ACHD Staff Reportfi; ~~
CHD
(ioywrH~ec~ ~o ~rcc
Date: January 8, 2014
(via e-mail)
To: CS2, LLC
Attn: Cory
8921 W Hackamore
Boise, ID 83709
Subject: Da Vinci Park
Southwest Corner of Locust Grove & McMillan Roads
John S. Franden, President
Mitchell A. Jaurena, Vice President
Rebecca W. Arnold, Commissioner
Sara M. Baker, Commissioner
Jim Hansen, Commissioner
On January 8, 2014 the Ada County Highway District Commission acted on your application for
the above referenced project. The attached report lists site-specific requirements, conditions of
approval and street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
<< <_ ,
Stacey Yarrington
Planner III
Development Services
Ada County Highway District
CC: Project file
Bob Unger, ULC Management, LLC (via e-mail)
City of Meridian (via a-mail)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org
Development Services Department
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C D
Project/File: Da Vinci Park/MCPAM-13-003/MRZ-13-016/MPP-13-036
This is a Comprehensive Plan Map Amendment, Rezone, and Preliminary Plat
application to rezone the property to R-8 (medium density residential) and C-N
(Neighborhood Commercial) and to develop 47 lots (38 attached residential, 8
common lots, 7 commercial lot) on 7.76 acres. The site is located on the Southwest
Corner of Locust Grove and McMillan Road in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: SWC of Locust Grove & McMillan Rd.
Commission ConsentAgenda
Hearing: January 8, 2014
Commission
Approval: January 8, 2014
Applicant: CS2, LLC
8921 W Hackamore
Boise, ID 83709
Representative: ULC Management, LLC
Bob Unger
6104 N Gary Lane
Boise, ID 83714
Staff Contact: Stacey Yarrington
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Phone: 387-6171
E-mail: syarrington(a~achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a Comprehensive Plan
Map Amendment, Rezone, and Preliminary Plat application to rezone 6.18 acres of the property
to R-8 (medium density residential) and 1.58 acres of the property to C-N (Neighborhood
Commercial); to develop 47 lots (38 attached residential units, 8 common lots, and 1
commercial lot) on 7.76 acres. Transit services are not available to this site. The project
consists of 0.24 new centerline miles. The site is located on the Southwest Corner of Locust
Grove and McMillan Road in Meridian, Idaho.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Vacant (Rural Urban Transition) RUT
South Havasu Creek Sub. Medium-low densit residential R-4
East Idaho Power Station (Medium density residential) R-8
West Vacant (Rural Urban Transition) RUT
1 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
MPP-13-036
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Tustin T.W.O., a 44 lot residential subdivision is directly north of the site and was approved by
staff in September 2013.
5. Transit: Transit services are not available to serve this site.
6. New Centerline Miles: The proposed development includes 0.24 centerline miles of new public
road.
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):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program. The following projects are currently in the District's
Capital Improvement Plan (CIP):
• Locust Grove is listed in the Capital Improvements Plan to be widened to 3-lanes from
Ustick Road to McMillan Road between 2017 and 2021.
• McMillan Road is listed in the Capital Improvements Plan to be widened to 5-lanes from
Locust Grove Road to Eagle Road (SH 55 between 2017 and 2021.
B. Traffic Findings fo~° ~4.~sidc~ra~~icr~
1. Trip Generation: This development is estimated to generate 765 additional vehicle trips per day
(10 existing); 53 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 9~h edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak Existing
Roadway Frontage Classification Hour Hour Level Plus
Traffic Count of Service Project
McMillan Road 550-feet Minor Arterial 556 Better than Better than
«E„ <<E„
Locust Grove Road 610-feet Minor Arterial 218 Better than Better than
<<D„ «D„
* Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for McMillan Road west of Eagle Road was 9,263 on
6/22/2011.
• The average daily traffic count for Locust Grove south of Chinden Boulevard (SH 20/26)
was 5,634 on 6/22/2011.
C. Findings for Consideration
1. McMillan Road
2 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
MPP-13-036
a. Existing Conditions: McMillan Road is improved with 2-travel lanes, vertical curb, gutter,
and 7-foot wide attached sidewalk abutting the site. There is 78 to 94-feet of right-of-way for
Arterial Roadway (48-62-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states
that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction,
a continuous center left-turn lane, and bike lanes.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of McMillan Road is designated in the
MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 49-foot street section
within 75-feet of right-of-way.
