Agency CommentsDevelopment Services Department
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Project/File: Avendale Subdivision /MPP-11-001
This is a preliminary plat application for 6-lot multi-family lots on 24.61-acres. This
site is located '/< mile west of Ten Mile Road, north of W. Franklin Road in Meridian,
Idaho.
Lead Agency: City of Meridian
Site address: W. Perugia Street
Staff Approval: May 25, 2011
Applicant: Silver Oaks Apartments, LLC
1409 N. Main Street
Meridian, Idaho 83642
Representative: Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, Idaho 83642
Staff Contact: Kristy Heller
Phone: 387-6171
E-mail: kheller~achdidaho.org
A. Findings of Fact
1. Description of Application: This is a preliminary plat application for 6-lot multi-family lots on
24.61-acres for 369 apartment units.
2.
Description of Adiacent Surroundina Area:
Direction Land Use Zonin
North Medium-Densi Residential District R-8
South Medium-Hi h Densi Residential District R-15
East Nei hborhood Business District Ten Mile Christian Church C-N
West Rural-Urban Transition Zone RUT
3. Site History: ACRD previously reviewed this site as the following applications:
• Umbria/Silver Oaks Apartments (MCUP-05-024, MAZ-05-016, MPP-05-023, MCZC-06-046) in
November 2005 by ACRD Commission. A road trust for $10,700 was received in June 2006
for the street extension and bridge culvert to the west boundary for the crossing of the Kennedy
Lateral. The requirements of this staff report are consistent with those of the prior action.
• MCUP-10-014, MDES-10-050 & MMDA-10-011 in January 2011 by ACHD staff. The
requirements of this staff report are consistent with those of the prior action.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
Avendale Subdivision
• Baraya Subdivision (334-single family detached lots, 260-multi-family units, and one elementary
school), located immediately south of the site on the south side of Franklin Road in 2007.
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):
• Franklin Road is scheduled in the Five Year Work Pian and CIP to be widened to 5-lanes from
Black Cat Road to Ten Mile Road between 2019 to 2027.
• The intersection of Black Cat Road and Franklin Road is scheduled in the Five Year Work Plan
and CIP to be widened to 4-lanes on the north leg, 3-lanes on the south, and 5-lanes on the
east and west legs, and reconstructed/signalized between 2014 to 2018.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 2,454 additional vehicle trips per
day (none existing); 229 additional vehicle trips per hour in the PM peak hour (none existing),
based on the Institute of Transportation Engineers Trip Generation Manual, 8th edition.
2. Traffic Impact Study
A Traffic Impact Study was submitted with the original application for Umbria Subdivision/Silver
Oaks Apartments in 2005. Anew study was not required with this application due to the fact that
there are no significant changes to the site, there has been limited development adjacent to the
site, and the internal streets are partially completed and pending completion/approval. Below is a
summary of the original submitted Traffic Impact Study:
Traffic Impact Study Summary (2005):
• The proposed subdivision is a 30-acre mixed-use development with 350 multi-family units on
27-acres and an office complex on 3-acres and is anticipated to generate 2,490 vehicle trips per
day. The project is expected to be fully developed by 2010.
• Franklin Road is classified as a minor arterial and consists of 2-traffic lanes and 4-foot gravel
shoulders. The posted speed limit is 50-MPH.
• Ten Mile Road is classified as a minor arterial and consists of 2-traffic lanes and 4-foot gravel
shoulders. The posted speed limit is 35-MPH.
• The Ten Mile Road/Franklin Road intersection is an all-way stop controlled intersection with
single-lane approaches in all quadrants.
• Ten Mile Road is included in the District's Five Year Work Program to be widened from 2-lanes
to 5-lanes between Franklin Road and Pine Avenue. The project includes the signalization of
2 Avendale Subdivision
the Franklin Road/Ten Mile Road intersection to 5-lanes on all legs. Construction is planned for
fiscal year 2007.
• Vehicles utilizing the public roadway located at the east property line will experience moderate
delay. A separate left-hand turn lane should be constructed to alleviate some of the time delay.
• Both cleft-hand turn lane and aright-hand turn lane will be needed at the proposed site access
to Franklin Road to accommodate the projected turning traffic. The recommended deceleration
lane improvements include a 12-foot wide by 100-foot long deceleration lane with a 600-foot
taper. The gravel shoulder width could be reduced to 4-feet in this segment.
