2023-05-22 ACHD Revised Development Services Department
CHD
Project/File: Promenade Cottages/ MPP22-0022/ H-2022-0013 Revised (changes shown in
bluel
This is a rezone, a conditional use permit, private road and a preliminary plat
application to allow for the mixed-use development of 45 lots on 8 acres. The site is
located at the southeast corner of Fairview Avenue and 31 Street.
Lead Agency: City of Meridian -
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Site address: 403 E. Fairview Avenue "
Staff Approval: July 1, 2022 ,EtK
Applicant: Steve Arnold
A Team Land Consultants
1785 Whisper Cove Avenue
Boise, ID 83709 a ram_ 7 `3 ��v,r�!
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Staff Contact: Dawn Battles, Planner �` ,1 a
Phone: 387-6218
E-mail: dbattles(cDachdidaho.org t
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a rezone of 6 acres to R-40
(High-Density Residential), 2 acres to C-G (General Retail and Service Commercial District) from
the R-8 zoning (Medium-Density Residential), a conditional use permit, private road and a
preliminary plat to allow for the development of 45 lots consisting of 30 single family townhome lots,
5-multi-family lots containing 90 units, 2 commercial lots and 8 common lots. The applicant's rezone
proposal is consistent with the City of Meridian's future land use map which designates this site as
commercial and high-density residential.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North General Retail and Service Commercial District C-G
South Medium-Density Residential/Medium High-Density Residential R-8/R-15
East Medium High-Density Residential/High-Density Residential/ R-15/R-40/C-G
General Retail and Service Commercial District
West Medium-Density Residential/High-Density Residential/ General R-8/R-40/C-G
Retail and Service Commercial District
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Transit: Transit services are not available to serve this site.
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5. 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.
6. New Center Lane Miles: The proposed development includes 0 centerline miles of new public
road.
7. 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.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Fairview Avenue is scheduled in the IFYWP to be widened to 7-lanes from Locust Grove Road
to SH-55 (Eagle Road) in 2025.
• Locust Grove Road is scheduled in the IFYWP to be widened to 5-lanes from Fairview Avenue
to Ustick Road with the design year in 2026 and the construction year in the future.
• The intersection of Fairview Avenue and Locust Grove Road is scheduled in the IFYWP to be
widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes on the east, and 9-lanes
on the west leg, plus enhanced pedestrian and bike facilities and intersection lighting in 2025.
• Fairview Avenue is listed in the CIP to be widened to 7-lanes from Meridian Road to Locust
Grove Road between 2036 and 2040.
9. 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 Fairview Avenue as a Level 3 facility that will be constructed as part of a future
ACHD project. The BMP also identifies 2nd and a Half Avenue and Main Street located west of the
site as existing Level 1 facilities.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 545 additional vehicle trips per day
(1,478 existing); 40 additional vehicle trips per hour in the PM peak hour (186 existing), based on
the Institute of Transportation Engineers Trip Generation Manual, 11t" edition.
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2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Functional PM Peak Hour PM Peak
Roadway Frontage Classification Traffic Count Hour Level of
Service
Fairview Avenue 366-feet Principal Arterial 1,366 Better than "E"
31d Street 912-feet Collector N/A N/A
**Badley Avenue 366-feet Local N/A N/A
* 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).
** ACHD does not set level of service thresholds for local streets.
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 Fairview Avenue west of Locust Grove Road was 29,588
on October 5, 2021.
• There are no current traffic counts for 3rd Street and Badley Avenue.
C. Findings for Consideration
1. Fairview Avenue
a. Existing Conditions: Fairview Avenue is improved with 5-travel lanes, a 3 to 9-foot wide gravel
shoulder, 5-foot wide sidewalk and no curb and gutter abutting the site. There is 99-feet of right-
of-way for Fairview Avenue (41-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 7-lane street section shall be 96-feet(back-of-curb to back-of-curb)within 120-
feet of right-of-way. This width typically accommodates three travel lanes in each direction, a
continuous raised or landscaped median with intermittent turn lanes, and safety shoulders.
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.
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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.
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.
