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Date: October 1, 2013
(Via e-mail)
To: Conger Management
Attn: Jim Conger
1627 S Orchard Street
Boise, I D 83705
Subject: Tustin T.W.O./MPP-13-027
Northwest corner of McMillan and Locust Grove Roads
Sara M. Baker, President
John S. Franden, Vice President
Rebecca W. Arnold, Commissioner
Mitchell A. Jaurena, Commissioner
Jim Hansen, Commissioner
On September 27, 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) 387-6171.
Sincerely,
Stacey Yarrington
Planner III
Development Services
Ada County Highway District
CC: Project file
City of Meridian (via a-mail)
Kent Brown Planning (via a-mail)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org
Development Services Department
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Project/File: Tustin T.W.O./MPP-13-027
This is a preliminary plat application fora 54-lot subdivision, consisting of 44
buildable lots and 10 common lots on 15.26 acres. The site is located on the
northwest corner of McMillan and Locust Grove in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: Northwest corner of McMillan
and Locust Grove
Staff Approval: September 27, 2013
Applicant: Conger Management
Jim Conger
1627 S Orchard Street
Boise, ID 83705
Representative: Kent Brown Planning
PO Box 36
Meridian, ID 83680
Staff Contact
Stacey Yarrington
Phone: 387-6171
E-mail: syarrington(a~achdidaho.org
A. Findings of Fact
Description of Application: The applicant is requesting approval of a preliminary plat
application fora 54-lot subdivision, consisting of 44 buildable lots and 10 common lots on 15.26
acres. The property is currently zoned R-4 (Low Density Residential) and is consistent with the
City of Meridian's Comprehensive Plan. Transit services are not available to this site. The site
is located on the northwest corner of McMillan and Locust Grove in Meridian, Idaho.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Single Family Residence -Tustin No. 1 R-4
South Single Famil Residence (Rural Urban Transition -Ada Count RUT
East A riculture (Rural Urban Transition -Ada Count) RUT
West Single Family Residence (Rural Urban Transition -Ada County) RUT
3. Site History: ACHD Commission previously reviewed this site as Tustin Subdivision/MAZ-05-
002/MVAC-05-001/MPP-05-003 in March 2005. The requirements of this staff report are
consistent with those of the prior action.
A Traffic Impact Study (TIS) was required with the original application. At full build-out the site
development will produce a total driveway volume of 985 vehicles per day with a PM peak hour
Tustin T.W.O./MPP13-027
loading of 185 vehicles per hour. The proposed site access plan includes one roadway access to
Locust Grove Road and one roadway access to McMillan Road. Neither access generates
sufficient turning traffic to warrant alert-turn lane on the adjacent arterial. The internal local
streets are anticipated to carry fewer than 1,000 vehicle trips per day. Overall no improvements
on the adjacent streets were required.
4. Transit: Transit services are not available to serve this 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.
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 or the District's Capital Improvement Plan (CIP).
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 419 additional vehicle trips per day
(0 existing); 44 additional vehicle trips per hour in the PM peak hour (0 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 9th 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
McMillan Road 821-feet Minor Arterial 556 Better than Better than
«E„ «E„
Locust Grove Road 0-feet Minor Arterial 218 Better than Better than
«D„ <<D„
* Acceptable level of service for atwo-lane minor arterial is "D" (550 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 McMillan Road west of Eagle Road was 9,263 on
6/22/2011.
The average daily traffic count for Locust Grove south of Chinden Boulevard (SH 20/26)
was 5,634 on 6/22/2011.
C. Findings for Consideration
McMillan Road
a. Existing Conditions: McMillan 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 McMillan Road (28-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.
2 Tustin T.W.O./MPP13-027
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 Policy 7205.2.1 & 7205.5.2 states
that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction,
a continuous center left-turn lane, and bike lanes.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete 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.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of McMillan Road is designated in the
MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 49-foot street section
within 75-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to McMillan Road
abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District policy
and should not be approved, as proposed.
Typically, the District requires developments abutting arterial roadways to dedicate right-of-
way and construct a 5-foot wide detached concrete sidewalk consistent with a 3-lane arterial.
