2024-03-20 ACHD Alexis Pickering,President
Jim D. Hansen,Vice-President
David McKinney,Commissioner
/` Kent Goldthorpe,Commissioner
� Miranda Gold,Commissioner
November 9, 2023
To: Kimley-Horn &Associates, Inc.
Nicolette Womack
950 W. Bannock Street, Suite 1100
Boise, Idaho 83702
Subject: MPP23-0022/ H-2023-0055
2365 W.Victory Road and 4005 S. Linder Road
(Located near the SWC of Victory Road and Linder Road)
Jackson (Burnside) Ridge Estates-Annexation, Rezone, Preliminary Plat
On June 1, 2022, the Ada County Highway District approved MPP21-0013/H-2021-0070/
Burnside Ridge Estates for an annexation, rezone, and a preliminary plat application to allow
for the development of 299 lots on 119-acres. The site-specific conditions of approval also
apply to MPP23-0022/ H-2023-0055/Jackson (Burnside) Ridge Estates.
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Renata Ball-Hamilton
Planner
Development Services
cc: City of Meridian (Paula Middleton), via email
connecting you to more
Ada County Highway District•377S Adams Street•Garden City,ID•83714• PH 208387-6100• FX 34S-76S0•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).Private Utilities including sewer or water systems are prohibited from
being located within the ACHD right-of-way.
2. 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.
3. 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.
4. 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.
5. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
6. 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.
7. 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.
8. 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.
9. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
10. 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.
11. 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.
Development Services Department
CHD
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Project/File: Burnside Ridge Estates/ MPP21-0013/ H-2021-0070
This is an annexation, rezone and a preliminary plat application to allow for the
development of 299 lots on 119-acres.
Lead Agency: City of Meridian
Site address: 2365 W. Victory Road
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3801 & 4005 S. Linder Road
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Staff Approval: June 1, 2022r
Applicant: Ian Connair
Kimley-Horn & Associates
7740 N. 16th Street, Ste 300
Phoenix, AZ 85020
Representative: Nicolette Womack
Kimley-Horn
950 W. Bannock Street, Ste 100
Boise, ID 83702
Staff Contact: Dawn Battles
Phone: 387-6218
E-mail: dbattlesCa�achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation with rezone
of 12 acres from RUT (Rural-Urban Transition) to R-2 (Low Density Residential) and 110 acres to
R-4 (Medium-Low Density Residential) and a preliminary plat application to allow for the
development of 299 lots consisting of 275 single family residential lots and 24 common lots. The
applicant's rezone proposal is consistent with the City of Meridian's future land use map which
designates this site as low and medium density residential.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Rural-Urban Transition RUT
South Rural-Urban Transition RUT
East Rural-Urban Transition RUT
West Rural-Urban Transition RUT
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.
1 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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 4.0 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):
• Victory Road is scheduled in the IFYWP to be widened to 3-lanes from Linder Road to
Meridian Road with the design year in 2026 and the construction date has not been
determined.
• Ten Mile Road is scheduled in the IFYWP to be widened to 5-lanes from Victory Road to
Overland Road and includes Bridge #1181 over the Calkins Lateral and is currently under
construction.
• The intersection of Ten Mile Road and Victory Road is scheduled in the IFYWP to be
reconstructed as a multi-lane roundabout and is currently under construction.
• The intersection of Overland Road and Linder Road is scheduled in the IFYWP to be widened
to 5-lanes on the north leg, 5-lanes on the south, 6-lanes on the east, and 6-lanes on the west
leg as part of the Linder Road widening project from Overland Road to Franklin Road. The
design year is scheduled for 2022 and the construction date has not been determined.
• Victory Road is listed in the CIP to be widened to 3-lanes from Ten Mile Road to Linder Road
between 2036 and 2040.
• Linder Road is listed in the CIP to be widened to 3-lanes from Victory Road to Amity Road
between 2036 and 2040.
• Linder Road is listed in the CIP to be widened to 3-lanes from Victory Road to Overland Road
between 2036 and 2040.
• The intersection of Victory Road and Linder Road is listed in the CIP to be reconstructed as a
single lane roundabout between 2036 and 2040.
• The intersection of Amity Road/SH-69 is listed in the CIP to be widened to 6-lanes on the
north leg, 6-lanes on the south, 7-lanes on the east, and 7-lanes on the west leg and signalized
between 2031 and 2035.
2 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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 Victory Road and Linder Road as Level 3 facilities that will be constructed as
part of a future ACHD project. The BMP also identifies level 1 facilities on the 2 new collector
roadways within the site. The applicant will construct the new collector roadways consistent with
the MSM and the Roadways to Bikeways Master plan.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 2,513 vehicle trips per day; 255
vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
CR Engineering prepared a traffic impact study for the proposed (Burnside) Jackson Ridge Estates
The executive summary of the findings as presented by CR Engineering 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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a. Policy:
3 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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 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 indicates that all roadway segments in the study
area are expected to operate at an acceptable level of service planning threshold during the existing
AM and PM peak hours under existing traffic, 2025 background traffic and 2025 total traffic
conditions.
Crash data of the study area intersections were analyzed between 2016 and 2020 and there were
no concerns found with the exception of the Victory Road/SH-69 intersection with a crash rate of
1.02 crash and requires safety improvements. The crash types were due to failure to yield or failure
to obey the signal, which could be due to signal head visibility. The TIS recommended the following
safety measures to mitigate the existing traffic, 2025 background traffic and 2025 total traffic
conditions for the Victory Road/SH-69 intersection.