Staff Comments/Recommendations to 2005 Traffic Study: Staff comments are provided by
District Traffic Services and Development Review staff.
• Franklin Road (from Ten Mile Road to Black Cat Road) is included in the District's Five Year
Work Program to be reconstructed to a 5-lane roadway with vertical curb, gutter and sidewalk
within a total of 96-feet of right-of--way. This project is in preliminary development and is not
anticipated to be reconstructed prior to 2010. Although this project is scheduled in the District's
FYWP, it is not included in the District's Capital Improvements Plan.
• The site does meet the warrants for the construction of a center turn lane and a right turn lane at
the intersection of Franklin Road and the proposed public road.
• The public road that intersects Franklin Road is anticipated to carry traffic from this development
as well as a future church. Due to the surrounding uses, the applicant will be constructing a
commercial street. A commercial street allows for the construction of 3-traffic lanes with vertical
curb, gutter and sidewalk. This street section will accommodate for the left-turn lane that has
been recommended by the traffic impact study.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
PM Peak PM Peak Hour Existing
Roadway Frontage Functional Hour Level of Plus
Classification Traffic Count Service Pro'ect
Peru is Street 430-feet Local Commercial N/A N/A N/A
Umbria Hills 70-feet Local Commercial N/A N/A N/A
Avenue
Franklin Road 0-feet Principal Arterial 499 Better than "D" Exceeds "E"
Ten Mile Road 0-feet Minor Arterial 708 Exceeds "E" Exceeds "E"
*Acceptable level of service for atwo-lane principal arterial is "E" (690 VPH).
* Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
There are no traffic counts available for Perugia Street or Umbria Hills Avenue.
The average daily traffic count for Franklin Road west of Black Cat Road was 9,512 on
5/28/2009.
The average daily traffic count for Ten Mile Road north of Franklin Road was 10,951 on
3/18/2009.
C. Findings for Consideration
1. Meridian's Ten Mile Interchange Specific Area Pian
The City of Meridian's Ten Mile Interchange Specific Area Plan, adopted in June of 2007,
evaluated future land use, and transportation needs and established design guidelines for new
3 Avendale Subdivision
development in the Ten Mile Interchange area, an area that includes the Franklin Road, Ten Mile
Road to Linder Road project.
2. Franklin Road
a. Existing Conditions: Franklin Road is improved with 2-travel lanes, and no curb, gutter or
sidewalk abutting the site. There is 78-feet of right-of-way for Franklin Road (30-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: District policies 7205.2.1 & 7205.5.1 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.
Sidewalk Policy: District policy 7205.5.7 requires a concrete sidewalks 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.
Appropriate easements shall be provided if public sidewalks are placed out of the 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.).
c. ACHD Master Street Map: ACRD 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 Franklin Road is designated in the
MSM as a Planned Commercial Arterial with 5-lanes and on-street bike lanes, an 82-foot
street section within 96-feet of right-of--way.
d. Applicant Proposal: The applicant is not proposing any improvements to Franklin Road with
this application.
e. Staff Comments/Recommendations: When this site was reviewed in 2005 as part of
Umbria/Silver Oaks Apartments, the submitted traffic impact study recommended the
construction of a center turn lane at the intersection of Umbria Hills Avenue and Franklin Road
and a westbound right turn lane at the intersection of Umbria Hills Avenue and Franklin Road
into the site.
At the time of this subdivision application, those improvements have not been constructed.
Therefore, consistent with ACHD's prior action on the site and in conjunction with the findings
of the submitted traffic impact study, the applicant should be required to construct a center
turn on Franklin Road (at the intersection of Umbria Hills Avenue and Franklin Road) that
4 Avendale Subdivision
provides a minimum of 100-feet of storage with tapers for both the approach and departure
directions abutting the site.
The applicant should also be required to construct a westbound right turn lane at the
intersection of Umbria Hills Avenue and Franklin Road. The applicant should coordinate the
design of the center turn lane and the westbound right turn lane with District Traffic Services
and Development Review staff.
