2020-03-18 ACHD Development Services Department
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Project/File: Sky Mesa Highlands/ MPP19-0030/ H-2019-0123/AZ/PP
This is an annexation with rezone to R-4 and a preliminary plat consisting of 88 lots
on 30.6-acres.
Lead Agency: City of Meridian
Site address: NWC of Eagle Road and Lake Hazel Road
Staff Approval: March 18, 2020
Applicant: HHS Construction, LLC
Todd Tucker
729 S Bridgeway Place
Eagle, ID 83616
Representative: J-U-B Engineers
Scott Wonders
250 S Beechwood Avenue
Boise, ID 83709
Staff Contact: Stacey Yarrington, Planner III
Phone: 387-6171
E-mail: syarrington(a)_achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation with rezone
from RUT (Rural Urban Transition) to R-4 (Medium-low density Residential) and preliminary plat
application consisting of 75 buildable lots, 11 common lots and 2 other lots located on 30.6-acres.
The applicant's proposal is consistent with the City of Meridian's Future Land Use Map that
designates this area as Low density Residential.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium density Residential (City of Meridian) R-8,
Residential Urban Transition Ada Count RUT
South Low density Residential (City of Meridian) R-2,
Residential Urban Transition (Ada County) RUT
East Medium density Residential, Medium-high density R-8, R-15,
Residential (City of Meridian)
Rural Urban Transition Ada Count RUT
West Medium-low density Residential (City of Meridian) R-4
3. Site History: ACHD has not previously reviewed this site for a development application.
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4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Keep, a 59-lot single family residential development located south of the site was approved
by ACHD in June 2018.
• Turf Farm, a 120-lot single family residential development located east of the site was
approved by ACHD in December 2017.
• East Ridge Estates, a 139-lot single family residential development located west of the site
was approved by ACHD in September 2017.
• Sky Mesa, a 278-lot single family residential development located north of the site is in various
phases of development and was approved by ACHD in August 2017.
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 0.74 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):
• Eagle Road is scheduled in the IFYWP to be widened to 5-lanes from Lake Hazel Road to
Amity Road in 2023.
• Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Eagle Road to
Cloverdale Road in 2024.
• The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be
widened to 6-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 6-lanes on the
west leg, and reconstructed/signalized in 2023.
• Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Locust Grove Road to
Eagle Road between 2026 and 2030.
• The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be
improved to a single-lane roundabout between 2026 and 2030.
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B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 708 vehicle trips per day; 75 vehicle
trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip
Generation Manual, 101" 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
Eagle Road 1,130-feet Principal Arterial 406 Better than "E"
Lake Hazel Road 236-feet Principal Arterial 351 Better than "E"
* Acceptable level of service for a two-lane principal arterial is "E" (690 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 Eagle Road north of Lake Hazel Road was 6,300 on
08/29/2019.
• The average daily traffic count for Lake Hazel Road west of Eagle Road was 6,326 on
08/29/2019.
C. Findings for Consideration
1. Eagle Road/Taconic Drive Intersection
The intersection of Eagle Road and Taconic Drive has been identified to be improved with the Sky
Mesa development located directly north of the site. The Sky Mesa (aka Sky Mesa Commons
and Sky Mesa Greens) TIS recommended that the Eagle Road/Taconic Drive intersection be
improved with either a single lane roundabout or a signal when the site is 60% built-out or when
168 building lots have final platted. However, the construction of a single lane roundabout at the
Eagle Road/Taconic Drive intersection would be an interim improvement as the future widening of
Eagle Road to 5-lanes would require a multi-lane roundabout to be necessary. Therefore, the Sky
Mesa development was required to enter into a development agreement which required the
applicant to dedicate all of the right-of-way necessary for the construction of a multi-lane
roundabout when necessary to accommodate the construction of the roundabout and a
road trust deposit in the amount of$120,000 for the developments proportional share of
the construction costs of a multi lane roundabout. In addition to the development
agreement and to ensure that improvements to the Eagle Road/Taconic Drive intersection
are made when necessary the applicant was required to submit an update to the traffic
impact study for review prior to plans acceptance and signature of the final plat that contains the
16711 building lot.
The updated traffic impact study found that an interim traffic signal will be warranted at the Eagle
Road/Taconic Drive intersection when 161 dwelling units have been occupied within the Sky Mesa
development located directly north of the site. At the time of this action the City of Meridian has
issued 70 building permits within the Sky Mesa development and 171 of the 278 entitled buildable
lots have been final platted. This site (current application) does not take direct access onto Eagle
Road, because of that, this the site will contribute additional traffic to the Eagle Road/Taconic Drive
intersection.