4 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
• Install near-side signal heads on the existing poles for the northbound/southbound
through movements
• Install near-side signal heads on the back of the signal mast arms for the
northbound/southbound left-turn movements
• Install far-side signal heads on the signal poles for the northbound/southbound left-
turn movements
• Install 3-inch yellow retroreflective sheeting to all existing signal backplates
The northbound and southbound approaches of this intersection are on SH-69 and under the
jurisdiction of ITD. ITD did not have any requirements or recommendations for this development
application.
The TIS recommends mitigation measures for the following intersections to mitigate the existing
traffic, 2025 background and 2025 total traffic conditions. The percentage of site generated traffic
under 2025 total traffic conditions in the PM peak hour is provided in parenthesis.
Intersections:
• Amity Road/SH-69 (0.7%)
■ Widen Meridian Road with one additional auxiliary through lane in each
direction for existing traffic, 2025 background traffic and 2025 total traffic
conditions
■ Convert to a MUT intersection for existing traffic conditions
■ Widen the receiving lanes to three travel lanes of sufficient length for 2025
background and 2025 total traffic conditions
■ Construct a westbound right-turn lane for 2025 background traffic and 2025
total traffic conditions
This intersection is located offsite and is listed in ACHD's CIP to be widened to 7-Ianes on the east
and west approaches and 6-lanes on the north and south approaches between 2031 and 2035.
Additionally, the northbound and southbound shared through/right-turn lane groups that are
anticipated to fall below acceptable level of service planning thresholds in the PM peak hour are on
SH-69 and are under the jurisdiction of Idaho Department of Transportation. The applicant should
work with the City of Meridian and ITD to determine if additional improvements are necessary on
SH-69 at this intersection.
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 segment that is within ACHD right-of-
way.
• Victory Road/SH-69 (1%)
■ Proportionate share contribution to ITD for 2025 background and total traffic
conditions
This intersection is located offsite and is not scheduled for improvements in ACHD's IFYWP or CIP.
The approach of this intersection that is anticipated to fall below acceptable level of service planning
thresholds in the PM peak hour, the southbound through lane group is on SH-69 and is under the
jurisdiction of ITD. The applicant should work with the City of Meridian and the Idaho Department
5 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
of Transportation (ITD)to determine if additional improvements are necessary on SH-69 and at this
intersection.
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 segment that is within ACHD right-of-
way.
• Victory Road/Linder Road (13%)
■ Signal warrant analysis indicated that the intersection meets warrants
under 2025 total traffic conditions
This intersection is located offsite and is listed in ACHD's CIP to be reconstructed as a single lane
roundabout between 2036 and 2040. The intersection of Victory Road/Linder Road is anticipated
to operate at an acceptable level of service planning threshold under 2025 total traffic conditions;
however, the critical westbound movement at the intersection is expected to operate at LOS E in
the PM peak hours. Because of this and consistent with ACHD policy, a signal warrant analysis
was completed for this intersection. The intersection analysis found that the intersection meets the
8 and 4 peak hour warrants and requires a signal to accommodate the 2025 total traffic conditions
when the site generates 270 PM peak hour trips. The TIS did not recommend mitigation for this
intersection as overall the intersection is anticipated to operate at an acceptable level of service
planning thresholds and the installation of a traffic signal at this intersection is infeasible due to the
constraints of the right-of-way, irrigation structures and the power pole on the west side of Linder
Road. Furthermore, this intersection is listed in ACHD's CIP to be reconstructed as a single lane
roundabout and consistent with District policy for Alternative Mitigation Measures, which states, if
an impacted roadway segment or intersection are programmed or funded in the IFYWP, or the CIP;
no mitigation is required. Therefore, no improvements are required for this intersection as part of
the development.
Turn Lanes:
The TIS recommends modifications to the existing intersection turn lanes for 3 off site intersection
included within the study area. The TIS specifically recommends extending the existing turn lanes
to provide additional storage to mitigate the 2025 total traffic conditions. The percentage of site
generated traffic under 2025 total traffic conditions in the PM peak hour is provided in parenthesis.
• Victory Road/SH-69
■ Extend the eastbound left-turn lane an additional 35-feet (5%)
■ Extend the westbound right-turn lane an additional 100-feet (0%)
■ Extend the southbound left-turn lane an additional 50-feet (0%)
• Amity Road/SH-69
■ Extend the eastbound left-turn lane an additional 20-feet (0%)
■ Construct a westbound right-turn lane-225-feet in length (0%)
■ Extend the southbound left-turn lane an additional 25-feet (0%)
The extension of the existing turn lanes at the Victory Road/SH-69 intersection will require additional
right-of-way or realignment for the eastbound left turn-lane, additional right-of-way and the existing
sidewalks would be impacted for the westbound right-turn lane and the southbound left-turn lane
could be extended within the existing center turn (SH-69). Due to the additional right-of-way
6 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
required (eastbound and westbound) and the potential impacts to the existing sidewalk, these
improvements are infeasible, and no mitigation is recommended.
The extension of the existing turn lanes at the Amity Road/SH-69 intersection will require additional
right-of-way for the eastbound left and the westbound right-turn lanes and the southbound left-turn
lane could be extended within the existing center turn lane (SH-69). This intersection is listed in
ACHD's CIP to be widened to 7-lanes on the east and west approaches and 6-lanes on the north
and south approaches between 2031 and 2035. Therefore, consistent with the District's Alternative
Mitigation Policy, which states that no alternative mitigation is required 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).
