HomeMy WebLinkAbout2021-12-16 ACHD Staff Report Development Services Department
—ANN.—
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Project/File: Apex East/ MPP21-0025/ H-2021-0086
This is a rezone and preliminary plat application for the development of 111 lots on
33.464 acres. This application includes a development agreement modification with
the City of Meridian.
Lead Agency: City of Meridian
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Site address: South of Lake Hazel Road
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West of Eagle Road
Staff Approval: December 16, 2021
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Applicant: Brighton Development Inc.
Josh Beach
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2929 W Navigator DriveIowa
Suite #400 W�
Meridian, ID 83642 � $'p -
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Staff Contact: Brenna Garro
Phone: 387-6346
E-mail: bgarro(o)achdidaho.org ,
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a rezone from R-4 (Medium-
Low Density Residential) to R-8 (Medium Density Residential). The applicant is also requesting
preliminary plat approval to allow for the development of 97 single-family residential lots and 14
common lots on 33.464
The proposal is consistent with the City of Meridian's Future Lane Use Map which designates this
area as Medium Density Residential.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium-High Density Residential R-40, R-15, and R-8
South Low Density Residential / Medium Density Residential RUT (Ada County)
East Low Density Residential / Medium Density Residential RUT (Ada County)
West Civic/ Parks/ Police/ Fire R-4 and R-8
3. Site History: ACHD staff previously reviewed this site as MER15-0111/ H-2015-0019 in
November 2015 as an annexation into the City of Meridian.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Meridian South Fire Station No. 7, located directly west of the site, is currently under review
by ACHD staff.
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5. Transit: Transit services are not available to serve this site.
6. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
7. New Center Lane Miles: The proposed development includes 1.2 centerline miles of new public
road.
8. 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. The impact fee assessment will not be released until the civil plans are approved by ACHD.
9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be
widened to 5-lanes on the north leg, 4-lanes on the south, 4-lanes east, and 3-lanes on the
west leg, and signalized in 2022.
• Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to
Eagle Road between 2036 and 2040.
• Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Meridian Road to Locust
Grove Road between 2036 and 2040.
• Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Eagle Road to Cloverdale
Road between 2021 and 2025.
• The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be
reconstructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south,
4-lanes east, and 4-lanes on the west leg between 2036 and 2040.
• The intersection of Lake Hazel Road and Eagle Road is listed in the CIP to be widened to 7-
lanes on the north leg, 6-lanes on the south, 6-lanes east, and 7-lanes on the west leg, and
signalized between 2021 and 2025.
10. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP) was
adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to
implement the Planned Bicycle Network to support bicycling as a viable transportation option for
Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of
good repair in order to ensure they are consistently available for use, promote awareness of existing
bicycle routes and features and support encouragement programs and to facilitate coordination and
cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan
recommendations.
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The BMP identifies Lake Hazel Road as a level 3 facility that will be constructed as part of a future
ACHD project. The BMP also identifies level 1 facilities on the new collector roadways within the
site. The applicant will construct the new collectors consistent with the MSM and the Roadways to
Bikeways Master plan.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 915 vehicle trips per day; 91 vehicle
trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip
Generation Manual, 11t" edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Lake Hazel Road 288-feet Principal Arterial 351 Better than "E"
Eagle Road 0-feet Principal Arterial 406 Better than "E"
Locust Grove Road 0-feet Minor Arterial 181 Better than "E"
• Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
• Acceptable level of service for a two-lane minor arterial is "E" (575 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 Lake Hazel Road west of Eagle Road was 6,326 on
08/29/2019.
• The average daily traffic count for Eagle Road north of Lake Hazel Road was 6,300 on
08/29/2019.
• The average daily traffic count for Locust Grove Road south of Amity Road was 2,582 on
10/16/2018.
C. Findings for Consideration
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify
future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework
for future roadway improvements based on the land use designations. The plan was created in
collaboration with the City of Meridian and was adopted by the ACHD Commission in September
of 2009. The SMTP recommends the following abutting and within the site:
• Preserving right-of-way for the future widening of Lake Hazel Road to 5-lanes and the
construction of 6-foot wide detached sidewalks on Lake Hazel Road.
• Preserving right-of-way for future construction of a 2-lane residential collector roadway
abutting the site's east property line and the construction of 5-foot wide detached sidewalks.
