2023-02-03 ACHD Development Services Department
ACHD
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Project/File: Alexanders Landing Subdivision / MPP23-0002/ H-2022-0084
This is an annexation and rezone application and preliminary plat application to allow
for the development of 24 single-family lots and 4 common lots on 5.23 acres.
Lead Agency: City of Meridian
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Site address: Parcel #S1210325711 `' ,
N Black Cat Road `
Staff Approval: January 27, 2023 ► ,
Applicant: Kent Brown Planning Services
Kent Brown
3161 E Springwood Drive —� " `"
Meridian, ID 83642 �.
Staff Contact: Brandon Atchley
Phone: 387-6294 -
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E-mail: batch ley(a)achdidaho.org ,
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation and rezone
application and preliminary plat to allow for the development of 23 single-family lots, 1 existing
single-family lot, and 4 common lots on 5.23 acres.
The applicant's proposal to rezone R-1 and RUT to R-8 (Medium Density Residential) is consistent
with the City of Meridian's Comprehensive Plan, which designates this area as Medium Density
Residential.
2. Description of Adjacent Surrounding Area:
Direction ILand Use Zoning
North Low Density Residential, Medium Density Residential, R-1, R-8, RUT (Ada County)
Rural Urban Transitional (Ada County)
South Medium-High Density Residential R-15
East Rural Urban Transitional Ada Count RUT Ada Count
West Rural Urban Transitional (Ada County) RUT (Ada County)
3. Site History: ACHD has not previously reviewed this site.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Horse Meadows, a 26 buildable lot single-family development located directly north of the site
was approved by ACHD in December 2020
• Hensley Station, a 65 buildable lot Townhome development located south of the site was
approved by ACHD in December 2019
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5. Transit: Transit services are available to serve this site via routes 40 and 42 at the Black Cat Road
and Franklin Road intersection.
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 centerline miles of new public
road if Quarterhorse Lane is not reconstructed and dedicated as a public street. If Horse Meadows
Subdivision constructs Quarterhorse Lane as a public street and disconnects from Black Cat Road,
Alexanders Landing Subdivision will include 0.21 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): There are no
roadways, bridges or intersections in the general vicinity of the project that are in the Integrated
Five Year Work Plan (IFYWP).
• Black Cat Road is listed in the CIP to be widened to 5-lanes from Franklin Road to Cherry
Lane between 2031-2035.
10. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP) was
adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to
implement the Planned Bicycle Network to support bicycling as a viable transportation option for
Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of
good repair in order to ensure they are consistently available for use, promote awareness of existing
bicycle routes and features and support encouragement programs and to facilitate coordination and
cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan
recommendations.
The BMP identifies Black Cat Road as a Level 3 facility that will be constructed as part of a future
ACHD project. The applicant will construct the new collectors consistent with the MSM and the
Roadways to Bikeways Master plan.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 271 vehicle trips per day (9 existing);
26 vehicle trips per hour in the PM peak hour (1 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)
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Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Black Cat Road 30-feet Minor Arterial 474 Better than "E"
Pine Avenue 0-feet Collector 181 Better than "D"
* 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).
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 Black Cat Road north of Franklin Road was 9,537 on
10/05/2021.
• The average daily traffic count for Pine Avenue east of Black Cat Road was 3,289 on
08/18/2021.
C. Findings for Consideration
1. Black Cat Road
a. Existing Conditions: Black Cat Road is improved with 2-travel lanes and no curb, gutter or
sidewalk abutting the site. There is 72-feet of right-of-way for Black Cat Road (26-feet from
centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
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within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Black Cat Road is designated in the
MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section
within 100-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 50-
feet from centerline. The applicant is not proposing to improve Black Cat Road abutting the
site.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. Right-of-way dedication is impact fee eligible for
compensation.
Additionally, the applicant should be required to improve Black Cat Road with 17-feet of
pavement from centerline with 3-foot gravel shoulder and 5-foot-wide detached concrete
sidewalk located a minimum of 43-feet from the centerline of Black Cat Road abutting the site.
2. Internal Streets
a. Existing Conditions: There is an existing private road, Quarterhorse Lane, located at the site's
north property line.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb)for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any
buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and
minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within
50-feet of right-of-way.
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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, transit stops,
neighborhood commercial centers, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
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c. Applicant's Proposal: The applicant is proposing to construct the internal streets as 33-foot
street sections with curb, gutter, and attached 5-foot wide concrete sidewalk within 47-feet of
right-of-way. The applicant is proposing to construct a temporary turnaround at the western
terminus of Newland Drive with an approximate 45-foot turning radius.
If Horse Meadows Subdivision does not proceed prior to Alexanders Landing Subdivision, all
internal roadways and Quarterhorse Lane will be required as private streets.
The site is proposed to be accessed via Quarterhorse Lane, an existing private road that abuts
the site's north property line. The applicant is proposing to leave the existing Quarterhorse Lane
easement along the site's north boundary.
d. Staff Comments/Recommendations: As part of Horse Meadows Subdivision located directly
north of the site, that applicant, Black Cat 30, LLC, proposed to close the existing private road,
Quarterhorse Lane, at Black Cat Road and reconstruct a portion of the existing private road,
Quarterhorse Lane, as a public street, which would provide public street frontage and access
to this site as shown in red on the image below.