In addition, the proposed site traffic at these intersections 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 these intersections for the road segments that are within ACHD right-
of-way.
The southbound left turn-lanes at both intersections are located on SH-69 and are under the
jurisdiction of Idaho Department of Transportation. Therefore, the applicant should work with the
City of Meridian and ITD to determine if additional improvements are necessary on SH-69 at these
intersections.
• Overland Road/Linder Road
■ Extend the northbound right-turn lane an additional 250-feet (30%)
This intersection is located offsite. The TIS notes that the northbound right-turn lane is warranted
to be extended an additional 250-feet when the site generates approximately 198 PM peak hour
trips and can be extended within the existing travel lane. This intersection is listed in ACHD's IFYWP
to be widened to 5-lanes on the north leg, 5-lanes on the south, 6-lanes on the east, and 6-lanes
on the west leg as part of the Linder Road widening project from Overland Road to Franklin Road.
The design year is scheduled for 2022 and the construction date has not been determined. The
applicant should be required to extend the northbound right-turn lane to the extent that is allowable
without causing conflict with the existing driveway located on the east side of Linder Road south of
the Overland Road/Linder Road intersection within the existing travel lane on Linder Road at
Overland Road prior to plan approval and ACHD's signature on the final plat that contains the 199t"
building lot.
Tessera Ranch located directly adjacent to the south of the site has been required to extend the
northbound right-turn lane on Linder Road at Overland Road an additional 250-feet prior to plan
approval and ACHD's signature on the final plat that contains the 391It building lot. The turn lane
should be constructed by the development that necessitates the improvement first. Compensation
will not be provided for additional pavement widening.
The TIS notes turn lanes are warranted at the following site access locations:
• Victory Road/Site Access A
o Westbound left-turn lane
• Linder Road/Site Access C
o Southbound left-turn lane
Site Access Evaluation:
7 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
• Site Access A, on Victory Road, a proposed collector street located 1,400-feet west of Linder
Road. The TIS notes a westbound left-turn lane is warranted on Victory Road when the site
generates approximately 200 PM peak hour trips, the access is required to be constructed
per the MSM, is needed to serve the site and the adjacent parcels to the south and west, this
access meets ACHD spacing requirements from all other local roadways and is anticipated
to operate acceptably as a full access with or without the turn lane.
Although the TIS notes the proposed collector street meets ACHD spacing requirements, the
proposed location does not meet District Roadway Offset policy which requires a collector
roadway to intersect a minor arterial at the half-mile. However, staff recommends approval
of the proposed location to avoid the existing homes to the west and south of the site, the
collector roadway is not shown on the MSM to extend north of Victory Road, it allows for
curvature in the road instead of a long straight roadway, it is anticipated to operate acceptably
as a full access and will provide connectivity to adjacent parcels.
Site Access B, on Linder Road, a proposed local street located 1,200-feet north of Site
Access C and 683-feet south of Top Edge Street. Turn lanes were not warranted at this
access. The TIS notes this street is anticipated to operate acceptably as a full access, is
needed to provide sewer and water services to the site, it will be the only access onto Linder
Road until Site Access C is constructed in the future and will serve as a secondary fire
access. Staff recommends approval of the location of the local street as it meets District
policy.
Site Access C, a proposed collector street located 1,200-feet south of Site Access B. The
TIS notes a southbound left-turn lane is warranted with off-site traffic generated by the
proposed development on the east side of Linder Road across from the site, is needed to
serve the site and the adjacent parcels to the south and west, is required to be constructed
per the MSM and the access meets ACHD spacing requirements. Staff recommends
approval of the location as it meets District policy. The turn lane is not required to be
constructed as the turn lane is warranted with off-site traffic.
3. 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
Linder Road
Between Overland None Minor Arterial 268 Better than
Road & Victory Road E
Linder Road-South of 1,322-feet Minor Arterial 274 Better than
Victory Road "E"
* Acceptable level of service for a two-lane minor arterial is "E" (575 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 Linder Road south of Overland Road was 3,531 on February
6, 2020.
• The average daily traffic count for Linder Road south of Victory Road was 2,876 on February
6, 2020.
C. Findings for Consideration
8 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify future
roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for
future roadway improvements based on the land use designations. The plan was created in
collaboration with the City of Meridian and was adopted by the ACHD Commission in September
of 2009. The SMTP recommends that Linder Road be constructed as a 5-lane minor arterial
roadway and this segment of Victory Road to be constructed as a 3-lane minor arterial roadway.
The SMTP also recommends the construction of a multi-lane roundabout at the Victory Road and
Linder Road intersection.
2. Overland Road/Linder Road Intersection
Consistent with the findings and recommendations of the traffic impact study, the applicant should
be required to extend the northbound right-turn lane to the extent that is allowable without causing
conflict with the existing driveway located on the east side of Linder Road south of the Overland
Road/Linder Road intersection prior to plan approval on Linder Road at Overland Road prior to plan
approval and ACHD's signature on the final plat that contains the 1991" building lot. Compensation
will not be provided for additional pavement widening. Coordinate the design of the extension of
the turn lane with ACHD's Development Review staff.
