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Date: October 28, 2013
To: C13, LLC -Jim Conger
1627 S. Orchard Street, STE 24
Boise, I D 83705
Subject: Three Corners 2
Sara M. Baker, President
John S. Franden, Vice President
Rebecca W. Arnold, Commissioner
Mitchell A. Jaurena, Commissioner
Jim D. Hansen, Commissioner
On October 28, 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 the District may require with future specific development applications.
If you have any questions, please to contact me at (208) 387-6178.
Sincerely,
Mindy Wallace
Planning Review Supervisor
Development Services
Ada County Highway District
CC: Project file
KB Planning -Kent Brown
City of Meridian -Bill Parsons
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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ProjectlFile: Three Corners 2
This is a rezone and preliminary plat application to subdivide 30.27 acres into 54
single family building lots and 6 commercial lots. The site is located at the southeast
corner of Locust Grove Road and Chinden Boulevard in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: 6380 N. Locust Grove Road
Staff Approval: October 28, 2013
Applicant: C13, LLC -Jim Conger
1627 S. Orchard Street, STE 24
Boise, ID 83705
Representative: KP Planning -Kent Brown
PO Box 36
Meridian, ID 83642
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallace(a~achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting to rezone the site from CC (community
business), R-8 (medium density residential), and R-2 (low density residential) to CC, R-8, and
R-4 (medium low density residential). The applicant is also requesting preliminary plat approval
to subdivide 30.27 acres into 54 single family building lots and 6 commercial lots. The
applicant's proposal is consistent with the City of Meridian's Future Land Use plan which calls
for Mixed Use Community on this site.
2.
r)pcr_rin+inn of ~4diacpnt Surrounding Area:
Direction Land Use Zonin
North Sin le-famil residential R-1-P
South Rural Urban Transition RUT
East Sin le-famil residential R-1
West Rural Urban Transition RUT
3. Site History: ACHD previously reviewed and approved this site as Three Corners Subdivision on
November 14, 2007.
4. Transit: Transit services are not available to serve this site.
Three Corners 2
5. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
6. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program or the District's Capital Improvement Plan (CIP).
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,792 additional vehicle trips per
day; 176 additional vehicle trips per hour in the PM peak hour, 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)
PM Peak
PM Peak Existing
Roadway Frontage Functional
Classification Hour
Traffic Hour Level Plus
Project
of Service
Count
**Chinden
Boulevard - 1,295-feet Expressway 1,122 "F" "F"
US20/26
Better than Better than
Locust Grove 545-feet Minor Arterial 218 „D„ «D„
* Acceptable level of service for athree-lane principal arterial is "E" (880 VPH).
* Acceptable level of service for athree-lane minor arterial is "D" (720 VPH)
** ACHD does not set level of service thresholds for State Highways.
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 Chinden Boulevard-US 20/26 east of Locust Grove
was 21,355 on 12/6/11.
The average daily traffic count for Locust Grove Road south of Chinden Boulevard-US
20/26 was 5,634 on 6/22/11.
C. Findings for Consideration
1. Chinden Boulevard-US 20/26
Chinden Boulevard-US 20/26 is under the jurisdiction of the Idaho Transportation Department
(ITD). The applicant, The City of Meridian, and ITD should work together to determine if
additional right-of-way or improvements are necessary on Chinden Boulevard-US 20/26.
2. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 3-travel lanes, vertical curb, and
no curb, gutter or sidewalk abutting the site. There is 70-feet of right-of-way for Locust Grove
Road (35-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 Three Corners 2
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 presence 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: 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 Locust Grove Road is designated in
the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street
section within 74-feet of right-of-way.
c. Applicant Proposal: The applicant hasn't proposed any improvements to Locust Grove
Road abutting the site.
d. Staff Comments/Recommendations: Consistent with the MSM and ACRD Sidewalk policy,
the applicant should be required to construct a 5-foot wide detached concrete sidewalk
located a minimum of 30-feet from the centerline of Locust Grove Road abutting the site.
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-
3 Three Corners 2
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.
