2020-06-25 ACHD Staff Report DRAFT
Development Services Department
Project/File: Apex Rezoning/ MER20-0068/ H-2020-0066
This is an annexation and rezone application to annex 40.09 acres with R-2 zoning,
and rezone 264.06 acres from R-4 to R-8, 76.93 acres to R-15, and 43.28 acres to C-
C (totaling 424.36 acres).
Lead Agency: City of Meridian
Site address: At the intersection of Locust Grove Road and Lake Hazel Road
Staff Approval: XXXX, 2020
Applicant: Brighton Murgohio Et Al
2929 W. Navigator Drive
Meridian, ID 83642
Representative: Michael D. Wardle
2929 W. Navigator Drive, #400
Meridian, ID 83642
Staff Contact: Paige Bankhead, E.I.
Phone: 387-6293
E-mail: pbankhead@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation and rezone
application to annex 40.09 acres with R-2 zoning, and rezone 264.06 acres from R-4 to R-8, 76.93
acres to R-15, and 43.28 acres to C-C (totaling 424.36 acres).
The City of Meridian’s Future Land Use Map designates this area as low density residential, medium
density residential, medium-high density residential, and mixed-use with a police station.
The applicant has also submitted 2 preliminary plat applications, Apex Northwest and Apex
Southeast, with this annexation and rezone application. A separate staff report will be issued for
each preliminary plat application.
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Vicinity Map
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Proposed Zoning and 2 Preliminary Plat proposals
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Rural Urban Transition, Estate Residential (Ada County) RUT, R-1
South Rural Urban Transition (Ada County), Medium-Low Density Residential RUT, R-4
East Rural Urban Transition (Ada County), Medium-Low Density Residential RUT, R-4
West Rural Urban Transition (Ada County), Medium-Low Density Residential RUT, R-4
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
Lavender Height Subdivision, a 187-lot residential development located directly to the east of
the site approved by ACHD on March 27, 2020.
5. Transit: Transit services are not available to serve this site.
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6. Gas Pipeline: The Williams pipeline falls within the proposed development. Coordination with the
owner of the pipeline prior to final design is recommended to ensure that their requirements are
met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if
public street improvements are proposed or required within the pipeline easement.
7. New Center Lane Miles: The proposed development includes 0.0 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.
Eagle Road is scheduled in the IFYWP to be widened to 5-lanes from Amity Road to Victory
Road in 2021.
Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Eagle Road to
Cloverdale Road in 2024.
Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Cloverdale Road
to Five Mile Road.
The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be
widened to 5-lanes on the north leg, 4-lanes on the south leg, 3-lanes on the west leg and 4-
lanes on the east leg and signalized in 2023.
The intersection of Locust Grove Road and Victory Road is scheduled in the IFYWP to be
constructed as a multi-lane roundabout with 4-lanes on the north and south legs and 2-lanes
on the east and west legs in 2021.
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.
Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Meridian Road (SH-69) to
Locust Grove Road between 2026 and 2030.
Amity Road is listed in the CIP to be widened to 5-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
reconstructed as a single lane roundabout widened to 3-lanes on the north leg, 2-lanes on the
south, 2-lanes east, and 3-lanes on the west leg with a westbound bypass right turn bypass
lane between 2026 and 2030.
The intersection of Lake Hazel Road and SH-69 is listed in the CIP to be widened to 7-lanes
on the north, south, west and east legs and signalized between 2026 and 2030.
The intersection of Locust Grove Road and Amity Road is listed in the CIP to widened to 4-
lanes on the north leg, 3-lanes on the south leg, 5-lanes on the west leg and 6-lanes on the
east leg and signalized between 2026 and 2030.
B. Traffic Findings for Consideration
1. Trip Generation: The following table includes trip generation rates for anticipated land uses, based
th
on the Institute of Transportation Engineers Trip Generation Manual, 10 edition.