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The roadway segment of Eagle Road between Amity Road and Lake Hazel Road is scheduled in
the IFYWP to be widened to 5-lane in 2023. The roadway widening project would include the
construction of a multi-lane roundabout at the Eagle Road/Taconic Drive intersection. ACHD is
currently in the process of reviewing the prioritization of projects in the IFYWP; this may cause the
construction year for the Eagle Road widening project to move up or back in prioritization.
With this in mind, staff recommends that at the time of ACHD's signature on final plats that if the
Eagle Road widening project remains programed in the IFYWP for construction in 2023 or sooner,
then no improvements to the Eagle Road/Taconic Drive intersection are required, as the
roundabout will be constructed as part of ACHD's project. If the roadway widening project is
moved to a construction date later than 2023, then consistent with the findings of the traffic impact
study for Sky Mesa, the applicant should be required to install an interim signal at the Eagle
Road/Taconic Drive intersection prior to ACHD's signature on the first final plat submitted after the
change in the programed year for the Eagle Road widening project .
To ensure that improvements are made to the Eagle/Taconic intersection if necessary
due to changes in the programing of the Eagle Road widening project staff recommends
that prior to ACHD's signature on the first final plat that the applicant enter into an
addendum to the original development agreement which requires the installation of an
interim signal at the Eagle Road/Taconic Drive intersection if the Eagle Road widening
project is moved to a construction date later than 2023 and that the $120,000 road trust
deposit can be used to pay for the installation of the interim signal instead of being a road
deposited for the future multi-lane roundabout.
Interim improvements are not eligible for reimbursement and all costs would be the responsibility
of the applicant. The applicant will need to obtain plan approval, purchase the signal equipment,
and enter into a signal agreement with ACHD.
The signal agreement should include requirements that the applicant is responsible for all costs
associated with the hardware, design, and installation of the interim signal, and that interim
improvements are not eligible for reimbursement by ACHD.
In order to ensure the Eagle Road/Taconic Drive intersection will be improved when warranted, the
following items must be in place prior to plans acceptance for the final plat which necessitates the
improvement based on the findings of the updated traffic impact study:
• Signal Agreement
• Full design and approved plans for the intersection
2. Eagle Road
a. Existing Conditions: Eagle Road is improved with 2-travel lanes, 25-feet of pavement, and
no curb, gutter or sidewalk abutting the site. There is 65-feet of right-of-way for Eagle Road
(39-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
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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 Eagle Road is designated in the MSM
as a Residential Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within
96-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 48-feet of right-of-way along Eagle
Road abutting the site.
The applicant is proposing to improve Eagle Road with additional pavement widening to 17-feet
from centerline abutting the site.
The applicant is proposing to construct a detached 5-foot wide sidewalk along Eagle Road
abutting the site approximately 41-feet from centerline to front face of sidewalk abutting the site.
The applicant is proposing to utilize the existing residential driveway as the existing home is to
remain as part of the development designated as Lot 29, Block 1.
d. Staff Comments/Recommendations: The Eagle Road/Lake Hazel Road intersection is
scheduled to be widened and improved to accommodate 6-lanes on the north leg and 6-lanes
on the west leg abutting the site. Typically, right-of-way would be measured from centerline of
the roadway; however, due to preliminary configuration of the future reconstruction of the Lake
Hazel/Eagle Intersection, measurements are being taken from section line. Therefore, the
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applicant should be required to dedicate additional right-of-way to total 56-feet from the south
property line north 800-feet tapering to 48-feet from section line at the north property line of
Eagle Road, abutting the site to accommodate the intersection improvement. The applicant will
be compensated for the additional right-of-way dedication, as the right-of-way is listed in the
CIP as impact fee eligible.
Typically, the developer is required to make improvements to an existing road abutting a project
and ACHD would typically require frontage improvements, in this case pavement widening and
a sidewalk. However, due to the fact that the Eagle Road/Lake Hazel intersection is scheduled
in the IFYWP to be improved in 2023, staff recommends that the applicant provide a deposit for
the pavement widening and the sidewalk on Eagle Road within the influence area of the
intersection, approximately 800-feet, for their proportionate share of the road improvements
(sidewalk and pavement widening) in the amount of$32,600.