3. Three Corners Drive
a. Existing Conditions: The first 320-feet of Three Corners Drive is improved with two 21-foot
travel lanes, a 12-foot wide center landscape island, curb, gutter, a 6-foot wide planter strip,
and a 5-foot wide detached concrete sidewalk. This section of Three Corners Drive has not
been accepted as a public street by ACHD. There is an existing access easement on this
portion of Three Corners Drive to provide access to the Foundations Academy, located
directly south of the 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.
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
4 Three Corners 2
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-foot 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.
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.
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 Proposal: The applicant is proposing to extend Three Corners Drive into the site
as a 50-foot street section with two 20.6-foot travel lanes, a 9-foot wide center landscape
island, vertical curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached sidewalks
within 74-feet of right-of-way, tapering to a 36-foot street section with rolled curb, gutter, and a
5-foot wide attached concrete sidewalk within 50-feet of right-of--way.
d. Staff Comments/Recommendations: The applicant's proposal meet's District policy and
should be approved, as proposed. The 9-foot wide island should be platted aright-of--way
5 Three Corners 2
owned by ACHD. The applicant or the home owners association should inter into a license
agreement with the District for any landscaping placed in the median.
For the portion of Three Corners Drive with detached sidewalks, the applicant may extend the
dedicated right-of-way 2-feet behind the back of curb, and provide a permanent right-of-way
easement for the proposed 5-foot wide detached sidewalk.
For the existing portion of Three Corners Drive which has not been accepted for as a public
street by ACHD, the applicant should be required to have this segment of Three Corners Drive
completely re-inspected and the bought up to current ACHD standards.
This will require the applicant to provide testing to prove the design and construction of the
first 320-feet of Three Corners Drive meets all current ACHD standards. The applicant should
be required to correct any deficiencies in the design and construction of the road, up to and
including rebuilding the road if necessary, prior to acceptance as a public street. The first 320-
feet of Three Corners Drive should be brought up to ACHD standards prior to signature on the
first final plat.
Additionally, the existing 12-foot wide center landscape island should be dedicated as right-of-
way owned by ACRD. The applicant or the home owners association should inter into a
license agreement with the District for the landscaping signage placed in the median.
The existing access easement for Foundations Academy should be removed to allow the
right-of-way for Three Corners Drive to be dedicated unencumbered and free of all liens.
The applicant may extend the dedicated right-of-way 2-feet behind the back of curb, and
provide a permanent right-of-way easement for the proposed 5-foot wide detached sidewalk.
Trees are not allowed within a 6-foot wide planter strip without the installation of continuous
root barrier.
4. Internal Local Streets
a. Existing Conditions: There are no internal streets within the 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.
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.
Off-Site Streets Policy: District Policy 7207.2.3 states that if the proposed development is
not seared by a public street with at least 24-feet of pavement then the developer shall pave
the street or widen the existing pavement to provide 24-feet of pavement with 3-foot gravel
shoulders from the site to a public street specified by the District.
6 Three Corners 2
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. 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-foot 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.
c. Applicant's Proposal: The applicant is proposing to construct the internal local streets as a
36-foot street sections with rolled curb, gutter, and a 5-foot wide attached concrete sidewalk
within 50-feet of right-of-way.
The applicant is proposing to construct one cul-de-sac turnaround at the terminus of Red Barn
Court with a 45-foot radius, and a hammer head turnaround at the terminus of Hawk Creek.
The hammer head turnaround is proposed to be constructed to provide a 22 to 33-foot street
section back of curb to back of curb.
7 Three Corners 2
d. Staff Comments/Recommendations: The applicant's proposal meet's District policy and
should be approved, as proposed with the exception of the hammer head turnaround.
The proposed turnaround at the terminus of Hawk Creek Street does not meet policy. Due to
the number of lots proposed to take access off the proposed hammer head turnaround, and
because the applicant hasn't provided any information to support the use of an alternative
turnaround, the terminus of Hawk Creek should be constructed as a standard cul-de-sac
turnaround with a radius of 45-feet, or the applicant should provide an alternative design that
meets the District's dimensional standards to maintain the turnaround in the future. The
District sweepers require a minimum 26 foot inside curb radius and 15 foot outside curb
radius. All non-standard turnaround proposals need to meet these minimum standards.
5. 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
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 surtace 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 has proposed to construct one stub street to the south,
Sweet Valley Drive, located 180-feet west of the east property line (measured property line to
centerline). The stub street is proposed to extend 165-feet south of the proposed Red Barn
Court.
d. Staff Comments/Recommendations: The applicant's proposal meet's District policy and
should be approved, as proposed. 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."
