ACHD Comments CZC 13-052
Sara M. Baker, President
John S. Franden, Vice President
Rebecca W. Arnold, Commissioner
Mitchell A. Jaurena, Commissioner
Jim D. Hansen, Commissioner
Date: May 24, 2013
To: Jeremy Telford, via a-mail
Arete investments Group, LLC
2048 W, Astonte St.
Meridian. ID 83646
Subject: MCZC-13-052
5555 W. Linder Rd.
Conversion of a single family dwelling to a duplex.
On October 30, 2012 the Ada County Highway District approved development applications MAZ-
12-009 & MPP-12-008 for the Villas at Lochsa Falls. The conditions and requirements also apply
to MCZC-13-052. The applicant may be required to update any existing non-compliant
pedestrian improvements adjacent to the site to meet current ADA (Americans with Disabilities
Act) requirements.
The applicant shall be required to meet all of the ACRD Standard Conditions of Approval as
well as all ACHD Policies and requirements that may apply as noted below.
The Impact Fee rate for a duplex is $1,569 per dwelling unit. Far a total of $3,138 for the
duplex.
Please review the Applicant's Responsibilities and Development Process Checklist
If you have any questions or concerns please feel free to contact this office at (208) 387-6335.
Sincerely,
Austin Miller
Planning Review Intern
Development Services
CC: Project File
City of Meridian, via a-mail
County Highway District • 3775 Adorns Street • Garden City, ID • 83714 • PH 248-387-6100 • FX 345°7650 • www.achd.ada.ld.us
Development Services Department
Praject/File; Villas at Lochsa Falls (MAZ-12-009 &MPP-12-008}
This is an annexation and rezone for approximately 5.67 acres and a preliminary plat
application far 31 residential lots and 5 common lots on approximately 4.95 acres.
The site is located at 5555 and 5375 N. Linder Road in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: 5555 & 5375 N. Linder Rd.
Staff Approval: October 30, 2012
Applicant: Arete Investment Group, LLC
2151 W. Teano Dr.
Meridian, ID 83646
Representative: Ross Erickson, P.E.
Erickson Civil, Inc.
6213 N. Cloverdale Rd., Ste. 125
Boise, ID 83713
Staff Contact: Chrissy Weiser
Phone: 387-6282
E-mail: C~veiser(a,achdidaho.org
Tech Review; October 1, 2012
Ae. Fmt~dings ®f Facfi
Description of Application: The applicant is requesting to annex and rezone approximately
5.67 acres of land from RUT (Rural Urban Transition) in Ada County to R-8 (Medium Density
Residential}, The applicant is also requesting a preliminary plat approval, subdividing
approximately 4.95 acres into 31 residential lots and 5 common lots.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zonin
North Medium-low Densit Residential R-4
South Medium-low Density Residential R-4
East Medium Densit Residential R-8
West Medium-low Density Residential R-4
3. Site History: ACRD staff/Commission previously reviewed this site as Villas at Lochsa Falls
(MPP-08-002, MAZ-08-002 & MCUP-08-003} in February 2008. The requirements of this staff
report are not consistent with those of the prior action, due to the 2011 update to ACRD policy
Section 7200.
Villas at Lochsa f=alls
4. Adjacent Development: There are no developments pending or underway in the vicinity of the
site.
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}:
® Linder Road is listed in the Capital Improvemen#s Plan to be widened to 5-lanes from McMillan
Road to US Hwy 20126 (Chinden Blvd.) between 2017 and 2021.
~ati~ ini~gs ter ~nsi~r~ti®n
Trip Generation; This development is estimated to generate 278 additional vehicle trips per day
(19 existing); 29 additional vehicle trips per hour in the PM peak hour (2 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 8'h edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak Existing
Roadway Frontage Classification Hour
` Hour Level Plus
traffic Count of Service Project
Linder Road 700-feet Principle 349 Better than Better
"
"
Arterial "E" than
E
Cedar Grove 33-feet Local N/A N/A N/A
Street
* Acceptable level of service for afive-lane principal arterial is "E" (1,770 VPH).
3. Average Daily Traffic Count (VDT}
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Linder Road south of US Hwy 20/26 (Chinden Blvd.)
was 7,175 on August 10, 2010.