3. Linder Road
a. Existing Conditions: Linder Road is improved with 2-travel lanes, 24-feet of pavement and
no curb, gutter or sidewalk abutting the site. There is 64-feet of right-of-way for Linder Road
(40-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
9 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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
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 Linder Road is designated in the MSM
as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within
100-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 48-
feet from centerline of Linder Road abutting the site.
The applicant is proposing to improve Linder Road with 17-feet of pavement from centerline
plus a 3-foot gravel shoulder and the construction of 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 50-feet from centerline of Linder Road
abutting the site. The additional dedicated right-of-way is impact fee eligible for compensation,
as this segment of Linder Road is listed in the CIP.
The applicant's proposal to improve Linder Road with 17-feet of pavement from centerline plus
a 3-foot gravel shoulder and the construction of 5-foot wide detached concrete sidewalk abutting
the site meets District policy and should be approved. The applicant should be required to
locate the sidewalk a minimum of 43-feet from centerline of Linder Road abutting the site. If
street trees are desired, then an 8-foot planter strip should be provided.
The applicant should be required to provide a permanent right-of-way easement to 2-feet behind
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.
4. Victory Road
a. Existing Conditions: Victory Road is improved with 2-travel lanes, 22-feet of pavement and
no curb, gutter or sidewalk abutting the site. There is 55-feet of right-of-way for Victory 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.
10 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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
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 Victory 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 Proposal: The applicant is proposing to dedicate additional right-of-way to total 44-
feet from centerline of Victory Road abutting the site.
The applicant is proposing to improve Victory Road with 17-feet of pavement from centerline
plus a 3-foot wide gravel shoulder and the construction of 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 centerline of Victory Road
abutting the site. The additional dedicated right-of-way is impact fee eligible for compensation,
as this segment of Victory Road is listed in the CIP.
The applicant's proposal to improve Victory Road with 17-feet of pavement from centerline plus
a 3-foot wide gravel shoulder and the construction of 5-foot wide detached concrete sidewalk
abutting the site meets District policy and should be approved. The applicant should be required
to locate the sidewalk a minimum of 32-feet from centerline of Victory Road abutting the site. If
street trees are desired, then an 8-foot planter strip should be provided.
11 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
Consistent with the findings and recommendations of the traffic impact study, the applicant
should be required to construct a westbound left-turn lane on Victory Road at Site Access A,
Farmyard Avenue, prior to plan approval and ACHD's signature on the final plat that contains
the 201st building lot. Compensation will not be provided for additional pavement widening or
right-of-way dedication. Coordinate the design of the turn lane with ACHD's Development
Review staff.
The applicant should be required to provide a permanent right-of-way easement to 2-feet behind
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.
5. Holstein Drive-East/West Mid-Mile Collector
a. Existing Conditions: There are no collector roadways within the site.
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.
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.
12 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
Landscape Medians Policy: District policy 7206.5.14 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
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. A new collector roadway was identified on the MSM
with the street typology of Residential Collector. The new collector roadway should intersect
Linder Road at the site's southeast property line and continue through the property stubbing to
the west. The Residential Collector typology is designated in the MSM as a 2-lane roadway
with bike lanes, and on street parking, a 36-foot street section within 54-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to construct Holstein Drive, from Linder Road
along the site's south property line and shifting north near the site's southwest property line to
avoid a large existing residence located west of the site when the roadway is extended in the
future to the west.
The applicant is proposing to construct the entry portion of Holstein Drive from Linder Road
west approximately 1,278-feet with two 17-foot wide travel lanes, a 10-foot wide center
landscape island, vertical curb, gutter, a 6-foot wide planter strip and 10-foot wide detached
concrete sidewalk on the north side of the roadway and 5-foot wide attached concrete sidewalk
on the south side of the roadway within 72-feet of right-of-way.
The applicant is proposing to construct Holstein Drive where it shifts to the north near the site's
southwest property line and has control of both sides of the roadway as a 36-foot wide collector
street section with vertical curb, gutter, an 8-foot wide planter strip and a 10-foot wide detached
concrete sidewalk on the north side of the roadway and a 6-foot wide detached concrete
sidewalk on the south side of the roadway.
d. Staff Comments/Recommendations: The applicant's proposal to construct the entry portion
of Holstein Drive with two 17-foot wide travel lanes and a 10-foot wide center landscape island
should not be approved, as proposed. 20-foot wide travel lanes on either side of the center
landscape islands should be provided. This allows for a 5-foot wide on-street bike lane and
clearance for the fire department. The applicant's proposal to construct 10-foot wide detached
concrete sidewalk on the north side of the roadway and 6-foot wide detached concrete sidewalk
on the south side of the roadway should be approved as proposed.
The 10-foot wide center landscape island on Holstein Drive should be platted as right-of-way
owned by ACHD. The applicant or homeowner's association should enter into a license
agreement for any landscaping proposed within the islands.
13 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
The applicant should be required to construct Holstein Drive along the site's south property line
and does not have control of both sides of the roadway as '/2 of a 36-foot wide collector street
section with vertical curb, gutter and 10-foot wide detached concrete sidewalk on the north side
of the roadway 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 south side of the roadway shown in red. Dedicate right-of-way to extend to
2-feet behind back of sidewalk on the north side and to 2-feet behind back of borrow ditch on
the south side.