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 Fairview Avenue is designated in the
MSM as a Mobility Arterial with 7-lanes and on-street bike lanes, a 96-foot street section within
124-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any street improvements to Fairview
Avenue abutting the site.
d. Staff Comments/Recommendations: Consistent with the MSM, the applicant should be
required to dedicate additional right-of-way to total 62-feet from centerline of Fairview Avenue
abutting the site. The additional dedicated right-of-way is impact fee eligible for compensation,
as this segment of Fairview Avenue is listed in the CIP.
Fairview Avenue is improved with 5-travel lanes, a minimum 3-foot gravel shoulder and 5-foot
wide concrete sidewalk; therefore, no additional street improvements should be required as part
of this application.
The applicant should be required to repair or replace any damaged or deteriorated portions of
sidewalk on Fairview Avenue abutting the site.
2. 3rd Street
a. Existing Conditions: 3rd Street is improved from the intersection with Fairview Avenue south
to the intersection with Gruber Avenue with 2-travel lanes, 33-feet of pavement, curb, gutter,
and 4-foot wide attached concrete sidewalk abutting the site. 3rd Street is unimproved from
Gruber Avenue south to Badley Avenue abutting the site. There is 60-feet of right-of-way for
the improved and unimproved segments of 3rd Street (30-feet from centerline).
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
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Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. 3rd Street exists as a Residential Collector from the
intersection with Fairview Avenue south to the intersection with Gruber Avenue and a new
collector roadway was identified on the MSM with the street typology of Residential Collector.
The new collector roadway should align with the existing portion of 3rd Street on the north side
of Gruber Avenue and continue south abutting the site's west property line to intersect Badley
Avenue. The Residential Collector typology is designated in the MSM as a Residential Collector
with 2-lanes and on-street bike lanes, a 36-foot street section within 54-feet of right-of-way.
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c. Applicant Proposal: The applicant is proposing to reconstruct the existing section of 3rd Street
and is proposing to construct the unimproved section of 3rd Street as 1/2 of a 47-foot wide
collector street section with vertical curb, gutter and 5-foot wide attached concrete sidewalk
abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal to reconstruct the existing
section of 3rd Street and construct the unimproved section of 3rd Street as '/z of a 47-foot wide
collector street section abutting the site exceeds District policy which requires 3rd Street to be
constructed as of a 36-foot wide collector street and should not be approved, as proposed.
Typically, the applicant would be required to construct ADA compliant 5'x5' concrete turnaround
areas along the existing section of 3rd Street abutting the site, and should be required to
construct the unimproved section of 31 Street as of a 36-foot street section with vertical curb,
gutter and 7-foot wide attached or 5-foot wide detached concrete sidewalk with an additional
12-feet of pavement widening beyond the centerline of the roadway with a 3-foot wide gravel
shoulder and borrow ditch sized to accommodate the roadway storm runoff on the west side of
the roadway abutting the site.
However, the City of Meridian and Meridian Development Corporation (MDC) have specific
street section requirements (shown below) in the downtown corridor and requires 3rd Street to
be constructed in two phases as follows:
• Phase 1—Construct 3rd Street between Badley Avenue and Gruber Avenue with two 13-
foot wide travel lanes, curb and gutter and a 4-foot wide buffer, an 8-foot wide planter
strip and 10-foot wide detached concrete sidewalk within the existing right-of-way on the
west side of the roadway and an 8-foot wide planter strip and 5-foot wide detached
concrete sidewalk on the east side of the roadway. Provide a permanent right-of-way
easement to extend from the right-of-way line to 2-feet behind back of sidewalk abutting
the site on the east side of the roadway.
• Phase 2—Construct 3rd Street between Gruber Avenue and Fairview Avenue with an 8-
foot wide planter strip and 5-foot wide detached concrete sidewalk abutting the site.
Provide a permanent right-of-way easement to 2-feet behind back of sidewalk if located
outside of the right-of-way. Sidewalk shall be located wholly within right-of-way or wholly
within an easement.
The applicant should be required to enter into a license agreement with ACHD for the
maintenance of the improvements.
The applicant should consult with the City of Meridian and the City of Meridian's MDC (Meridian
Development Corp)for landscaping and streetscaping specifications. The applicant is required
to submit plans to ACHD for review of any improvements within the right-of-way.