. Findings f®~ ~®nside~at~®n
Linder R®ad
a. Existing Conditions: Linder Road is improved with 5-travel lanes, vertical curb, gutter, and
7-foot wide sidewalk abutting the site. There is 82-94 feet of right-of-way for Linder Road {45-
feetfrom 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.
Villas at Lochsa Falls
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within
96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Sidewalk Policy: District Policy 7205.5.7 requires 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.
A permanent right-of--way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk, Sidewalks shall either be located
wholly within the public right-of--way or wholly within an easement.).
Minor Improvements Policy; District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
ACMD 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 #hrough development. This segment of Linder 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.
c. Applicant Proposal; The applicant is not proposing any improvements to Linder Road.
Staff Comments/Recommendations: Linder Road is fully-improved and meets the
requirements far a Residential Arterial; therefore, no additional righ#-of-way or street
improvements should be required with this application.
The applicant should be required to replace any deteriorated or deficient sidewalk, curb, gutter
or pedestrian foci#ities along Linder Road abutting the site, consistent with ACHD's Minor
Improvement Policy 7203.3.
2. Internal Local streets
a. Existing Conditions: The site has no internal local streets.
b. Policy:
Local Roadway Policy: District Poficy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of-curb to back-of-curb}. The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street 36-foot to 33-foot Street Section and Right-of-way Policy:
Villas at Lochsa Falls
District Policy 7207.5.2 states that the standard street sec#ion shall be 36-feet (back-of-curb to
back-of curb) for developments with any buildable lot that is less than 1 acre in size, This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of-way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of-curb to back-
of-curb) for developments with any buildable lot that is less than 1 acre in size.
Reduced Urban Local Street-29-foot Street Section and Right-of-Way Policy: District
Policy 7207.5.2 states that the width of a reduced urban local street shall be 29-feet (back-of-
curb to back-of-curb) with curb, gutter, and minimum 5-foot concre#e sidewalks on both sides
and shall typically be within 42-feet of right-of-way. Although some parking is allowed by the
following subsections, the District will further restrict parking on a reduced width street if
curves or other physical features cause problems, if actual emergency response experience
indicates that emergency vehicles may not be able to provide service, or if other safety
concerns arise.
Design Condition #1: Parking is allowed on one side of a reduced width street when aN of
the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The developer shall install "NO PARKING" signs on one side of the street, as specified
by the District and as specified by the appropriate fire department.
• Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot
(minimum} wide detached sidewalks and 8-foot (minimum) wide planter strips, are
required.
• Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be
no possibility that another street may be connected to it in a manner that would allow
more than 1,000 vehicle trips per day.
Design Condition #2: Parking is allowed on both sides of a reduced width street when the
street layout has the qualities of a road grid system and when ail the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The black length of the street shall not exceed 500-feet, measured between centerlines.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
• A minimum of two street connections shall be provided to each end of the street with the
reduced width. The two connecting streets shall each connect to the larger street
system to provide the intended alternate routes of access. A street system that has one
street connection to the large street network on one end and aloop/circle street on the
other end with no outlet shall not be approved.
• Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot
(minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are
required.
Design Condition #3: Parking is allowed on both sides of a reduced width residential street
wifh passing pockets that are created when two driveways are constructed near the same
property line, where a 50-foot segment will not have on-street parking on the side of the street
with the driveways, and when all the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
4 Villas at Lochsa Falls
emergency response unit in the jurisdiction.
• Driveway locations are predetermined with curb cuts for the driveways to be installed
when the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the
street will be "paired" with an adjacent lot. If there are on odd number of lots, one lot at
either end of the street wil! not be "paired." Each pair of lots shall locate its driveway 5-
feetfrom the shared lot line of the pair.
• Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot
(minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are
required.
• The lots cannot abut an alley.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
Continuation of Streets Policy: District Policy 7207.2.4 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. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
® Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shat! be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of--curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. if no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk, Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.).
