HomeMy WebLinkAbout2024-10-29 ACHD Alexis Pickering,President
Miranda Gold,Vice-President
Jim Hansen,Commissioner
/ Kent Goldthorpe,Commissioner
Mr
ww�m Dave McKinney,Commissioner
ACHD
Date: October 29, 2024
To: Amanda McNutt, via email
Staff Contact: Kara Leigh Troyer, Planner
Project Description: Apex Zenith
Trip Generation: Trip generation will be determined based on the traffic impact study.
Proposed Development Traffic Impact Study
Meet
All . Policies O - d
Requires Revisions to meet •
ACHD Policies If yes,
required
Area Roadway Level of
■ Planned
Service
Improvements.• area •.•
LOS Planning
Thresh ■
• •
Yes
• Livable Street
Performance Measures
- •.• meet ACHD's
LOS Planning Thresholds in Pedestrian
the future with planned
improvements?
Yes Is Transit
• -
•
Comments: *The tables above list the existing conditions of the surrounding
roadways without the proposed development as this application is for annexation
and rezone only. With a future development application, this summary will be
updated to reflect the development and its impact.
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 208387-6100•FX 345-7650•www.achdidaho.org
Development Services Department
'ACHD
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Project/File: Apex Zenith / MER24-0103 / H-2024-0052
This is an annexation and rezone application for 77.71-acres with C-G and R-15
zoning and the rezoning of 71.7-acres from R-4 to C-G zoning designation. This
application includes a development agreement with the City of Meridian.
Lead Agency: City of Meridian
Site address: Southeast corner of Lake Hazel Road & Meridian Road
Staff Approval: October 29, 2024
Applicant: Amanda McNutt
Brighton Corporation
2929 W Navigator Drive, Suite 400
Meridian, ID 83642
Representative: Same as above
Staff Contact: KaraLeigh Troyer, Planner
Phone: 208-387-6391
E-mail: ktroyer(a-)-achdidaho.org
Report Summary:
ACHD Planned Improvements............................................2
Level of Service Planning Thresholds.................................2
A. Site Specific Conditions of Approval ............................3
B. Vicinity Map.................................................................4
C. Site Plan ......................................................................5
D. Traffic Impact Study— Summary and Findings.............6
E. Findings for Consideration...........................................7
F. Policy.........................................................................11
G. Standard Conditions of Approval ...............................17
H. Conclusions of Law....................................................18
Request for Appeal of Staff Decision ................................19
1 Apex Zenith / MER24-0103 / H-2024-0052
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• The intersection of Lake Hazel Road and Meridian Road is listed in the CIP to be widened to
6-lanes on the north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and
signalized between 2036 and 2040.
Level of Service Planning Thresholds
1. 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
**SH-69 (Meridian 2,486-feet Principal Arterial 1,700 N/A
Road)
Lake Hazel Road 2,370-feet Principal Arterial 167 Better than "E"
Aristocrat Drive/Via 872-feet Collector N/A N/A
Roberto Lane
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
* Acceptable level of service for a three-lane collector is "D" (530 VPH).
** ACHD does not set level of service thresholds for State Highways.
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for SH-69 (Meridian Road) was 28,576 on October 17th, 2023.
• The average daily traffic count for Lake Hazel Road east of Sh-69 (meridian Road)was 3,747
on June 12th, 2018. Updated traffic counts for Lake Hazel Road are not available due to
roadway construction in the vicinity of the site.
• Aristocrat Drive has not been constructed abutting the site.
2 Apex Zenith / MER24-0103 / H-2024-0052
A. Site Specific Conditions of Approval
This application is for annexation and rezone only. Site specific conditions of approval will be established
through the review of a future development application.
1. 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.
2. 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.
3. Comply with all Standard Conditions of Approval.
3 Apex Zenith / MER24-0103 / H-2024-0052
B. Vicinity Map
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4 Apex Zenith / MER24-0103 / H-2024-0052
C. Site Plan
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5 Apex Zenith / MER24-0103 / H-2024-0052
D. Traffic Impact Study - Summary and Findings
1. Traffic Impact Study
A traffic impact study is required for any future development of this site. The applicant's traffic
engineer has been in contact with ACHD regarding the traffic impact study and the scoping memo
has been accepted.
