2022-08-24 ACHD CHD
Mary May, President
Alexis Pickering,Vice-President
6�J �.�h ® Jim D. Hansen, 2nd Vice President
01W 4';f Pi0[r-to 54"Clel Kent Goldthorpe,Commissioner
Dave McKinney,Commissioner
August 24, 2022
To: J.J. Howard LLC
Michelle Foley
5983 W. State Street, Suite D
Boise, Idaho 83703
Rep: 2 North Homes LLC
Michael Jobes
P.O. Box 8362
Boise, Idaho 83707
Subject: MPP22-0035/ H-2022-0062
5665 N. Meridian Road
Parcel # SO425142315
Bordeaux Estates Subdivision
The applicant is requesting an annexation and zoning of 2 acres into the City of Meridian with
an R-8 (Medium Density Residential) zoning designation. The applicant is also requesting
combined preliminary and final plat approval to allow for the development of 4 residential
buildable lots and 1 common lot on 2 acres. The existing home is proposed to remain.
A. Findings of Fact
1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Meridian Road is scheduled in the IFYWP to be widened to 3-lanes from McMillian
Road to SH-20/26 (Chinden Boulevard) with the design year in 2025 and the
construction date not yet determined.
• Producer Drive is scheduled in the IFYWP as a community improvement project to
establish new bikeway corridors, including wayfinding/bikeway signage in 2026.
2. Meridian Road
a. Existing Conditions: Meridian Road is improved with 2-travel lanes, 26-feet of
pavement and no curb, gutter or sidewalk abutting the site. There is 88-feet of right-
of-way for Meridian Road (25-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is
responsible for improving all street frontages adjacent to the site regardless of whether
or not access is taken to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design
of improvements for arterials shall be in accordance with District standards, including
the Master Street Map and Livable Streets Design Guide. The developer or engineer
should contact the District before starting any design.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2
states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-
curb) within 70 feet of right-of-way. This width typically accommodates a single travel
lane in each direction, a continuous center left-turn lane, and bike lanes.
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 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 Meridian Road is
designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes,
a 46-foot street section within 78-feet of right-of-way.
c. Applicant's Proposal: The applicant is proposing to improve Meridian Road with a
3-foot gravel shoulder and a 5-foot wide detached concrete sidewalk abutting the site.
d. Staff Comments/Recommendations: Consistent with the MSM, the applicant should
be required to dedicate additional right-of-way to total 39-feet from the centerline of
Meridian Road abutting the site. The additional dedicated right-of-way is impact fee
eligible for compensation, as this segment of Meridian Road is listed in the CIP.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
The applicant's proposal to improve Meridian Road with pavement widening to 17-feet
from the centerline, a 3-foot gravel shoulder, and 5-foot wide detached concrete
sidewalk meets District policy and should be approved, as proposed. Locate the
sidewalk a minimum of 32-feet from the centerline on Meridian Road.
The applicant should be required to provide a permanent right-of-way easement to 2-
feet behind the back of sidewalk for detached sidewalks located outside of the
dedicated right-of-way. Sidewalk shall be located wholly within right-of-way or wholly
within an easement.
The applicant should be required to meet all current ADA (Americans with Disabilities
Act) compliance standards in the construction and reconstruction of all intersections.
This segment of Meridian Road is in the 2025 chip-seal zone.
3. Driveways — Meridian Road
a. Existing Conditions: There are two existing paved driveways from the site onto
Meridian Road located as follows (measured centerline to centerline):
• 18-foot wide driveway located approximately 171-feet north of Producer Drive.
• 21-foot wide driveway located approximately 214-feet north of Producer Drive.
