ACHD ReportCHD
Date: July 29, 2013
To: Mike Wardle (sent via email)
Brighton Corporation
12601 W. Explorer Drive #200
Boise, ID 83713
Subject: Bainbridge Subdivision (MPP-13-011}
Sara M. Baker, President
John S. Franden, Vice President
Rebecca W. Arnold, Commissioner
Mitchell A. Jaurena, Commissioner
Jim Hansen, Commissioner
On July 29, 2013 the Ada County Highway District Staff 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,
V 1 s--
Jarom Wagoner
Planner II
Development Services
Ada County Highway District
CC: Project file
City of Meridian (sent via email)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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De>>elopaaaeaat Services Department
Project/File: Bainbridge Subdivision
This is a preliminary plat application to subdivide approximately 191 acres into 551
residential lots and 55 common lots. The site is located along the south side of
Chinden Boulevard between Ten Mile Road and Black Cat Road in Meridian. Idaho.
Lead Agency: City of Meridian
Site address: Chinden Boulevard
Staff Approval: July 29, 2013
Applicant: Brighton Investments, LLC
12601 W. Explorer Drive #200
Boise, ID 83713
Representative: Mike Wardle
Brighton Corporation
12601 W. Explorer Drive #200
Boise, ID 83713
Staff Contact: Jarom Wagoner
Phone: 387-6174
E-mail: jwagoner(a~achdidaho.org
Tech Review: July 18, 2013
A. Findings of Fact
Description of Application: The applicant is proposing to subdivide approximately 191 acres
into 551 residential lots and 55 common lots. The site was originally part of two separate
developments, Keego Springs Subdivision and Bainbridge Subdivision totaling 566 residential
lots. The applicant combined those two preliminary plats into this application; and has reduced
the number of lots by 15 to total 551 residential lots.
The site is within Meridian city limits and is zoned R-8 (Medium Density Residential District). The
proposed use is consistent with the city of Meridian's Comprehensive Plan.
Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium Density Residential District R-8
South Medium-Low Density Residential District R-4
East Medium-Low Densit Residential District R-4
West Rural Urban Transition Zone RUT
3. Site History: ACHD Commission previously reviewed this site as Bainbridge Subdivision (MPP-
05-002) in April of 2005 and Keego Springs Subdivision (MPP-05-060} in June of 2006. The
requirements of this staff report are consistent with those of the prior action.
Bainbridge
4. Adjacent Development: The following developments are underway in the vicinity of the site:
Volterra Subdivision, 301 residential lot subdivision is under development and is located
adjacent the site to the south. Volterra was approved by ACHD staff in November of 2010.
5. Transit: Transit services are not available to serve this site.
6. 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.
7. 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.
Ten Mile Road is listed in the Capital Improvements Plan to be widened to 5-lanes from
Chinden Boulevard to McMillan Road between 2027 and 2031.
Black Cat Road is listed in the Capital Improvements Plan to be widened to 3-lanes from
Chinden Boulevard to McMillan Road for right-of-way preservation only between 2027 and
2031.
B. Traffic Findinas for Consideration
1. Trip Generation: This development is estimated to generate 5,273 additional vehicle trips per
day (none existing); 551 additional vehicle trips per hour in the PM peak hour (none existing),
based on the Institute of Transportation Engineers Trip Generation Manual, 9'h edition.
2. Traffic Impact Study
Dobie Engineering and Thompson Engineers prepared a traffic impact study for the previously
proposed developments, Keego Springs and Bainbridge. Due to the fact that the current proposal
is for fewer lots than originally proposed, a new traffic impact study was not required. Below is an
executive summary of the findings as presented by Dobie Engineering and Thompson Engineers
with the previous studies.
Keego Springs:
Thompson Engineers was retained to prepare a traffic impact study for Keego Springs
Subdivision in Meridian, Idaho. The project is located on Black Cat Road between Chinden Blvd
and McMillan Road. The proposed development is residential development on approximately 50
acres. The preliminary plan indicates the development will consist of the following:
0 158 Single Family Detached Dwelling Units
0 46 Zero Lot Line Town Homes
o On Site Community Center
The following are the principal findings and recommendations of the study:
The proposed land use will generate 1,782 new vehicle trips per day, 184 of which will occur
during the PM peak hour.
