2023-03-03 ACHD draft Development Services Department
CHD
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Project/File: Artisan Victory Market/ MPP22-0020 / H-2022-0066
This is an annexation with rezone, a conditional use permit and a preliminary plat
application to allow for a mixed-use development of 6 lots on 14-acres.
Lead Agency: City of Meridian ;' ` + �i
Site address: 2820, 2910, 2960, 2990 & p.t w
3020 S. Eagle Road 44,5
Staff Approval: XXXX, 202X A�
Applicant: Kindi Moosman
Horrocks Engineers, Inc. , p�
2775 W Navigator Drive, Suite 210
Meridian, ID 83642 51��
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Staff Contact: Dawn Battles, Senior Planner
Phone: 387-6218 M
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E-mail: dbattles(a_)achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of annexation with rezone of 11-
acres from RUT (Rural-Urban Transition) to R-15 (High-Density Residential) and 2-acres to C-C
(Community Business)and a preliminary plat application consisting of 5 building lots and 1 common
lot to allow for the development of 132 multi-family units and 18,100 square feet of
commercial/retail. The applicant's rezone proposal is consistent with the City of Meridian's future
land use map which designates this area as Mixed Use Community.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Mixed-Use Community MU-C
South Mixed-Use Community MU-C
East Medium Density Residential R-8
West Medium Density Residential R-8
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Inglewood Place, a 9 lot mixed-use subdivision consisting of 8 buildable lots and 1 common
lot for a senior living community, retail and office or professional on 9-acres located directly
adjacent to the south of the site and is in various stages of development.
5. Transit: Transit services are not available to serve this site.
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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 0.19 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):
• Easy Jet is scheduled in the IFYWP for a community improvement project which includes
establishing a new bikeway corridor and the installation of wayfinding/bikeway signage with
the design year in 2024 and the construction date has not been determined.
• Victory Road is scheduled in the IFYWP to be widened to 5-lanes from Eagle Road to
Cloverdale Road with the design year in 2025 and the construction date has not been
determined.
• The intersection of Eagle Road and Victory 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 6-lanes on the west leg, and
signalized between 2026 and 2030.
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 Eagle Road as Level 3 facilities that will be constructed as part of a future ACHD
project.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,694 vehicle trips per day; 157
vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
Kimley-Horn prepared a traffic impact study for the proposed Artisan Victory Market (formerly
known as Modern Craftsman). The executive summary of the findings as presented by Kimley-
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Horn can be found as Attachment 3. ACHD has reviewed the submitted traffic impact study for
consistency with ACHD policies and practices and may have additional requirements beyond what
is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found
below under staff comments.
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Victory Road
Study Area Intersections:
1. Eagle Road 1 Easy Jet Drive
2. Victory Road /Titanium Avenue
A. Eagle Road 1 Project Access A
Study Area Roadway Segments:
1. Titanium Avenue
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(Easy Jet Drive to Victory Road)
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a. Policy:
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum, for each roadway segment and intersection that does not meet the minimum
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acceptable level of service planning threshold or v/c ratio, the report must discuss feasible
measures to avoid or reduce the impact to the system. To be considered adequate, measures
should be specific and feasible. Mitigation may also include:
• Revision to the Phasing Plan to coincide with the District's planning Capital Projects.
• Reducing the scope and/or scale of the project.
Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such
as roadway widening and intersection improvements are infeasible as determined by ACHD,
the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall
demonstrate that impacts from the project will be offset.
• If the impacted roadway segments and/or intersections are programmed as funded in
the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP);
no alternative mitigation is required.