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PM Peak
Unit of Average Daily
Land Use Hour Trip
Measurement Trips
Generation
Single Family Detached Per Dwelling Unit 9.44 1
Multifamily Housing (1-2 stories) Per Dwelling Unit 7.32 0.56
Per 1,000 square
General Office 9.74 1.15
feet
Per 1,000 square
Shopping Center 37.75 3.81
feet
High-Turnover (Sit-Down) Per 1,000 Square
112.18 9.77
Restaurant feet
Per 1,000 square
Fast Casual Restaurant 315.17 14.13
feet
2. Traffic Impact Study
The applicant has submitted a Traffic Impact Study for Apex Northwest and Apex Southeast
preliminary plat applications that have been submitted. The Executive Summary for the Traffic
Impact Study can be found as Attachment 3. The Traffic Impact Study will be reviewed and
addressed in detail in the staff reports for the two preliminary plat applications.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
PM Peak
Functional PM Peak Hour
Roadway Frontage Hour
Classification Level of Service
Traffic Count
SH-69** 780-feet Principal Arterial 1,513 N/A
Lake Hazel Road
2,640-feet Principal Arterial 167 Better than “D”
(West of Locust Grove Rd)
Lake Hazel Road
1,320-feet Principal Arterial 351 Better than “D”
(East of Locust Grove Rd)
Locust Grove Road
1,320-feet Minor Arterial 181 Better than “D”
(north of Lake Hazel Rd)
Locust Grove Road
2,640-feet Minor Arterial 143 Better than “D”
(south of Lake Hazel Rd)
Amity Road 0-feet Minor Arterial 389 Better than “D”
* Acceptable level of service for a two-lane principal arterial is “E” (690 VPH).
* Acceptable level of service for a two-lane minor arterial is “E” (575 VPH).
** ACHD does not set level of service thresholds for State Highways.
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
The average daily traffic count for SH-69 north of Lake Hazel Road was 28,395 on 10/24/2019.
The average daily traffic count for Lake Hazel Road east of SH-69 was 3,747 on 6/12/2018.
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The average daily traffic count for Lake Hazel Road east of Eagle Road was 6,326 on
8/29/2019.
The average daily traffic count for Locust Grove Road north of Lake Hazel Road was 2,582
on 10/16/2018.
The average daily traffic count for Locust Grove Road south of Lake Hazel Road was 1,485
on 5/22/2018.
The average daily traffic count for Amity Road east of SH-69 was 4,893 on 6/14/2017.
C. 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 future development applications. The
District may add additional findings for consideration when it reviews a specific redevelopment
application.
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify
future roadway, intersection, and corridor needs in the South Meridian Area. Providing a
framework for future roadway improvements based on the land use designations. The plan was
created in collaboration with the City of Meridian and was adopted by the ACHD Commission in
September of 2009. The SMTP recommends the following abutting and within the site:
Preserving right-of-way for the future widening of Lake Hazel Road to 5-lanes and the
construction of 6-foot wide detached sidewalks on Lake Hazel Road extending 1,320-feet
to the east and west of Locust Grove Road, and the construction of 7-foot wide detached
sidewalks for the remaining segments of Lake Hazel Road abutting the site.
Preserving right-of-way for future widening of Locust Grove Road to 3-lanes and the
construction of 7-foot wide detached sidewalks.
Preserving right-of-way for future construction of a 2-lane residential collector roadway and
the construction of 5-foot wide detached sidewalks.
Preserving right-of-way for future construction of a 3-lane commercial collector roadways
and the construction of 6-foot wide detached sidewalks.
2. State Highway SH-69 /Meridian Road
SH-69/Meridian Road is under the jurisdiction of the Idaho Transportation Department (ITD). The
applicant, the City of Meridian, and ITD should work together to determine if additional right-of-way
or improvements are necessary on SH-69/Meridian Road.
3. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes and no curb, gutter or
sidewalk abutting the site. There is 50-feet of right-of-way for Lake Hazel Road (25-feet from
centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
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Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District’s planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Lake Hazel Road is designated in the
MSM as a Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within
100-feet of right-of-way extending 1,320-feet to the east and west of Locust Grove Road, and
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 for the remaining segments of Lake Hazel Road abutting the site.
c. Staff Comments/Recommendations: The applicant will be required to dedicate additional
right-of-way to total 50-feet from the centerline of Lake Hazel Road abutting the site with the
future development application(s). The applicant will also be required improve Lake Hazel Road
abutting the site with pavement widening to total 17-feet from the centerline of the roadway.
Additional improvements may be required based on the findings in the TIS.