The project will access the transportation system on Black Cat Road. Left and right turn lanes on
Black Cat Road are warranted at the intersection with Cascada, the subdivision entrance.
There are at least two large subdivisions currently in the approval process which will impact the
area of study of this report. The traffic from these subdivisions was added to existing traffic for
analysis as background traffic.
The intersection of Black Cat Road and McMillan Road has the capacity to absorb site generated
traffic and operate at an acceptable level of service.
Bainbridge
The intersection of Chinden Blvd. and Black Cat Road will operate at a poor level of service both
with and without the proposed subdivision. The impact can be mitigated by re-striping Chinden
Blvd so it has a center left turn lane.
Bainbridge:
A traffic impact study was required with this application. The traffic impact study was compiled by
Dobie Engineering. A summary of the study is as follows:
• The proposed Bainbridge Subdivision is a 433-lot single family residential development with
a park and church site located at the southwest corner of Ten Mile Road and Chinden Blvd.
(SH 20/26.)
• At full buildout the site development will produce a total volume of 4,330 vehicles per day
with a PM peak hour loading of 450 vehicles per hour.
• The proposed site access plan includes 1all-movement roadway to Chinden Boulevard and
1 all-movement roadway to Ten Mile Road.
• The proposed access to Chinden Boulevard will require the construction of a left-turn lane
plus aright-turn deceleration lane.
• The Chinden/Ten Mile intersection now operates with moderate traffic congestion. Sufficient
capacity does not exist with the current lane geometry to accommodate projected traffic
volumes through the year 2010 at LOS "E."
• By 2010 regional traffic growth will require capacity improvements to the Ten Mile/Chinden
intersection. A northbound left-turn lane will be needed on Ten Mile Road to accommodate
year 2010 traffic volumes.
• The proposed site access plan will meet acceptable standards (LOS "C"). The average
delay for vehicles exiting the site will be 25 seconds, and queue spillback from the
Chinden/Ten Mile signal will not block any of the proposed roadways.
Staff Comments/Recommendations: The prior traffic impact studies indicated that a northbound
right-turn lane and a southbound left-turn Zane are warranted on Black Cat Road at the subdivision
entrance (Cascada Street under the previous preliminary plat).
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak Existing
Roadway Frontage Hour Hour Level Plus
Classification Traffic Count of Service Project
SH-20/26 990 feet Expressway 695 N/A N/A
(Chinden)
Ten Mile 120 feet Minor Arterial 170 Better than Better
Road "D" than "D"
Black Cat 1,640 Minor Arterial 102 Better than Better
Road feet "D" than "D"
* Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH).
"* ACHD does not set level of service thresholds for State Highways.
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 Chinden Boulevard west of Ten Mile Road was 14,107
on June 1, 2011.
The average daily traffic count for Ten Mile Road south of Chinden Boulevard was 2,858
on May 5, 2011.
The average daily traffic count for Black Cat Road north of McMillan Road 1,859 on June
14, 2012.
4 Bainbridge
C. Findings for Consideration
1. SH-20/26 (Chinden Boulevard)
SH-20/26 (Chinden Boulevard) is under the jurisdiction of the Idaho Transportation Department
(ITD). The applicant, City of Meridian, and ITD should work together to determine if additional
right-of-way or improvements are necessary on SH-20126 (Chinden Boulevard).
2. Ten Mile Road
a. Existing Conditions: Ten Mile Road is improved with 2-travel lanes, and no curb, gutter or
sidewalk abutting the site. There is 65 feet of right-of-way for Ten Mile Road (25 feet from
centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
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 a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7 feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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 Ten Mile Road is designated in the
MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 70-foot street
section within 96 feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Ten Mile Road,
abutting the site.
d. Staff Comments/Recommendations: In accordance with District Policy and the MSM, the
applicant should be required to dedicate 48 feet of right-of-way from the centerline of Ten Mile
Road, abutting the site.
The applicant should be required to construct a 5-foot wide concrete sidewalk located a
minimum of 42 feet from the centerline of Ten Mile Road, abutting the site.
