ACHD Notification of Meeting and Findings'' ~
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December 30, 2013
TO: ACHD Board of Commissioners
FROM: Christy Little, Planning Review Supervisor
Development Services Department
SUBJECT: Southern Highlands Subdivision/MPP-13-033/MAZ-13-016
s/side Amity Road, w/o Eagle Road, n/o Taconic Drive
MEETING DATE: January 8, 2014 at 12:OOPM
Executive Summary:
The applicant is requesting approval of annexation and zoning of 124 acres of land with an R-4 zoning
district, and preliminary plat approval for 169 residential lots, and one large lot for future subdivision.
This application is on the consent agenda due to the size of the development and due to proposed
changes to the Master Street Map. The applicant and staff are in agreement on all findings for
consideration and site specific conditions of approval.
Staff Recommendation:
Staff recommends approval of the staff report, as written.
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:
Lead Agency:
Site address:
Consent Agenda:
Applicant
Southern Highlands Subdivision (MAZ-13-016/MPP-13-033)
The applicant is requesting annexation, rezone and preliminary plat approvals for
162-lot residential subdivision on 123.45 acres.
City of Meridian
south of Amity Road, west of Eagle Road
and north of Taconic Drive
January 8, 2014
12:OOPM
BHH Investments I, LLC
1025 S. Bridgeway Place, #290
Eagle, ID 83616
Representative: Matt Schultz
Schultz Development, LLC
P.O. Box 1115
Meridian, ID 83680
Staff Contact: Lauren Watsek
Phone: 387-6218
E-mail: Iwatsek(a~achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting annexation to the City of Meridian with
an R-4 zone for 124 acres, which is currently zoned RUT. The preliminary plat application
includes the west 79 acres with 169 residential lots and 12 common lots. The 45 acres on the
east side will be preliminary platted as 1 building lot and 1 common lot at this time and will
require a detailed preliminary plat prior to development. The applicant's proposal is consistent
with the Comprehensive Plan for the City of Meridian. (This staff report is based on the 12-17-
13transmittal of the revised preliminary plat.)
2. Description of Adjacent Surroundina Area:
Direction Land Use Zoning
North Whitebark Subdivision/ Rural Urban Transition R-4/RUT
South Rural Urban Transition/ Blackrock Subdivision RUT
East Rural Urban Transition RUT
West Rural Urban Transition RUT
3.
Site History: ACHD has not previously reviewed this site for a development application.
1 DRAFT Southern Highlands
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Whitebark Subdivision and Blackrock Subdivision, located north and south of the site, are in
various stages of development.
5. Transit: Transit services are not available to serve this site.
6. New Centerline Miles: 2.08
7. 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.
8. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
• Amity Road is listed in the Capital Improvements Plan to be widened to 5 lanes between Locust
Grove Road and Eagle Road between 2022 and 2026.
• Eagle Road is listed in the Capital Improvements Plan to be widened to 5 lanes between Lake
Hazel Road and Amity Road between 2022 and 2026.
• Lake Hazel Road is listed in the Capital Improvements Plan to be widened to 5 lanes between
Locust Grove and Eagle Road between 2022 and 2026.
• The intersection of Amity Road and Eagle Road is listed in the Capital Improvements Plan have
a dual-lane roundabout constructed and to be widened to 5 lanes on the north leg, 4 lanes on
the south, 4 lanes east, and 4 lanes on the west leg, and signalized between 2022 and 2026.
• The intersection of Amity Road and Locust Grove Road is listed in the Capital Improvements
Plan to have adual-lane roundabout constructed and to be widened to 4 lanes on the north leg,
4 lanes on the south, 5 lanes east, and 5 lanes on the west leg, and signalized between 2017
and 2021.
• The intersection of Lake Hazel Road and Eagle Road is listed in the Capital Improvements Plan
to be widened to 6 lanes on the north leg, 6 lanes on the south, 7 lanes east and 7 lanes on the
west leg, and signalized between 2027 and 2031.
• The intersection of Lake Hazel Road and Locust Grove Road is listed in the Capital
Improvements Plan to be widened to 5 lanes on the north leg, 5 lanes on the south, 6 lanes east
and 6 lanes on the west leg, and signalized between 2022 and 2026.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 1,589 additional vehicle trips per
day and 167 additional vehicle trips per hour in the PM peak hour, based on the traffic impact
study.