3. Badley Avenue
a. Existing Conditions: Badley Avenue is improved with 2-travel lanes, 32-feet of pavement,
curb, gutter, and no sidewalk abutting the site. There is 60-feet of right-of-way for Badley
Avenue (27-feet from centerline).
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
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).
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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.
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.
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 complete Badley Avenue as a 36-foot
wide street section to include vertical curb, gutter and 5-foot wide attached concrete sidewalk
abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal to complete Badley Avenue
as a 36-foot street section abutting the site meets District policy and should be approved, as
proposed.
The applicant should be required to provide a permanent right-of-way easement to 2-feet behind
back of sidewalk for any sidewalk placed outside of the dedicated right-of-way. Sidewalk shall
be located wholly within right-of-way or wholly within an easement.
Consistent with District Minor Improvements policy, the applicant should be required to repair
or replace any pavement that may be deficient or deteriorated on Badley Avenue abutting the
site.
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4. Driveways
4.1 Fairview Avenue
a. Existing Conditions: There are 3 existing full access driveways from the site onto Fairview
Avenue that provide access to an existing commercial building and a restaurant (Idaho Pizza)
that are located as follows (measured centerline-to-centerline):
• 50-foot wide driveway located 162-feet east of 3rd Street
• 30-foot wide driveway located 284-feet east of 3rd Street
• 20-foot wide driveway located 363-feet east of 3rd Street
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 355-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 35 MPH to align or offset a minimum of 355-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.
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.
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c. Applicant's Proposal: The applicant is proposing to close the existing 50-foot wide driveway
onto Fairview Avenue located 162-feet east of 3rd Street.
The applicant is proposing to utilize the existing 30-foot wide and the 20-foot wide full movement
driveways onto Fairview Avenue located 284 and 363-feet east of 31d Street to continue to
provide access to the restaurant (Idaho Pizza).
d. Staff Comments/Recommendations: The applicant's proposal to close the existing 50-foot
wide driveway onto Fairview Avenue located 162-feet east of 3rd Street meet's District policy
and should be approved, as proposed. The driveway should be closed with landscaping and
5-foot wide concrete sidewalk to tie into the existing sidewalk on either side.
The applicant's proposal to utilize the existing 30-foot and 20-foot wide full movement driveways
onto Fairview Avenue located 284 and 363-feet east of 3rd Street to continue to provide access
to the restaurant does not meet District Access Management and Driveway Width policies which
when allowed, requires driveways to operate as right-in/right-out only on a principal arterial, that
access shall be taken from a lesser classified street and requires a minimum driveway width of
30-feet for high volume driveways.
However, staff recommends approval of the proposed driveway locations because the
commercial use is to remain (Idaho Pizza), they provide better site circulation, both driveways
are aligned with driveways on the north side of Fairview Avenue across from the site and are
approved as temporary full access. The driveways may be restricted to right-in/right-out only in
the future, as conditions warrant as determined by ACHD.
As part of the redevelopment of the commercial parcels in the future, the driveways should be
required to be closed and access taken from 31 Street consistent with District policy which
requires that access shall be taken from a lesser classified street. Therefore, staff recommends
to the City of Meridian that a cross access easement be provided between the commercial
parcels with this plat.
4.2 3rd Street
a. Existing Conditions: There are 9 existing driveways from the site onto 3rd Street located as
follows (measured centerline-to-centerline):
• 51-feet south of Fairview Avenue
• 228-feet south of Fairview Avenue
• 340-feet south of Fairview Avenue
• 384-feet south of Fairview Avenue
• 427-feet south of Fairview Avenue
• 471-feet south of Fairview Avenue
• 513-feet south of Fairview Avenue
• 557-feet south of Fairview Avenue
• In alignment with Gruber Avenue on the west side of 31 Street across from the site
b. Policy:
Access 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.
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District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at
bicycle and bus routes.
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 20 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 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,
7206.4.6, 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 7206.4.6.
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 utilize the existing 22-foot wide driveway
onto 3 d Street located 228-feet south of Fairview Avenue to provide access to the commercial
building located at the site's northwest corner that is proposed to remain.
