Agency Commentsf ~~~~#3
~~~~
~iorwn,.G~`eo~~o ~iw~ico
November 5, 2010
To
Subject
Primeland Investment Group, LLC
3120 W. Belltower Drive, Suite 100
Meridian, ID 83646
Sherry R. Huber, President
Rebecca W. Arnold, Vice President
John S. Franden, Commissioner
Carol A. McKee, Commissioner
Sarah M. Baker, Commissioner
Volterra North & South Subdivisions / MRZ-10-005, MPP-10-004 &MPP-10-005
McMillan Road & Ten Mile Road
On November 4, 2010 the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6174.
Sincerely,
sv~
Jarom Wagoner
Planner II
Right-of-Way & Development Services
Ada County Highway District
CC: Project file
City of Meridian (sent via email)
Quadrant Consulting, Inc. (sent via email)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Right-of--Way & Development Services
,.. _ Department
*•~ ~~~~
GO,wrwv'~`ul ~p ~ibin:co
Project/File: Volterra North and South Subdivisions /MPP-10-0004 8~ MPP10-0005
This application is for the rezone of 58.33 acres from R-4 to R-8; preliminary plat
approval of 301 residential lots, 1 school lot and 38 common lots on approximately
120.6 acres for Volterra North; and preliminary plat approval of 194 residential lots,
10 commercial lots and 22 common lots on approximately 80.4 acres for Volterra
South. The property is located on the north and south sides of McMillan Road,
between Black Cat Road and Ten Mile Road in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: McMillan Rd. & Ten Mile Rd.
Staff Approval: November 5, 2010
Applicant: Primeland Investment Group, LLC
3120 W. Belltower Drive, Ste. 100
Meridian, ID 83646
Representative: Quadrant Consulting, Inc.
1904 W. Overland Road
Boise, ID 83705
Staff Contact: Jarom Wagoner
Phone: 387-6174
E-mail: iwaaoner(c~achdidaho.orQ
Tech Review: November 1, 2010
A. Findings of Fact
Description of Application: The applicant is requesting to rezone 58.33 acres from R-4 (low
density residential) to R-8 (medium density residential) and for preliminary plat approval for a
total of 495 residential lots, 10 commercial lots (839,735 square feet), 60 common lots and 1
school lot. The preliminary plats are shown as the Volterra North, located north of McMillan
Road; and Volterra South, located south of McMillan Road. A 10-acre neighborhood park with
swimming pool, restrooms, water feature and a tot lot is also proposed.
2. Descri tion of Ad'acent Surroundin Area:
Direction Land Use Zonin
North Medium-densit residential district R-8
South Rural-Urban Transition Zone RUT
East Retail and service commercial district, neighborhood
business district, Medium-densit residential district C-G, C-N, R-8
West Rural-Urban Transition Zone RUT
3. Site History: ACRD Commission previously reviewed this site as MPP-05-039 &MPP-05-040
in September of 2005. The requirements of this staff report are consistent with those of the
prior action.
2 Volterra Subdivision
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Bainbridge- 389 residential lot subdivision, located directly north of the site; the Commission
approved the preliminary plat on March 9, 2005.
• Trilogy- 145 residential lot subdivision, located approximately %2 mile to the northwest; the
Commission approved the preliminary plat on September 20, 2006.
• SpurWing Greens- 214 residential lot subdivision, located approximately 3/4 mile north; the
Commission approved the preliminary plat on October 6, 2010.
5. 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.
6. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project
that are currently in the Five Year Work Program.
• McMillan Road is listed in the Capital Improvements Plan to be widened to 3-lanes from Black
Cat Road to Ten Mile Road between 2019 and 2027.
• Ten Mile Road is listed in the Capital Improvements Plan to be widened to 5-lanes from
McMillan Road to Hwy 20-26 (Chinden Boulevard) for right-of-way preservation only between
2019 and 2027.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 6,880 additional vehicle trips per
day (none existing); 716 additional vehicle trips per hour in the PM peak hour (none existing),
based on the Institute of Transportation Engineers Trip Generation Manual, 8~' edition.
2. Traffic Impact Study
Washington Group International prepared a traffic impact study for the proposed Volterra
Development in June of 2005, at time of the original application. Due to the similarities between
the original and current applications it was determined that the applicant would not need to
submit a new traffic study at this time. Below is an executive summary of the findings as
presented by Washington Group International. The following executive summary is not the
opinion of ACHD staff. 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.
The proposed Volterra subdivision is a residential and commercial/office space
development located on the north side of McMillan Road between Ten Mile and Black Cat
Road, and on the south side McMillan Road west of Ten Mile Road in Meridian, Idaho. The
project is expected to contain 728 residential homes, and 37 office and commercial lots.
The following are the principle conclusions of the traffic analysis for the Volterra subdivision:
1) The proposed residential/commercial development is projected to generate an average daily
traffic (ADT) of 9, 711 vehicles of which the p.m. peak hour traffic is 1,181 vehicles per hour.
2) As a result of the sife build out, traffic on the vicinity roadways is expected to increase.
Traffic on McMillan Road west of Ten Mile may increase by 4,855 trips per day. Traffic on
McMillan Road east of Ten Mile may increase by 1, 262 trips per day, and traffic on McMillan
Road west of Black Cat Road may increase by 680 trips per day. Traffic on Ten Mile Road
3 Volterra Subdivision
may increase by 2,428 (rips per day north of McMillan Road and 2,408 trips per day south of
McMillan Road. Traffic on Black Cat Road may increase by 1,942 trips per day north of
McMillan Road and 971 trips per day south of McMillan Road.