4. Locust Grove Road
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a. Existing Conditions: Locust Grove Road is improved with 2-travel lanes and no curb, gutter
or sidewalk abutting the site. There is 50-feet of right-of-way for Locust Grove Road (25-feet
from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states
that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction, a
continuous center left-turn lane, and bike lanes.
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 Locust Grove Road is designated in
the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section
within 74-feet of right-of-way.
c. Staff Comments/Recommendations: The applicant will be required to dedicate additional
right-of-way to total 37-feet from the centerline of Locust Grove Road abutting the site with the
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future development application(s). The applicant will also be required improve Locust Grove
Road abutting the site with pavement widening to total 17-feet from the centerline of the
roadway. Additional improvements may be required based on the findings in the TIS.
5. New Commercial, Industrial and Residential Collector Roadways
a. Existing Conditions: There are no existing collector roadways within the site. There is one
commercial collector roadway, Bloomerang Avenue, proposed to be constructed with the plat
to stub to the site’s east property line at the quarter-mile north of Lake Hazel Road. The stub
street is not yet constructed and was approved as part of ACHD’s action on Lavender Heights
Subdivision located directly east of the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
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.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District’s planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
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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.
Continuation of Streets Policy: District Policy 7206.2.4 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.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
The median is platted as right-of-way owned by ACHD.
The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
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 Commercial Collector. The new collector roadway should intersect
Lake Hazel Road at the quarter mile east and west of Locust Grove Road and intersect Locust
Grove Road approximately at the quarter mile north and south of Lake Hazel Road. The
Commercial Collector typology as depicted in the Livable Street Design Guide recommends a
3-lane roadway with bike lanes, a 46-foot street section within 70-feet of right-of-way.
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. New collector roadways were identified on the MSM
with the street typology of Residential Collector. The new collector roadways should intersect
Lake Hazel Road at the half mile west of Locust Grove Road, intersect Locust Grove Road at
the half mile south of Lake Hazel Road and intersect SH-69 at the half mile north of Locust
Grove Road. The Residential Collector typology as depicted in the Livable Street Design Guide
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recommends a 2-lane roadway with bike lanes, a 36-foot street section within 50 to 70-feet of
right-of-way.
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 Industrial Collector. The new collector roadway should align with the
MSM residential collector roadway at the half mile between Locust Grove Road and SH-69.
The Industrial Collector typology as depicted in the Livable Street Design Guide recommends
a 3-lane roadway with bike lanes, a 46-foot street section within 70-feet of right-of-way.
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c. Staff Comments/Recommendations: With the future development application(s), the
applicant should be required to construct the commercial and residential collector roadways
consistent with the MSM. MSM collector roadways that are shown abutting the site should be
constructed as ½ of the street section 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. Additional improvements may be required based on the findings in the TIS.
Modifications to the MSM will require ACHD Commission action, consistent with District policy.
6. Local Roads
a. Existing Conditions: There are no local roadways within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb) for developments with any buildable lot that is less than 1 acre in size. This street section
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.
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The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
The median is platted as right-of-way owned by ACHD.
The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Staff Comments/Recommendations: The future development application(s) will be subject
to the District policies listed above.
7. 27-foot Local Streets
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
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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
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.
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Driveway locations are predetermined with curb cuts for the 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.
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.
c. Staff Comments/Recommendations: The future development application(s) will be subject to
the District policies listed above.
8. Minor Urban Local Street (24-foot Street)
a. Existing Conditions: There are no local streets within the site.
b. Policy:
Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined
as a reduced width local street that provides direct lot access for residential uses, and in limited
circumstances, commercial or mixed use as described below.
Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of
24-feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is
utilized in a gridded street system with alleys, vertical curb shall be required and direct lot access
shall be restricted. Where the minor local street is utilized, with residential open space
scenarios, rolled curb or ribbon curbing (with an inverted crown), is allowed if access to the rear
of the parcels is provided from the minor local street.
Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides,
unless as otherwise described below or approved by ACHD and the lead land use agency. The
sidewalk for this street section may be located within a permanent right-of-way easement. If
the sidewalk is located within an easement, the minimum right-of-way width for this street
section is 28-feet, to allow for 2-feet behind the back-of-curb on each side. Sidewalk may not
be required, or may be required on one side only as determined by the lead land use agency,
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if the minor local street is used in residential areas where houses accessing the minor local
street are built with the front of the house (including the front door) facing the common or open
space lots that include a connected system of sidewalks or paved pathways and the lotting
pattern is mirrored on both sides of the street.