The applicant is proposing to construct a 25-foot wide curb return type driveway onto 3rd Street
located 282-feet south of Fairview Avenue and in alignment with an existing driveway on the
west side of 31d Street across from the site (measured centerline-to-centerline).
The applicant is proposing to reconstruct the existing driveway onto 31 Street located in
alignment with Gruber Avenue on the west side of 31 Street across from the site as a 25-foot
wide curb return type driveway.
The applicant is proposing to close the 7 existing driveways onto 3rd Street with vertical curb,
gutter and sidewalk located as follows:
• 51-feet south of Fairview Avenue
• 340-feet south of Fairview Avenue
• 384-feet south of Fairview Avenue
• 427-feet south of Fairview Avenue
• 471-feet south of Fairview Avenue
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• 513-feet south of Fairview Avenue
• 557-feet south of Fairview Avenue
d. Staff Comments/Recommendations: The applicant's proposal to utilize the existing 22-foot
wide driveway onto 3rd Street located 228-feet south of Fairview Avenue does not meet District
Successive Driveway and Driveway Width policies which requires driveways to align or offset
any other driveways on 3rd Street a minimum of 245-feet and requires a minimum width of 30-
feet for high volume driveways. However, staff recommends approval of the proposed driveway
location as it is needed to serve the commercial portion of the site, the driveway is located
outside of the area of influence of the intersection and the number of driveways is being reduced
onto 3rd Street. To make the driveways easier to get in and out of and consistent with ACHD
policy, the driveway should be reconstructed as a 30-foot wide curb return type driveway.
The applicant's proposal to construct a driveway onto 3rd Street located 282-feet south of
Fairview Avenue and in alignment with an existing driveway on the west side of 3rd Street across
from the site meets District policy and should be approved. To make the driveway easier to get
in and out of and consistent with ACHD policy, the driveway should be constructed as a 30-foot
wide curb return type driveway.
The applicant's proposal to reconstruct the existing driveway onto 3rd Street located in alignment
with Gruber Avenue on the west side of 31 Street across from the site meets District policy and
should be approved, as proposed. To make the driveway easier to get in and out of and
consistent with ACHD policy, the driveway should be constructed as a 30-foot wide curb return
type driveway.
The applicant's proposal to close the 7 driveways onto 31 Street with vertical curb, gutter and
sidewalk meets District policy and should be approved, as proposed.
4.3 Badley Avenue
a. Existing Conditions: There are no existing driveways from the site onto Badley Avenue.
b. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector or arterial street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street,
but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
c. Applicant's Proposal: The applicant is proposing to construct two 24-foot wide curb return type
driveways from the site onto Badley Avenue located 120 and 297-feet east of 3rd Street(measured
centerline-to-centerline).
d. Staff Comments/Recommendations: The applicant's proposal to construct a 24-foot wide curb
return type driveway onto Badley Avenue located 120-feet east of 31 Street does not meet District
Location policy which requires driveways near intersections to be located a minimum of 150-feet
from the nearest collector street intersection and should not be approved, as proposed. However,
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the City of Meridian has requested the driveway be located as proposed to provide site circulation.
Staff is supportive of this request, and this is a 20% modification to the dimensional standard and
is approved at the discretion of the Development Services Manager.
The applicant's proposal to construct a 24-foot wide curb return type driveway onto Badley
Avenue located 297-feet east of 3rd Street meets District policy and should be approved, as
proposed.
5. Private Roads
a. 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.
b. Applicant Proposal: The applicant is proposing to construct private roads within the residential
portions of the site.
c. Staff Comments/Recommendations: The applicant's proposal to construct private roads within
the residential portions of the site 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 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.
6. 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.
7. 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
12 Promenade Cottages/ MPP22-0022/
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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.
8. Other Access
Fairview Avenue is classified as a principal arterial roadway and 3rd Street is classified as collector
roadway. Other than the access specifically approved with this application, direct lot access is
prohibited to these roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate additional right-of-way to total 62-feet from centerline of Fairview Avenue abutting the site.
Compensation will be provided for this additional dedicated right-of-way.