3) The intersection of Black Cat Road and McMillan Road is currently controlled by a two-way
stop along the east and west approaches. The Black Cat Road and McMillan Road
intersection currently operates under capacity at Level of Service (LOS) 8 with the exisfing
Traffic volumes. For the background year 2010 condition (e.g. regional growth), the
intersection is predicted to operafe at LOS 8 in the p.m. peak hour. For the build out year
2010 condition, the intersection is predicted to operafe at LOS B in the p.m. peak hour. No
improvements have been identified for the Black Cat Road and McMillan Road intersection
for the background and build out conditions.
4) The intersection of Ten Mile -Road and McMillan Road currently is controlled by a four-way
stop. The Ten Mile Road and McMillan Road intersection currently operates under capacity
at Level of Service (LOS) A with the exisfing traffic volumes. For the background year 2010
condition (e.g. regional growth), the intersection is predicted to operate at LOS A in the p.m.
peak hour. For the build out year 2010 condition, the intersection is predicted to operate at
LOS C in the p.m. peak hour. No improvements have been identified for the Ten Mile Road
and McMillan Road intersection for the background and build out conditions based on the
capacity alone. However, as discussed below, a signal is warranted in the build out year
based on the peak hour traffic volumes.
5) The intersection of Ten Mile Road and McMillan Road intersection marginally meets the
peak hour signal warrant for the build out year based on rural applications with a single lane
at each approach. A signal warrant analysis for this intersection for the build out year using
urban applications shows that a signal in not warranted. Approximately 51 % of the total
traffic generated at the Ten Mile Road and McMillan Road intersection is from the proposed
Volterra development. A detailed analysis will be needed when the projected traffic volumes
are reached before installing a signal. This intersection project is eligible for the use of
impact fees.
6) The northern site approach intersection with Black Caf Road is predicted fo operate well
"under capacity" at LOS A or better throughout the development period. A left turn bay and
right turn bay have been identified as necessary improvements for the northern approach
intersection with Black Cat Road based on ACHD's Homographs, west approach intersection
with McMillan Road based on ACHD's Homographs.
7) The north leg of the western approach intersection with McMillan Road is predicted to
operate well "under capacity" at LOS B or better throughout the development period. A left
turn bay and a right turn bay have been identified as necessary improvements for the north
leg of the west approach intersection with McMillan Road based on ACHD's Homographs.
8) The south leg of the western approach intersection with McMillan Road is predicted to
operate well "under capacity" at LOS B or better throughout the development period. A left
turn bay has been identified as a necessary improvement for the south leg of the western
approach intersection with McMillan Road based on ACHD's Homographs.
9) The north leg of the eastern approach intersection with McMillan Road is predicted to
operate well "under capacity" at LOS B or better throughout the development period. A left
turn bay and right turn bay have been identified as necessary improvements for the north
leg of the eastern approach intersection with McMillan Road based on ACHD's Homographs.
10) The south leg of the eastern approach intersection with McMillan Road is predicted to
operate well "under capacity" at LOS B or better throughout The development period. A left
turn bay and right turn bay have been identified as necessary improvements for the south
leg of the eastern approach intersection with McMillan Road based on ACHD's Homographs.
4 Volterra Subdivision
11) The north leg of the eastern commercial site approach intersection with McMillan Road is a
right-in and right-out (R/RO) intersection only. The intersection is predicted to operate well
"under capacity" at LOS B of better throughout the development period. No improvements
have been identified for the north leg of the western commercial site approach and McMillan
Road intersection.
12) The south leg of the western commercial site approach intersection with McMillan Road is a
right-in and right-out (R/RO) intersection only. The intersection is predicted to operate well
"under capacity" at LOS B of better throughout the development period. No improvements
have been identified for the south leg of the western commercial site approach and McMillan
Road intersection.
13) The northern site approach intersection with Ten Mile Road is predicted to operate "under
capacity" at LOS C or better throughout the development period. A left turn bay and right
turn bay have been identified as necessary improvements for the northern approach
intersection with Ten Mile Road based on ACHD's Homographs.
14) The mid site approach intersection with Ten Mile Road is predicted to operate "under
capacity" at LOS C or better throughout the development period. A left turn bay and right
turn bay have been identified as necessary improvements for the mid approach intersection
with Ten Mile Road based on ACHD's Homographs.
15) The northern commercial site approach intersection with Ten Mile Road is aright-in and
right-out (R/RO) intersection only. The intersection is predicted fo operate well "under
capacity" of LOS 8 of better throughout the development period. A right turn bay has been
identified as a necessary improvement for the northern commercial site approach and Ten
Mile Road intersection.
16) The southern commercial site approach intersection with Ten Mile Road is a right-in and
right-out (R/RO) intersection only. The intersection is predicted to operate well "under
capacity" at LOS A of better throughout the development period. A right turn bay has been
identified as a necessary improvement for the southern commercial site approach and Ten
Mile Road intersection.
17) The south site approach intersection with Ten Mile Road is predicted to operate well "under
capacity" at LOS B or better throughout the development period. A left turn bay and right
turn
18) All or the internal streets with front on housing have daily traffic projections lower than 1000
vpd.
19) The project site will generate impact fee revenues of $1,969,528.00 (Ordinance 200). The
following are transportation-related improvements needed to accommodate the traffic
volumes generated by the Volterra Subdivision development:
The following are Transportation-related improvements needed to accommodate the traffic
volumes generated by the Volterra Subdivision development:
1) A southbound left-turn bay is warranted at the northern site approach with Black Cat Road
based on the HCS analysis, the predicted 95% vehicle queue length averages less Phan one
vehicle; ACHD's minimum storage length should be adequate. A northbound right-turn bay
is warranted at the northern site approach intersection with Black Cat Road. Based on the
HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle;
ACHD's minimum storage length should be adequate.