The applicant's proposal to shift Holstein Drive to the north near the site's southwest property
and to construct Holsten Drive where the applicant controls both sides of the roadway, shown
in green, as a 36-foot wide collector street section with vertical curb, gutter, an 8-foot wide
planter strip and a 10-foot wide detached concrete sidewalk on the north side of the roadway
and 6-foot wide detached concrete sidewalk on the south side of the roadway exceeds District
policy which requires the construction of 5-foot wide detached or 7-foot wide attached concrete
sidewalk and should be approved as proposed. II
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For all detached sidewalk, the applicant may reduce the right-of-way width to 2-feet behind the
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 right-of-way or
wholly within an easement.
6. Farmyard Avenue-North/South Mid-Mile Collector
a. Existing Conditions: There are no collector roadways within the site.
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.
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
14 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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.
Landscape Medians Policy: District policy 7206.5.14 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
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. A new collector roadway was identified on the MSM
with the street typology of Residential Collector. The new collector roadway should intersect
Victory Road and continue through the property stubbing to the south. The Residential Collector
typology is designated in the MSM as a 2-lane roadway with bike lanes, and on street parking,
a 36-foot street section within 54-feet of right-of-way.
c. Applicant's Proposal: The applicant is proposing to construct the entry portion of Farmyard
Avenue, a new north-south collector roadway, from Victory Road south to intersect Massey
15 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
Street with two 17-foot wide travel lanes, two 10-foot wide center landscape islands, vertical
curb, gutter, a 6-foot wide planter strip and 10-foot wide detached concrete sidewalk on the west
side of the roadway and 5-foot wide attached concrete sidewalk on the east side of the roadway
within 72-feet of right-of-way.
The applicant is proposing to construct the remaining portion of Farmyard Avenue as a 36-foot
wide collector street section with vertical curb, gutter, a 6-foot wide planter strip and 10-foot
wide detached concrete sidewalk on the west side of the roadway and 5-foot wide detached
concrete sidewalk on the east side of the roadway within 60-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal to construct the entry portion
of Farmyard Avenue from Victory Road south to intersect Massey Street with two 17-foot wide
travel lanes and two 10-foot wide center landscape island should not be approved, as proposed.
20-foot wide travel lanes on either side of the center landscape islands should be provided.
This allows for a 5-foot wide on-street bike lane and clearance for the fire department. The
applicant's proposal to construct 10-foot wide concrete sidewalk on the west side of the roadway
should be approved as
SEC. 2fi, T3fV, R1W.
proposed.
_ W.VlC70RYRQ,4D
The applicant should be - _ 12 required to extend thes 17 1s 14ik
9 s r s
right-of-way for the 5 a OUT PARCEL I
entrance roadway, E.xuBorAsr - - I
Farmyard Avenue, to the � 4
site's east property line to 15 1 16 17 18 19 20 21 22 23 °z 3 1 y
ensure that the out parcel I 1 I II Bzocx2 1 1 1
has access to a collector I 1 1 I I 1 1 —1— I I x 2 I I
roadway and enter into a 10 9 8 6 5 4 3 2 1
agreement for an 1
license a
9 Y � y
landscaping located within E.MASSEYS?"— - - _
the right-of-way. 21 EXTEND RIGHT-
15 16 1 17 18 19 20 21 22 23 I OF-WAY TO THE 1
The applicant's proposal _ ! 1 BLocxa I _I 1 I 20 SITE'S EAST 1
I I l i I I I— I I I I PROPERTY LINE
t0 construct the remaining 10 9 8 7 6 5 4 3 2 1 AM
portion of Farmyard 19 I s+2 M0255
Avenue as a 36-foot wide -E.FIELDKHVc sr 18
collector street section J 1 I
with vertical curb, gutter a 6 9 ,0 ,1 12 ,3 1a ,s 16 17 I 1
6-foot wide planter strip _
and 10-foot wide detached -
concrete sidewalk on the 81Ocx4 BLOCKS
west side of the roadway 4 5 1 I I
and 5-foot wide detached 3
concrete sidewalk on the 31 \sue 2 '\ PROPERTY
east side of the roadway 31 Gy 1 / 3
should be approved. 33 9y \ 5 16E 9 10
The 10-foot wide center \ * Y35'
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landscape islands on 5 y 1 -
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Farmyard Avenue should /4 i cx' z
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be platted as right-of-way
owned by ACHD. The applicant or homeowner's association should enter into a license
agreement for any landscaping proposed within the islands.
For all detached sidewalk, the applicant may reduce the right-of-way width to 2-feet behind the
back of curb and provide a permanent right-of-way easement that extends from the right-of-way
16 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
line to 2-feet behind back of sidewalk. Sidewalk shall be located wholly within right-of-way or
wholly within an easement.
7. Internal Local Streets
a. Existing Conditions: There are no local streets within 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.
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.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
17 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant's Proposal: The applicant is proposing to construct the internal local streets as 33-
foot wide street sections with curb, gutter, a 6-foot wide planter strip and 5-foot wide detached
concrete sidewalk within 60-feet of right-of-way.
The applicant is proposing to construct a cul-de-sac turnaround at the terminus of Milk Can
Court and Siphon Place.
The applicant is proposing to construct 6 knuckles throughout the site
d. Staff Comments/Recommendations: The applicant's proposal to construct the internal local
streets as 33-foot wide street sections with curb, gutter, a 6-foot wide planter strip and 5-foot
wide detached concrete sidewalk meets District policy and should be approved, as proposed.
