states that the developer is responsible
for improving all industrial 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 7209.5 states that right-of-way widths
for new industrial roadways shall be 50-feet wide and that the standard street section will vary
depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic,
and/or on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
• A 52-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and on-street parking.
Off-Site Streets Policy: District Policy 7209.2.3 states that if the proposed development is not
served by a public street, the developer shall pave the street or widen the existing pavement to
provide a 30-foot wide (minimum) paved street with 3-foot gravel shoulders from the proposed
development to the public street specified by the District. Wider street widths may be required
depending on the magnitude of the development and other factors, including the potential for
bicycle, bus, and pedestrian traffic.
If the proposed development is served by a paved public road less than 30-feet wide, the
developer shall widen the pavement to a minimum of 30-feet wide or add 3-feet of additional
pavement plus 3-foot gravel shoulders to the existing road, whichever is greater. The road shall
be widened from the site to the public street specified by the District. All utility relocation costs
associated with the off-site street widening shall be borne by the developer.
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-
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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 7207.2.2 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.
c. Applicant's Proposal: The applicant is proposing to vacate a portion of Pollard Lane North of
Old School Lane and the cul-de-sac and construct the entry roadway Pollard Lane as a 33-foot
wide local street section with rolled curb, gutter, and 5-foot wide attached concrete sidewalk
within 50-feet of right-of-way.
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d. Comments/Recommendations: While the applicant's proposal meets District policy, as part
of ACHD's action on Pollard Subdivision (Central Valley Plaza) in April of 2019, ACHD required
Pollard Lane to be constructed as half of a 40-foot wide Industrial Street section due to the
industrial uses approved by Ada County on the west side of Pollard Lane. Consistent with
ACHD's action on Pollard Subdivision Located Directly south of the site staff recommend that
the applicant construct the north/south portion of Pollard Lane as '/2 of a 40-foot industrial, (plus
12 additional feet of pavement to total 32-feet) street section with vertical curb, gutter, and a
minimum of 5-foot wide concrete sidewalk abutting the site. Right of-way for the improvements
should extend 2-feet behind the back edge of sidewalk.
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Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk
placed outside of the dedicated right-of-way.
Staff is supportive of the proposed vacation/exchange of the existing right-of-way. The
vacation or vacation exchange is a separate process with its own application and approvals.
The vacation or vacation exchange should be completed prior to ACHD's signature on the first
final plat.
South of the site (off-site) Pollard Lane is improved with 2 travel lanes, 25-feet of pavement
and 4-to 9-foot wide gravel shoulders meeting ACHD's Offsite Improvement policy, therefore
no improvements offsite are required a part of this application. Additionally, this segment of
Pollard Lane is anticipated to be constructed as half of a 40-foot industrial street section as
part of the Pollard Lane subdivision.
4. Internal Local Roads
a. Existing Conditions: There are no internal local roadways within the site.
Restucci Lane stubs the site's southern property line, and will be improved as a 33-foot wide
street section with an 8-foot planter strip and 5-foot wide detached concrete sidewalks within
50-feet if right-of-way. This stub street was approved as part of Pollard Subdivision, which was
approved by the ACHD Commission in April of 2019.
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
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MPP22-0041/ H-2022-0059
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.
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 the internal local roads (Old
School Lane) as 33-foot wide local street sections with curb, gutter, and 5-foot wide attached
concrete sidewalks within 50-feet of right-of-way.
The applicant is proposing to construct 2 knuckles throughout the site.
The applicant is proposing to construct the internal local streets to align or offset a minimum of
125-feet.
d. Staff Comments/Recommendations: The applicant's proposal, meets District Policy and
should be approved as proposed. The applicant should be required to coordinate the radius of
the knuckles with Development Review staff prior to plan submittal.
All internal local streets align or offset by a minimum of 125-feet meeting ACHD policy and
should be approved, as proposed.
5. Stub Streets
a. Existing Conditions: Restucci Lane, located 540-feet east of the west property line stubs to
the site's south property line and is not yet constructed, but will be constructed as part of Pollard
Lane Subdivision. This stub street was approved as part of Pollard Subdivision.
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.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
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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.
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 extend Restucci Lane into the site and to
construct one stub street to the east, Old School Lane.
Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved as proposed. A temporary turn around is required at the terminus of Old
School Lane as the stub street is more than 150-feet in length. If this development is completed
prior to the subdivision to the south, Pollard Subdivision, 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."
If this project moves forward prior to the construction of Restucci Lane,then that roadway should
be constructed as stub street to the south property line. Install a sign at the terminus of the stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Stub streets to the north and east are not required due to the Phillis Canal and State Highway
16.
6. 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.
b. Applicant's Proposal: The applicant is proposing to construct a long straight roadway, Old
School Lane, to be greater than 750-feet in length.
c. Staff Comments/Recommendations: The applicant should be required to redesign Old School
Lane to reduce the length of the roadway or include passive design elements. The ultimate
locations and design will be determined during plan review by Development Review staff.
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Stop signs, speed humps/bumps and valley gutters will not be accepted as traffic calming.
7. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
8. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
D. Site Specific Conditions of Approval
1. ACHD will be unable to approve plans or sign a final plat until a public street is constructed within
the right-of-way between Levi Lane and Pollard Lane to provide access to the site.
2. Prior to plan approval for any portion of the development complete the vacation or vacate/exchange
the existing right-of-way for Pollard Lane north of Old School Lane. This is a separate application
process and will have a separate series of public hearings in accordance with state code.
3. Redesign Old School Lane to reduce the length of the roadway to be less than 750-feet in length
or include passive design elements. The ultimate locations and design will be determined during
plan review by Development Review staff.
Stop signs, speed humps/bumps and valley gutters will not be accepted as traffic calming.
4. The vacation/vacation exchange should be completed prior to plan approval for any development
on the west side of the site's property line.
5. Construct Pollard Lane as half of a 40-foot industrial roadway, (plus 12 additional feet of pavement
to total 32-feet) street section with vertical curb, gutter, and a minimum of 5-foot wide concrete
sidewalk abutting the site.
6. Provide a permanent right of-way should extend 2-feet behind the back edge of sidewalk for any
sidewalk placed outside of the dedicated right-of-way.
7. Construct the internal local streets as 33-foot wide street sections with curb, gutter and 5-foot wide
attached concrete sidewalk within 50-feet of right-of-way, as proposed.
8. Construct the internal local streets to align or offset a minimum of 125-feet, as proposed.
9. Construct Restucci Lane, as a stub street to the south, located 540-feet east of the site's west
property line, as proposed. Install a sign at the terminus of Restucci Lane that states, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE."
10. Construct Old School Lane, as a stub street to the east, located 163-feet north of the site's south
property line, and install a sign at the terminus of Old School Lane that states, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE."
11. 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.
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12. Payment of impact fees is due prior to issuance of a building permit.
13. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA) requirements. The applicant's engineer should provide documentation of ADA
compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter, and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number)for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property, which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
12 Alden Ridge Subdivision/
MPP22-0041/ H-2022-0059
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Appeal Guidelines
13 Alden Ridge Subdivision/
MPP22-0041/ H-2022-0059
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15 Alden Ridge Subdivision/
MPP22-0041/ H-2022-0059
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.
16 Alden Ridge Subdivision/
MPP22-0041/ H-2022-0059
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.
17 Alden Ridge Subdivision/
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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.
18 Alden Ridge Subdivision/
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