3. Perugia Street
a. Existing Conditions: Perugia Street is improved with no pavement, vertical curb, gutter, and
5-foot wide attached concrete sidewalk abutting and across from the site. There is 54-feet of
right-of-way for Perugia Street (27-feet from centerline).
b. Policy:
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is
responsible for improving all commercial 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 7208.5 states that right-of-way
widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard
street section will vary depending on the need for a center turn lane, bike lanes, volumes,
percentage of truck traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
• A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and bike lanes.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all commercial 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.
Appropriate easements shall be provided if public sidewalks are placed out of the right-of--way.
The easement shall encompass the entire area between the right-of-way line and 2-feet
behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the
public right-of-way or wholly within an easement.
Half Street Policy: District Policy 7208.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk
(minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline
established for the street to provide an adequate roadway surface, with the pavement
crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to
accommodate the roadway storm runoff shall be constructed on the unimproved side.
c. Applicant's Proposal: The applicant is not proposing any improvements to Perugia Street
abutting the site.
d. Staff Comments/Recommendations: The applicant should be required to complete the
construction of Perugia Street as one half of a 40-foot street section with curb, gutter and 5-
foot wide attached concrete sidewalk plus 12-feet of additional pavement widening beyond the
centerline established for the street to provide an adequate roadway surface, with the
pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a drainage
swale sized to accommodate the roadway storm runoff shall be constructed on the south side
5 Avendale Subdivision
of the roadway or utilize the existing storm drain system. Coordinate the drainage design with
District Development Review staff.
The new collector roadway identified on the ACHD Master Street Map and the City of
Meridian's Ten Mile Specific Area Plan was originally intended to align with Umbria Hills
Avenue, extend north through the site, turning west near the sites north property line, stubbing
to the west (see below).
However, with the approval of the Umbria/Silver Oaks Apartments in 2005, and the
subsequent partial construction of both public and private roads prohibit the ability to extend
the roadways north and west as noted in the Master Street Map (see above). Therefore, staff
recommends that the existing roadway configuration replace the collector roadways planned
in Meridian's Ten Mile Specific Area Plan and the Master Street Map. This would allow for the
future extension to the west providing connectivity and an alternate route to Black Cat Road
as identified in the Master Street Map.
4. Umbria Hills Avenue
a. Existing Conditions: Umbria Hills Avenue is improved with 2-travel lanes (approximately 18-
feet of pavement), vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting
the site. There is 54-feet of right-of-way for Umbria Hills Avenue (27-feet from centerline).
The street has not been completed or accepted for maintenance at the time of this application.
b. Policy:
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is
responsible for improving all commercial 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 7208.5 states that right-of-way
widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard
street section will vary depending on the need for a center turn lane, bike lanes, volumes,
percentage of truck traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and on-street parking.
• A 40-foot street section (back-of--curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
6 Avendale Subdivision
• A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and bike lanes.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all commercial 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.
Appropriate easements shall be provided if public sidewalks are placed out of the right-of-way.
The easement shall encompass the entire area between the right-of--way line and 2-feet
behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the
public right-of-way or wholly within an easement.
Half Street Policy: District Policy 7208.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk
(minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline
established for the street to provide an adequate roadway surface, with the pavement
crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to
accommodate the roadway storm runoff shall be constructed on the unimproved side.
c. Applicant's Proposal: The applicant is not proposing any improvements to Umbria Hills
Avenue abutting the site with this application.
d. Staff Comments/Recommendations: The applicant should be required to complete the
construction of Umbria Hills Avenue as as one half of a 40-foot street section with curb, gutter
and 5-foot wide attached concrete sidewalk plus 12-feet of additional pavement widening
beyond the centerline established for the street to provide an adequate roadway surface, with
the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a
drainage swale sized to accommodate the roadway storm runoff shall be constructed on the
south side of the roadway or utilize the existing storm drain system. Coordinate the drainage
design with District Development Review staff.
The new collector roadway identified on the ACHD Master Street Map and the City of
Meridian's Ten Mile Specific Area Plan was originally intended to align with Umbria Hills
Avenue, extend north through the site, turning west near the site's north property line,
stubbing to the west (see below).