6 Apex Zenith / MER24-0103 / H-2024-0052
E. Findings for Consideration
This application is for annexation and rezone only. Listed below are some findings for consideration
that the District may identify when it reviews a future development application. The district may add
additional findings for consideration when it reviews a specific development application.
1. State Highway SH-69/Meridian Road
SH-69/Meridian Road is under the jurisdiction of the Idaho Transportation Department (ITD). The
applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or
improvements are necessary on SH-69/Meridian Road.
2. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 5-travel lanes, vertical curb, gutter, an
8-foot wide planter strip, and a 10-foot wide multi-use pathway abutting the site. There is 99-
145 feet of right-of-way for Lake Hazel Road (50-76 feet from centerline).
b. Applicant Proposal: The applicant's concept plan shows the proposal to maintain the existing
improvements on Lake Hazel Road.
c. Staff Comments/Recommendations: Lake Hazel Road is fully improved; therefore, no street
improvements or right-of-way dedication should be required as part of a future development
application.
As part of a future development application, the applicant should be required to repair or replace
any damaged or deteriorated transportation facilities abutting the site on Lake Hazel Road in
accordance with the current version of PROWAG.
3. Aristocrat Drive
a. Existing Conditions: Aristocrat Drive does not exist abutting the site. ACHD has reviewed and
approved construction drawings for Aristocrat Drive to be constructed as a 47-foot wide collector
roadway with vertical curb, gutter, a 6-foot wide planter strip, and 5-foot wide detached concrete
sidewalk abutting the site. The approved plans show Aristocrat Drive stubbing partially into the
site. The construction of Aristocrat Drive has not yet started.
b. Applicant Proposal: The applicant's concept plan shows the proposal to extend Aristocrat
Drive into the site tying into the approved plans.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to extend Aristocrat Drive
as either of the following 3-lane collector street sections listed below:
• A 47-foot wide roadway with on-street bike lanes, vertical curb, gutter, and either 7-foot wide
attached concrete sidewalk or 5-foot wide detached concrete sidewalk with an 8-foot wide
planter strip
OR
• A 37-foot wide roadway with vertical curb, gutter, an 8-foot planter strip, and a 10-foot wide
multi-use pathway.
The applicant should be required to dedicate right-of-way to extend 2-feet behind back of
sidewalk or for detached sidewalk, right-of-way may be reduced to extend 2-feet behind back
of curb and the applicant should be required to provide a permanent right-of-way easement
from 2-feet behind back of curb to extend 2-feet behind back of sidewalk.
4. Spire Street
a. Existing Conditions: Spire Street does not exist internal to or abutting the site.
7 Apex Zenith / MER24-0103 / H-2024-0052
b. Applicant Proposal: The applicant's concept plan shows the proposal to construct Spire Street
as a collector roadway.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to construct Spire Street
as either of the following 2-lane collector street sections listed below:
• A 36-foot wide roadway with on-street bike lanes, vertical curb, gutter, and either 7-
attached concrete sidewalk or 5-foot wide detached concrete sidewalk with an 8-foot wide
planter strip.
• A 26-foot wide roadway with vertical curb, gutter, an 8-foot wide planter, and a 10-foot
wide multi-use pathway.
The applicant should be required to dedicate right-of-way to extend 2-feet behind back of
sidewalk or for detached sidewalk, right-of-way may be reduced to extend 2-feet behind back
of curb and the applicant should be required to provide a permanent right-of-way easement
from 2-feet behind back of curb to extend 2-feet behind back of sidewalk.
5. Prevail Avenue
a. Existing Conditions: Prevail Avenue does not exist internal to or abutting the site.
b. Applicant Proposal: The applicant's concept plan shows the proposal to construct Prevail
Avenue as a collector roadway.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to construct Prevail Avenue
as either of the following 2-lane collector street sections listed below:
• A 36-foot wide roadway with on-street bike lanes, vertical curb, gutter, and either 7-
attached concrete sidewalk or 5-foot wide detached concrete sidewalk with an 8-foot wide
planter strip.
• A 26-foot wide roadway with vertical curb, gutter, an 8-foot wide planter, and a 10-foot
wide multi-use pathway.