The intersection of McMillan Road and Locust Grove Road is designated in the MSM for a
future dual-lane roundabout.
c. Applicant Proposal: The applicant is not proposing any improvements to McMillan Road
abutting the site.
d. Staff Comments/Recommendations: The McMillan/Locust Grove intersection is fully
improved with 1 through travel lane, 1 left turn lane, 1 right turn lane, bicycle path and 7-foot
attached sidewalk within a 72-foot street section; therefore no additional street improvements
or right-of-way dedication should be required with this application.
3 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
MPP-13-036
The applicant should be required to replace any deteriorated or deficient sidewalk, curb, gutter
or pedestrian facilities along McMillan Road abutting the site, consistent with District Minor
Improvements Policy 7203.3.
The MSM designates adual-lane roundabout at the McMillan Road/Locust Grove Road
intersection; however, staff recommends a modification of the MSM to remove the roundabout
from the map. Staff recommendation is due to the fact that there is a significantly sized canal
(temp Canal) located on the north side of McMillan Road.
2. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 2-travel lanes, vertical curb, gutter,
and 7-foot wide attached sidewalk abutting the site. There is 78 to 94-feet of right-of-way for
Arterial Roadway (48-62-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states
that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction,
a continuous center left-turn lane, and bike lanes.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of McMillan Road is designated in the
MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 49-foot street section
within 75-feet of right-of-way.
The intersection of McMillan Road and Locust Grove Road is designated in the MSM for a
future dual-lane roundabout.
4 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
MPP-13-036
c. Applicant Proposal: The applicant is not proposing any improvements to Locust Grove
Road abutting the site.
d. Staff Comments/Recommendations: The McMillan/Locust Grove intersection is fully
improved with 1 through travel lane, 1 left turn lane, 1 right turn lane, bicycle path and 7-foot
attached sidewalk within a 72-foot street section; therefore no additional street improvements
or right-of-way dedication should be required with this application.
The applicant should be required to replace any deteriorated or deficient sidewalk, curb, gutter
or pedestrian facilities along Locust Grove Road abutting the site, consistent with District
Minor Improvements Policy 7203.3.
3. Internal Streets
a. Existing Conditions: There are no existing public roadways within this site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
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.
5 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
MPP-13-036
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
36-foot street sections (back of curb to back of curb) with curb, gutter, and 5-foot wide
attached concrete sidewalks, within 50-feet of right-of-way.
The applicant is proposing to extend Bright Angel Avenue into the site as a 36-foot street
section (back of curb to back of curb) with curb, gutter, and 5-foot wide attached concrete
sidewalk, within 50-feet of right-of-way; terminating in a cul-de-sac with a 50-foot radius
approximately 235-feet north of Territory Drive.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
4. Roadway Offsets
a. Existing Conditions: There are no existing roadway offsets internal to the development.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1 a (7205.4.6).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct a new local roadway, Park
Crossing Avenue, to intersect McMillan Road approximately 460-feet west of Locust Grove
Road (measured centerline to centerline); and 1,195-feet east of Larkwood Place (measured
centerline to centerline).
6 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
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d. Staff Comments/Recommendations: The applicant's proposal does not meet District policy,
because it does not meet the offset policy. However, staff recommends a modification of
policy due to a lack of frontage on McMillan Road; and the new street is the main access into
the site, it will provide connectivity to an adjoining parcel to the west and a development to the
south.
5. Stub Streets
a. Existing Conditions: There is an existing stub street to the site, Bright Angel Avenue.