2) An eastbound left-turn bay is warranted at the north leg of the western site approach
intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle
queue length averages less than one vehicle; ACHD's minimum storage length should be
5 Volterra Subdivision
adequate. A westbound right-turn bay is warranted at the north leg of the western site
approach intersection wifh McMillan Road. Based on the HCS analysis, the predicted 95%
vehicle queue length averages less than one vehicle; ACHD's minimum storage length
should be adequate.
3) A westbound left-turn bay is warranted at the south leg of the western site approach
intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle
queue length averages less than one vehicle; ACHD's minimum storage length should be
adequate.
4) An eastbound left-turn bay is warranted at the north leg of the eastern site approach
intersection wifh McMillan Road. Based on the HCS analysis, the predicted 95% vehicle
queue length averages less than one vehicle; ACHD's minimum storage length should be
adequate. A westbound right-turn bay is warranted of the north leg of the eastern sife
approach intersection with McMillan Road. Based on the HCS analysis, the predicted 95%
vehicle queue length averages less than one vehicle; ACHD's minimum storage length
should be adequate.
5) A westbound left-turn bay is warranted at the south leg of the eastern site approach
intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle
queue length averages less than one vehicle; ACHD's minimum storage length should be
adequate. An eastbound right-turn bay is warranted at the south leg of the eastern site
approach intersection with McMillan Road. Based on the HCS analysis, the predicted 95%
vehicle queue length averages less than one vehicle; ACHD's minimum storage length
should be adequate.
6) A northbound left-turn bay is warranted at the northern site approach intersection with Ten
Mile Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages
less than one vehicle; ACHD's minimum storage length should be adequate. A southbound
right-turn bay is warranted at the northern site approach intersection with Ten Mile Road.
Based on the HCS analysis, the predicated 95% vehicle queue length averages less than
one vehicle; ACHD's minimum storage length should be adequate.
7) A northbound left-turn bay is warranted at the mid site approach intersection with Ten Mile
Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less
than one vehicle; ACHD's minimum storage length should be adequate. A southbound righf-
turn bay is warranted mid sife approach intersection with Ten Mile Road. Based on the HCS
analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's
minimum storage length should be adequate.
8) A southbound right-turn bay is warranted at the northern commercial sife approach
intersection with Ten Mile Road. Based on the HCS analysis, the predicted 95% vehicle
queue length averages less than one vehicle; ACHD's minimum storage length should be
adequate.
9) A southbound right-turn bay is warranted at the southern commercial site approach
intersection with Ten Mile Road. Based on the HCS analysis, the predicted 95% vehicle
queue length averages less than one vehicle; ACHD's minimum storage length should be
adequate.
10) A northbound left-turn bay is warranted at the southern site approach intersection with Ten
Mile Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages
less than one vehicle; ACHD's minimum storage length should be adequate. A southbound
right-turn bay is warranted southern site approach intersection with Ten Mile Road. Based
on the HCS analysis, the predicted 95% vehicle queue length averages less than one
vehicle; ACHD's minimum storage length should be adequate.
11) No other traffic-related improvements have been identified with this analysis.
6 Volterra Subdivision
Staff Comments/Recommendations: The majority of the transportation-related improvements
have been constructed since the original application in 2005, as part of the McMillan Road/Ten
Mile Road intersection project. McMillan Road has been constructed as a 3-lane roadway
abutting the site, with intersection improvements constructed at the two proposed access points
on McMillan Road. The turn bays warranted on Black Cat Road are still needed and should be
required as part of this application.
The applicant is proposing a school lot within the development. A separate Traffic Impact
Study, specifically regarding the school, will be required when it is developed in the future.
3. Condition of Area Roadways
Traffic Count is based on Vehicles Per Hour (VPH)
PM Peak PM Peak Existing
Roadway Frontage Functional Hour Hour Level Plus
Classification Traffic Count of Service Pro'ect
Ten Mile 1
280-feet Minor Arterial 117 Better than
"
" Better
"
"
Road , D than
D
McMillan 2
500-feet Minor Arterial 151 Better than
"
" Better
"
"
Road , D than
D
Black Cat g75-feet Minor Arterial 57 Better than
"
" Better
"
"
Road D than
D
* Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH).
* Acceptable level of service for athree-lane minor arterial is "D" (720 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 Ten Mile Road south of Chinden Boulevard was 2,360
on December 9, 2008.
The average daily traffic count for McMillan Road west of Ten Mile Road was 1,853 on
December 9, 2008.
The average daily traffic count for Black Cat Road south of Chinden Boulevard was
1,068 on December 10, 2008.
C. Findings for Consideration
1. Ten Mile Road
a. Existing Conditions: Ten Mile Road is improved with 5-travel lanes, vertical curb, gutter and
no sidewalk abutting the site. There is 76-feet of right-of-way for Ten Mile Road (46-feet from
centerline).
b. Policy
Arterial Roadway Policy: District Policy 7203.4.3 states that if a proposed development
abuts an arterial street, the developer shall provide sidewalk along the paved frontage and
dedicate right-of-way required by the proposed land use and scale of the project.
Right-of-Way and Street Section Policy: District policy requires 96-feet of right-of-way on
arterial roadways (Figure 72-F1B). This right-of-way allows for the construction of a 5-lane
roadway with curb, gutter, 5-foot wide concrete detached sidewalks and bike lanes.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot wide detached)
concrete sidewalk on all collector roadways and arterial roadways (7204.7.2).
7 Volterra Subdivision
c. ACHD Master Street Map: ACRD 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. This segment of Ten Mile Road is designated in the
MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street
section within 100-feet of right-of-way.
d. Applicant Proposal: The applicant is proposing to construct a 5-foot wide detached
sidewalk along Ten Mile Road abutting the site.
e. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved as proposed. The sidewalk should be constructed a minimum of 42-feet
from the centerline of Ten Mile, Road abutting the site. The applicant should provide the
District with a sidewalk easement for any segment of sidewalk located outside of the right-of-
way. Ten Mile Road is already built-out with five travel lanes and vertical curb and gutter
abutting the site, therefore no additional right-of-way dedication or street improvements
should be required with this application.