The applicant should be required to dedicate right-of-way to extend 2-feet behind back of
sidewalk or for detached sidewalk, right-of-way may be reduced to extend 2-feet behind back
of curb and the applicant should be required to provide a permanent right-of-way easement
from 2-feet behind back of curb to extend 2-feet behind back of sidewalk.
6. Roadway Offsets
a. Existing Conditions: There are no existing roadways internal to the site.
b. Applicant's Proposal: The applicant's concept plan shows the proposal to extend a mid-mile
collector, Aristocrat Drive, and construct two quarter-mile collectors, Spire Street and Prevail
Avenue.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved with a future development application. As a part of a future development
application, the applicant should be required to construct Spire Street as a quarter-mile collector
in alignment with Paint Horse Lane across the site to the west of Meridian Road.
7. Stub Streets
a. Applicant Proposal: The applicant's concept plan shows the proposal to stub Spire Street and
Aristocrat Drive to the site's east property line.
8 Apex Zenith / MER24-0103 / H-2024-0052
b. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. As a part of a future development application, the applicant
should be required to install a sign at the terminus of Spire Street and Aristocrat Drive stating,
"THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED
AND WIDENED IN THE FUTURE."
With a future development application, the applicant should be required to construct temporary
cul-de-sac turnaround at the terminus of Spire Street and Aristocrat Drive as they extend to a
length greater than 150-feet from the nearest street intersection.
8. Driveways
8.1 Lake Hazel Road
a. Existing Conditions: There are three existing driveway approaches on Lake Hazel Road
located as follows (measured centerline to centerline):
• A 14-foot wide curb-cut type driveway located 400-feet east of Meridian Road.
• A 40-foot wide curb-return type driveway located 672-feet east of Meridian Road.
• A 69-foot wide curb-return type driveway located 1,245-feet east of Meridian Road.
b. Applicant's Proposal: The applicant's concept plan shows the proposal to maintain the
existing driveway approaches. The applicant is proposing to maintain the existing 14-foot wide
driveway, extend the 40-foot wide driveway as a private road, and extend the 69-foot wide
driveway as a public roadway, Prevail Avenue.
c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy
and typically would not be approved, as proposed. An access evaluation will be included in the
traffic impact study and the driveways will be reviewed and approved, as part of a future
development application.
8.2 Spire Street
a. Existing Conditions: There are no existing driveways on Spire Street as Spire Street has not
been constructed.
b. Applicant's Proposal: The applicant's concept plan shows the proposal to construct a curb-
return type driveway.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved with a future development application, as proposed. The applicant should
be required to construct the driveway as a curb-return type driveway to a maximum width of 30-
feet wide located 150-feet from any street intersections and 245-feet from any other driveways
on Spire Street.
8.3 Prevail Avenue
a. Existing Conditions: There are no existing driveways on Prevail Avenue as Prevail Avenue
has not been constructed.
b. Applicant's Proposal: The applicant's concept plan shows the proposal to construct two curb-
return type driveways on Prevail Avenue.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved with a future development application, as proposed. The applicant should
be required to construct the driveways as a curb-return type driveways to a maximum width of
30-feet wide located 150-feet from any street intersections and 245-feet from any other
driveways on Prevail Avenue.
9 Apex Zenith / MER24-0103 / H-2024-0052
9. Private Roads
a. Applicant Proposal: The applicant's concept plan shows the proposal to construct a private
road on Lake Hazel Road and a private road on Prevail Avenue.
b. Staff Comments/Recommendations: If the City of Meridian approves the private road, the
applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at
least 30-feet into the site beyond the edge of pavement of all public streets and install pavement
tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not
approved by the City of Meridian, the applicant will be required to revise and resubmit the
preliminary plat to provide public standard local streets in these locations.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application,
will be accepted as a public road if such a request is made in the future. Substantial redesign
and reconstruction costs may be necessary in order to qualify this road for public ownership
and maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to
ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
10. Traffic Calming
a. Staff Comments/Recommendations: Aristocrat Drive, Spire Street, and Prevail Avenue
extend to a length greater than 750-feet. Due to the design of the roadways as long, straight
collector roadways staff is supportive of traffic calming to discourage speeds above 35 MPH.