• If the impacted roadway segments and/or intersections are not programmed in either
the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide a
safety analysis to determine alternative mitigation requirements.
o If the impacted roadway segments and intersections meet the minimum
acceptable level of service planning thresholds in the shoulder hour the applicant
may suggest feasible alternative mitigation such as: sidewalks, bike facilities,
connectivity, safety improvements, etc. within 1.5 miles of the proposed
development.
o If the shoulder hour planning thresholds are exceeded the applicant may request
to enter into a Development Agreement and pay into the Priority Corridor Fund
an amount determined by the ACHD to offset impacts from the project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District's future Capital
Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
shall not be required to provide mitigation for a roadway or intersection that currently exceeds
the minimum acceptable level of service planning threshold or V/C ratio.
b. Staff Comments/Recommendations: The TIS provided an analysis of a driveway onto Eagle
Road and an analysis without the driveway onto Eagle Road under 2025 total traffic conditions.
The TIS indicates that the roadway segment and the intersections in the study area are
anticipated to operate at an acceptable level of service planning threshold under existing traffic,
2025 background traffic and 2025 total traffic conditions in the AM and PM peak hour with the
exception of Eagle Road/Easy Jet Drive intersection.
The TIS notes that the extension of Titanium Way into the site as a local street is anticipated to
be below the 2,000 average daily trips threshold.
The TIS recommends mitigation measures for the Eagle Road/Easy Jet Drive intersection to
mitigate existing traffic, 2025 background traffic and 2025 total traffic conditions. The
percentage of site generated traffic under 2025 total traffic conditions for this intersection is 4%
for the AM and PM peak hour.
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Eagle Road/Easy Jet Drive
The TIS indicates that with access onto Eagle Road that the only failing lane group is the
eastbound through/left-turn lane in the AM peak hour under existing traffic and 2025 background
traffic conditions.
The TIS indicates without access onto Eagle Road that the failing lane groups are the eastbound
through/left-turn lane in the AM peak hour and the westbound through/left-turn lane in the PM
peak hours under 2025 total traffic conditions.
The TIS recommends restriping the eastbound and westbound approaches of the intersection
to have a shared through/right-turn lane and a left-turn lane to mitigate existing traffic, 2025
background traffic and 2025 total traffic conditions. Additionally, the TIS indicates that
lengthening the existing left-turn lane on East Jet Drive would provide mitigation measures to
include road widening or installing dual left-turn lanes which is not feasible in this location and
the site does not add any vehicle trips to the eastbound approach of the Eagle Road/Easy Jet
Drive intersection.
This intersection is located offsite and is not scheduled for improvements in ACHD's IFYWP or
CIP. In addition, the proposed site traffic at this intersection will be less than 10% of the 2025
total traffic conditions. Therefore, consistent with District policy 7205.3.1 Level of Service
Planning Threshold, which states, 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; no improvements are required at this intersection for the road segments that are
within ACHD right-of-way.
Site Access Evaluation:
Site Access A, onto Eagle Road, a proposed full access driveway located 675-feet south of
Easy Jet Drive and 960-feet north of Victory Road and in alignment with Mackay Drive on the
west side of Eagle Road across from the site. The TIS notes that this driveway is anticipated
to operate acceptably as a full movement driveway, meets spacing requirements from a
signalized intersection, is needed to provide improved connectivity to the development
amenities and commercial facilities and to the commercial area located directly adjacent to the
south of the site.Additionally, the TIS notes that without this access, the daily traffic on Titanium
Avenue from Easy Jet Drive and Victory Road will not exceed the allowable 2,000 trips.
As noted in the study, the proposed driveway is to provide connectivity to the development
amenities and the commercial. District policy requires driveways to operate as right-in/right-out
only, if approved, on a principal arterial and that access shall be taken from a lesser classified
street. However, staff recommends approval of the driveway location as a temporary full access,
as it does provide direct commercial traffic access to the site, with fewer impacts to the
residential portion of the development.
There are 4 proposed driveways onto Titanium Avenue, a proposed local street, located 309,
460-feet and 586-feet north of Publisher Street and one in alignment with Publisher Street
(measured centerline-to-centerline). These driveways were not evaluated as part of the TIS;
however, the TIS indicates there are no driveway spacing requirements on a local street.