The proposed stub street extends greater than 150-feet in length. Typically, when a stub
street extends greater than 150-feet a temporary turnaround is required. However, staff
recommends a waiver of temporary turnaround policy, as the stub street extends165-feet not
meeting the required length by only 15-feet and because the Meridian Fire Department has
indicated that they do not require a turnaround
Staff raised concerns regarding the ability to extend this stub street in the future due
the recent construction of the large home on the parcel directly south of the site. The
8 Three Corners 2
applicant's engineer has indicated that the home was designed to accommodate the
extension of the stub street, and they provided an exhibit showing how the road could be
extended in the future (see Attachment 3), as well as a statement from the property owner
acknowledging that the roadway would be extend and would be located near their home.
6. 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.
7. 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.
8. Other Access
Locust Grove Road is classified as a minor arterials 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. Comply with requirements of ITD and City of Meridian for the Chinden Boulevard - US 20/26 Blvd
frontage. Submit to the District a letter from ITD regarding said requirements prior to District
approval of the final plat or issuance of a building permit (or other required permits), whichever
occurs first.
2. Construct a 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the
centerline of Locust Grove Road abutting the site. Provide a permanent right-of-way easement if
public sidewalks are placed located outside of the dedicated right-of-way.
3. Bring the first 320-feet of Three Corners Drive up to ACRD standards and abide by District
policies.
4. Provide testing to prove the design and construction of the first 320-feet of Three Corners Drive
meets all current ACRD standards, and correct any deficiencies in the design and construction of
the road, up to and including rebuilding the road if necessary, prior to acceptance as a public
street.
5. The first 320-feet of Three Corners Drive shall meet ACHD standards prior to signature on the first
final plat.
6. Release the existing access easement for Foundations Academy to allow the right-of-way for
Three Corners Drive to be dedicated unencumbered and free of all liens.
7. Dedicate the existing 12-foot wide center landscape island as right-of-way owned by ACHD. The
applicant or the home owners association should inter into a license agreement with the District
for the landscaping signage placed in the median.
9 Three Corners 2
8. Extend Three Corners Drive into the site as a 50-foot street section with two 20.6-foot travel
lanes, a 9-foot wide center landscape island, vertical curb, gutter, a 6-foot wide planter strip, and
5-foot wide detached sidewalks within 74-feet of right-of-way, tapering to a 36-foot street section
with rolled curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of-
way, as proposed.
9. Dedicate the proposed 9-foot wide center landscape island as right-of-way owned by ACHD. The
applicant or the home owners association should inter into a license agreement with the District
for the landscaping signage placed in the median.
10. For the portion of Three Corners Drive with detached sidewalks, the applicant shall extend the
dedicated right-of-way 2-feet behind the back of curb, and provide a permanent right-of-way
easement for the proposed 5-foot wide detached sidewalk.
11. Construct all of the internal streets as 36-foot street sections with rolled curb, gutter, and a 5-foot
wide attached concrete sidewalk within 50-feet of right-of--way, as proposed.
12. Construct the terminus of Red Barn Court with a standard cul-de-sac turnarounds with a minimum
45-foot radius, as proposed.
13. Construct the terminus of Hawk Creek as a standard cul-de-sac turnaround with a minimum
radius of 45-feet, or redesign the hammer head turnaround to provide a minimum 26 foot inside
curb radius and 15 foot outside curb radius.
14. Construct one stub street to the south, Sweet Valley Drive, located 180-feet west of the east
property line, as proposed. Install a sign at the terminus of the stub street stating that "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
15. Payment of impacts fees are due prior to issuance of a building permit.
16. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
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 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 ACRD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
10 Three Corners 2
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACRD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the 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 ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. Conclusions of Law
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. Stub Street Extension
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines
11 Three Corners 2
VICINITY MAP
12
Three Corners 2
SITE PLAN
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13 Three Corners 2
Stub Street Extension
From: <LID8910Ca~aol.com>
Date: Oct 24, 2013 2:14 PM
Subject: Re: stub street exhibit
To: <kentlkb(a~pmail.com>
Kent We acknowledge that the stub on the south property line of the 3Corners Subvision will likely
be extended in the future and will pass in front of our house. Dave and Luane Dean
In a message dated 10/24/2013 11:26:43 A.M. Mountain Daylight Time, kentlkb(c~gmail.com writes:
Luane can you send me an email stating the acknowledge that the stub will need to be extended in the
future. See ACHD comment above.