This development is unique in the fact that there is a significantly sized canal located on the
north side of McMillan Road abutting the parcel. In the past, the District has acquired right-of-
Tustin T.W.O./MPP13-027
way and improvements on McMillan Road a little differently because of the location of the
canal. Due to the fact that the canal is located on the north side of McMillan Road, the District
will not acquire any additional right-of-way on the north side of McMillan Road and will acquire
the right-of-way that is necessary for future improvements from the properties that are located
on the south side of McMillan Road.
The applicant should construct the 5-foot wide concrete sidewalk to be located on the north
side of the canal along McMillan Road abutting the site consistent with District policy.
However, the City of Meridian Pathways Plan calls fora 10-foot wide paved pathway in this
location. Staff recommends that the applicant comply with the City of Meridian's pathway
plan.
2. Timberline Avenue
a. Existing Conditions: Timberline Way is stubbed at the site's north property line.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 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:
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.
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 shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
4 Tustin T.W.O./MPP13-027
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.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply 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 continue Timberline Way as Timberline
Avenue into the site as a 34-foot street section, curb, gutter and 5-foot wide attached concrete
sidewalk within 46-feet of right-of-way. Timberline Avenue will be continued through the site
to McMillan Road.
The applicant is also proposing an 11-foot wide by 125-foot long landscape median within 66-
feet of right-of-way and 53-foot street section at the entrance to Timberline Avenue and
McMillan Road. The travel lanes are 21-feet wide on each side of the median.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy.
Staff recommends approval of the applicant's proposal with the condition that the landscape
median on Timberline Avenue be platted as right-of-way owned by ACHD; and the Developer
or Homeowners Association apply for a license agreement if landscaping is to be placed
within the median.
3. Internal Streets
a. Existing Conditions: There are no existing public roadways within this site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
5 Tustin T.W.O./MPP13-027
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:
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.
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 shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewa-ks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant's Proposal: The applicant is proposing to construct the internal local streets as
34-foot street sections (back of curb to back of curb) with curb, gutter, and 5-foot attached
concrete sidewalks, within 46-feet of right-of-way.
The applicant is proposing to construct 1 knuckle at the intersection of Elk Ridge Drive/Aspen
Grove Avenue.
6 Tustin T.W.O./MPP13-027
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
The applicant should be required to provide written approval from the appropriate fire
department for use of the reduced street section prior to plan approval.
4. Roadway Offsets
a. Existing Conditions: There are no existing roadway offsets internal to the development.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1 a (7205.4.6).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing construct a new local roadway, Timberline
Avenue, to intersect McMillan Road approximately 892-feet west of Locust Grove Road
(measured centerline to centerline); and 780-feet east of Larkwood Street (measured
centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
5. Stub Streets
a. Existing Conditions: There is an existing stub street to the site, Timberline Way.
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) 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 (local), except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 (local) 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.
7 Tustin T.W.O./MPP13-027
c. Applicant Proposal: The applicant is proposing to construct one stub street, Deer Valley
Street, 135-feet to the east property line. Deer Valley Street is located approximately 230-feet
north of McMillan Road (measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The stub street will provide connectivity to the
undeveloped parcel to the east.
The applicant should be required to install a sign at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE."
6. North Slough Canal Crossing
The District will require that the applicant provide documentation that the North Slough Canal
crossing at Timberline Way/Timberline Avenue has been designed and piped in conformance with
ACHD standards and regulations prior to plan approval. Design should include proper access on
each side of the street crossing and easements if necessary.
7. Bridge for Lemp Canal Crossing
The District will require that the applicant submit the bridge plans for the crossing of the Lemp
Canal (Timberline Avenue) for review and approval prior to the pre-construction meeting and final
plat approval. Because of the elevation of the canal, the bridge designs should address an
acceptable slope transition at the Timberline Avenue/McMillan Road entrance as well as site
triangle design elements to ensure drivers have adequate sight distance at the intersection with
the bridge parapet wall and pedestrian rail.