`free Planting Policy: ACRD allows landscaping within the public right-of-way through a
license agreement pursuant to Section 4003.2 of the ACRD Policy Manual. Tree planting is
allowed in minimum 8 feat wide planters. The District will consider, on a case by case basis
6-foot planters with root barrier installed per the fallowing guidelines:
• Class I1 trees may be considered for installation in minimum planter width of 6 feet with the
installation of root barriers installed on both the curb side and the sidewalk side. Root
barriers are required to extend a minimum of 18 inches below the sub grade on the
Villas at Lochsa Falls
sidewalk side and a minimum of 24 inches below the sub grade on the curb side. Root
barriers shall extend 2 inches above the ground and key in to the road feature. Barrier
shall be constructed with the street and sidewalk. When trees are planted at minimum
spacing, barrier shall run continuously along both curb and sidewalk features which it is
designed to protect.
c. Applicant's Proposal: The applicant is proposing to extend the existing Cedar Grove Street
into the site as a local street with a 33-foot street section with rolled curb, gutter, and 5-foot
wide attached concrete sidewalks within 45 feet of right-of-way. The applicant is proposing to
construct the sidewalks within the proposed right-of-way with 1 foot of separation from the
back edge of sidewalk to the right-of-way line.
The applicant is proposing to construct Cougar Flat Place as a focal street with a 29-foot
street section with rolled curb, gutter and 5-foot wide attached sidewalks within 42 feet of
right-of-way. The applicant is proposing to construct the sidewalks within the proposed right-
of-way with 1.5 feet of separation from the back edge of sidewalk to the right-of-way line.
The applicant is also proposing to terminate Cougar Flat Place at its north and south ends as
alternative snoopy turnarounds with private shared driveways taking access from these
turnarounds.
d. Staff Comments/Recommendations: The applicant's proposal to extend Cedar Grove
Street into the site meets District Street Section and Right-of-way Policy and should be
approved as proposed.
The applicant's proposal to construct Cougar Flat Place meets District Street Section and
Right-of--way Policy and should be approved as proposed.
The right-of-way shall extend 2 feet beyond the back of curb. A permanent right-of-way
easement shall be provided if public sidewalks are placed outside of the dedicated right-of-
way.
The applicant's proposal to terminate the north and south ends of Cougar Flat Place as
alternative snoopy turnarounds does not meet District Policy; however, staff is recommending
a modification of policy to allow the turnarounds as proposed. This is due to the fact that the
proposed design is in compliance with dimensional standards provided and accepted by the
District and will provide for an additional 4 lots within the subdivision. The Fire Department has
also approved the proposed turnaround design for fire trucks and emergency vehicle access.
The applicant should be required to provide written fire department approval for use of the
reduced 33-foot and 29-foot street section width prior to plan acceptance.
The applicant should be required to install no parking signs along one side of Cougar Flat
Place.
3. ®rivev~ays
13.1 Linder Road
a. Existing Conditions: There are three existing driveways on Linder Road serving occupied
homes within the site. They are located approximately 860 feet, 605 feet and 330 feet north of
Divide Creek Street.
b. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access poin#s may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Villas at Lochsa Falls
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is
typically prohibited. if a property has frontage on more than one street, access shall be taken
from the street having the lesser functional classification. If it is necessary to take access to
the higher classified street due to a lack of frontage, the minimum allowable spacing shall be
based on Table 1 b under District policy 7205.4.7, unless a waiver for the access point has
been approved by the District Commission. Driveways, when approved on a principal arterial
shah operate as a right-in/right-out only, and the District will require the cons#ruction of a
raised median to restrict the left turning movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersec#ion far aright-
inlright-out only driveway. Full-access driveways are not allowed on principal arterial
roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on
principal arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400-
feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD} to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii wil! be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD,
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with Dis#rict policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that
which "is permitted for use until appropriate alternative access becomes available".
Temporary access may be granted through a development agreement or similar method, and
the developer shall be responsible for providing a financial guarantee for the future closure of
the driveway.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Applicant's Proposal: The applicant is proposing to close two existing driveways serving
occupied homes located approximately 860 feet and 330 feet north of Divide Creek Street. In
order to provide access to these existing homes, the applicant is proposing to retain the
existing driveway located 605 feet north of Divide Creek Street and convert it into a shared
driveway which will serve the occupied homes along Linder Road. The applicant is proposing
to replace the existing curb cuts located S60 feet and 330 feet north of Divide Creek Street
with vertical curb, gutter and sidewalk to match the existing improvements along Linder Road.
d. Staff CommentsJl~ecommendations: The applicant`s proposal meets the intent of the
District's Access Management Policy and should be approved as proposed. This is due to the
fact that one singular driveway is proposed to serve the homes currently occupied along
Linder Road, which consequently reduces the number of driveways onto this roadway,
Additionally, the applicant is proposing to remove the existing curb cuts located 860 feet and
330 feet north of Divide Creek Street on Linder Road and replace it with vertical curb, gutter,
and sidewalk.