The applicant should be required to construct the proposed cul-de-sacs with a minimum turning
radius of 50-feet at the terminus of Milk Can Court and Siphon Place.
The applicant's proposal to construct 6 knuckles throughout the site meets District policy and
should be approved, as proposed.
For all detached sidewalk, the applicant may reduce the right-of-way width to 2-feet behind the
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 right-of-way or
wholly within an easement.
8. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1 a (7205.4.6).
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half-mile.
District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing
collectors is '/4 mile to allow for adequate signal spacing and alignment.
18 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a
collector roadway to align or offset a minimum of 330-feet from any other street (measured
centerline to centerline).
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 a new collector street, Holstein
Drive, to intersect Linder Road located a '/z mile south of Victory Road.
The applicant is proposing to construct a local roadway, Pivot Drive, to intersect Linder Road
located 1,400-feet south of Victory Road.
The applicant is proposing to construct a new collector street, Farmyard Avenue, to intersect
Victory Road located 1,400-feet west of Linder Road.
The applicant is proposing to construct 5 new streets to intersect the proposed collector street,
Holstein Drive, at the following locations:
• Farmyard Avenue, a collector street, located 2,080-feet west of Linder Road
• Agronomy Avenue, a local street, located 2,570-feet west of Linder Road
• Brown Swiss Way, a local street, located 1,420-feet west of Linder Road
• Red Angus Way, a local street, located 960-feet west of Linder Road
• International Way, a local street, located 440-feet west of Linder Road
The applicant is proposing to construct 5 new local streets to intersect the proposed collector
street, Farmyard Avenue, at the following locations:
• Massey Street, located 590-feet south of Victory Road
• International Way, located 1,350-feet south of Victory Road
• Moline Way, located 1,680-feet south of Victory Road
• Red Angus Way, located 2,050-feet south of Victory Road
• Brown Swiss Way, located 2,410-feet south of Victory Road
The applicant is proposing to construct all other local internal streets to align of offset by a
minimum of 125-feet.
d. Staff Comments/Recommendations: The applicant's proposal to construct a new collector
street, Holstein Drive, to intersect Linder Road located '/2 mile south of Victory Road meets
District policy and should be approved, as proposed.
The applicant's proposal to construct a local roadway, Pivot Drive, to intersect Linder Road
located 1,400-feet south of Victory Road meets District policy and should be approved, as
proposed.
The Master Street Map (MSM) identifies the new north/south collector street to be located at
the site's west property line. However, the applicant has proposed to construct the new
north/south collector roadway, Farmyard Avenue, further east due to the location of existing
homes and shops/barns west and south of the site, making it infeasible to construct the roadway
as shown on the MSM. Staff recommends approval of the proposed location to construct
Farmyard Avenue to intersect Victory Road located 1,400-feet west of Linder Road because it
is meeting the intent of the Master Street Map policy.
19 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
The applicant's proposal to construct 5 new streets to intersect the proposed collector, Holstein
Drive, meets District policy and should be approved, as proposed.
The applicant's proposal to construct 5 new local streets to intersect the proposed collector
street, Farmyard Avenue, meets District policy and should be approved, as proposed.
The applicant's proposal to construct all other local internal streets to align or offset by a
minimum of 125-feet meets District policy and should be approved, as proposed.
9. Stub Streets
a. Existing Conditions: There are no existing stub streets to or from the site.
b. Policy:
Stub Street Policy: District policy 7206.2.4.3 (collector)states that stub streets will be required
to provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7206.2.4 and 7207.2.4, except a temporary cul-de-sac
will not be required if the stub street has a length no greater than 150-feet. A sign shall be
installed at the terminus of the stub streets stating that, "THIS IS A DESIGNATED COLLECTOR
ROADWAY. THIS STREET WILL BE EXTENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7206.2.4.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to construct a stub street to the west, Holstein
Drive, located at the site's southwest property line and a stub street to the east, Massey Street,
located 532-feet south of Victory Road.
d. Staff Comments/Recommendations: The applicant's proposal to construct a stub street to
the west and a stub street to the east meets District policy. However, the stub street, Massey
Street located 532-feet south of Victory Road is not required to be constructed, as the entrance
roadway, Farmyard Avenue, right-of-way will be extended to the site's east property line
ensuring the adjacent out parcel to the east have access to a collector street.
The applicant should be required to install a sign at the terminus of Holstein Drive stating that,
"THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED IN
THE FUTURE."
10. Driveways
10.1 Linder Road
a. Existing Conditions: There is an existing 16-foot wide unimproved driveway from the site onto
Linder Road located at the site's south property line and a 13-foot wide paved driveway onto
Linder Road located 1,272-feet south of Top Edge Street.
b. Policy:
20 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved
by the District Commission.
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 reconstruct the existing 16-foot wide
unimproved driveway onto Linder Road located at the site's south property line as the new
east/west collector street, Holstein Drive.
The applicant is proposing to close the existing 13-foot wide paved driveway onto Linder Road
located 1,272-feet south of Top Edge Street with sidewalk, landscaping and fencing.
d. Staff Comments/Recommendations: The applicant's proposal to reconstruct the existing 16-
foot wide unimproved driveway onto Linder Road located at the site's south property line as the
new east/west collector street, Holstein Drive, meets District policy and should be approved, as
proposed. See Findings C6d. for construction requirements.