2. McMillan Road
a. Existing Conditions: McMillan Road is improved with 3-travel lanes, vertical curb, gutter,
and no sidewalk, abutting the site. There is 50 to 60-feet of right-of-way for McMillan Road
(13 to 25-feet from centerline). The right-of-way is offset from the centerline of McMillan Road
due to the Settlers Canal, which lies directly south of McMillan Road.
b. Policy
Arterial Roadway Policy: District Policy 7203.4.3 states that if a proposed development
abuts an arterial street, the developer shall provide sidewalk along the paved frontage and
dedicate right-of-way required by the proposed land use and scale of the project.
Right-of-Way Policy: District policy requires 70-feet of right-of-way on arterial roadways
(Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with curb,
gutter, 5-foot wide concrete detached sidewalks and bike lanes.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot wide detached)
concrete sidewalk on all collector roadways and arterial roadways (7204.7.2).
c. ACHD Master Street Map: ACRD 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. This segment of McMillan Road is designated in the
MSM as a Planned Commercial Arterial with 3-lanes and on-street bike lanes, a 60-foot street
section within 86-feet of right-of-way.
d. Applicant Proposal: The applicant is proposing to construct a 5-foot wide detached
sidewalk on the south side of McMillan Road from its intersection with Ten Mile Road, to 940-
feet to the west. From that point continuing west to the end of the property, the applicant is
proposing a 10-foot wide detached multi-use path along the south side of McMillan Road,
abutting the site.
e. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should provide the District with a sidewalk
easement for any segment of sidewalk located outside of the right-of-way. McMillan Road is
already built-out with tree travel lanes, and vertical curb and gutter abutting the site, therefore
no additional right-of-way dedication or street improvements should be required with this
application.
8 Volterra Subdivision
3. Black Cat Road
a. Existing Conditions: Black Cat Road is improved with 2-travel lanes and no curb, gutter or
sidewalk abutting the site. There is 50-feet of right-of-way for Black Cat Road (25-feet from
centerline).
b. Policy
Arterial Roadway Policy: District Policy 7203.4.3 states that if a proposed development
abuts an arterial street, the developer shall provide sidewalk along the paved frontage and
dedicate right-of-way required by the proposed land use and scale of the project.
Right-of-Way and Street Section Policy: District policy requires 120-feet of right-of-way
principal arterial roadways (Figure 72-F1 B). This right-of-way width allows for the construction
of a 7-lane roadway with curb, gutter, and 5-foot wide detached sidewalks.
Right-of-Way and Street Section Policy: District policy requires 96-feet of right-of-way on
arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane
roadway with curb, gutter, 5-foot wide concrete detached sidewalks and bike lanes.
Right-of-Way Policy: District policy requires 70-feet of right-of-way on arterial roadways
(Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with curb,
gutter, 5-foot wide concrete detached sidewalks and bike lanes.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot wide detached)
concrete sidewalk on all collector roadways and arterial roadways (7204.7.2).
c. 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. This segment of Black Cat Road is designated in the
MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 71-foot street section
within 97-feet of right-of-way.
d. Applicant Proposal: The applicant is proposing to dedicate 48-feet of right-of-way from the
centerline of Black Cat Road abutting the site and to construct a 5-foot wide detached
sidewalk abutting the site.
e. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved as proposed. The applicant should provide a sidewalk easement for any
segment of the sidewalk located outside of the right-of-way.
As noted in the submitted traffic impact study, the applicant should also construct a
southbound left-turn bay and a northbound right turn bay on Black Cat Road at the
intersection of Black Cat Road and Gondola Drive. Coordinate the design of the turn lanes
with District Traffic Services and Development Review Staff.
Due to the required northbound right-turn lane necessary to serve the development and the
need to accommodate drainage, the applicant may need to dedicate additional right-of-way
and construct additional street improvements abutting the right-turn lane. If the applicant is
unable to fit a minimum 8-foot wide barrow ditch and 3-foot wide gravel shoulder between the
edge of pavement and the face of sidewalk due to right-of-way constraints, then the applicant
may need to construct vertical curb, gutter and sidewalk abutting the northbound right turn
lane. Or as an alternative, the applicant may need to move the sidewalk back and dedicate
additional right-of-way to allow for the construction of a barrow ditch wide enough to
accommodate the drainage. An easement will need to be provided for any segment of the
sidewalk located outside of the right-of-way. Coordinate the design of the drainage facility
with District Design Review staff.
9 Volterra Subdivision
4. Internal Collector Roadways
a. Existing Conditions: The site has no internal collector roadways.
b. Policy
Residential Collector Policy: District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that
residential collectors be constructed as 36-foot street sections with curb, gutter and 5-foot
wide concrete sidewalks with no front-on housing. The access restrictions for these street
segments should be stated on the final plat. Unless otherwise noted, parking should be
prohibited on these street segments. Coordinate the signage program with District staff.
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide
a minimum turning radius of 45-feet. Landscape and parking islands may be constructed in
turnarounds if a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-
feet are provided. The pavement width shall be sufficient to allow the turning around of a
standard AASHTO SU design vehicle without backing.
Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum
of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic.