Although the TIS indicates there are no spacing requirements on local roadways, District
Spacing Near Intersections policy requires driveways onto a local street to be located a
minimum of 75-feet from a local street intersection and 150-feet from the nearest collector or
arterial street intersection. Staff recommends approval of the 4 proposed driveway locations as
they meet District policy.
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3. Condition of Area Roadways
Traffic Count is based on Vehicles per our VPH
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Eagle Road 790-feet Principal Arterial 1,334 Better Than "E"
Easy Jet None Collector 73 Better than "D"
• Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
• Acceptable level of service for a two-lane collector is "D" (425 VPH).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Eagle Road north of Easy Jet Drive was 24,256 on July 21,
2020.
• The average daily traffic count for Easy Jet Drive east of Eagle Road was 1,477 on November
16, 2022.
C. Findings for Consideration
1. Eagle Road
a. Existing Conditions: Eagle Road is improved with 5-travel lanes, vertical curb, gutter, and 7-
foot wide attached concrete sidewalk. There is 96-feet of right-of-way for Eagle Road (48-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.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
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correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Eagle 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 not proposing any street improvements to Eagle Road
abutting the site.
d. Staff Comments/Recommendations: Eagle Road is fully improved; therefore, no additional
right-of-way dedication or street improvements are required as part of this application.
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any damaged or deteriorated portions of vertical curb, gutter and sidewalk on Eagle
Road abutting the site.
2. Internal Local Streets
a. Existing Conditions: There are no local streets within the site. There are three local streets
that stub to the site located as follows:
Titanium Avenue stubs to the site's north and south property lines and is improved to the north
with 2-travel lanes, 29-feet of pavement, curb, gutter, and 5-foot wide attached concrete
sidewalk and to the south with 2-travel lanes, 29-feet of pavement, vertical curb, gutter and 5-
foot wide detached concrete sidewalk. There is 47-feet of right-of-way for both segments of
Titanium Avenue abutting the site.
Publisher Street stubs to the site's east property line and is improved with 2-travel lanes, 32-
feet of pavement, curb, gutter, and 5-foot wide attached sidewalk. There is 50-feet of right-of-
way for Publisher Street abutting 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.
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• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
c. Applicant's Proposal: The applicant is proposing to extend the three street stubs into the site
and construct the internal local streets as 33-foot wide street sections with curb, gutter, a 7-foot
wide planter strip and 5-foot wide detached concrete sidewalk.
d. Staff Comments/Recommendations: The applicant's proposal to extend the three stub
streets into the site and construct the internal local streets as 33-foot wide street sections with
curb, gutter, a 7-foot wide planter strip and 5-foot wide detached concrete sidewalk meets
District policy and should be approved, as proposed. If street trees are desired, then provide
an 8-foot wide planter strip.
The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or
for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb
and provide a permanent right-of-way easement that extends from the right-of-way line to 2-feet
behind back of sidewalk. Sidewalk shall be located wholly within the right-of-way or wholly
within an easement.
3. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
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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 streets to align
or offset by a minimum of 125-feet.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
4. Driveways
4.1 Eagle Road
a. Existing Conditions: There are five existing driveways from the site onto Eagle Road located
676, 547, 347 and 170-feet north of Moon Dipper Street and one driveway located in alignment
with Moon Dipper Street (measured centerline-to-centerline).
b. Policy:
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved
by the District Commission. Driveways, when approved on a principal arterial shall operate as
a right-in/right-out only, and the District will require the construction of a raised median to restrict
the left turning movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 400-feet from the nearest intersection for a right-
in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on
principal arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400-feet
from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which
"is permitted for use until appropriate alternative access becomes available". Temporary access
may be granted through a development agreement or similar method, and the developer shall
be responsible for providing a financial guarantee for the future closure of the driveway.