Bainbridge
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 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72 feet (back-of-curb to back-of-curb) within 96
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states
that the standard 3-lane street section shall be 46 feet (back-of-curb to back-of-curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction,
a continuous center left-turn lane, and bike lanes.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7 feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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 Black Cat Road is designated in the
MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 70-foot street section
within 96 feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 48 feet of right-of-way from the
centerline of Black Cat Road, abutting the site. The applicant is not proposing any street
improvements with this application.
d. Staff Comments/Recommendations: The applicant's proposal to dedicate 48 feet of right-of-
way from the centerline of Black Cat Road is consistent with the MSM and should be
approved as proposed.
In accordance with District Sidewalk Policy and the MSM, the applicant should be required to
construct a 5-foot wide concrete sidewalk abutting the site, located a minimum of 42 feet from
the centerline of Black Cat Road abutting the site.
6 Bainbridge
In accordance with the submitted traffic impact study the applicant should be required to
construct a southbound left-turn lane and a northbound right-turn lane on Black Cat Road at
the main site entrance on Black Cat Road (Vanderbilt Drive).
4. Broadbent Drive
a. Existing Conditions: The site has no internal collector streets.
b. Policy:
Collector Street Policy: District Policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District Policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District Policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70 feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2 feet behind
the back-of-curb on each side.
The standard street section shall be 46 feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
Residential Collector Policy: District Policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36 feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and
taking into consideration the needs of the adjacent land use, the projected volumes, the need
for bicycle lanes, and on-street parking.
Sidewalk Policy: District Policy 7206.5.6 requires a concrete sidewalk at least 5 feet wide to
be constructed on both sides of all collector streets. A parkway strip at (east 6 feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7 feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Landscape Medians Policy: District Policy 7206.5.14 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACRD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
Bainbridge
• The Developer or Homeowners Association shall apply fora license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
ACRD 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. Anew collector roadway was identified on the MSM
with the street typology of Residential Collector. The new collector roadway should align with
Tree Farm Way on the north side of Chinden Boulevard and continue through the property
stubbing to the east in alignment with Lost Rapids Drive on the east side of Ten Mile Road.
The Residential Collector typology as depicted in the Livable Street Design Guide
recommends a 2-lane roadway with bike lanes, a 36-foot street section within 59 feet of right-
of-way.
c. Applicant Proposal: The applicant is proposing to construct Broadbent Drive as a residential
collector within the site aligning with Tree Farm Way to the north and extending east,
connecting to Lost Rapids Drive. The applicant is proposing to construct Broadbent Drive as
4 different street type sections. These street sections are detailed below and highlighted in
Exhibit "A".
• Section A-A: Two (2} 32-foot wide travel lanes, 16-foot wide landscape median, 8-foot
wide planter strips, 5-foot wide detached sidewalks within 109 feet of right-of-way.
• Section B-B: One (1) 33-foot wide travel lane, One (1) 21-foot wide travel lane, 11-foot
wide landscape median, 8-foot wide planter strips, 5-foot wide detached sidewalks within
94 feet of right-of-way.
• Section C-C: Two (2) 22-foot wide travel lanes, 16-foot wide landscape median, 8-foot
wide planter strips, 5-foot wide detached sidewalks within 89 feet of right-of-way.
• Section D-D: Two (2) 20-foot wide travel lanes, 8-foot wide planter strips, 5-foot wide
detached sidewalks within 69 feet of right-of-way.
Exhibit "A"
^ A-A Section
^ B-B Section
^ C-C Section
^ D-D Section
Bainbridge
d. Staff CommentslRecommendations: The applicant's proposal to construct section A-A of
Broadbent Drive with two 32-foot travel lanes and a 16-foot wide landscape median does not
meet District Collector Streets Policy and should not be approved, as proposed. This section
of Broadbent Drive should be built the same as the proposed section D-D with a 40-foot street
section. If the applicant desires a landscape median within this section of Broadbent Drive it
should be constructed with a maximum width near the intersection of 12 feet for the first 150
feet, as required by District Policy 7206.5.14. The proposed island can then widen out to a
maximum width of 30 feet.
The applicant's proposal to construct section B-B of Broadbent Drive with one 33-foot wide
travel lane which includes a dedicated turn lane, one 21-foot wide travel lane and an 11-foot
wide landscape median meets District Policy and should be approved, as proposed.