2. Interagency Cooperative Development Agreement
The City of Meridian and Brighton Development, Inc. agreed to enter into an Interagency
Cooperative Development Agreement (CDA) with ACHD to construct the following improvements
listed below. The Interagency CDA has already been drafted and approved by the ACHD
Commission on August 18, 2021.
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1. Signalize the intersection of Lake Hazel Road and Recreation Avenue with 5-lanes on the east
and west legs and 3-lanes on the south leg with a westbound right-turn lane. The right-turn lane
storage can be reduced to 100-feet.
2. Fully improve Lake Hazel Road abutting the site, the City Fire Parcel, and Brighton Parcel to
approximately one quarter of a mile west of Eagle Road, and construct this segment of Lake
Hazel Road as a 59-foot wide (measured back of curb to back of curb) principal arterial road
with 5-lanes with curb, gutter, a minimum 4-foot wide landscape strip and a 10-foot wide multi-
use pathway on both sides of the road consistent with the BMP, Master Street Map and South
Meridian Transportation Plan. See the figure below.
3. Construct the north/south collector road, Recreation Avenue, to intersect Lake Hazel Road at
site's east property line and extend it 470-feet south to the City Fire Parcel's south property line.
Taper Recreation Avenue beginning 100-feet south of the intersection and construct this
segment as a 31-foot wide collector road with on-street parking only on the west side of the
road with vertical curb, gutter, a 4-foot wide planter strip and 10-foot wide multi-use pathway on
both sides of the road. "No Parking" signs shall be installed on the east side of the road
ake Hazel Road
C
fteridian
Brighton
City Fire parcel r r
Parcel r
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Lake Hazel Road widening and Recreation Avenue CDA extents in green, with signalization of the
intersection in blue.
Staff supports the proposed improvements in the Interagency CDA due to the fact that this segment
of Lake Hazel Road is listed in the current CIP to be widened to 5-lanes between 2026 and 2030,
it is continuing the Lake Hazel Road improvements from the west and the traffic impact study
recommends that the intersection of Lake Hazel Road and Recreation Avenue be signalized with
this phase of the park development. In addition,the construction of a 10-foot wide multi-use pathway
on both sides of Lake Hazel Road is consistent with the level 3 facility requirements in the BMP for
Lake Hazel Road.
The requirements for the improvements for the road segments of Lake Hazel Road and Recreation
Avenue abutting this site if the Interagency CDA is not executed with ACHD are discussed in
Findings 3 and 4, respectively.
3. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes, 25-feet of pavement,
and no curb, gutter, or sidewalk abutting the site. There is 75-feet of right-of-way for Lake Hazel
Road (24-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.
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Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
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 Lake Hazel Road is designated in the
MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street
section within 100-feet of right-of-way.
c. Applicant Proposal: The applicant has shown the CDA improvements on the site plan for Lake
Hazel Road abutting the site within 100-feet of right-of-way (50-feet from the centerline). This
includes improving Lake Hazel Road as a 59-foot wide principal arterial roadway with 5-lanes
with curb, gutter, a minimum 4-foot wide landscape strip, and a 10-foot wide multi-use pathway.
d. Staff Comments/Recommendations: Lake Hazel Road will be fully improved with 5-lanes,
curb, gutter, 4-foot wide landscape strips, and a 10-foot wide multi-use pathway within 100-feet
of right-of-way on both sides of roadway per the Interagency CDA with ACHD. See Finding 2.
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If the CDA with ACHD to fully improve Lake Hazel Road as noted above is not completed, then
the applicant should be required to widen the pavement on Lake Hazel Road abutting the site
to 17-feet from centerline where deficient, construct a 3-foot wide gravel shoulder, and a
minimum 5-foot wide detached concrete sidewalk located a minimum of 43-feet from the section
line of the roadway. The applicant will also be required to dedicate additional right-of-way to
total 50-feet from the centerline of Lake Hazel Road abutting the site.
4. New North/South Collector Roadway, Recreation Avenue
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at 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.
Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum
5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the
street to provide an adequate roadway surface, with the pavement crowned at the ultimate
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centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway
storm runoff shall be constructed on the unimproved side.