7 Avendale Subdivision
However, the approval of the Umbria/Silver Oaks Apartments in 2005, and the subsequent
construction of both public and private roads prohibit the ability to extend the roadways north
and west as noted in the Master Street Map (see above). Therefore, staff recommends that
the existing roadway configuration replace the collector roadways planned in Meridian's Ten
Mile Specific Area Plan and the Master Street Map. This would allow for the future extension
to the west providing connectivity and an alternative route to Black Cat Road as identified in
the Master Street Map.
5. Stub Streets
a. Existing Conditions: There is an existing 54-foot wide right-of-way stub to the west property
line located at the terminus of Perugia Street.
b. Policy:
Stub Street Policy: District policy 7208.2.4 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 7208.2.5.4, 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 street stating that, "THIS ROAD 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 7208.2.4 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 anon-buildable lot until the street is extended.
c. Applicant Proposal: The applicant is not proposing any changes to the existing right-of-way
stubbing to the west property line abutting the site.
d. Staff CommentslRecommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
6. Driveways
6.1 Perugia Street
a. Existing Conditions: There is an existing 25-foot wide driveway onto Perugia Street located
on the north side of the turnaround (at the terminus of Perugia Street) abutting the site.
b. Policy:
Driveway Location Policy: District policy 7208.4.1 requires driveways located near
intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the
nearest street intersection.
Successive Driveways: District Policy 7208.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a
commercial street, but the District does encourage shared access points where appropriate.
8 Avendale Subdivision
Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
c. Applicant's Proposal: The applicant is proposing to utilize the existing 25-foot wide driveway
onto Perugia Street abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to pave the driveway its full
width at least 30-feet into the site beyond the edge of pavement of the roadway.
6.2 Umbria Hills Avenue
a. Existing Conditions: There is an existing 27-foot wide driveway onto Umbria Hills Avenue
located on the north side of the turnaround (at the terminus of Umbria Hills Avenue) abutting the
site.
b. Policy:
Driveway Location Policy: District policy 7208.4.1 requires driveways located near
intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the
nearest street intersection.
Successive Driveways: District Policy 7208.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a
commercial street, but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
c. Applicant's Proposal: The applicant is proposing to utilize the existing 27-foot wide driveway
onto Umbria Hills Avenue abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to pave the driveway its full
width at least 30-feet into the site beyond the edge of pavement of the roadway.
7. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
8. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
9 Avendale Subdivision
D. Site Saecific Conditions of Approval
1. Construct a center turn on Franklin Road (at the intersection of Umbria Hills Avenue and Franklin
Road) that provides a minimum of 100-feet of storage with tapers for both the approach and
departure directions abutting the site. Coordinate the design of the center turn lane with District
Traffic Services and Development Review staff.
2. Construct a westbound right turn lane at the intersection of Umbria Hills Avenue and Franklin
Road. Coordinate the design of the right-turn lane with District Traffic Services and Development
Review staff.
3. Construct Perugia Street as one half of a 40-foot street section with curb, gutter and 5-foot wide
attached concrete sidewalk plus 12-feet of additional pavement widening beyond the centerline
established for the street to provide an adequate roadway surface, with the pavement crowned at
the ultimate centerline. A 3-foot wide gravel shoulder and a drainage swale sized to accommodate
the roadway storm runoff shall be constructed on the south side of the roadway or utilize the
existing storm drain system. Coordinate the drainage design with District Development Review
staff.
4. Construct Umbria Hills Avenue as one half of a 40-foot street section with curb, gutter and 5-foot
wide attached concrete sidewalk plus 12-feet of additional pavement widening beyond the
centerline established for the street to provide an adequate roadway surface, with the pavement
crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a drainage swale sized to
accommodate the roadway storm runoff shall be constructed on the south side of the roadway or
utilize the existing storm drain system. Coordinate the drainage design with District Development
Review staff.
5. Utilize the existing 25-foot wide driveway onto Perugia Street located on the north side of the
turnaround (at the terminus of Perugia Street) abutting the site. Pave the driveway its full width at
least 30-feet into the site beyond the edge of pavement of the roadway.
6. Utilize the existing 27-foot wide driveway onto Umbria Hills Avenue located on the north side of
the turnaround (at the terminus of Umbria Hills Avenue) abutting the site. Pave the driveway its
full width at least 30-feet into the site beyond the edge of pavement of the roadway.