Consistent with District policy 7206.3.8, staff recommends the application redesign these
roadways to provide traffic calming including the use of passive design elements as approved
by ACHD Traffic Services.
Stop signs, speed humps/bumps, and valley gutters will not be accepted as traffic calming.
11. Bridge for Rawson Canal Crossing
The District will require that the applicant have ACHD approved plans for the crossing of the
Rawson Canal (Lake Hazel) prior to the pre-construction meeting and final plat approval. Note:
Timing of project plan submittals should take into account review times, lead time for precast
members and potential roadway closures. To ensure construction prior to irrigation season,
approval of the project plans must be attained by January 15th.The District retains the right to modify
road closure approvals on any project based on the needs of the District. Construction of projects
approved after January 15th may be postponed until after irrigation season is over in October. It is
recommended that bridge submittals be submitted before the end of the current irrigation season
to ensure the best time frame for construction is attained. Submittals will need to include the street
section extending over the bridge to ensure the requirements of the roadway are met.
12. Other Access
Lake Hazel Road is classified as a principal arterial roadway; Aristocrat Drive, Spire Street, and
Prevail Avenue are classified as collector 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.
10 Apex Zenith / MER24-0103 / H-2024-0052
F. Policy
1. Federal Accessibility Design Guidelines and Standards
District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access
Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way(PROWAG), 36
CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and
https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional
information).
2. Minor Improvements
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
Highways adjacent to a proposed development may be required. These needed transportation
facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or
bike lane construction or replacement (with physical buffers if missing and needed); construction of
transitional sidewalk segments; crosswalk construction or replacement; curb and gutter
construction or replacement; repair, replacement or expansion of curb extensions; replacement of
unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation
features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle,
pedestrian and bicycle traffic control devices; and other similar items. The current version of
PROWAG will determine the applicable accessibility requirements for alterations and elements
added to existing streets. ACHD staff is responsible for identifying the minor improvements that
would be proportionate to the size and complexity of the development.
3. Livable Street Performance Measures
District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for
evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation
network that serves all ages and abilities. Bike and pedestrian facilities built through development
should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a
minimum of 5-feet.
4. Lake Hazel Road
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. Improvements shall include transitional segments in accordance with the
current version of PROWAG.
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, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance
Measures Plan as adopted by the ACHD Commission. 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 The
standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width typically
accommodates two travel lanes in each direction, a continuous center left-turn lane or landscaped
median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also include a
minimum 10-foot wide multi-use path on both sides with an 8-foot wide buffer from back-of-curb.
Other bike facility treatments as defined in the ACHD Bike Master Plan may be approved at the
discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required
in order to connect to existing facilities, the street section shall be 75-feet to allow for a 5-foot wide
bike lane and 3-foot wide painted buffer. The standard right-of-way width for a 5-lane arterial is 100-
feet.
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
11 Apex Zenith / MER24-0103 / H-2024-0052
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.
Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are
required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back-
of-curb and street edge of the sidewalk is required to provide increased safety and protection of
pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan,
a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance
with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as
measured to the closest edge of the path. Street trees are encouraged between the pedestrian
facility and the roadway when irrigation and maintenance will occur by the adjacent property owner
or HOA through an approved license agreement. Consult the District's planter width policy if trees
are to be placed within the parkway strip. In some instances, to match existing conditions, a
minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development
Review staff will be responsible for determining the required facility. Vertical hardscape alternatives
to street trees may be considered in the buffer space when street trees are not practicable.
Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent
roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the
roadway when authorized by Development Review staff to accommodate site specific conditions
(i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public pedestrian facilities are placed out of the 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 pedestrian facility. Pedestrian facilities shall either be located wholly within the
public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
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 59-foot street section within
100-feet of right-of-way.
5. Aristocrat Road & Future Collectors
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. Improvements shall
include transitional segments in accordance with ADA and the current version of PROWAG.
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
12 Apex Zenith / MER24-0103 / H-2024-0052
street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian
facilities above those identified in the Livable Streets Design Guide and Master Street Map to
ensure the safest facility possible based on current best practice.