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. A new collector roadway was identified on the MSM
with the street typology of Residential Collector. The new collector roadway should be located
at mid-mile on Lake Hazel Road at the site's west and continue south through stubbing to the
site's south property line. The Residential Collector typology as depicted in the Livable Street
Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot
street section within 50-feet of right-of-way.
c. Applicant Proposal: The applicant has shown the CDA improvements on the site plan for new
north/south collector road, Recreation Avenue, abutting the site's west property line. This
includes constructing Recreation Avenue as a 3-lane collector street section at the intersection
with Lake Hazel Road, taper the road to a 2-lane collector street section approximately 210-feet
south of Lake Hazel Road, widen the road back to a 3-lane collector street section
approximately 670-feet south of Lake Hazel Road, taper the road to a 2-lane collector street
section approximately 1,085-feet south of Lake Hazel Road, and widen the road to a 3-lane
collector street section approximately 1,355-feet south of Lake Hazel Road. The applicant has
shown the collector street with curb, gutter, and 10-foot wide detached multi-use pathway.
d. Staff Comments/Recommendations: If Recreation Avenue is not constructed as noted above
abutting the site with the CDA, then the applicant should be required to construct Recreation
Avenue abutting the site's west property line to intersect Lake Hazel Road. In anticipation of
signalizing the intersection of the new collector roadway with Lake Hazel Road in the future, the
roadway should be constructed from Lake Hazel Road south 210-feet at the site's west property
line as '/z of a 3-lane 46-foot wide collector street section at the intersection then tapering to
of a 36-foot wide collector roadway with vertical curb, gutter and 5-foot wide detached (or 7-foot
wide attached) concrete sidewalk abutting the site, plus 12-feet of pavement widening with a 3-
foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff
on the west side of the road.
The applicant should coordinate with Discovery Park Phase 2 and the Meridian South Fire
Station/ Police Substation on the construction of this segment of Recreation Avenue if the
improvements in the CDA are not completed. The applicant should be required to dedicate
additional right-of-way from the site's west property line to 2-feet behind the back of attached
sidewalk or 2-feet behind the back of curb for detached sidewalk and provide a permanent right-
of-way easement that extends from the right-of-way line to 2-feet behind the back of sidewalk.
5. Internal Local Roadways
a. Existing Conditions: There are no roadways 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 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-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
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shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
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 50-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.
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:
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• 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 for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant's Proposal: The applicant is proposing to construct the entry roadway, Wickham
Street, to intersect Recreation Avenue with two 21-foot wide travel lanes, a 12-foot wide center
landscape island, vertical curb, gutter, 8-foot wide planter strips, and 5-foot wide detached
concrete sidewalks within 78-feet of right-of-way.
The applicant is proposing to construct the internal streets as 33-foot local street sections with
curb, gutter, 8-foot wide planter strips, and 5-foot wide detached concrete sidewalks within 58-
feet of right-of-way.
The applicant is proposing to terminate Topper Place in a cul-de-sac turnaround.
d. Staff Comments/Recommendations: The applicant's proposal to construct the entry roadway,
Wickham Street, to intersect Recreation Avenue with two 21-foot wide travel lanes, a 12-foot
wide center landscape island, vertical curb, gutter, 8-foot wide planter strips, and 5-foot wide
detached concrete sidewalks within 78-feet of right-of-way meets District policy and should be
approved, as proposed.
The 12-foot wide center landscape island should be platted as right-of-way owned by ACHD.
The applicant or homeowner's association should enter into a license agreement for any
landscaping proposed within the island.
The applicant's proposal to construct the internal streets as 33-foot wide local street sections
with curb, gutter, 8-foot wide planter strips, and 5-foot wide detached concrete sidewalks within
58-feet of right-of-way exceeds District policy, which requires 47-feet of right-of-way on local
roadways, and should be approved, as proposed.
The applicant should be required to terminate Topper Place in a cul-de-sac turnaround with a
turning radius of 50-feet.
6. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting principal arterials is one half-mile.
District policy 7205.4.6 states that collector roadways intersecting principal arterials should be
offset a minimum of 1,320-feet from any other unsignalized street.
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).
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c. Applicant's Proposal: The applicant is proposing to construct the new collector roadway,
Recreation Avenue, to intersect Lake Hazel Road at the site's west property line.
The applicant is proposing to construct Wickham Street to intersect Recreation Avenue
approximately 908-feet south of Lake Hazel Road.
The applicant is proposing to construct Ambition Drive to intersect Recreation Avenue
approximately 1,671-feet south of Lake Hazel Road.
The applicant is proposing to construct the internal local streets to align or offset by a minimum
of 125-feet.
d. Staff Comments/Recommendations: The applicant's proposal to construct the new collector
roadway, Recreation Avenue, to intersect Lake Hazel Road at the site's west property line is
consistent with the location of the collector roadway on the Master Street Map and should be
approved, as proposed.