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Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
c. Applicant's Proposal: The applicant is proposing to close the five existing driveways onto
Eagle Road with landscaping.
The applicant is proposing to construct a 36-foot wide curb return full access driveway with a
center landscape island onto Eagle Road in alignment with Mackay Drive on the west side of
Eagle Road across from the site.
d. Staff Comments/Recommendations: The applicant's proposal to close the five existing
driveways onto Eagle Road with landscaping does not meet District Minor Improvements policy
which requires the replacement of unused driveways with curb, gutter and sidewalk. The
applicant should be required to close the five existing driveways onto Eagle Road located 676,
547, 347 and 170-feet north of Moon Dipper Street and one driveway located in alignment with
Moon Dipper Street with vertical curb, gutter and 7-foot wide attached concrete sidewalk to tie
into the existing improvements on either side.
The applicant's proposal to construct a 36-foot wide curb return full access driveway with a
center landscape island onto Eagle Road does not meet District Access policy which requires
driveways, if approved, to operate as right-in/right-out only on a principal arterial and that access
shall be taken from a lesser classified street. However, staff recommends approval of the
driveway location as a temporary full access, as it does provide direct commercial traffic access
to the site, with fewer impacts to the residential portion of the development. The driveway may
be restricted with a median at any time as determined by ACHD. Locate the center landscape
island outside of the right-of-way.
5. Private Roads
5.1 Titanium Avenue
a. Existing Conditions: There are no private roads within the site.
b. Policy:
Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada
County establish the requirements for private streets. The District retains authority and will
review the proposed intersection of a private and public street for compliance with District
intersection policies and standards. The private road should have the following requirements:
• Designed to discourage through traffic between two public streets,
• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of
50-feet from the near edge of the intersection and a turnaround shall be provided.
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.
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Successive Driveways: District Policy 7207.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a local
street, but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway.
c. Applicant Proposal: The applicant is proposing to construct three 26-foot wide curb return
type private roads/drive aisles onto the west side of Titanium Avenue located 309 and 586-feet
north of Publisher Street and one in alignment with Publisher Street (measured centerline-to-
centerline).
The applicant is proposing to construct a 25-foot wide private road/drive aisle onto the east side
of Titanium Avenue located 460-feet north of Publisher Street (measured centerline-to-
centerline).
d. Staff Comments/Recommendations: The applicant's proposal to construct three 26-foot wide
private roads/drive aisles onto the west side of Titanium Avenue and a 25-foot wide private
road/drive aisle onto the east side of Titanium Avenue meets District policy and should be
approved, as proposed.
If the City of Meridian approves the private roads, the applicant shall be required to pave the
private roadways their full widths 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 names 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.
ACHD does not make any assurances that the private roads, which are a part of this application,
will be accepted as public roads 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.
6. Traffic Calming
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
11 DRAFT Artisan Victory Market/ MPP22-0020 /
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passive design element. These alternative methods may require maintenance and/or license
agreement.
a. Applicant's Proposal: The applicant is proposing to extend Titanium Avenue into the site
creating a roadway that is greater than 750-feet in length.
b. Staff Comments/Recommendations: The applicant should be required to redesign Titanium
Avenue to reduce the length of the roadway or include the use of passive design elements. The
ultimate location(s) 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.
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.
9. Other Access
Eagle Road is classified as a principal arterial roadway. Direct lot access is prohibited to this
roadway and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Redesign Titanium Avenue to reduce the length of the roadway or include the use of passive design
elements. The ultimate location(s) and design will be determined during plan review by
Development Review staff.
2. Repair or replace any damaged or deteriorated portions of vertical curb, gutter and sidewalk on
Eagle Road abutting the site.
3. Extend the three stub streets, Titanium Avenue (at the north and south property line) and Publisher
Street, into the site and construct the internal local streets as 33-foot wide street sections with curb,
gutter, a 7-foot wide planter strip and 5-foot wide detached concrete sidewalk, as proposed. If
street trees are desired, then provide an 8-foot wide planter strip.
4. Dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, the applicant may
reduce the right-of-way to 2-feet behind back of curb and provide a permanent right-of-way
easement that extends from the right-of-way line to 2-feet behind back of sidewalk. Sidewalk shall
be located wholly within the right-of-way or wholly within an easement.
5. Construct the internal local streets to align or offset by a minimum of 125-feet.
6. Close the five existing driveways onto Eagle Road located 676, 547, 347 and 170-feet north of
Moon Dipper Street and one driveway located in alignment with Moon Dipper Street with vertical
curb, gutter and 7-foot wide attached concrete sidewalk to tie into the existing improvements on
either side.
12 DRAFT Artisan Victory Market/ MPP22-0020 /
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7. Construct a 36-foot wide curb return temporary full access driveway with a center landscape island
onto Eagle Road in alignment with Mackay Drive on the west side of Eagle Road across from the
site. Locate the island outside of the right-of-way.
8. Construct three 26-foot wide curb return type private roads/drive aisles onto the west side of
Titanium Avenue located 309 and 586-feet north of Publisher Street and one in alignment with
Publisher Street, as proposed.
9. Construct a 25-foot wide private road/drive aisle onto the east side of Titanium Avenue located 460-
feet north of Publisher Street, as proposed.
10. Pave the private roads/drive aisles their full widths and at least 30-feet into the site beyond the edge
of pavement of all public streets.
11. Install street names and stop signs for the private roads/drive aisles. The signs may be ordered
though the District. Verification of the correct, approved names of the road are required.
12. Direct lot access to Eagle Road is prohibited and shall be noted on the final plat.
13. 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.
14. Payment of impact fees is due prior to issuance of a building permit.
15. 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
13 DRAFT Artisan Victory Market/ MPP22-0020 /
H-2022-0066
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property, which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. TIS Executive Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Appeal Guidelines
14 DRAFT Artisan Victory Market/ MPP22-0020 /
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16 DRAFT Artisan Victory Market/ MPP22-0020 /
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Kimley>>>Horn
1 . EXECUTIVE SUMMARY
1.1. Project Description
This report documents a traffic impact study for the proposed Modern Craftsman Eagle Road
mixed-use development located northeast of Eagle Road and Victory Road in the Meridian, Ada
County, Idaho.
The proposed Modern Craftsman Eagle Road mixed-use development includes 48 single-family
(detached) units, 88 single-family (attached) units, 6 multifamily units, 8,700 square feet of
commercial, and a 2,400 square-foot residential clubhouse. The project is anticipated to be
completed in 2025.
Access to the mixed-use development is proposed via one access on Eagle Road and four
accesses to Titanium Avenue that will connect to Easy Jet Drive to the north and Victory Road to
the south. As requested by ACHD, two access scenarios are evaluated in this TIS: with and
without access to Eagle Road. The access on Eagle Road is proposed to be a full movement
access.
The purpose of this traffic impact study is to identify trip generation characteristics of the proposed
development, evaluate traffic related impacts on the adjacent street system, and recommend
measures to mitigate impacts. Study area intersections and roadway segments are shown in
Figure ES-1.
1.2. Findings
1.2.1. Trip Generation
The proposed development is expected to generate 1694 new daily trips, with 120 new trips
occurring in the AM peak hour and 157 trips occurring in the PM peak hour.
1.2.2. Analysis Findings and Recommendations
At the request of ACHD two access scenarios were be reviewed. The first, with direct access to
Eagle Road also includes four accesses to Titanium Avenue that will connect to Easy Jet Drive
to the north and Victory Road to the south. The access on Eagle Road is proposed to be a full
movement access. The second access scenario eliminates the Eagle Road access and uses only
Titanium Avenue for direct site access.