7. 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 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.
10 Avendale Subdivision
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 ACRD 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.
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 ACRD.
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 intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
11 Avendale Subdivision
12 Avendale Subdivision
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13 Avendale 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 shalt 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.
14 Avendale Subdivision
Develo ment 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 ACRD
®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.
helms. to be cam~bad by AoDllcartt:
^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.
DlD 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 aPre-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 aPre-Con.
15 Avendale Subdivision
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 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 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.
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.
c. 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.
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 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.
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.
16 Avendale Subdivision
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACRD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
17 Avendale Subdivision
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 fi Broadway Averr:ue S e 1 U2
Meridian, ID 83642-2619
RE: PP 11-001/Avendale Subdivision
Dear Jaycee:
Due to the change in plans and the length of time with inactivity Nampa & Meridian Irrigation
District will require a new Land Use Change Application be filed with the District.
The District's Kennedy Lateral courses through this proposed project. The easement for the
Kennedy Lateral at this location is a minimum of fifty-five feet (55'), twenty feet (20') left and
thirty-five feet (35') right of the centerline (facing downstream). The District's Ten Mile Drain
also courses within the project boundaries. The Ten Mile Drain's easement is a minimum of one
hundred feet (100'); fifty feet (50') each side of centerline.
However please contact the District directly to verify the width of easement necessary to operate,
maintain and repair both the Kennedy Lateral and Ten Mile Drain.
Sincerely,
Greg G. Curtis
Asst. Water Superintendent
Nampa & Meridian Irrigation District
GC/dbg
C: File/Office
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
25 May 2011
7laaya. &?1fesrel~~aK 9vugauoa D~aaucr
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 .Av:.nue StE 102
Meridian, ID 83642-2619
RE: Avendale Subdivision
Dear Jaycee:
Due to the change in plans and the length of time with inactivity Nampa & Meridian Irrigation
District will require a new Land Use Change Application be filed with the District.
The District's Kennedy Lateral courses through this proposed project. The easement for t1Te
Kennedy Lateral at this location is a minimum of fifty-five feet (55'), twenty feet (20') left and
thirty-five feet (35') right of the centerline (facing downstream). The District's Ten Mile Drain
also courses within the project boundaries. The Ten Mile Drain's easement is a minimum of one
hundred feet (100'); fifty feet (50') each side of centerline.
However please contact the District directly to verify the width of easement necessary to operate,
maintain and repair both the Kennedy Lateral and Ten Mile Drain.
Sincerely,
~ ~~
Greg G. Curtis
Asst. Water Superintendent
Nampa & Meridian Irrigation District
GC/dbg
C: File/Office
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
25 May 2011
~a~a ~ nt~~dra~= ~~yauw~ Dwau~r
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
Becky McKay
Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
RE: Land Use Change Application - Avendale Subdivision
Please note the District now requires three (3) sets of plans
Dear Ms. McKay:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Suzette G. Hewlett, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
SGH/smk
cc: File
Water Superintendent
Jaycee Holman, City of Meridian
Ten Mile Development, LLC, 1409 N. Main Street, Meridian, ID 83642
Silver Oaks Apartments, LLC, 1409 N. Main Street, Meridian, ID 8364 (~(~~~
enc. l.,.lJ
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS • 40,000
26 May 2011
Page 1 of 1
Machelle Hill
From: Larry Strough [Larry.Strough@itd.idaho.gov]
Sent: Tuesday, June 07, 2011 8:03 AM
To: clerk
Cc: Pam Golden
Subject: PP 11-001
Attachments: img-607070424-0001.pdf
ITD has no comment on the enclosed notice.
Thank You
Larry Strough
334-8924
6/7/2011
CENTRAL
•• DISTRICT
~THEALTN
DEPARTMENT
Rezone #
Conditional Use #
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Preliminary /Final /Short Plat
P -I -oo I
Retum to:
^~
^ ~9~
Gard City
eridian
^ Kuna
^ACZ
^~
^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 concerning 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
®9. 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 J~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 ^ grocery store
^ 14. Please see attached stormwater management recommendations
^ 15. Reviewed By:
Dater/~/~
Review Sheet
15726-OOtEH0904