The applicant's proposal to close the existing 13-foot wide paved driveway onto Linder Road
located 1,272-feet south of Top Edge Street with sidewalk, landscaping and fencing meets
District policy and should be approved, as proposed.
10.2 Victory Road
a. Existing Conditions: There is an existing 13-foot wide paved driveway from the site onto
Victory Road located 481-feet west of Francine Place.
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 1 a under District policy 7205.4.6, unless a waiver for the access point has been approved
by the District Commission.
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
21 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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 existing 13-foot wide paved
driveway onto Victory Road with sidewalk, landscaping and fencing.
d. Staff Comments/Recommendations: The applicant's proposal to close the existing 13-foot
wide paved driveway onto Victory Road with sidewalk, landscaping and fencing meets District
policy and should be approved, as proposed.
11. Traffic Calming
a. Speed Control and Traffic Calming Policy: District policy 7206.3.8 states that collector streets
should be designed to discourage speeds above 35 MPH and in a residential area, collector
streets should be designed to discourage speeds above 30 MPH. The design of collector street
systems should discourage excessive speeds by using passive design elements. If the design or
layout of a development is anticipated to necessitate future traffic calming implementation by the
District, then the District will require changes to the layout and/or the addition of passive design
elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture
changes to the roadway surface (i.e. stamped concrete) as a passive design element. These
alternative methods may require a maintenance and/or license agreement.
Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of
local street systems should discourage excessive speeds by using passive design elements. If
the design or layout of a development is anticipated to necessitate future traffic calming
implementation by the District, then the District will require changes to the layout and/or the
addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The
District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a
passive design element. These alternative methods may require maintenance and/or license
agreement.
b. Applicant's Proposal: The applicant is proposing to provide traffic calming measures by
constructing chokers and stamped concrete at the internal T-intersections and mid-block crossing
at the proposed internal micro paths shown in the locations below.
22 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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c. Staff Comments/Recommendations: The applicant's proposal to provide traffic calming by
constructing chokers and stamped concrete is supported by staff. Additionally, staff recommends
a bulb-out at the four way intersections on the collector roadways Holstein Drive and Farmyard
Avenue. However, the ultimate locations and design will be determined during plan review by
Development Review staff.
12. Bridge for Calkins Lateral Crossing
The District will require that the applicant have ACHD approved plans for the crossing of Calkins
Lateral (Farmyard Avenue) prior to the pre-construction meeting and final plat approval. Note:
Timing of project plan submittals should take into account review times, lead time for precast
members and potential roadway closures. To ensure construction prior to irrigation season,
approval of the project plans must be attained by January 15th.The District retains the right to modify
road closure approvals on any project based on the needs of the District. Construction of projects
approved after January 15' may be postponed until after irrigation season is over in October. It is
recommended that bridge submittals be submitted before the end of the current irrigation season
to ensure the best time frame for construction is attained. Submittals will need to include the street
section extending over the bridge to ensure the requirements of the roadway are met.
13. 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.
23 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
14. 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.
15. Other Access
Linder Road and Victory Road are classified as minor arterial roadways and Holstein Drive and
Farmyard Avenue are classified as collector roadways. 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. Extend the northbound right-turn lane an additional 250-feet on Linder Road at Overland Road prior
to plan approval and ACHD's signature on the final plat that contains the 199th building lot.
Coordinate the design of the extension of the turn lane with ACHD's Development Review staff.
2. Dedicate additional right-of-way to total 50-feet from centerline of Linder Road abutting the site.
Compensation will be provided for this additional dedicated right-of-way.
3. Improve Linder Road with 17-feet of pavement from centerline plus a 3-foot wide gravel shoulder
and the construction of 5-foot wide detached concrete sidewalk abutting the site. Locate the
sidewalk a minimum of 43-feet from centerline of Linder Road. Provide an 8-foot wide planter strip
if street trees are desired.
4. Dedicate additional right-of-way to total 39-feet from centerline of Victory Road abutting the site.
Compensation will be provided for this additional dedicated right-of-way.
5. Improve Victory Road with 17-feet of pavement from centerline plus a 3-foot wide gravel shoulder
and 5-foot wide detached concrete sidewalk abutting the site. Locate the sidewalk a minimum of
32-feet from centerline of Victory Road. Provide an 8-foot wide planter strip if street trees are
desired.
6. Construct a westbound left-turn lane on Victory Road at Site Access A, Farmyard Avenue, prior to
plan approval and ACHD's signature on the final plat that contains the 201st building lot.
Compensation will not be provided for additional pavement widening or right-of-way dedication.
Coordinate the design of the turn lane with ACHD's Development Review staff.
7. Provide a permanent right-of-way easement on Linder Road and Victory Road to 2-feet behind 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.
8. Construct the entry portion of Holstein Drive from Linder Road west approximately 1,278-feet with
two 20-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, a 6-foot
wide planter strip and 10-foot wide detached concrete sidewalk on the north side of the roadway
and 5-foot wide attached concrete sidewalk on the south side of the roadway.
9. Construct Holstein Drive along the site's south property line where the applicant does not control
both sides of the roadway as '/2 of a 36-foot wide collector street section with vertical curb, gutter,
an 8-foot wide planter strip and 10-foot wide detached concrete sidewalk on the north side of the
roadway 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
24 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
the south side of the roadway. Dedicate right-of-way to extend to 2-feet behind back of sidewalk
on the north side and to 2-feet behind back of borrow ditch on the south side.