The applicant's proposal to construct Wickham Street to intersect Recreation Avenue 908-feet
south of Lake Hazel Road meets District policy and should be approved, as proposed.
The applicant's proposal to construct Ambition Drive to intersect Recreation Avenue 1,671-feet
south of Lake Hazel Road meets District policy and should be approved, as proposed.
The applicant's proposal to construct the internal local streets to align or offset by a minimum
of 125-feet meets District policy and should be approved, as proposed.
7. Stub Streets
a. Policy:
Stub Street Policy: District policy 7207.2.4.3 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 7207.2.4, 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."
Stub Street Policy: 7206.2.4.3 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 7206.2.4 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 IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL
BE EXTENDED AND WIDENDED 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 7207.2.4.4 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 a non-buildable lot until the street is extended.
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b. Applicant Proposal: The applicant is proposing to construct the new north/south collector
roadway at the site's west property line to stub to the site's south property line.
The applicant is proposing to stub Ambition Drive to the site's east property line located
approximately 525-feet north of the site's south corner (measured from the site's corner to
centerline).
The applicant is proposing to stub Base Way to the site's south property line located
approximately 436-feet northwest of the site's south corner.
c. Staff Comments/Recommendations: The applicant's proposal to construct the new
north/south collector roadway at the site's west property line to stub to the site's south property
line meets District policy and should be approved, as proposed.
The applicant should be required to install a sign at the terminus of the stub street station that,
"THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED
AND WIDENDED IN THE FUTURE."
The applicant will also be required to install a temporary turnaround at the terminus of the stub
street since it will be longer than 150-feet. 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.
The applicant's proposal to stub Ambition Drive to the site's east property line located 525-feet
north of the site's south corner meets District policy and should be approved, as proposed.
The applicant's proposal to stub Base Way to the site's south property line located 436-feet
northwest of the site's south corner meets District policy and should be approved, as proposed.
The applicant should install a sign at the terminus of the of the stub streets stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
A temporary turn around is not required as the stub streets are less than 150-feet in length.
8. Driveways
8.1 Recreation Avenue
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Access 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.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at
bicycle and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access
driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only
driveway. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
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Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 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,
7206.4.6, 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 7206.4.6.
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.
c. Applicant's Proposal: The applicant is proposing to construct a 20-foot wide driveway from
the site onto Recreation Avenue approximately 245-feet south of Lake Hazel Road to algin with
a future driveway on the west side of Recreation Avenue across from the site (measured
centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal to construct a 20-foot wide
driveway from the site onto Recreation Avenue 245-feet south of Lake Hazel Road to algin with
a future driveway on the west side of Recreation Avenue meets District policy and should be
approved, as proposed.
9. Traffic Calming
a. Speed Control and Traffic Calming Policy: District policy 7206.3.8 states that collector streets
should be designed to discourage speeds above 35 MPH and in a residential area, collector
streets should be designed to discourage speeds above 30 MPH. The design of collector street
systems should discourage excessive speeds by using passive design elements. If the design or
layout of a development is anticipated to necessitate future traffic calming implementation by the
District then the District will require changes to the layout and/or the addition of passive design
elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture
changes to the roadway surface (i.e. stamped concrete) as a passive design element. These
alternative methods may require a maintenance and/or license agreement.
Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of
local street systems should discourage excessive speeds by using passive design elements. If
the design or layout of a development is anticipated to necessitate future traffic calming
implementation by the District, or the streets extend greater than 750-feet in length, then the
District will require changes to the layout and/or the addition of passive design elements such as
horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the
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M P P21-0025/ H-2021-0086
roadway surface(i.e. stamped concrete)as a passive design element. These alternative methods
may require maintenance and/or license agreement.
b. Applicant's Proposal: The applicant is proposing to construct Ambition Drive to be greater than
750-feet.
c. Staff Comments/Recommendations: The applicant should be required to redesign Ambition
Drive to be less than 750-feet or provide traffic calming including the use of passive designed
elements approved by ACHD Traffic Services.
Stop signs, speed humps/bumps, and valley gutters will not be accepted as traffic calming.
10. 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.
11. 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.
12. Other Access
Lake Hazel Road is classified as a principal arterial and Recreation Avenue is classified as collector
roadway. Other than the access specifically approved with this application, direct lot access is
prohibited to roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
The following Site Specific Conditions of Approval for Lake Hazel Road and Recreation Avenue abutting
the site are required if they will not be fully improved in accordance per the CDA.