An operational analysis summary for all analyzed scenarios is shown in Table ES-1. Analysis
findings and mitigations are presented in Table ES-2.
093701001 Modern Craftsman Eagle Road—Traffic Impact Study
Modern Craftsman Eagle Road_TIS.docx August 2022
Page 5
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Kimley>>> Horn
Table ES-1 - Operational Analysis Results
Eagle Road / Easy Victory Road / Eagle Road /
Jet Drive Titanium Avenue Project Access A
• Signal TWSC TWSC
2022 Existing AM s D - -
PM s D - -
2025 Background AM <_ D - -
PIM <_ D - -
2025 Plus Project (With AM <- D <_ D -
Project Access A) PIM <- D <_ D -
2025 Plus Project(Without AM <- D <- D <_ D
Project Access A) PM <_ D <- D <_ D
WAM -1U1101- - . -
093701001 Modern Craftsman Eagle Road—Traffic Impact Study
Modern Craftsman Eagle Road_TIS.docx August 2022
Page 7
Kimley>>> Horn
Table ES-2 — Findings and Potential Mitigations
2022 Existing Conditions
• The only failing movement is the eastbound through/left turning movement at the Eagle
Road/ Easy Jet Drive intersection in the AM peak hour.
• • A total of 26 crashes were recorded at study area intersections and roadway segments in
the most recent five-year period resulting in 15 property damage only crashes, 9 injury
crashes, and 1 fatal crash.
• The eastbound and westbound approaches of the Eagle Road / Easy Jet could be re-
Potential •• striped to have a shared through/right turn lane and a left turn lane. This would mitigate all
failing movements.
2025 Background Conditions
• The only failing movement is the eastbound through/left turning movement at the Eagle
• Road/ Easy Jet Drive intersection in the AM peak hour.
Planned Improvements • No programmed roadway or intersection projects in the study area to be constructed by
2026
• The eastbound and westbound approaches of the Eagle Road/Easy Jet could be re-
Potential •• striped to have a shared through/right turn lane and a left turn lane. This would mitigate
all failing movements.
2025 Plus Project Conditions
Findings(with • The only failing movement is the eastbound through/left turning movement at the Eagle
Access A) Road/ Easy Jet Drive intersection in the AM peak hour.
• The only failing movements are the eastbound through/left turning movement at the
Findings(withoutEagle Road/Easy Jet Drive intersection in the AM peak hour and the westbound
Access A) through/left turning movement at the Eagle Road/Easy Jet Drive intersection in the AM
and PM peak hours.
• The eastbound and westbound approaches of the Eagle Road/Easy Jet could be re-
Potential •• striped to have a shared through/right turn lane and a left turn lane. This would mitigate
all failing movements.
Turn Lane Analysis • No turn lanes are warranted.
Recommendations • It is recommended that the eastbound and westbound approaches of the Eagle Road/
Easy Jet be re-striped to have a shared through/right turn lane and a left turn lane.
093701001 Modern Craftsman Eagle Road—Traffic Impact Study
Modern Craftsman Eagle Road_TIS.docx August 2022
Page 8
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.
17 DRAFT Artisan Victory Market/ MPP22-0020 /
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Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a"No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
❑For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD,then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services(ACHD)for ANY work in the right-of-way,
including, but not limited to,driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request"form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application"to ACHD Construction—Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment&Erosion Submittal
• At least one week prior to setting up a Pre-Construction Meeting an Erosion &Sediment Control Narrative&Plan, done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre-Con.
18 DRAFT Artisan Victory Market/ MPP22-0020 /
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
and Clerk of the District, which must be filed within ten (10)working days from the date of
the decision that is the subject of the appeal. The notice of appeal shall refer to the
decision being appealed, identify the appellant by name, address and telephone number
and state the grounds for the appeal. The grounds shall include a written summary of the
provisions of the policy relevant to the appeal and/or the facts and law relied upon and
shall include a written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also consider
and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the Development Services
Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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