The applicant's proposal to construct section C-C of Broadbent Drive with two 22-foot wide
travel lanes and a 16-foot wide landscape median does not meet District Landscape Medians
Policy and should not be approved, as proposed. The applicant should construct the
landscape median with a maximum width of 12 feet near the intersection for the first 150 feet,
as required by District Policy 7206.5.14. The proposed islands can then widen out to a
maximum width of 30 feet.
The applicant's proposal to construct section D-D of Broadbent Drive as a 40-foot wide
collector street section meets District Collector Streets Policy and should be approved, as
proposed.
The applicant should be required to construct the entire segment of Broadbent Drive with bike
lanes, vertical curb, gutter, 5-foot wide detached sidewalks, and no front-on housing.
The applicant should be required to provide a permanent right-of-way easement for any
segment of the sidewalk located outside of the right-of-way.
The applicant should be required to dedicate all of the proposed center landscape islands as
right-of-way owned by ACRD. The applicant or the home owners association should apply for
a licensing agreement with the District for the landscaping within the islands.
5. Vanderbilt Drive
a. Existing Conditions: The site has no internal collector streets.
b. Policy:
Collector Street Policy: District Policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District Policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District Policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70 feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2 feet behind
the back-of-curb on each side.
The standard street section shall be 46 feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
Bainbridge
Residential Collector Policy: District Policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36 feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and
taking into consideration the needs of the adjacent land use, the projected volumes, the need
for bicycle lanes, and on-street parking.
Sidewalk Policy: District Policy 7206.5.6 requires a concrete sidewalk at least 5 feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6 feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7 feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant Proposal: The applicant is proposing to construct Vanderbilt Drive as a 33-foot
residential collector with vertical curb, gutter, 8-foot wide planter strip, 5-foot wide detached
sidewalk, and no front-on housing within 60 feet of right-of-way. Vanderbilt Drive is proposed
as a residential collector from its intersection with Black Cat Road to Mendenhall Way
(approximately 3,000 feet).
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed. The applicant should be required to provide the District
with written fire department approval for use of the reduced 33-foot street section prior to plan
approval.
The applicant should be required to provide the District with a permanent right-of-way
easement for any segment of the sidewalk located outside of the right-of-way.
6. Internal Local Streets
a. Existing Conditions: The site has no internal local streets.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-Way
Policy: District Policy 7207.5.2 states that the standard street section 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.
Sidewalk Policy: District Policy 7207.5.7 states that afive-foot wide concrete sidewalk is
required on both sides of all local streets, except those in rural developments with net
densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no
direct lot frontage, in which case a sidewalk shall be constructed along one side of the street.
Some local jurisdictions may require wider sidewalks.
10 Bainbridge
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8 feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.).
Cul-de-sac Streets Policy: District Policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45 feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands
may be constructed in turnarounds if a minimum 29-toot street section is constructed around
the island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval
from the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the
written approval of the agency providing emergency fire service for the area where the
development is located.
Landscape Medians Policy: District Policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACRD.
• The width of an island near an intersection is 12 feet maximum for a minimum distance of
150 feet. Beyond the 150 feet, the island may increase to a maximum width of 30 feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply fora license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant's Proposal: The applicant is proposing to construct the internal local streets as 33-
foot street sections with rolled qurb, gutter, 8-foot wide planter strips, and 5-foot wide
detached sidewalks within 60 feet of right-of-way.
The applicant is proposing to construct 4 cul-de-sacs with landscape medians and a 29-foot
street section with a turning radius of 45 feet.
d. Staff Comments/Recommendations: The applicant's proposal meets District Local Streets
Policy and should be approved, as proposed. The applicant should provide the District with
written fire department approval for use of the reduced 33-foot street sections prior to plan
approval.
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The applicant should be required to dedicate the medians as right-of-way owned by ACRD.
The applicant or the home owners association should apply for a licensing agreement with the
District for landscaping within the medians.
7. Roadway Offsets
a. Existing Conditions: There are no existing roadway offsets internal to the development.
b. Policy:
Collector Street Intersection Spacing on Minor Arterials: District Policy 7205.4.6 states
that the minimum allowable offset for an unsignalized collector street intersecting a minor
arterial shall be 1,320 feet as measured from all other existing roadways.
Collector Offset Policy: District Policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is''/z mile.
Local Offset Policy: District Policy 7206.4.5, requires local roadways to align or offset a
minimum of 330 feet from a collector roadway (measured centerline to centerline).
District Policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125
feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct Broadbent Drive to intersect
Chinden Boulevard in alignment with Tree Farm Way to the north, an existing signalized
intersection located at the''/z mile between Ten Mile Road and Black Cat Road.
The applicant is proposing to construct Vanderbilt Drive to intersect Black Cat Road
approximately 1,700 feet south of Chinden Boulevard and 1,000 feet north of a proposed
collector roadway within the Volterra development.
The applicant is proposing the internal local streets to offset the collector roadway a minimum
of 300 feet.
The applicant is proposing all of the internal local streets to offset other local streets a
minimum of 125 feet.
d. Staff Comments/Recommendations: The applicant's proposal to construct Broadbent Drive
in alignment with Tree Farm Way meets District Collector Offset Policy and should be
approved, as proposed.
The applicant's proposed location for Vanderbilt Drive to intersect Black Cat Road does not
meet District Collector Offset Policy. The Volterra development to the south is in process of
constructing a collector roadway accessing Black Cat Road south of the proposed Vanderbilt
Drive access point. Staff is recommending a modification of policy to allow the proposed
offset. This is due to the fact that the offset will provide approximately 1,000 feet of separation
and the applicant is proposing to provide a stub connection to the south to connect to that
road when it is built in the future.
The applicant's proposal to offset all of the internal local streets a minimum of 125 feet from
other local streets meets District Offset Policy and should be approved, as proposed.
8. Stub Streets
a. Existing Conditions: There are no stub streets to the site
b. Policy:
Stub Street Policy: District Policy 7207.2.4 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 7207.2.5.4 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
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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 7207.2.4 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 proposing to construct 8 stub streets, 1 to the east, 1 to
the west, and 6 to the south. They are located as follows:
• Keswick Street, to the east, located between Lot 37 Block 1 and Lot 1 Block 9.
• Fairborn Drive, to the west, located between Lot 34 Block 10 and Lot 32 Block 9.
• Shropshire Place, to the south, located between Lot 8 Block 33 and Lot 3 Block 34.
• Portsmouth Avenue, to the south, located between Lot 17 Block 27 and Lot 6 Block 33.
• Ironbridge Avenue, to the south, located between Lot 9 Block 21 and Lot 1 Block 27.
• Dartmouth Avenue, to the south, located between Lot 23 Block 20 and Lot 1 Block 21.
• Levanham Avenue, to the south, located between Lot 41 Block 6 and Lot 3 Block 20.
• Eynsford Way, to the south, located between Lot 18 Block 2 and Lot 1 Block 6.
d. Staff Comments/Recommendations: The applicant's proposal to construct 8 stub streets
meets District Policy and should be approved, as proposed. The applicant should be required
to construct a temporary cul-de-sac turnaround at the terminus of the stub street for
Dartmouth Avenue, located between Lot 23 Block 20 and Lot 1 Block 21, as it extends greater
than 150 feet. The temporary cul-de-sac should be paved and meet the dimensional
requirements of a standard cul-de-sac. The applicant should be required to 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.
The applicant should be required to install a sign at the terminus of each stub street stating
that, "THIS ROAD WILL EXTENDED IN THE FUTURE".
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
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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 and Black Cat Road are classified as minor arterial roadways. Broadbent Drive is
classified as a collector roadway and Vanderbilt Drive is classified as a collector roadway from its
intersection with Black Cat Road to Mendenhall Way. Direct lot access is prohibited to these
roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Comply with requirements of ITD and the city of Meridian for the Chinden Boulevard frontage.
Submit to the District a letter from ITD regarding said requirements prior to plan approval.
2. Dedicate 48 feet of right-of-way from the centerline of Ten Mile Road, abutting the site. The right-
of-way purchase and sale agreement and deed must be completed and signed by the applicant
prior to issuance of a building permit (or other required permits). 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 the existing right-of-way from available Corridor
Preservation Funds.
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 applicant
prior to issuance of a building permit (or other required permits). 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 the existing right-of-way from available Corridor
Preservation Funds.
4. Construct a 5-foot wide concrete sidewalk located a minimum of 42 feet from the centerline of Ten
Mile Road measured to the near edge of the sidewalk, abutting the site.