10. Shift Holstein Drive to the north near the site's southwest property and construct Holstein Drive
where the applicant controls both sides of the roadway as a 36-foot wide collector street section
with vertical curb, gutter, an 8-foot wide planter strip and 10-foot wide detached concrete sidewalk
on the north side of the roadway and a 6-foot wide detached concrete sidewalk on the south side
of the roadway.
11. Construct the entry portion of Farmyard Avenue from Victory Road south to intersect Massey Street
with two 20-foot wide travel lanes, two 10-foot wide center landscape islands, vertical curb, gutter,
a 6-foot wide planter strip and a 10-foot wide detached concrete sidewalk on the west side of the
roadway and 5-foot wide detached concrete sidewalk on the east side of the roadway.
12. Extend the right-of-way for the entrance roadway, Farmyard Avenue, to the site's east property line
to ensure that the out parcel has access to a collector roadway shown on image in Findings C7d,
page 16, and enter into a license agreement for any landscaping located within the right-of-way.
13. Construct the remaining portion of Farmyard Avenue as a 36-foot wide collector street section with
vertical curb, gutter, a 6-foot wide planter strip and 10-foot wide detached concrete sidewalk on the
west side of the roadway and 5-foot wide detached concrete sidewalk on the east side of the
roadway.
14. Plat the 10-foot wide center landscape islands on Holstein Drive and Farmyard Avenue as right-of-
way owned by ACHD. The applicant or homeowner's association should enter into a license
agreement for any landscaping proposed within the islands.
15. Construct the internal local streets as 33-foot wide street sections with curb, gutter, a 6-foot wide
planter strip and 5-foot wide detached concrete sidewalk.
16. Provide an 8-foot wide planter strip if street trees are desired. For all detached sidewalk, the
applicant may reduce the right-of-way width to 2-feet behind the 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 right-of-way or wholly within an easement.
17. Construct the proposed cul-de-sacs with a minimum turning radius of 50-feet at the terminus of Milk
Can Court and Siphon Place.
18. Construct 6 knuckles throughout the site, as proposed.
19. Construct a new collector street, Holstein Drive, to intersect Linder Road located a '/2 mile south of
Victory Road, as proposed.
20. Construct a local roadway, Pivot Drive, to intersect Linder Road located 1,400-feet south of Victory
Road, as proposed.
21. Construct a new collector street, Farmyard Avenue, to intersect Victory Road located 1,400-feet
west of Linder Road, as proposed.
22. Construct 5 new streets to intersect the proposed collector street, Holstein Drive, at the following
locations:
• Farmyard Avenue, a collector street, located 2,080-feet west of Linder Road
• Agronomy Avenue, a local street, located 2,570-feet west of Linder Road
• Brown Swiss Way, a local street, located 1,420-feet west of Linder Road
• Red Angus Way, a local street, located 960-feet west of Linder Road
25 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
• International Way, a local street, located 440-feet west of Linder Road
23. Construct 5 new local streets to intersect the proposed collector street, Farmyard Avenue, at the
following locations:
• Massey Street, located 590-feet south of Victory Road
• International Way, located 1,350-feet south of Victory Road
• Moline Way, located 1,680-feet south of Victory Road
• Red Angus Way, located 2,050-feet south of Victory Road
• Brown Swiss Way, located 2,410-feet south of Victory Road
24. Construct all other local internal streets to align of offset by a minimum of 125-feet.
25. Construct a stub street to the west, Holstein Drive, located at the site's southwest property line.
Install a sign at the terminus of Holstein Drive stating that, "THIS IS A DESIGNATED COLLECTOR
ROADWAY. THIS STREET WILL BE EXTENDED IN THE FUTURE."
26. Close the existing 13-foot wide paved driveway onto Linder Road located 1,272-feet south of Top
Edge Street with sidewalk, landscaping and fencing, as proposed.
27. Close the existing 13-foot wide paved driveway onto Victory Road with sidewalk, landscaping and
fencing, as proposed.
28. Provide traffic calming on the long segments of roadways shown on the image in Section 12b.,
page 23, by constructing chokers and stamped concrete and add a bulb-out at the four way
intersections on the collector roadways Holstein Drive and Farmyard Avenue. Coordinate with
Development Review staff on the ultimate locations and design, as this will be determined during
plan review.
29. Provide ACHD approved plans for the crossing of Calkins Lateral (Farmyard Avenue) prior to the
pre-construction meeting and final plat approval. Note: Timing of project plan submittals should take
into account review times, lead time for precast members and potential roadway closures. To
ensure construction prior to irrigation season, approval of the project plans must be attained by
January 15th. The District retains the right to modify road closure approvals on any project based
on the needs of the District. Construction of projects approved after January 15th may be postponed
until after irrigation season is over in October. It is recommended that bridge submittals be
submitted before the end of the current irrigation season to ensure the best time frame for
construction is attained. Submittals will need to include the street section extending over the bridge
to ensure the requirements of the roadway are met.
30. 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.
31. Payment of impact fees is due prior to issuance of a building permit.
32. 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.
26 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA) requirements. The applicant's engineer should provide documentation of ADA
compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number)for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property, which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
27 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
1. Vicinity Map
2. Site Plan
3. Executive Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Appeal Guidelines
28 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
VICINITY MAP
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29 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
SITE PLAN
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30 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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.
31 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070
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.
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H-2021-0070
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.
33 Burnside Ridge Estates/ MPP21-0013/
H-2021-0070