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be required to
provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7207.2.5.4 (local), except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 (local) requires that the design
and construction for cul-de-sac streets shall apply to temporary dead end streets. The
temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard
cul-de-sac. The developer shall grant a temporary turnaround easement to the District for
those portions of the cul-de-sac which extend beyond the dedicated .street right-of-way. In the
instance where a temporary easement extends onto a buildable lot, the entire lot shall be
encumbered by the easement and identified on the plat as anon-buildable lot until the street
is extended.
c. Applicant Proposal: The applicant is proposing to construct 1 stub street, Territory Drive,
130-feet to the west property line (measured centerline to centerline). Territory Drive is
located between Block 1, Lot 12 and Block 2, Lots 1 & 2.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The stub street will provide connectivity to the
undeveloped parcel to the west. The applicant should be required to install a sign at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
6. Driveways
6.1 Locust Grove Road
a. Existing Conditions: There is an existing 35-foot wide driveway located approximately 310-
feet south of McMillan Road onto Locust Grove Road from the site (measured centerline to
centerline).
b. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
7 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
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Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been
approved by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor
arterial roadways from a signalized intersection with a single left turn lane shall be located a
minimum of 330-feet from the nearest intersection for aright-in/right-out only driveway and a
minimum of 660-feet from the intersection for afull-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a
signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from
the nearest intersection for aright-in/right-out only driveway and a minimum of 710-feet from
the intersection for afull-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on
minor arterial roadways with a speed limit of 35 MPH to align or offset a minimum of 330-feet
from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Applicant's Proposal: The applicant is proposing to close the existing driveway with curb,
gutter, and sidewalk; and construct a 20-foot wide right-out only driveway onto Locust Grove
Road, located approximately 315-feet south of McMillan Road from the site (measured
centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal does not meet District
Access Management, Successive Driveway, and Driveway Location policies, because it does
not meet offset requirements. However, staff recommends a modification of policy to allow
the driveway to be located as proposed with additional signage, due to the fact that it will be
restricted to right-out only and the driveway is needed to provide circulation in and out of the
site. The applicant should coordinate the driveway design and additional signage with District
Development Review and Traffic Services staff. Staff is not recommending a raised median
as it would restrict the existing driveway of Idaho Power directly east of the site.
The applicant should be required to pave the driveway its full width and at least 30-feet into
the site beyond the edge of pavement and install pavement tapers in accordance with District
Policy 7205.4.8.
The applicant should be required to close the existing driveway onto McMillan Road with curb,
gutter, and sidewalk to match existing conditions.
8 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
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7. 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.
8. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACRD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
9. Other Access
McMillan Road and Locust Grove Road are classified as minor arterials roadways. 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.
D. Site Specific Conditions of Approval
1. Replace any deteriorated or deficient sidewalk, curb, gutter or pedestrian facilities along McMillan
Road abutting the site, consistent with District Minor Improvements Policy 7203.3.
2. Replace any deteriorated or deficient sidewalk, curb, gutter or pedestrian facilities along Locust
Grove Road abutting the site, consistent with District Minor Improvements Policy 7203.3.
3. Construct the internal local streets as 36-foot street sections (back of curb to back of curb) with
curb, gutter, and 5-foot wide attached concrete sidewalks, within 50-feet of right-of-way.
4. Close the existing driveway onto McMillan Road with curb, gutter, and sidewalk to match existing
conditions.
5. Extend and construct Bright Angel Avenue into the site as 36-foot street section (back of curb to
back of curb) with curb, gutter, and 5-foot wide attached concrete sidewalk, within 50-feet of right-
of-way; terminating in a cul-de-sac with a 50-foot radius approximately 235-feet north of Territory
Drive.
6. Construct 1 stub street, Territory Drive, 130-feet to the west property line (measured centerline to
centerline). Territory Drive is located between Block 1, Lot 12 and Block 2, Lots 1 & 2. Install
signage at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
7. Close the existing driveway with curb, gutter, and sidewalk; and construct a 20-foot wide right-out
only driveway onto Locust Grove Road, located approximately 315-feet south of McMillan Road
from the site (measured centerline to centerline).
8. Pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement and
install pavement tapers in accordance with District Policy 7205.4.8.
9. Payment of impacts fees are due prior to issuance of a building permit.
10. Direct lot access to McMillan Road and Locust Grove Road is prohibited and shall be noted on
the final plat.
11. Comply with all Standard Conditions of Approval.
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E. Standard Conditions oi~ Ap~-roval
1. All irrigation facilities shall be relocated outside of the ACRD 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 ACRD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACRD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACRD. 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
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
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G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
11 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
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VICINITY MAP
12 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
MPP-13-036
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13 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
MPP-13-036
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
14 Da Vinci Park/MCPAM-13-003/MRZ-13-016/
MPP-13-036
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
®Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
^For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
^ Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment & 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.
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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.
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.
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