The roadway on either side of the traffic island should maintain a minimum of a 21-foot street
section. District policy also requires any proposed landscape islands/medians within the
public right-of-way dedicated by this plat should be owned and maintained by a homeowners
association. Notes of this should be required on the final plat. The design should be reviewed
and approved by ACHD's Development staff.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204.7.2).
c. Applicant Proposal: The applicant is proposing to construct two residential collector
roadways, San Vito Way and Gondola Drive, as 36-foot street sections with vertical curb,
gutter and 5-foot wide detached concrete sidewalk and a 10-foot wide detached multi-use
pathway within 50-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should provide the District with a sidewalk
easement for any segment of the path/sidewalk located outside of the right-of-way.
5. Internal Local Streets
a. Existing Conditions: The site has no internal local streets.
b. Policy
36-Foot Street Section Policy: District policy 7204.4.2 states, "developments with any
buildable lot that is less that 1-acre in size will typically provide streets having a minimum
pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-
feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on
traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a
minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which
case the sidewalk shall be a minimum of 4-feet in width.
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide
a minimum turning radius of 45-feet. Landscape and parking islands may be constructed in
turnarounds if a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-
feet are provided. The pavement width shall be sufficient to allow the turning around of a
standard AASHTO SU design vehicle without backing.
Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum
of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic.
The roadway on either side of the traffic island should maintain a minimum of a 21-foot street
section. District policy also requires any proposed landscape islands/medians within the
10 Volterra Subdivision
public right-of-way dedicated by this plat should be owned and maintained by a homeowners
association. Notes of this should be required on the final plat. The design should be reviewed
and approved by ACHD's Development staff.
c. Applicant's Proposal: The applicant is proposing to construct all internal streets as 36-foot
street sections with rolled curb, gutter and 5-foot wide attached concrete sidewalks within 50-
feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved as proposed.
6. Internal Commercial Streets
a. Existing Conditions: The site has no internal commercial streets.
b. Policy
40-foot Street Section Policy: District policy 72-F1A requires that industrial/commercial
roadways be constructed as 40-foot street sections with curb, gutter and 5-foot wide concrete
sidewalk within 54-feet of right-of-way.
Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum
of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic.
The roadway on either side of the traffic island should maintain a minimum of a 21-foot street
section. District policy also requires any proposed landscape islands/medians within the
public right-of-way dedicated by this plat should be owned and maintained by a homeowners
association. Notes of this should be required on the final plat. The design should be reviewed
and approved by ACHD's Development staff.
c. Applicant's Proposal: The applicant is proposing to construct Sanoro Way/Parma Drive as
a 40-foot street section with vertical curb, gutter and 5-foot wide detached concrete sidewalks
within 54-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal meets District Street Policy
and should be approved, as proposed. The applicant should provide the District with a
sidewalk easement for any segment of the sidewalk located outside of the right-of-way.
7. Roadway Offsets
a. Existing Conditions: There are no roadway offsets internal to the development; however in
conjunction with the recent McMillan/Ten Mile intersection project two approaches were
constructed on both McMillan Road and Ten Mile Road with curb, gutter and pedestrian
ramps. The approaches on McMillan Road are located 550-feet and 1,000-feet west of the
intersection of Ten Mile Road and McMillan Road (measured centerline-to-centerline). The
approaches on Ten Mile Road are located 440-feet and 840-feet south of the intersection of
Ten Mile Road and McMillan Road (measured centerline-to-centerline).
b. Policy
Collector Offset Policy: District policy 7204.11.6 states that the optimum spacing for
collector intersections along arterial roadways is 1,700-feet to allow adequate signal spacing.
The minimum spacing that is acceptable for collector intersections along arterials is 1,300-
feet.
c. Local Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a
minimum of 150-feet from a residential collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
d. Applicant's Proposal: The applicant has proposed seven local streets intersecting with the
internal collector roadway. All of these intersections are offset a minimum of 280-feet. There
11 Volterra Subdivision
are numerous local-to-local street intersections throughout the development, all of which are
offset a minimum of 125-feet.
e. Staff Comments/Recommendations: The applicant's proposal regarding internal roadway
offsets meets District policy and should be approved, as proposed. Staff recommends a
modification of the Access Management Policy to allow the two existing approaches on
McMillan Road and the two existing approaches on Ten Mile Road, constructed with the
intersection project to remain as is.
8. Stub Streets
a. Existing Conditions: There are no stub streets stubbed to or within the site.
b. Policy
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed
development shall cause no undue hardship to adjoining property. An adequate and
convenient access to adjoining property for use in future development may be required. If a
street ends at the development boundary, it shall meet the requirements of sub section 7205,
"non-continuous streets." District policy 7205.5 states that stub streets will be required to
provide intro-neighborhood circulation or to provide access to adjoining properties. Stub
streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7,
except a temporary cul-de-sac will not be required if the stub street has a length no greater
than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
District policy 7203.5.2 states that an existing street or a street in an approved preliminary
plat, which ends at a boundary of a proposed development, shall be extended in that
development. The extension shall include provisions for continuation of storm drainage
facilities.
Temporary Turnaround Policy: District policy 7205.2 requires construction of a temporary
cul-de-sac with the same dimensional requirements as a standard cul-de-sac, with a minimum
turning radius of 45-feet where curb is required and 42-feet where curb is not required. The
pavement width shall be sufficient to allow the turning around of a standard AASHTO SU
design vehicle without backing. If a temporary turnaround is proposed to be located within a
future building lot, the temporary turnaround easement shall be for the entire building lot to
prevent the easement from being constructed over.
c. Applicant Proposal: The applicant is proposing to construct two stub streets within the
Volterra South Subdivision. There locations are to be:
• stub street to the south, located between Lot 30 Block 60 and Lot 59 Block 50 located
approximately 1,200-feet south of McMillan Road and 2,100 feet west of Ten Mile Road
(measured centerline to centerline).
• stub street to the west, located between Lot 1 Block 60 and Lot 1 Block 62 (common lot)
located approximately 580-feet south of McMillan Road and 2,600-feet west of Ten Mile
Road (measured centeriine to centerline).