The Eagle Road widening project is also scheduled for construction in 2023. Therefore, if the
Eagle Road widening project remains programed in the IFYWP for construction in 2023 or
sooner, then the applicant should be required to provide a deposit for the construction of 5-foot
wide sidewalk and pavement widening on Eagle Road outside the influence area of the
intersection, approximately 330-feet, for their proportionate share of the road improvements
(sidewalk and pavement widening) in the amount of$13,400.
If the Eagle Road widening project is moved to a construction date later than 2023, the applicant
should be required to construct the remaining portion of sidewalk (approximately 330-feet) as a
detached 5-foot wide concrete sidewalk and improve Eagle Road to 17-feet of pavement from
centerline along the remaining portion (330-feet) abutting the site.
The 5-foot wide sidewalk should be located a minimum 41-feet from centerline of Eagle Road
abutting the site.
The applicant should provide a permanent right-of-way easement to 2-feet behind back of
sidewalk for any public sidewalk placed outside of the dedicated right-of-way.
The existing residential driveway on Lot 29, Block 1 is approved to continue to serve the existing
home. At such time the lot redevelops the driveway will be required to be closed and access
taken from within the site.
3. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes, 24-feet of pavement,
and no curb, gutter or sidewalk abutting the site. There is 90-feet of right-of-way for Lake Hazel
Road (40-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District 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.
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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 is proposing to dedicate additional right-of-way to total 50-
feet of right-of-way from centerline of Lake Hazel Road abutting the site.
The applicant is proposing to improve Lake Hazel Road to total 17-feet of pavement from
centerline abutting the site.
The applicant is proposing to construct a 7-foot wide sidewalk located approximately 41-feet
from centerline along Lake Hazel Road abutting the site.
d. Staff Comments/Recommendations: The Eagle Road/Lake Hazel Road intersection is
scheduled to be widened and improved to accommodate 6-lanes on the north leg and 6-lanes
on the west leg abutting the site. Typically, right-of-way would be measured from centerline of
the roadway; however, due to preliminary configuration of the future reconstruction of the Lake
Hazel/Eagle Intersection, measurements are being taken from section Line. Therefore, the
applicant should be required to dedicate additional right-of-way along Lake Hazel Road to total
56-feet from section line abutting the site to accommodate the intersection improvement. The
applicant will be compensated for the additional right-of-way dedication, as the right-of-way is
listed in the CIP as impact fee eligible.
Typically, the developer is required to make improvements to an existing road abutting a project
and ACHD would typically require frontage improvements, in this case pavement widening and
a sidewalk. However, due to the existing terrain and elevation changes along Lake Hazel Road
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and the fact that Eagle Road/Lake Hazel Road intersection is scheduled in the IFYWP to be
improved in 2023, staff recommends that the applicant provide a deposit for the pavement
widening and the sidewalk on Lake Hazel Road within the influence area of the intersection,
approximately 236-feet, for their proportionate share of the road improvements (sidewalk and
pavement widening) in the amount of$9,600.
4. Internal Streets
a. Existing Conditions: There are two streets stubbed to the site's north property line, Pioneer
Trail Way and Cubola Way.
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
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.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any
buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and
minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within
50-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
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strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
c. Applicant's Proposal: The applicant is proposing to extend the stub streets into the site and
to construct all the internal local streets except for Hyper Drive as 33-foot street sections with
curb, gutter, 8-foot wide parkway strip, and 5-foot wide detached sidewalk within 60-feet of right-
of-way.
The applicant is proposing to terminate Burgo Place in a cul-de-sac.
The applicant is proposing to construct a 20-foot wide emergency access from Brace Street
onto Eagle Road between Lots 12 and 13, Block 1.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to dedicate additional right-
of-way to extend 2-feet behind the back of the detached sidewalk or reduce the right-of-way
dedication to 2-feet behind the back of curb and provide a permanent right-of-way easement for
detached sidewalk extending 2-feet behind the back of walk.
The applicant should be required to construct the cul-de-sac with a minimum 45-foot wide
turning radius.
The 20-foot wide emergency access should be paved its entire width and at least 30-feet into
the site beyond the edge of pavement of the roadway and restricted with a gate or bollards as
determined by the Meridian Fire Department.
5. Hyper Drive
a. Existing Conditions: There are no local streets within the site.
b. Policy:
Reduced Urban Local Street-27-foot Street Section and Right-of-Way Policy: District
Policy 7207.5.2 states that the width of a reduced urban local street shall be 27-feet (back-of-
curb to back-of-curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 41-feet of right-of-way. Unless approved in writing by the land use
agency, this street section is not allowed by the City of Kuna and City of Star. In some cases,
this street width may not accommodate new utilities. A 29-foot street section within 43-feet of
right-of-way may be constructed in lieu of a 27-foot street section if the applicant demonstrates
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that the additional roadway width is necessary to extend the utilities. Although some parking is
allowed by the following subsections, the District will further restrict parking on a reduced width
street if curves or other physical features cause problems, if actual emergency response
experience indicates that emergency vehicles may not be able to provide service, or if other
safety concerns arise. One of the following three sets of design conditions shall apply.