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 7205.4.6 states that direct access to minor 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 1a under District policy 7205.4.6, unless a
waiver for the access point has been approved by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on
minor arterial roadways from a signalized intersection with a single left turn lane shall
be located a minimum of 330-feet from the nearest intersection for a right-in/right-out
only driveway and a minimum of 660-feet from the intersection for a full-movement
driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a
signalized intersection with a dual left turn lane shall be located a minimum of 330-feet
from the nearest intersection for a right-in/right-out only driveway and a minimum of
710-feet from the intersection for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located
on minor arterial roadways with a speed limit of 35 MPH to align or offset a minimum
of 330-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
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
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.
c. Applicant's Proposal: The applicant is proposing to close the 2 existing driveways
onto Meridian Road, with fencing and landscaping.
d. Staff Comments/Recommendations: The applicant's proposal to close the 2 existing
driveways onto Meridian Road, with fencing and landscape meets District policy and
should be approved, as proposed.
4. Private Roads/Driveways - Producer Drive
a. Existing Conditions: The site does not have frontage on Producer Drive. There is a
letter of agreement (attached) to provide an easement granting access onto Producer
Drive from the site through the two landscaped parcels located directly adjacent to the
south of the site that is owned by the Paramount Homeowner's Association.
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.
c. Applicant's Proposal: The applicant is proposing to construct a 26-foot wide paved
private road within a 40-foot easement onto Producer Drive located 190-feet west of
Meridian Road and in alignment with an existing driveway on the south side of Producer
Drive across from the site.
d. Staff Comments/Recommendations: The applicant's proposal meet's District policy
and should be approved, as proposed. The applicant should be required to provide
written documentation of the recorded access easement prior to plan submittal. If the
access easement is not recorded, the applicant should be required provide revised
preliminary plat to ACHD for review and comment.
If the City of Meridian approves the private road, the applicant shall be required to pave
the private roadway its full width 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
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
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.
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
Meridian Road is classified as a minor arterial roadway and Producer Drive is classified as a
collector roadway. Other than access approved as part of this application direct lot access is
prohibited to these roadways and should be noted on the final plat.
B. Site Specific Conditions of Approval
1. Dedicate additional right-of-way to total 39-feet from the centerline of Meridian Road
abutting the site. Compensation will be provided for this right-of-way dedication.
2. Widen Pavement on Meridian Road to 17-feet from centerline with 3-foot gravel shoulder
abutting the site.
3. Construct a 5-foot wide detached concrete sidewalk to be located a minimum of 32-feet
from the centerline on Meridian Road abutting the site.
4. Provide a permanent right-of-way easement to 2-feet behind the back of sidewalk for
detached sidewalks located outside of the dedicated right-of-way.
5. 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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
6. Close the 2 existing 18-foot and 21-foot wide driveways from the site onto Meridian Road,
as proposed.
7. Construct a 26-foot wide paved curb return type private road within a 40-foot easement
onto Producer Drive located 190-feet west of Meridian Road and in alignment with an
existing driveway on the south side of Producer Drive across from the site.
8. Provide the recorded access easement prior to plan submittal if the access easement is
not recorded provide revised site plans to ACHD for review and comment.
9. 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.
10. Direct lot access to Meridian Road is prohibited and shall be noted on the final plat.
11. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a
building permit. Please contact the ACHD Planner (see below) for information regarding
impact fees.
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. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
This development is estimated to generate 29 additional vehicle trips per day (9 existing); and
3 additional vehicle trips per hour in the PM peak hour (1 existing), based on the Institute of
Transportation Engineers Trip Generation Manual, 11th edition.
Condition of Area Roadways: Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Meridian Road 217-feet Minor Arterial 517 Better Than `E'
Producer Drive 0-feet Local 114 N/A
* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
** ACHD does not set level of service thresholds for local roadways.
Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD's most current
traffic counts
• The average daily traffic count for Meridian Road north of Ustick Road was 12,730 on
October 28, 2021.
• The average daily traffic count for Producer Drive west of Meridian Road was 2,289
on February 25, 2021.
D. Attachments
1. Vicinity Map
2. Site Plans (2)
3. Letter of Agreement (for Access Easement) Paramount Homeowner's Association
4. Standard Conditions of Approval
5. Appeal Guidelines
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
/d_ ag
Renata Ball-Hamilton
Planner
Development Services
cc: City of Meridian (Sonya Allen), Via Email
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
LETTER OF AGREEMENT
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
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, 7203.6, 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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org