8. Free 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.
9. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
10. Other Access
McMillan Road is classified as a minor 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.
D. Site Specific Conditions of Approval
1. Construct a 10-foot wide paved pathway on the north side of the canal along McMillan Road
abutting the site.
2. Construct Timberline Avenue into the site as a 34-foot street section, curb, gutter and 5-foot wide
attached concrete sidewalk within 46-feet of right-of-way.
3. Construct at the entrance to Timberline Avenue an 11-foot wide by 125-foot long landscape
median within 66-feet of right-of-way and 53-foot street section. Provide minimum 20-feet of
pavement on each side of the median.
Tustin T.W.O./MPP13-027
4. Dedicate the landscape median as right-of-way owned by ACRD; and the Developer or
Homeowners Association should enter into a license agreement if landscaping is to be placed
within the median.
5. Construct the internal local streets as 34-foot street sections (back of curb to back of curb) with
curb, gutter, and 5-foot attached concrete sidewalks, within 46-feet of right-of-way.
6. Provide written approval from the appropriate fire departmE~nt for use of the reduced street section
prior to plan approval.
7. Construct a new local roadway, Timberline Avenue, to intersect McMillan Road approximately
892-feet west of Locust Grove Road (measured centerline to centerline); and 780-feet east of
Larkwood Street (measured centerline to centerline).
8. Construct one stub street, Deer Valley Street, 135-feet to the east property line. Deer Valley
Street is located approximately 230-feet north of McMillan Road (measured centerline to
centerline).
9. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
10. Provide documentation that the North Slough Canal crossing at Timberline Way/Timberline
Avenue has been designed and piped in conformance with ACHD standards and regulations prior
to plan approval. Design should include proper access on each side of the street crossing and
easements if necessary
11. Submit the bridge plans for the crossing of the Lemp Canal (Timberline Avenue) for review and
approval prior to the pre-construction meeting and final plat approval. Because of the elevation of
the canal, the bridge designs should address an acceptablE: slope transition at the Timberline
Avenue/McMillan Road entrance as well as site triangle design elements to ensure drivers have
adequate sight distance at the intersection with the bridge parapet wall and pedestrian rail.
12. .Payment of impacts fees are due prior to issuance of a building permit.
13. Comply with all Standard Conditions of Approval.
E. Standard Conditions tro~al
1. All irrigation facilities shall be relocated outside of the ACHD right-of-way.
2. Private Utilities including 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 ttie site to meet current Americans
with Disabilities Act (ADA) requirements. The applic;ant's engineer should provide
documentation of ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-34~?-1585) at least two full business
9 Tustin T.W.O./MPP13-027
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. Conclusions o~ ~W
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
10 Tustin T.W.O./MPP13-027
VICINITY MAP
11 Tustin T.W.O./MPP13-027
SITE PLAN
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12 Tustin T.W.O./MPP13-027
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
13 Tustin T.W.O./MPP13-027
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
®Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
^For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
^ Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment 8~ Erosion Submittal
• At least one week prior to setting up aPre-Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into 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 Tustin T.W.O./MPP13-027
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 ACRD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative
costs.
Initiation: An appeal is initiated by the filing of a written notice of appeal with
the Secretary of Highway Systems, which must be filed within ten (10) working
days from the date of the decision that is the subject of the appeal. The notice of
appeal shall refer to the decision being appealed, identify the appellant by name,
address and telephone number and state the grounds for the appeal. The
grounds shall include a written summary of the provisions of the policy relevant
to the appeal and/or the facts and law relied upon and shall include a written
argument in support of the appeal. The Commission shall not consider a notice
of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the
date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may
also consider and/or modify the decision that is being appealed. A copy of the
reply and any modifications to the decision being appealed will be provided to the
appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of
the appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant
of the ROWDS Manager's reply to the notice of appeal. A copy of the decision
being appealed, the notice of appeal and the reply shall be delivered to the
Commission at least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm
or reverse, in whole or part, or otherwise modify, amend or supplement the
decision being appealed, as such action is adequately supported by the law and
evidence presented at the hearing.
15 Tustin T.W.O./MPP13-027