The applicant is proposing; to construct seven stub streets within the Volterra North
Subdivision. There locations are to be:
• stub street to the west, located between Lot 5 Block 14 and Lot 44 Block 17 located
approximately 1,110-feet north of McMillan Road and 2,500-feet east of Black Cat Road
(measured centerline to centerline).
• stub street to the south, located between Lot 1 Block 8 and Lot 13 Block 14 located
approximately 1,250-feet north of McMillan Road and 1,700-feet east of Black Cat Road
(measured centerline to centerline).
12 Volterra Subdivision
• stub street to the south, located between Lot 1 Block 3 and Lot 31 Block 8 located
approximately 1,400-feet north of McMillan Road and 850-feet east of Black Cat Road
(measured centerline to centerline).
• stub street to the north, located between Lot 1 Block 7 and Lot 18 Block 1 located
approximately 2,640-feet north of McMillan Road and 1,900-feet east of Black Cat Road
(measured centerline to centerline).
• stub street to the north, located between Lot 30 Block 7 and Lot 1 Block 13 located
approximately 2,640-feet north of McMillan Road and 2,700-feet east of Black Cat Road
(measured centerline to centerline).
• stub to the north located approximately 1,200-feet north of McMillan Road and 1,700-feet
west of Ten Mile Road (measured centerline to centerline).
• stub to the east located approximately 1,125-feet north of McMillan Road and 1,700-feet
west of Ten Mile Road (measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed.
9. 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.
10. 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.
11. Other Access
Ten Mile Road, McMillan Road and Black Cat Road are classified as minor arterials 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. Construct a 5-foot wide detached concrete sidewalk on Ten Mile Road located a minimum of
42-feet from the centerline of the roadway abutting the site, as proposed.. Provide the District
with a sidewalk easement for any segment of sidewalk located outside of the right-of-way.
2. Construct a 5-foot wide detached concrete sidewalk on the south side of McMillan Road from its
intersection with Ten Mile Road, 940-feet to the west, as proposed. Construct a 10-foot wide
multi-use path on the south side of McMillan Road from a point 1,000-feet west of Ten Mile
Road continuing to the west 1,590-feet, as proposed. Provide the District with a sidewalk
easement for any segment of sidewalk located outside of the right-of-way.
3. Dedicate 48-feet of right-of-way from the centerline of Black Cat Road abutting the site. The
right-of-way purchase and sale agreement and deed must be completed and signed by the
13 Volterra Subdivision
applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30
business days to process the right-of-way dedication after receipt of all requested material. The
District will purchase the right-of-way which is in addition to existing right-of-way from available
Corridor Preservation Funds.
4. Construct a southbound left-turn bay at the northern site approach intersection of Black Cat
Road and Gondola Drive and a northbound right-turn bay at the northern site approach
intersection of Black Cat Road and Gondola Drive. Coordinate the design and location of the
turn lanes with District Development Review staff.
5. Construct San Vito Way, a residential collector, as a 36-foot street section with vertical curb,
gutter, a 5-foot wide detached concrete sidewalk and a 10-foot wide detached multi-use
pathway within 50-feet of right-of-way, as proposed. Provide the District with a sidewalk
easement for any segment of the sidewalk located outside of the right-of-way. Parking and
front-on housing are prohibited on residential collector roadways.
6. Construct Gondola Drive, a residential collector, as a 36-foot street section with vertical curb,
gutter, a 5-foot wide detached concrete sidewalk and a 10-foot wide detached multi-use
pathway within 50-feet of right-of-way, as proposed. Provide the District with a sidewalk
easement for any segment of the sidewalk located outside of the right-of-way. Parking and
front-on housing are prohibited on residential collector roadways.
7. Construct Sanoro Way/E. Parma Drive, a local commercial roadway, as a 40-foot street section
with vertical curb, gutter and a 5-foot wide detached concrete sidewalk within 54-feet of right-of-
way, as proposed.
8. Construct all internal local streets as 36-foot street sections with rolled curb, gutter and 5-foot
wide attached concrete sidewalks within 50-feet of right-of-way, as proposed.
9. Construct a stub street to the south, located between Lot 59 Block 50 and Lot 30 Block 60 (as
shown on the attached preliminary plat) approximately 1,200-feet south of McMillan Road and
2,100-feet west of Ten Mile Road (measured centerline to centerline), as proposed. Install a
sign stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
10. Construct a stub street to the west, located between Lot 1 Block 60 and Lot 1 Block 62 (as
shown on the attached preliminary plat) approximately 580-feet south of McMillan Road and
2,600-feet west of Ten Mile Road (measured centerline to centerline), as proposed. Install a
sign stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
11. Construct a stub street to the west, located between Lot 5 Block 14 and Lot 44 Block 17
approximately 1,110-feet north of McMillan Road and 2,500-feet east of Black Cat Road
(measured centerline to centerline), as proposed. Install a sign stating, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
12. Construct a stub street to the south, located between Lot 1 Block 8 and Lot 13 Block 14
approximately 1,250-feet north of McMillan Road and 1,700-feet east of Black Cat Road
(measured centerline to centerline), as proposed. Install a sign stating, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
13. Construct a stub street to the south, located' betuveen Lot 1 Block 3 and Lot 31 Block 8
approximately 1,400-feet north of McMillan Road and 850-feet east of Black Cat Road
(measured centerline to centerline), as proposed. Install a sign stating, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
14. Construct a stub street to the north, located between Lot 1 Block 7 and Lot 18 Block 1
approximately 2,640-feet north of McMillan Road and 1,900-feet east of Black Cat Road
(measured centerline to centerline), as proposed. Install a sign stating, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
14 Volterra Subdivision
15. Construct a stub street to the north, located between Lot 30 Block 7 and Lot 1 Block 13 located
approximately 2,640-feet north of McMillan Road and 2,700-feet east of Black Cat Road
(measured centerline to centerline), as proposed. Install a sign stating, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
16. Construct a stub to the north located approximately 1,200-feet north of McMillan Road and
1,700-feet west of Ten Mile Road (measured centerline to centerline), as proposed. Install a
sign stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
17. Construct a stub to the east located approximately 1,125-feet north of McMillan Road and
1,700-feet west of Ten Mile Road (measured centerline to centerline), as proposed. Install a
sign stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
18 Direct lot access is prohibited to Ten Mile Road, McMillan Road and Black Cat Road. This
access restriction shall be noted on the final plat.
19. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way.
2. Private sewer or water systems are prohibited from being located within the ACHD right-
of-way.
3. In accordance with District policy, 7203.6, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The applicant's engineer should
provide documentation of ADA compliance to District Development Review staff for
review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for
all landscaping proposed within ACRD 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
ACRD 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 ACRD 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 ACRD prior to District approval for occupancy.
15 Volterra Subdivision
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 awaiver/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 consistent with applicable federal, state and local laws.
Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
16 Volterra Subdivision
Vicinity Map
Site Plan
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17 Volterra Subdivision
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 a-mail notification information.
18 Volterra Subdivision
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.
^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 ACRD 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 ACRD 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 8~ Erosion Submittal
• At least one week prior to setting up aPre-Construction Meeting an Erosion & Sediment Control Narrative &
Plan, done by a Certified Plan Designer, must be turned into ACRD 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 aPre-Con.
19 Volterra Subdivision
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an
applicant of the final decision made by the ROWDS Manager when it is alleged that the
ROWDS 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 ACRD Policy
Manual.
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.
Initiation: An appeal is initiated by the filing of a written notice of appeal with
the Secretary of Highway Systems, 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.
Time to Reply: The ROWDS 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.
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 ROWDS 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.
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.
20 Volterra Subdivision
Machelle Hill
From: Larry Strough [Larry.Strough@itd.idaho.gov]
Sent: Monday, November 15, 2010 8:47 AM
To: clerk
Cc: Pam Golden
Subject: MDA 10-009
Attachments: img-Y15084553-0001.pdf
ITD has no comment on the enclosed notice.
Thank You
Larry Strough
334-8924
Page 1 of 1
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11/15/2010
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
16 November 2010
City of Meridian
City Clerk's Office
Jaycee Holman
33 E Broadway Avenue Ste 102
Meridian, ID 83642-2619
RE: MDA 10-009/Volterra Subdivision
Dear Jaycee:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District has no comment on the above-referenced application as
it lies outside of our district. Please contact Nathan Draper with Settlers Irrigation at 344-
2471 or at PO Box 7571, Boise, ID 83707.
All laterals and waste ways must be protected. All municipal surface drainage must be
retained on-site. If any surface drainage leaves the site, Nampa & Meridian Irrigation District
must review drainage plans. The Developer must comply with Idaho Code 31-3805.
It is recommended that irrigation water be made available to all developments within the
Nampa & Meridian Irrigation District.
Sincerely,
~ ~ ~~
Greg .Curtis
Asst. Water Superintendent
Nampa & Meridian Irrigation District
GC/dbg
C: File -Office/Shop
_ '__
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
.. DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT
Retum to:
HEALTH Environmental Health Division ^Boise
DEPARTMENT
^ ~9~
Rezone # ~~~ ~0 _~d9 City
Conditional Use # ^~~
Preliminary /Final /Short Plat ^ACZ
V~~-T~.2a-~- S~.6DI ~is1 G~ /I~IK 9~J ~tllti ^ StBr
^1. We have No Objections to this Proposal.
^2. We recommend Denial of this Proposal.
^3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^4. We will require more data concerning soil conditions on this Proposal before we can comment.
^5. Before we can comment concerning individual sewage disposal, we will require more data conceming the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ bedrock from original grade ^ other
^6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
®8. After written approval from appropriate entities are submitted, we can approve this proposal for:
central sewage ^ community sewage system ^ community water well
^ interim sewage ~ central water
^ individual sewage ^ individual water
Q9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
~ central sewage ^ community sewage system ^ community water
^ sewage dry lines ~ central water
~10. Run-off is not to create a mosquito breeding problem.
^11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
®13. We will require plans be submitted for a plan review for any:
food establishment swimming pools or spas child care center
beverage establishment J~grocery store
^14. Please see attached stormwater management recommendations
^ 15. Reviewed By: S
Date: /i / /9 /~
Review Sheet
15726-001EH0904
.'' October 29, 2010
~~;~~- Bill Parsons
~~~~~ City of Meridian
33 E. Idaho Avenue
C Q~ P A s s Meridian, ID 83642
c~~nMxnr rye assocu-noN .
afSouihwast Idaho
Re: Volterra North and Volterra South
Dear Mr. Parsons:
The Community Planning Association of Southwest Idaho (COMPASS)
has received the transmittal of the .prelimi-nary plat ) for %'J'`'-~f~
Spurwing Greens. The project is the City of Meridian's Impact Area and ~
city limits in the west of Ten Mile Road, east of Black Cat Road, and
north and south of McMillan Road northeast corner of US 20/26 and
Ten Mile Road. The total site area is approximately 179 acres
consisting of 495 residential lots.
The 2015 Federal Functional Classification Map indicates Black Cat,
McMillan and Ten Mile Roads as Minor Arterials. The 2035 Update to
the Planning Functional Classification Map indicates US 20/26 as an
expressway and Ten Mile and Black Cat roads remain as minor
arterials. These maps and explanation of each is available on the
COMPASS website at http://www.compassidaho.org/prodserv/func-
maps.htm
ACHD's Capital Improvement Program lists Ten Mile south of US 20/26
for improvements between 2019 and 2027.