Design Condition #1: Parking is allowed on one side of a reduced width street when all of the
following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The developer shall install —NO PARKING signs on one side of the street, as specified
by the District and as specified by the appropriate fire department.
• This street section shall include curb, gutter, and minimum 5-foot wide concrete
sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way.
• Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be
no possibility that another street may be connected to it in a manner that would allow
more than 1,000 vehicle trips per day.
Design Condition #2: Parking is allowed on both sides of a reduced width street when the street
layout has the qualities of a road grid system. This provides fire trucks and other emergency
vehicles alternate routes of access since the ability to pass another vehicle may be
compromised by placement of parked vehicles on both sides of the street. The following criteria
shall be met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The block length of the street shall not exceed 500-feet, measured between centerlines.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
• A minimum of two street connections shall be provided to each end of the street with the
reduced width. The two connecting streets shall each connect to the larger street system
to provide the intended alternate routes of access. A street system that has one street
connection to the larger street network on one end and a loop/circle street on the other
end with no outlet shall not be approved.
• This street section shall include curb, gutter, and minimum 5-foot wide concrete
sidewalks on both sides and shall typically be constructed within 41-feet of right-of-way.
Design Condition #3: Parking is allowed on both sides of a reduced width residential street
with passing pockets that are created when two driveways are constructed near the same
property line, where a 50-foot segment will not have on—street parking on the side of the street
with the driveways. This provides fire trucks and other vehicles areas to move to the side of
the street to allow another vehicle to pass when vehicles are parked on the street. Parking is
allowed on both sides of a reduced width street when the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• Driveway locations are predetermined with curb cuts forthe driveways to be installed when
the street is constructed. The curb cuts shall be 20-feet wide. Each lot on the street will be
—paired with an adjacent lot. If there are an odd number of lots, one lot at either end of
the street will not be —paired. Each pair of lots shall locate its driveway 5-feet from the
shared lot line of the pair.
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• This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks
on both sides and shall typically be constructed within 41-feet of right-of-way.
• The lots cannot abut an alley.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required
on both sides of all local streets, 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.).
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.
Applicant's Proposal: The applicant is proposing to transition Hyper Drive between Pioneer
Trail and Zaivcla Avenue from a 33-foot street section to a 27-foot street section with curb,
gutter, attached 5-foot wide sidewalk along the south side, an 8-foot wide parkway strip and 5-
foot wide detached sidewalk along the north side of the street adjacent to the residential lots
and restrict parking along the south side abutting the open space area within 46-feet of right-of-
way.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to dedicate additional right-
of-way to extend 2-feet behind the back of the detached sidewalk or reduce the right-of-way
dedication to 2-feet behind the back of curb and provide a permanent right-of-way easement for
detached sidewalk extending 2-feet behind the back of walk.
The applicant should be required to provide"No Parking" signage along the south side of Hyper
Drive between Pioneer Trail and Zaivcla Avenue.
The applicant should provide written fire department approval for the reduced street section with
plan submittal.
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6. Roadway Offsets
a. Existing Conditions: There are no streets within the site.
b. Policy:
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct the internal local streets with a
125-foot minimum offset.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
7. Phasing
Due to comments provided by the Meridian Fire Department the applicant is proposing to construct
the development in two phases, the first phase will take access via the extension of the Pioneer
Trail Way stub street into the site, in addition the applicant is proposing to provide a secondary
access to the site, a 30-foot wide all-weather emergency access between Brace Street connecting
to Cubola Way.
Staff is in support of the applicant's proposal and recommends the applicant coordinate and meet
Meridian Fire Department requirements.
8. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
9. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
10. Other Access
Eagle Road and Lake Hazel Road are classified as principal arterial roadways. Other than the
access specifically approved with this application, direct lot access is prohibited to these roadways
and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate additional right-of-way along Eagle Road to total 56-feet from section line from the south
property line north 800-feet tapering to 48-feet to the north property line abutting the site. Right-of-
way is impact fee eligible for compensation.