2. Traffic Impact Study
Thompson Engineers Inc. prepared a traffic impact study for the proposed Southern Highlands
Subdivision for 162 residential lots. The plat was later revised to have 169 lots. Below is an
executive summary of the findings as presented by Thompson Engineers Inc. The following
executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic
impact study for consistency with ACHD policies and practices, and may have additional
requirements beyond what is noted in the summary. ACHD Staff comments on the submitted
traffic impact study can be found below under staff comments.
DRAFT Southern Highlands
Executive Summary
Proposed Development:
The project is a residential development including 162 Single Family dwellings.
The site is expected to access the transportation system via Eagle Road via Taconic Drive
Study Area:
The area of influence is anticipated to be southwest Ada County, Idaho, including the City of
Meridian. The primary impacts will be along Eagle Road, with secondary impacts along Amity
Road. The study area will include the intersections of Eagle Road and Taconic Drive, and Eagle
Road and Amity Road.
Conclusions:
Below are the findings of this report:
^ Based on the trip generation methods recommended in the Trip Generation Manual, the
site will generate 1,523 trips per day of which 120 trips will occur in the AM peak hour and
160 trips will occur during the PM peak hour.
^ The site will access the transportation system via Taconic Drive, an existing residential
collector road.
^ The intersection of Amity Road and Eagle Road will operate at acceptable levels of
service under background and total traffic conditions in build out year. The critical peak
hour is in the PM peak hour.
^ The site will be accessed by two approaches on Taconic Drive. Both of these access
points are anticipated to operate at acceptable levels of service in the build out year.
^ The proposed site plan provides good internal circulation. All roadways with front on
housing are anticipated to have less than 1,000 vehicles per day.
^ Aright turn lane is warranted for southbound Eagle Road at Taconic Drive during the PM
peak hour based on the ACRD turn lane requirements.
^ A left turn lane on Eagle Road at Taconic Drive is not warranted.
Staff Comments/Recommendations: ACRD Traffic Services and Planning Review staff has
completed a review of the required traffic impact study and has found it to be in compliance with
ACHD Policy and standards.
As recommended by the TIS, The applicant should be required to construct a right turn lane for
southbound Eagle Road at Taconic Drive.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak Existing Future
Roadway Frontage Classification Hour Hour Level Plus Level of
Traffic Count of Service Project Service
Eagle Road 445 feet Principal 345 Better than 550 Better
Arterial "E" than "E"
Taconic Drive 2'800 Collector 34 Better than 140 Better
feet "D" than "D"
* Acceptable level of service for atwo-lane principal arterial is "E" (690 VPH).
* Acceptable level of service for atwo-lane collector is "D" (425 VPH).
DRAFT Southern Highlands
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Eagle Road south of Amity Road was 5,500 on
October 3, 2013.
The average daily traffic count for Taconic Drive west of Eagle Road was 552 on
October 3, 2013.
C. Findings for Consideration
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long range planning tool developed to plan
for future growth in the South Meridian Area by identifying future roadway, intersection, and
corridor needs. The SMTP provides a framework for future roadway improvements based on the
land use designations. The plan also investigates alternative transportation solutions including
pedestrian and bicycle pathways. The plan was created in collaboration the City of Meridian and
was adopted by the ACHD Commission in May of 2009. The proposed development is consistent
with the City's plan.
2. Eagle Road
a. Existing Conditions: Eagle Road is improved with 2 travel lanes, and no curb, gutter or
sidewalk abutting the site. There is 72 feet of right-of-way for Eagle Road (46 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.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within
96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
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.
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.
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 Eagle Road is designated in the
MSM as a Residential Arterial with 5 lanes and on-street bike lanes, a 72 foot street section
within 96 feet of right-of-way.
4 DRAFT Southern Highlands
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.
c. Applicant Proposal: The applicant is not proposing any improvements on Eagle Road
abutting the site.
d. Staff Comments/Recommendations: The applicant should be required to dedicate 48 feet of
right-of-way from centerline for Eagle Road. The District will provide compensation for
additional right-of-way dedicated beyond the existing right-of-way as this section of Eagle
Road is listed in the Capital Improvements Plan. The portion of the site with frontage on
Eagle Road is part of the annexation and rezone but not the preliminary plat.
The applicant should be required to construct 5 foot wide detached concrete sidewalk on
Eagle Road located a minimum of 42 feet from centerline, 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-of-
way line and 2 feet behind the back edge of the sidewalk.
Dedication of right-of-way and construction of sidewalk will not be required until that portion of
the site with frontage on Eagle Road is platted.
As recommended by the Traffic Impact Study, the applicant should be required to construct a
right turn lane for southbound Eagle Road at Taconic Drive. The right turn lane should be
constructed to provide a minimum of 100-feet of storage plus the appropriate taper. The
applicant should be required to construct the turn lane prior to final platting the 50`h lot.