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 or multi-use path and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk or multi-use path 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 47-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. If a multi-use path is determined to be the required treatment, the street section shall be
reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a
path is installed, the street section may be reduced to 26-feet.
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.
At the discretion of Traffic Engineering staff, adjustments may be made to the street section,
including removal of the continuous center turn lanes or modification to lane widths, where no
driveways or intersections are present or to ensure adequate space for pathways and buffers.
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 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. Alternatively, on roadways identified as low-stress
bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in
lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required
facility. The path shall be built 8-feet behind the top back of curb as measured to the closest edge
of the path. Street trees are encouraged between the pedestrian facility and the roadway when
irrigation and maintenance will occur by the adjacent property owner or HOA through an approved
license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer
space when street trees are not practicable.
Pedestrian Facilities: 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 8-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. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide.
Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a
minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development
Review staff will be responsible for determining the required facility. The path shall be built 8-feet
behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged
between the pedestrian facility and the roadway when irrigation and maintenance will occur by the
adjacent property owner or HOA through an approved license agreement. Vertical hardscape
alternatives to street trees may be considered in the buffer space when street trees are not
practicable.
13 Apex Zenith / MER24-0103 / H-2024-0052
Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be
allowed to deviate from a straight line when authorized by Development Review staff to meet site
specific conditions (i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of
the 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 or multi-use path. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
Aristocrat Drive 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 align with
the approved construction plans for Aristocrat Drive abutting the site's south property line and
continue through the property stubbing to the east. The Residential Collector typology as depicted
in the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, and on street
parking, a 47-foot street section within 50-70 feet of right-of-way.
Spire Street 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 constructed as
a quarter-mile collector intersecting Meridian Road and continue through the property stubbing to
the east. 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
50-70 feet of right-of-way.
Prevail Avenue 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
constructed as a quarter-mile collector intersecting Lake Hazel Road and continue through the
property to intersect Aristocrat Drive at 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 50-70 feet of right-of-way.
6. Roadway Offsets
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.
7. Stub Streets
Stub Street Policy: District policy 7206.2.4.3 (collector) 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 (collector), 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.
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• The District may require appropriate covenants guaranteeing that the stub street will remain
free of obstructions.
Temporary Dead End Streets Policy: District policy 7206.2.4.4 (collector)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.
8. Driveways
8.1 Lake Hazel Road
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.
Access Policy: District policy 7205.4.7 states that direct access to principal 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 b under
District policy 7205.4.7, unless a waiver for the access point has been approved by the District
Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out
only, and the District will require the construction of a raised median to restrict the left turning
movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial
roadways to be located a minimum of 355-feet from the nearest intersection for a right-in/right-out
only driveway. Full-access driveways are not allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on principal
arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 520-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.
8.2 Aristocrat Drive, Spire Street, & Prevail Avenue
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
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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.
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
Highways adjacent to a proposed development may be required. These needed transportation
facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or
bike lane construction or replacement (with physical buffers if missing and needed); construction of
transitional sidewalk segments; crosswalk construction or replacement; curb and gutter
construction or replacement; repair, replacement or expansion of curb extensions; replacement of
unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation
features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle,
pedestrian and bicycle traffic control devices; and other similar items. The current version of
PROWAG will determine the applicable accessibility requirements for alterations and elements
added to existing streets. ACHD staff is responsible for identifying the minor improvements that
would be proportionate to the size and complexity of the development.
9. Private Roads
Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County
establish the requirements for private streets. The District retains authority and will review the
proposed intersection of a private and public street for compliance with District intersection policies
and standards. The private road should have the following requirements:
• Designed to discourage through traffic between two public streets,
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• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of
50-feet from the near edge of the intersection and a turnaround shall be provided.
10. Traffic Calming
Speed Control and Traffic Calming Policy (Collectors): 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.
11. 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.
12. 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.
13. 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.
G. 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.
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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), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD
requirements . The applicant's engineer should provide documentation of 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.
H. 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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Request for Appeal of Staff Decision
To request an appeal of a staff level decision, see District policy 7101.6.7 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
Request for Reconsideration of Commission Action
To request reconsideration of a Commission Action, see District policy 1006.11 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
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