1. Redesign Ambition Drive to be less than 750-feet or provide traffic calming including the use of
passive designed elements for review prior to plan submittal.
2. Widen the pavement on Lake Hazel Road to 17-feet from section line with a 3-foot wide gravel
shoulder where deficient. Construct a 5-foot wide detached concrete sidewalk located a minimum
of 43-feet from the section line of Lake Hazel Road. The applicant may construct a 10-foot wide
multi-use pathway abutting the site if desired.
3. Dedicate additional right-of-way to total 50-feet from the section line of Lake Hazel Road abutting
the site. Compensation will be provided for this right-of-way dedication.
4. Construct Recreation Avenue as '/2 of a 3-lane 46-foot wide collector street section at Lake Hazel
Road tapering to '/2 of a 36-foot wide collector roadway 210-feet south of Lake Hazel Road.
Construct Recreation Avenue with vertical curb, gutter, and 5-foot wide detached (or 7-foot wide
attached) concrete sidewalk on the east side of the road plus 12-feet of pavement widening with a
3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff on
the west side of the road.
5. Coordinate with Discovery Park Phase 2 and the Meridian South Fire Station/ Police Substation on
the construction of this segment of Recreation Avenue.
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M P P21-0025/ H-2021-0086
6. If street trees are desired, an 8-foot wide planter strip is required.
7. Dedicate additional right-of-way for Recreation Avenue from the site's west property line to 2-feet
behind the back of attached sidewalk or 2-feet behind the back of curb for detached sidewalk and
provide a permanent right-of-way easement that extends from the right-of-way line to 2-feet behind
the back of sidewalk.
8. Construct the entry roadway, Wickham Street, to intersect Recreation Avenue with two 21-foot wide
travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, 8-foot wide planter strips,
and 5-foot wide detached concrete sidewalks within 78-feet of right-of-way, as proposed. Plat the
center landscape islands as right-of-way owned by ACHD. Enter into a license agreement for any
landscaping proposed within the island.
9. Construct the internal streets as 33-foot wide local street sections with curb, gutter, 8-foot wide
planter strips, and 5-foot wide detached concrete sidewalks within 58-feet of right-of-way, as
proposed.
10. Terminate Topper Place in a cul-de-sac turnaround with a turning radius of 50-feet.
11. Construct the new collector roadway, Recreation Avenue, to intersect Lake Hazel Road at the site's
west property line, as proposed.
12. Construct Wickham Street to intersect Recreation Avenue 908-feet south of Lake Hazel Road, as
proposed.
13. Construct Ambition Drive to intersect Recreation Avenue 1,671-feet south of Lake Hazel Road, as
proposed.
14. Install a sign at the terminus of the Recreation Avenue stating that, "THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE
FUTURE." Install a temporary turnaround at the terminus of the stub street since it will be longer
than 150-feet. 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.
15. Construct the following stub streets as proposed and install a sign at the terminus of each stub
street stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.":
• Stub Ambition Drive to the site's east property line located 525-feet north of the site's south
corner.
• Stub Base Way to the site's south property line located 436-feet northwest of the site's south
corner.
16. Construct a 20-foot wide driveway from the site onto Recreation Avenue 245-feet south of Lake
Hazel Road to algin with a future driveway on the west side of Recreation Avenue, as proposed.
17. Direct lot access to Lake Hazel Road and Recreation Avenue is prohibited other than access
specifically approved with this application and shall be noted on the final plat
18. Submit civil plans to ACHD Development Services for review and approval. The impact fee
assessment will not be released until the civil plans are approved by ACHD.
19. Payment of impact fees is due prior to issuance of a building permit.
20. Comply with all Standard Conditions of Approval.
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E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
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 a
waiver/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. 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.
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M P P21-0025/ H-2021-0086
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal Guidelines
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M P P21-0025/ H-2021-0086
VICINITY MAP
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17 Apex East
M P P21-0025/ H-2021-0086
SITE PLAN
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18 Apex East
M PP21-0025/ H-2021-0086
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.
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M P P21-0025/ H-2021-0086
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a"No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
❑For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD,then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services(ACHD)for ANY work in the right-of-way,
including, but not limited to,driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application"to ACHD Construction—Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment&Erosion Submittal
• At least one week prior to setting up a Pre-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 a Pre-Con.
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M P P21-0025/ H-2021-0086
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
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
and Clerk of the District, 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 Development Services 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 Development Services
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.
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