The applicant's proposal does not meet Successive Driveway Policy; however, staff is
recommending a modification of policy to allow the driveway to be located as proposed. This
7 Villas at Lochsa Falls
is due to the fact that the location of the proposed shared driveway is generally centered
between the two entrances to Rocky Mountain High School along Linder Road.
The proposed shared driveway will be a temporary full access driveway until increased traffic
conditions dictate the installation of a median along Linder Road. Once a median is installed,
the driveway will be a right-in, right-out access only.
4. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACRD
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.
5. ®ther Access
Linder Road is classified as a principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway and should be noted
on the final plat.
ate pec~fic ®r~ddti®ns ®f Appr®va~
1. Extend Cedar Grove Street into the site as a 33-foot street section with rolled curb, gutter, and 5-
foot wide attached concrete sidewalks within 45 feet of right-af-way. Provide the District with
written fire department approval for the reduced street section width prior to plan approval.
2. Construct the northern and southern termination points of Cougar Flat Place as alternative snoopy
turnarounds.
3. Construct Cougar Flat Place as a 29-foot street section with rolled curb, gutter, and 5-foot wide
sidewalks within 42 feet of right-of-way. Provide the District with written fire department approval
for the reduced street section width prior to plan approval. Provide a permanent sidewalk
easement far the sidewalk located outside 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. Install
no parking signs on one side of Cougar Flat Place.
4. Close the two existing curb cuts on Linder Road serving occupied homes located approximately
860 feet and 330 feet north of Divide Creek Street. Replace these existing curb cuts with vertical
curb, gutter, and sidewalk to match the existing improvements along Linder Road.
5. Retain the existing approach on Linder Road located 605 feet north of Divide Creek Street as a
shared driveway that will serve the existing homes along Linder Raad. The proposed shared
driveway wilt be a temporary full access driveway until increased traffic conditions dictate the
insta[lation of a median along Linder Road. Once a median is installed, the driveway will be a
right-in, right-out access only.
6. Other than the access specifically approved with this application, direct lot access is prohibited to
Linder Road and should be noted on the final plat.
7. Enter into a license agreement for all landscaping proposed within ACHD right-of-way or
easement areas,
8. Payment of impacts fees are due prior to issuance of a building permit.
9. Comply with all Standard Conditions of Approval.
Villas at Lochsa Falls
. ~andard ®nditi®ns ®f e4ppr®val
1. Any existing irrigation facilities shall be relocated outside of the ACRD 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, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act {ADA) requirements. The applicant's engineer should provide,
documentation of ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number} for details.
5, A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within 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 ofd 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
ACRD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shalt prepare and certify all improvement plans.
10. Construction, use and property development shalt be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. if the site plan or use should change fn the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless a waiver(variance of the requirements or other legal relief is
gran#ed by the ACRD Commission.
. ~~n~luai®ns ®~ Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
Villas at Lochsa Falls
2. ACRD 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 deveiopment.
. ttachrnertts
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklis#
5. Request for Reconsideration Guidelines
10 Villas at Lochsa Falls
Vicinity Map
11 Villas at Lochsa Falls
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12 Villas at Lochsa Falls
bite Plan
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~-da County Utility Coordinating Council
Developer/Local Improvement ®istrict
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avencie 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) Flan Review: The developer shall provide the highway entities and ail 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 shalt 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 far relocation of its
facilities. Said setter 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
shat( be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc,com for e-mail notification information.
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Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County wilE transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
®Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy,
Items to be completed by Applicant:
^For ALL development applications, including those receiving a "No Review" let#er:
• The applicant should submit one set of engineered plans directly to ACRD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by AGHD, 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:
Constn~ction (Non-Subdivisions)
^ priveway or Property Approaches)
• 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
• Faur business days prior to starting work have a banded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction -Permits along with:
a) Traffic Control Plan
b} An Erasion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Consfruction (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.
14 Villas at l.ochsa Falls
~tequest f®r° Appeal ®f Sii;aff ®ecisi®n
1, Apryeal of Staff C~ecision; The Commission shad 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.
b. 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 suppork 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
ar reverse, in whole or part, or otherwise modify, amend or supplement the
decision being appealed, as such action is adequately supported by the law and
evidence presented at the hearing.
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Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD
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
far 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 reques# 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
ACRD 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.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
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