Kent
14 Three Corners 2
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 Counfy UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for a-mail notification information.
15 Three Corners 2
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 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 ACRD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
^ Working in the ACHD Right-of-Way ,
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment & Erosion Submittal
• At least one week prior to setting up aPre-Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
^ Final Approval from Development Services is required prior to scheduling aPre-Con.
16 Three Corners 2
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant
of the final decision made by the ROWDS Manager when it is alleged that the ROWDS
Manager did not properly apply this section 7101.6, did not consider all of the relevant facts
presented, made an error of fact or law, abused discretion or acted arbitrarily and
capriciously in the interpretation or enforcement of the ACRD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative
costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with
the Secretary of Highway Systems, which must be filed within ten (10) working
days from the date of the decision that is the subject of the appeal. The notice of
appeal shall refer to the decision being appealed, identify the appellant by name,
address and telephone number and state the grounds for the appeal. The
grounds shall include a written summary of the provisions of the policy relevant
to the appeal and/or the facts and law relied upon and shall include a written
argument in 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.
~ 7 Three Corners 2
~DAMO IDAHO TRANSPORTATION DEPARTMENT
* * P.O. Box 8028 (208) 334-8300
Boise, ID 83707-2028 itd.idaho.gov
Z
~Ao9Tg110N O~QpP~
October 11, 2013
Machelle Hill
Meridian City Clerk's Office
33 East Idaho Avenue
Meridian, Idaho 83642
VIA EMAIL
Re: MDA-13-017 Amended Development Agreement -Three Corner Subdivision
The Idaho Transportation Department has reviewed the referenced amended development
agreement for the Three Corner Subdivision on Locust Grove Road at US 20-26 (Chinden
Boulevard). ITD has the following comments:
1) ITD has no objection to the requested amendments. The project does not generate any
more trips than the original application and requires no new access to the State
Highway System.
2) All of ITD's original requirements are unchanged.
If you have any questions, you may contact MS Shona Cheever at 334-8341 or me at 334-
8377.
Sincerely,
~~~~~~
Dave Szplett
Development Services Manager
dave.szplett a,itd.idaho.gov
.. ors RiCT CENTRAL DISTRICT HEALTH DEPARTMENT Return to:
HEALTH Environmental Health Division ^ ACZ
DEPARTMENT
~ ~ ^ Boise
^ Eagle
Rezone # ~b~ - ~'~, - o l ~- ^ Garden City
Conditional Use # ^ Kuna
Preliminary /Final /Short Plat ~ Meridian
~~r ~ Caves ~ ~ ^ Star
1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ bedrock from original grade ^ other
^ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
^ 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
^ central sewage ^ community sewage system ^ community water well
^ interim sewage ^ central water
^ individual sewage ^ individual water
^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
^ central sewage ^ community sewage system ^ community water
^ sewage dry lines ^ central water
^ 10. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 12. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
^ 13. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be
submitted to CDHD.
^ 14.
Reviewed By:
Date:_~/~/_~
Review Sheet
15726-001EH1111
i~l~
,Q ~ ~ ~ .
/' fii~
a,~1~(,, 2013
City a1 ~x'izlan
City Clerk~~ office
33 E Broadway Avenue, Suite 102
Meridian, IU 83642-2619
1503 FIRST STREET SOUTH
FAX #208-463-0092
RE: MDA 13-017, RZ 13-010 & PP 13-025/Three Corner Subdivision
Dear Jaycee:
NAMPA, IDAHO 83651-4395
nmid.org
OFFICE: Nampa 208-466-7861
SHOP: Nampa 208-466-0663
Nampa & Meridian Irrigation District (NMID) has no comment on the above-referenced
applications.
All. laterals and waste ways must be protected. All municipal surface drainage must be
retained on-site. If any surface drainage leaves the site, Nampa & Meridian Irrigation District
(NMID) must review drainage plans.