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Source:Horse Meadows Subdivision Site Plan SITE
However, at the time of this application, Horse Meadows Subdivision has not moved forward
and there is no right-of-way abutting the Alexander's Landing site. Because of this, private
roads will need to be constructed within the site; ACHD cannot accept isolated segments of
right-of-way and/or public streets without access though improved right-of-way. Therefore, the
applicant's proposal to construct public streets within the site should not be approved, as
proposed. Private roads should be constructed consistent with the City of Meridian's standards
and ACHD policy, as outlined in Finding 3, below.
If Horse Meadows moves forward and improved right-of-way abutting the site's north property
becomes available, then public streets may be constructed within the site. Under that scenario,
the following conditions would apply:
Construct Quarterhorse Lane as '/2 of 33-foot wide local street section with curb, gutter, and 5-
foot wide attached concrete sidewalk abutting the site. Dedicate right-of-way to extend 2-feet
behind the back of sidewalk for an attached sidewalk.
Construct the internal local streets as 33-foot wide street sections with curb, gutter, and 5-foot
wide attached concrete sidewalks within 47-feet of right-of-way meet District policy and should
be approved, as proposed.
If public streets are constructed then the existing private road easement should be terminated,
as a private road easement cannot be located within a public street.
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3. Private Roads
a. Existing Conditions: Quarterhorse Lane is an existing 16-foot-wide unpaved private road
abutting the site's north property line.
b. Policy:
Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County
establish the requirements for private streets. The District retains authority and will review the
proposed intersection of a private and public street for compliance with District intersection
policies and standards. The private road should have the following requirements:
• Designed to discourage through traffic between two public streets,
• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of
50-feet from the near edge of the intersection and a turnaround shall be provided.
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. Staff Comments/Recommendations: If the City of Meridian approves the private road, the
applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at
least 30-feet into the site beyond the edge of pavement of all public streets and install pavement
tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved
by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat
to provide public standard local streets in these locations.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will
be accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
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4. Stub Streets
a. Existing Conditions: There are no public road stubs at the site's property lines.
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 IS A DESIGNATED COLLECTOR ROADWAY. THIS
STREET WILL BE EXTENDED AND WIDENDED 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 Newland Drive/Newland Street to
stub to the site's west and east property lines, respectively, and to construct a temporary offset
turnaround at the west terminus of Newland Drive.
d. Staff Comments/Recommendations: IF public streets are constructed, then the applicant's
proposal meets District policy and should be approved, as proposed. The applicant's proposal to
construct a temporary turnaround at the western Newland Drive terminus should be approved, as
proposed, and turn around should be constructed with a 50-foot turning radius required by District
policy.
The applicant should install a sign at the terminus of both stub streets stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE."
5. 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.
6. 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.
7. Other Access
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MPP23-0002 / H-2022-0084
Black Cat Road is classified as a minor arterial 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. Dedicate additional right-of-way to total 48-feet from centerline of Black Cat Road abutting the site.
Right-of-way dedication is impact fee eligible for compensation.
2. Widen the pavement on Black Cat Road to total 17-feet from centerline with a 3-foot gravel shoulder
and barrow ditch. Construct a 5-foot wide detached concrete sidewalk on Black Cat Road located
a minimum of 43-feet from the centerline of the roadway abutting the site.
3. If there is no improved public right-of-way abutting this site's north property line (see finding 3
above), then private roads shall be constructed within the site. Street name and stop signs are
required for the private roads. The signs may be ordered through the District. Verification of the
correct, approved name of the road is required.
If there is improved right-of-way abutting the site's north property line,then construct public
streets per the conditions noted below:
4. Construct Quarterhorse Lane as half of a 33-foot wide local street section with curb, gutter, and 5-
foot wide attached sidewalk abutting the site. The dedicated right-of-way should extend 2-feet
behind the back of the attached sidewalk.
5. Construct the internal local streets as 33-foot wide local street sections with curb, gutter, and 5-foot
wide attached concrete sidewalk within 47-feet of right-of-way, as proposed.
6. Construct Bareback Street to intersect Quarterhorse Lane 180-feet west of the site's east property
line, as proposed.
7. Construct Bareback Street to intersect Newland Drive/Newland Street 285-feet south of
Quarterhorse Lane, as proposed.
8. Construct Newland Street to stub to the site's east and west property lines, as proposed.
9. Terminate the western stub street, Newland Drive, in a paved temporary cul-de-sac turnaround with
a minimum turning radius of 50-feet; a temporary easement shall be provided. 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.
10. Install a sign at the terminus of both of the Newland Street stubs street stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE."
11. Direct lot access to Black Cat Road is prohibited and shall be noted on the final plat.
12. 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.
13. Payment of impact fees is due prior to issuance of a building permit.
14. 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).
9 Alexanders Landing Subdivision /
MPP23-0002 / H-2022-0084
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.
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.
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MPP23-0002 / H-2022-0084
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal Guidelines
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VICINITY MAP _
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12 Alexanders Landing Subdivision /
MPP23-0002 / H-2022-0084
SITE PLAN
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13 Alexanders Landing Subdivision /
MPP23-0002 / H-2022-0084
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.
14 Alexanders Landing Subdivision /
MPP23-0002 / H-2022-0084
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.
15 Alexanders Landing Subdivision /
MPP23-0002 / H-2022-0084
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.
16 Alexanders Landing Subdivision /
MPP23-0002 / H-2022-0084