2. Repair or replace any damaged or deteriorated portions of sidewalk on Fairview Avenue abutting
the site.
3. Improve 31 Street as follows:
• Phase 1—Construct 3rd Street between Badley Avenue and Gruber Avenue with two 13-foot
wide travel lanes, curb and gutter and a 4-foot wide buffer, an 8-foot wide planter strip and
10-foot wide detached concrete sidewalk within the existing right-of-way on the west side of
the roadway and an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk
on the east side of the roadway. Provide a permanent right-of-way easement to extend from
the right-of-way line to 2-feet behind back of sidewalk abutting the site on the east side of
the roadway.
• Phase 2—Construct 3rd Street between Gruber Avenue and Fairview Avenue with an 8-foot
wide planter strip and 5-foot wide detached concrete sidewalk abutting the site. Provide a
permanent right-of-way easement to 2-feet behind back of sidewalk if located outside of the
right-of-way. Sidewalk shall be located wholly within right-of-way or wholly within an
easement.
4. Complete Badley Avenue as a 36-foot wide street section to include vertical curb, gutter and 5-foot
wide attached concrete sidewalk abutting the site, as proposed.
5. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk
placed outside of the dedicated right-of-way. Sidewalk shall be located wholly within right-of-way or
wholly within an easement.
6. Consult with the City of Meridian and the City of Meridian's MDC (Meridian Development Corp) for
landscaping and streetscaping specifications for Fairview Avenue, 31 Street and Badley Avenue.
Submit plans to ACHD for review of any improvements within the right-of-way.
7. Close the existing 50-foot wide driveway onto Fairview Avenue located 162-feet east of 31d Street,
as proposed, with landscaping and 5-foot wide concrete sidewalk to tie into the existing sidewalk
on either side.
8. Utilize the existing 30-foot and the 20-foot wide driveways onto Fairview Avenue located 284 and
363-feet east of 3rd Street as temporary full access driveways. Reconstruct the driveways as paved
curb return type driveways. The driveways may be restricted to right-in/right-out only in the future,
as conditions warrant as determined by ACHD.
9. Reconstruct the existing 22-foot wide driveway onto 31 Street located 228-feet south of Fairview
Avenue to a 30-foot wide curb return type driveway.
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10. Construct a 30-foot wide paved curb return type driveway onto 311 Street located 282-feet south of
Fairview Avenue and in alignment with an existing driveway on the west side of 3rd Street across
from the site.
11. Reconstruct the existing driveway onto 3rd Street located in alignment with Gruber Avenue on the
west side of 3rd Street across from the site as a paved 30-foot wide curb return type driveway.
12. Close the 7 existing driveways onto 3rd Street with vertical curb, gutter and sidewalk located as
follows:
• 51-feet south of Fairview Avenue
• 340-feet south of Fairview Avenue
• 384-feet south of Fairview Avenue
• 427-feet south of Fairview Avenue
• 471-feet south of Fairview Avenue
• 513-feet south of Fairview Avenue
• 557-feet south of Fairview Avenue
13. Construct a 24-foot wide paved curb return type driveway onto Badley Avenue located 120-feet
east of 3rd Street, as proposed.
14. Construct a 24-foot wide paved curb return type driveway onto Badley Avenue located 297-feet
east of 3rd Street, as proposed.
15. Construct private roads within the residential portions of the site, as proposed. Pave the private
roads their full width and at least 30-feet into the site beyond the edge of pavement of all public
streets.
16. Install street name and stop signs for the private roads. The signs may be ordered through the
District. Verification of the correct, approved name of the road is required.
17. Other than the access specifically approved with this application, direct lot access is prohibited to
Fairview Avenue and 3rd Street and should be noted on the final plat.
18. 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.
19. Payment of impact fees is due prior to issuance of a building permit.
20. 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.
14 Promenade Cottages/ MPP22-0022/
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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.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal Guidelines
15 Promenade Cottages/ MPP22-0022/
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VICINITY MAP
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16 Promenade Cottages/ MPP22-0022/
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17 Promenade Cottages/ MPP22-0022/
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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.
18 Promenade Cottages/ MPP22-0022/
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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.
19 Promenade Cottages/ MPP22-0022/
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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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