By 2035, Black Cat Road north of McMillan could carry over 11,000;
Ten Mile Road north of McMillan Road could carry over 17,000; south
of McMillan could carry over 22,000; and, McMillan Road could carry
near 17,000.
The proposed development covers Traffic Analysis Zones 877, 881,
852, and 856. These currently support approximately 20 households
and 37 jobs, and the 2035 forecasts, are 270 households and 38 jobs.
Access Management
The proposed right-in/right-out access points from the commercial
area at the southwest intersection of Ten Mile and McMillan are
preferable to full access design. These right-in/right-out accesses
should be accompanied by median divides on Ten Mile Road and
McMillan Road to further promote safe egress.
With the proposed design, the Ten Mile and McMillan intersection will
have three quarters of a full quadrant intersection. COMPASS
encourages the planning and design of the final quadrant leg upon
application for development of the northwest intersection.
Please consider the following recommendations generated from the COMPASS
mobility management checklist.
Transit
Valley Regional Transit's Treasure Valley in Transit plan identifies this area for future
flex-route services. Transit stop locations should be established to enable safe
boarding zones. Please work with Valley Regional Transit to identify these locations
and necessary transit amenities.
Housing Options
Communities in Motion, the regional transportation plan encourages a mix of housing
types (single-family, multi-family, retirement, etc.) and transit-supportive densities.
From meeting with City of Meridian planning staff, it is understood that the overall
density of the project will not decrease from the original development plan. The
proposed plan does not include any zero lot line housing. COMPASS encourages the
developer and the city to identify higher density housing options to maximize open
space and enable potential future transit services stops.
Streets and Sidewalks
COMPASS commends the City of Meridian and the developer on improving upon the
pedestrian connectivity design from the original design. The additional pedestrian
paths and small blocks provide additional mobility options. A micropath connecting
this development with the one to the east is strongly encouraged to provide a more
regional bicycle and pedestrian route.
Public Services
The location of accessible public services is a necessary component of providing for
all mobility users. The siting of a public school within the development along the
northern boundary encourages bicycle and pedestrian trips and may reduce
automobile traffic in the vicinity.
See COMPASS Mobility Guidebook for further guidelines and recommendations for
development applications.
http://www.compassidaho.org/documentslprodserv/reports/MobilityManagementDev
elopmentGuidebook finalstandard.pdf
For more information, please contact Carl Miller at COMPASS, 208-855-2558 ext. 275
or cmiller@compassidaho.org.
Sincerely,
C
Charles Trainor
Principal Planner
pc: Mindy Wallace, Ada County Highway District
File 701
CT:MW:dw T:\FY11\700 Services\701 General Membership Services\Development Review\City of
Meridian\Volterra letter.docx
COPY
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SETTLERS' IRRIGATION DISTRICT
P.O. BOX 7571 BOISE, IDAHO 83707-1571
PHONE: 344-2471 FAX: 343-1642
October 18, 2010 wwvv.settlersirrigation.org
RE C F, T~TF~
OCT 2 0 2010
Chuck Christensen CITY OF GCS! DIAN
Quadrant Consulting CITY CLERKS OFFICE
1904 W. Overland Road
Boise, ID 83705
Re: PP 10-004 & PP 10-005
Dear Chuck:
After review of the Preliminary Plat of the above-mentioned application, Settlers Irrigation
District requests the following:
] . All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facilities involved are the Settlers North Side Canal (Letup),
Coleman Lateral, McMullen Lateral, Beach Lateral, Hudson Lateral, Scrivner Lateral,
and the White Drain. Contact SID for additional requirements.
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any SID
facilities, or within its easements.
4. Any changes to the existing irrigation system such as relocation, water delivery, tiling,
and landscaping must be approved by Settlers Irrigation District's Board of Directors.
5. All storm drainage must be retained on-site.
6. A pressure irrigation system must be provided to service all lots within the above-
mentioned subdivision from the current delivery point. If the developer wishes to have
Settlers Irrigation District own, operate, and maintain the pressure irrigation system then
a license agreement will need to be signed and recorded.
If you have any questions please call 343-5271.
Sincerely,
Nathan Draper, Manager
Settlers Irrigation District
Enclosures
Cc: City of Meridian (w/o enclosures)
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
City of Meridian
City Clerk's Office
Jaycee Holman
33 E Broadway Avenue Ste 102
Meridian, ID 83642-2619
RE: RZ 10-005, PP 10-004 & PP 10-005
Dear Jaycee:
Nampa & Meridian Irrigation District has no comment on the above-referenced application for
Rezone, Preliminary Plats as this project lies outside of District boundaries.
Please contact Nathan Draper with Settlers Irrigation at 344-2471 or at PO Box 7571, Boise, 1D
83707.
All laterals and waste ways must be protected. All municipal surface drainage must be retained
on-site.:If any surface drainage leaves the site, Nampa & Meridian Irrigation District must review
drainage plans. The Developer must comply with Idaho Code 31-3805.
It is recommended that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
Sincerely,
Andy Madse
MGT
Nampa & Meridian rrigation District
AM/dbg
C: John P. Anderson
Nathan Draper, Settlers Irrigation
File -.Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
21 October 2010
Page 1 of 1
Machelle Hill
From: Larry Strough [Larry.Strough@itd.idaho.gov]
Sent: Tuesday, October 12, 2010 11:49 AM
To: Machelle Hill
Cc: Pam Golden
Subject: RZ 10-005, PP 10-004, & PP 10-005
Attachments: img-X12114550-0001.pdf
ITD has no comment on the enclosed notice.
Thank You
Larry Strough
334-8924
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10/12/2010