3. Taconic Drive
a. Existing Conditions: Taconic Drive is improved with 2 travel lanes (24-feet of pavement),
and no curb, gutter or sidewalk abutting the site. There is 50 feet of right-of-way for Taconic
Drive (25 feet from centerline) and a 10 foot wide sidewalk on the south side of Taconic Drive.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2-feet behind
the back-of-curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
5 DRAFT Southern Highlands
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and
taking into consideration the needs of the adjacent land use, the projected volumes, the need
for bicycle lanes, and on-street parking.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. This segment of Taconic Drive is designated in the
MSM as a Residential Collector with 2 lanes and on-street bike lanes, a 36 foot street section
within 50 feet of right-of-way.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant Proposal: The applicant is proposing to construct Taconic Drive as one half of a
36 foot street section (18 feet from centerline) with vertical curb and gutter on the north side of
the street. The applicant is not proposing the construction of sidewalk on the north side of
Taconic Drive.
d. Staff Comments/Recommendations: The applicant's proposal to construct Taconic Drive as
one half of a 36 foot street section (18 feet from centerline) with vertical curb and gutter on the
north side of the street meets District Policy and should be approved. Improvements are
required with the first phase of development.
The applicant should be required to construct a 5 foot wide detached concrete sidewalk on
Taconic Drive located a minimum of 24 feet from centerline; or construct a 7 foot wide
attached concrete sidewalk. A permanent right-of-way easement should 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.
4. Internal Local Roads
a. Existing Conditions: There are no roads constructed internal to 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
6 DRAFT Southern Highlands
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.
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 all internal local roads as 34
foot street sections with rolled curb, gutter, 8 foot wide planter strips, and 5 foot wide detached
concrete sidewalk within 38 feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal to construct all internal local
roads as 34 foot street sections with rolled curb, gutter, 8 foot wide planter strips, and 5 foot
wide detached concrete sidewalk within 38 feet of right-of-way meets District Policy and
should be approved as proposed.
The applicant should obtain written fire department approval for the reduced street section (34
feet).
7 DRAFT Southern Highlands
The applicant should be required to provide permanent right-of-way easements for public
sidewalk 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.
The applicant should be required to construct cul-de-sacs to provide a minimum turning radius
of 45 feet.
5. Roadway Offsets
a. Existing Conditions: There are no roads constructed internal to the site.
b. Policy:
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330-feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-
feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct all internal local streets to
provide a minimum offset of 125 feet from any other street.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved as proposed.
6. Stub Streets
a. Existing Conditions: Two stub streets have been approved to stub to the north property line
of this site as a part of the Whitebark Subdivision preliminary plat. These streets have not yet
been constructed.
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 surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions
of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance
where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered
by the easement and identified on the plat as anon-buildable lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to construct 4 stub streets:
• (Unnamed) Street (between Bow Canyon Drive and Shady Glade Street) is proposed to
stub to the future R-4 development.
DRAFT Southern Highlands
• Shady Glade Street is proposed to stub to the north property line, approximately 840 feet
east of the northwest corner of the site. This stub street will provide connectivity to the
17.8 acre parcel which has been preliminary platted as Whitebark Subdivision.
• Solstice Street is proposed to stub to the north property line, approximately 1,170 feet
east of the northwest corner of the site. This street will provide connectivity to the 17.8
acre parcel which has been preliminary platted as Whitebark Subdivision.
• Chimney Rock Way is proposed to stub to the north property line, approximately 190
feet east of the northwest corner of the site. This street will provide connectivity to the
10 acre parcel north of the site. The applicant is proposing to construct a cul-de-sac at
the terminus of Chimney Rock Way.
• Treston Creek Way is proposed to stub to the west property line to the undeveloped
parcels to the west.
• Graphite Way is proposed to stub to the west property line to the undeveloped parcels to
the west.
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d. Staff Comments/Recommendations:
• The applicant should be required to construct a temporary cul-de-sac at the terminus of
Shady Glade Street where it is proposed to stub to Block 11, Lot 1, as it has a length
greater than 150 feet. The cul-de-sac shall be paved and have the dimensional
requirements of a standard cul-de-sac.
9 DRAFT Southern Highlands
• The applicant should be required to construct a temporary cul-de-sac at the terminus of
Shady Glade Street where it is proposed to stub to the north property line if the stub
streets included in the Whitebark Subdivision preliminary plat have not yet been
approved and constructed at the time of construction of Shady Glade Street.