5. Construct a 5-foot wide concrete sidewalk located a minimum of 42 feet from the centerline of
Black Cat Road measured to the near edge of the sidewalk, abutting the site.
6. Construct a southbound left-turn lane on Black Cat Road at the Vanderbilt Drive entrance.
7. Construct a northbound right-turn lane on Black Cat Road at the Vanderbilt Drive entrance.
8. Construct Broadbent Drive to intersect with Chinden Boulevard in alignment with Tree Farm Way
to the north, as proposed.
9. Construct Broadbent Drive from its intersection with Chinden Boulevard south to Radisson Way
(approximately 350 feet) as a 65-foot street section including two 21-foot wide travel lanes with a
12-foot wide northbound turn lane, 11-foot wide landscape median, vertical curb, gutter, 8-foot
wide planter strips, and 5-foot wide detached sidewalks within 94 feet of right-of-way, as
proposed. The median shall be dedicated as right-of-way. Apply for a license agreement with the
District regarding any landscaping within the median.
10. Construct Broadbent Drive from its intersection with Radisson Way southeast thru the site to
Cornwall Drive (± 2,600 feet) as a 40-foot collector street section with vertical curb, gutter, 8-foot
wide planter strips, and 5-foot wide detached sidewalks within 69 feet of right-of-way.
11. Construct Broadbent Drive from its intersection with Cornwall Drive to intersect Ten Mile Road in
alignment with Lost Rapids Drive to the east with two 22-foot wide travel lanes, a 12-foot wide
landscape median, vertical curb, gutter, 8-foot wide planter strips, and 5-foot wide detached
sidewalks within 89 feet of right-of-way as proposed. The median shall be dedicated as right-of-
way. Apply for a license agreement with the District regarding any landscaping within the median.
14 Bainbridge
12. Construct Vanderbilt Drive as a 33-foot residential collector from its intersection with Black Cat
Road east to Mendenhall Way (approximately 3,000 feet) with vertical curb, gutter, 8-foot wide
planter strip, 5-foot wide detached sidewalk, and no front-on housing within 60 feet of right-of-
way, as proposed. Provide the District with written fire department approval for use of the
reduced 33-foot street section prior to plan approval.
13. Construct the internal local streets as 33-foot street sections with rolled curb, gutter, 8-foot wide
planter strips, and 5-foot wide detached sidewalks within 60 feet of right-of-way as proposed.
14. Construct 4 cul-de-sacs with landscape medians and a 29-foot street section with a turning radius
of 45 feet, as proposed. The medians shall be dedicated as right-of-way. Apply for a license
agreement with the District regarding any landscaping within the medians.
15. Construct 8 stub streets internal to the development located as follows:
• Keswick Street, to the east, located between Lot 37 Block 1 and Lot 1 Block 9.
• Fairborn Drive, to the west, located between Lot 34 Block 10 and Lot 32 Block 9.
• Shropshire Place, to the south, located between Lot 8 Block 33 and Lot 3 Block 34.
• Portsmouth Avenue, to the south, located between Lot 17 Block 27 and Lot 6 Block 33.
• Ironbridge Avenue, to the south, located between Lot 9 Block 21 and Lot 1 Block 27.
• Dartmouth Avenue, to the south, located between Lot 23 Block 20 and Lot 1 Block 21.
• Levanham Avenue, to the south, located between Lot 41 Block 6 and Lot 3 Block 20.
• Eynsford Way, to the south, located between Lot 18 Block 2 and Lot 1 Block 6.
16. A sign shall be installed at the terminus of each stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
17. Construct a paved temporary turnaround at the south terminus of Dartmouth Avenue. If the
temporary turnaround 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.
18. Direct lot access is prohibited to Ten Mile Road, Black Cat Road, Broadbent Drive, and Vanderbilt
Drive. This access restriction shall be noted on the final plat.
19. Payment of impacts fees are due prior to issuance of a building permit.
20. 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 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 ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
15 Bainbridge
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACRD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACRD.
12. If the site plan or use should change in the future, ACRD 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 ACRD Commission.
F. Conclusions of Law
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
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17 Bainbridge
Site Plan
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18 Bainbridge
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.
19 Bainbridge
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.
Items to be completed by Applicant:
^For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
^ Working in the ACRD 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 & 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.
20 Bainbridge
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.
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.
21 Bainbridge