Sincerely,
'Iv"
Andy adsen
Asst. Water Superintendent
Nampa ~ Meridian Irrigation Iistrict
AM/dog
PC: Office/file
~,.
,_ .:
_;
~• ~- ° ~ •~ '' APPROXIMATE IRRIGABLE ACRES
a .~
~~-"'? RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
~oaHo
>t ~
a ~'
y W
a s
~Ao9lg1'ION p~CQpQ~
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise, ID 83707-2028
(208)334-8300
itd.idaho.gov
September 5, 2013
Machelle Hill
Meridian City Clerk's Office
33 East Idaho Avenue
Meridian, Idaho 83642
VIA EMAIL
Re: RZ-13-010, PP-13-025 Three Corners Subdivision
The Idaho Transportation Department has reviewed the referenced zoning and preliminary plat
applications for the Three Corners subdivision at the southeast corner of Locust Grove Road
and Chinden Boulevard (US 20-26). ITD has the following comments:
1) ITD has no objection to the requested applications. The project does not generate any
more trips than anticipated under the Comprehensive Plan.
2) The site plan does not show and access to the State Highway System. No access to US
20-26 is reviewed or approved with this application.
3) ITD currently maintains 40-ft ofright-of--way south of the section line. The site plan
does not identify the planned right-of--way for US 20-26. ITD requires a minimum of
70-ft south of the section line. This will provide 140-ft of total right of way and allow a
future six-lane roadway. The 70-ft right-of--way is only sufficient for the future
roadway. An additiona130-ft ofright-of--way is necessary if the City of Meridian
requires sidewalk, landscaping or roadway lighting within the corridor.
4) The applicants should be reminded that commercial and advertising signs are not
permitted within the ITD right-of--way.
5) The applicants should be reminded that any landscaping or noise berms abutting US
20-26 should not interfere with the natural flow of surface water or run-off.
If you have any questions, you may contact me directly at 334-8377.
Sincerely,
~~~~
Dave Szplett
Development Services Manager
dave.szplett(a~itd.idaho.gov
~p13
~ux~ia & ~l~~tdta~ 7~ga~ooc ?~~ztct
Se~t~n~lie>~ 9, 2013
City of i~I~•idaa~
City Clerk's C?t~ce
33 E Broadway Avenue, Suite 102
Me:`idia~, ~? a3~~2-219
RE: RZ 13-010 & PP 13-025/Three Corners
Dear Jaycee:
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX #208-463-0092 nmid.org
OFFICE: Nampa 208-466-7861
SHOP: Nampa 208-466-0663
Nampa & Meridian Irrigation District (NMID) has no comment on the above-referenced
application as it lies outside of our district boundaries. Please contact Settlers Irrigation at
344-2471 or at PO Box 7571, Boise, ID 83707.
All laterals and waste ways must be protected. All municipal surface drainage must be
retained on-site. If any surface drainage leaves the site, I~,'ampa & Meridian Irrigation District
(NMID) must review drainage plans.
Sincerely,
Andy adsen
Asst. Water Superintendent
Nampa & Meridian Irrigation District
AM/dbg
PC: Settlers Irrigation
Office/file
..
J;rM1i .:~
r.
.
$:-
,,,F.Y.,.. ~ _ APPROXIMATE IRRIGABLE ACRES
~ . ~ ~~. RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
J f
.. nos RICT CENTRAL DISTRICT HEALTH DEPARTMENT Return to:
HEALTH Environmental Health Division ^ ACZ
DEPARTMENT `~ / ^ Boise
^ Eagle
Rezone # '~~. ~~- b~~ ^ Garden City
Conditional Use #
^ Kuna
Preliminary /Final /Short Plat ~p \~~ ~Z'~ ~ Meridian
'tr~e~~~~~ ^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ bedrock from original grade ^ other
^ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
8. After written approval from appropriate entities are submitted, we can approve this proposal for:
central sewage ^ community sewage system ^ community water well
^ interim sewage ~ central water
^ individual sewage ^ individual water
~9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
central sewage ^ community sewage system ^ community water
^ sewage dry lines 'tomcentral water
^ 10. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 12. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
~,13. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be
submitted to CDHD.
^ 14.
By.
Date:-~_/~~/
Reviewed
Review Sheet
15726-001EH1111