2. Prior to ACHD's signature on the first final plat enter into an addendum to the original
development agreement which requires the installation of an interim signal at the Eagle
Road/Taconic Drive intersection if the Eagle Road widening project is moved to a construction
date later than 2023 and that the $120,000 road trust deposit, listed in the original Sky Mesa CDA,
can be used to pay for the installation of the interim signal instead of being a road deposited for
the future multi-lane roundabout.
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3. If the Eagle Road widening project remains programed in the IFYWP for 2023 or sooner, prior to
ACHD's signature on the any final plat, then no improvements to the Eagle Road/Taconic Drive
intersection are required.
4. Provide a road trust deposit in the amount of$32,600 for 800-feet of pavement widening and 5-
foot wide sidewalk on Eagle Road within the influence area of the intersection.
5. If the Eagle roadway widening project is moved to a date later then 2023, then the applicant shall
install an interim signal at the Eagle Road/Taconic Drive intersection prior to ACHD's signature on
the final plat. Interim improvements are not eligible for reimbursement and all costs are the
responsibility of the applicant. The applicant will be required to obtain the signal hardware. The
following items must be in place prior to plans acceptance for the final plat:
• Signal Agreement
• Full design and approved plans for the intersection
6. If the Eagle Road widening project remains programed in the IFYWP for 2023 or sooner, prior to
ACHD's signature on the first final plat, then provide a road trust deposit for the remaining Eagle
Road frontage in amount of$13,400, outside of the influence area of the intersection.
7. If Eagle Road widening is moved to a date later than 2023, then construct the remaining portion of
sidewalk (330-feet) as a detached 5-foot wide concrete sidewalk and improve Eagle Road to 17-
feet of pavement from centerline abutting the site.
8. The 5-foot wide sidewalk should be located a minimum 41-feet from centerline of Eagle Road
abutting the site.
9. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public
sidewalk placed outside of the dedicated right-of-way.
10. The existing driveway to serve 6155 S Eagle Road (Lot 29, Block 1) is approved. Upon future
redevelopment of the lot, the driveway is to be closed and access taken from within the
development.
11. Dedicate additional right-of-way along Lake Hazel Road to total 56-feet from section line abutting
the site to accommodate the intersection improvement. Right-of-way is impact fee eligible for
compensation.
12. Provide a road trust deposit in the amount of$9,600 for pavement widening and 5-foot wide
sidewalk on Lake Hazel Road within the influence area of the intersection.
13. Construct all the internal local streets except for Hyper Drive as 33-foot street sections with curb,
gutter, 8-foot wide parkway strip, and 5-foot wide detached sidewalk within 60-feet of right-of-way.
14. Dedicate additional right-of-way to extend 2-feet behind the back of the detached sidewalk or
reduce the right-of-way dedication to 2-feet behind the back of curb and provide a permanent
right-of-way easement for detached sidewalk extending 2-feet behind the back of walk.
15. Terminate Burgo Place in a cul-de-sac with a minimum 45-foot turning radius.
16. Construct a 20-foot wide emergency access from Brace Street onto Eagle Road between Lots 12
and 13, Block 1; and provide fire department approval with plan submittal.
17. The 20-foot wide emergency access should be paved its entire width and at least 30-feet into the
site beyond the edge of pavement of the roadway and restricted with a gate or bollards as
determined by the Meridian Fire Department. The gate or bollards should be located outside of
the dedicated right-of-way.
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18. Transition Hyper Drive between Pioneer Trail and Zaivcla Avenue from a 33-foot street section to
a 27-foot street section with curb, gutter, attached 5-foot wide sidewalk along the south side, an 8-
foot wide parkway strip and 5-foot wide detached sidewalk along the north side of the street
adjacent to the residential lots and restrict parking along the south side abutting the open space
area within 46-feet of right-of-way.
19. Dedicate additional right-of-way to extend 2-feet behind the back of the detached sidewalk or
reduce the right-of-way dedication to 2-feet behind the back of curb and provide a permanent
right-of-way easement for detached sidewalk extending 2-feet behind the back of walk.
20. Provide "No Parking" signage along the south side of Hyper Drive between Pioneer Trail and
Zaivcla Avenue. Provide written fire department approval for the reduced street section with plan
submittal.
21. Construct the internal local streets with a 125-foot minimum offset.
22. Direct lot access to Eagle Road and Lake Hazel Road is prohibited and shall be noted on the final
plat.
23. 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.
24. Payment of impact fees is due prior to issuance of a building permit.
25. Comply with all Standard Conditions of Approval.
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
14 Sky Mesa Highlands/ MPP19-0030/
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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.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal Guidelines
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5)working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review
is to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to 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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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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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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