• The applicant's proposal to construct Solstice Street to stub to the north property line
approximately 1,170 feet east of the northwest corner of the site meets District Policy
and should be approved as proposed.
• The applicant's proposal to construct Chimney Rock Way to stub to the north property
line, approximately 190 feet east of the northwest corner of the site meets District
Policy and should be approved as proposed.
• The applicant's proposal to construct two stub streets to the west property line meets
District Policy and should be approved as proposed. Temporary turnarounds are
required at the end of the streets because they are greater than 150-feet in length.
The applicant should be required to install a sign at the terminus of each stub street stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7. Master Street Map
The Master Street Map shows anorth-south collector through the site and out to Amity Road.
The MSM also shows an east west collector through the site and out to Locust Grove Road. The
applicant is proposing to construct and/or connect to three stub streets at the north property line
and is proposing to construct two stub streets to the west property line. City and ACHD staff have
worked together with the applicant and determined that based on the proposed and existing
densities, the collector streets shown on the MSM are not necessary. The applicant is proving
multiple stub streets that will provide adequate connectivity to Locust Grove Road, Amity Road,
and Eagle Road. The collector streets should be removed from the MSM.
8. 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.
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
Eagle Road classified as principal arterial roadway, Taconic Drive is classified as a collector
roadway. Other than the access specifically approved with this application, direct lot access is
prohibited to these roadways and should be noted on the final plat.
10 DRAFT Southern Highlands
D. Site Specific Conditions of Approval
Dedicate 48 feet of right-of-way from centerline of Eagle Road abutting the site. The District will
provide compensation for additional right-of-way dedicated beyond the existing right-of-way as
this section of Eagle Road is listed in the Capital Improvements Plan. Dedication of right-of-way
will not be required until that portion of the site with frontage on Eagle Road is platted.
2. Construct 5 foot wide detached concrete sidewalk on Eagle Road located a minimum of 42 feet
from centerline 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-of-way line and 2 feet behind the back edge of the sidewalk.
Construction of sidewalk will not be required until that portion of the site with frontage on Eagle
Road is platted.
3. Construct a right turn lane for southbound Eagle Road at Taconic Drive with a minimum 100-feet
of storage plus the appropriate taper. Construct the turn lane prior to final platting the 50th lot.
4. With the first phase, construct Taconic Drive as one half of a 36 foot street section with vertical
curb and gutter on the north side of the street with 5 foot wide detached concrete sidewalk, or 7
foot wide attached concrete sidewalk. 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.
5. Construct all internal local roads as 34 foot street sections with rolled curb, gutter, 8 foot wide
planter strips, and 5 foot wide detached concrete sidewalk within 38 feet of right-of-way. A
permanent right-of-way easement shall be provided for all public sidewalks 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.
6. Obtain fire department approval for the reduced street section.
7. Construct cul-de-sacs to provide a minimum turning radius of 45 feet.
8. Construct all internal local streets to provide a minimum offset of 125 feet from any other street,
as proposed.
9. Construct a temporary cul-de-sac at the terminus of Shady Glade Street where it is proposed to
stub to Block 11, Lot 1. The cul-de-sac shall be paved and have the dimensional requirements of
a standard cul-de-sac.
10. Construct a temporary cul-de-sac at the terminus of Shady Glade Street where it is proposed to
stub to the north property line if the stub streets included in the Whitebark Subdivision preliminary
plat have not yet been approved and constructed at the time of construction of Shady Glade
Street.
11. Construct Solstice Street to stub to the north property line approximately 1,170 feet east of the
northwest corner of the site, as proposed.
12. Construct Chimney Rock Way to stub to the north property line, approximately 190 feet east of the
northwest corner of the site, as proposed.
13. Construct Graphite Way as a stub street to the west property line and provide a temporary
turnaround.
14. Construct Treston Creek Way to the west property line and provide a temporary turnaround.
15. Install a sign at the terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE."
11 DRAFT Southern Highlands
16. Other than the access specifically approved with this application, direct lot access is prohibited to
Eagle Road and should be noted on the final plat. (Access to Taconic Drive will be determined
when the future R-4 development occurs.
17. Payment of impacts fees are due prior to issuance of a building permit.
18. 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 ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any 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.
12 DRAFT Southern Highlands
F. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
13 DRAFT Southern Highlands
VICINITY MAP
14 DRAFT Southern Highlands
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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 fhe Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
17 DRAFT Southern Highlands
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACRD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
^Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
^For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
^ Working in the 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.
18 DRAFT Southern Highlands
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
19 DRAFT Southern Highlands