Parking: Parking is prohibited on both sides of this street section. “No Parking” signs are
required. Alternative parking for guests, visitors, auxiliary residential parking, and deliveries
shall be provided and shall be designated and located in coordination with the lead land use
agency. Typically, this parking will be provided via community parking spaces located within
walking distance of these types of residences. Walking distance shall be defined by the lead
land use agency.
Requirements (This street section may only be used if the following conditions are met):
The maximum projected ADT is less than 400.
The street connects to two other standard size streets.
There is support from the lead land use agency (either from staff or Commission/
Council).
Maximum block length of 600-feet.
In commercial or mixed use areas where urban designs utilizing alleys are desirable, but
may be impractical due to access restrictions to classified roadways (arterials, collectors,
and residential collectors). In this example, the minor local street would parallel the
access-restricted roadway and would provide direct access to the commercial or mixed-
use lots.
No portion of a building shall be over 30-feet in height. If any portion of a building is over
30-feet in height, aerial fire apparatus is required and a 26-foot wide street is required
(International Fire Code Appendix D Section C105). However, a 26-foot wide street, with
a minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local
street are met.
c. Staff Comments/Recommendations: The future development application(s) will be subject to
the District policies listed above.
9. Alleys
a. Existing Conditions: There are no alleys within the site.
b. Policy:
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new
residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley
is 16-feet in width building setbacks required by the land use agency having jurisdiction shall
provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3).
The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet.
All alleys shall be improved by paving the full width and length of the right-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of
the improvement by the District as meeting its construction standards, are required for all alleys
contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-
feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the
alley shall be no longer than the agency’s required block length.
Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley
right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The
signs should be located at the alley/street intersections. Parking which is entered from the alley
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shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 20-feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the lead
land use agency. The setbacks shall either discourage parking within the alley (where it may
partially block or occur within the right-of-way) or allow adequate area for one perpendicular
parking pad. In order to discourage parking, building setbacks shall be minimal from the alley
right-of-way line, while still achieving the required 20-feet of back-up space from a garage or
other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20-
feet for back-up space).
Alleys as Stub Street Policy: District Policy 7210.3.5 states that alleys may be constructed
as stubs to adjacent properties if the same land use pattern is desired by the lead land use
agency and the continuation of the alley is associated with a parallel stub street with an
appropriate turnaround. The District will only consider an alley as a stub street if there is full
support from the lead land use agency (indicated either by staff or Commission/Council
support). Some lead land use agencies may require a temporary turnaround at the end of the
stubbed alley. Typically support will be granted from the lead land use agency if the property
being stubbed to is either zoned similarly or has the same comprehensive plan designation as
the property being developed (i.e. densities and land use layout are anticipated to be similar).
Prior to the District approving an alley as a stub, the applicant shall seek comment and/or a
conceptual plan from the adjacent property owner.
If an alley is to be stubbed to an adjacent property for future development the area should have
an established circulation plan that supports the temporary dead-end. An alley may be stubbed
to an adjacent property; there may be interim restrictions on building lots, turnarounds, sanitary
service provision, emergency access provision, and other related items.
Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should
intersect public streets at each end. In specific circumstances as outlined in the policies below,
the District may consider allowing an alley to intersect a public street at only one end. A 90-
degree angle of intersection shall be designed where practical. In no case shall the intersecting
angle be less than 75-degrees, as measured from centerline of intersecting street. An access
to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline
to centerline).
Alley/Alley Intersection Policy: District policy 7210.3.7.1 states that alley to alley intersection
may only be considered or allowed under the specific circumstances identified below:
The lead land use agency supports the land use proposing an alley to alley intersection.
The intersecting alleys provide access to residential uses. On a case by case basis the
District will consider allowing the alley to alley intersections for mixed use areas within a
development.
For alley/alley intersections, base the sight triangle on the 10x20 and use ACHD Policy
7200 Figure 3, but decrease the driver’s eye location to 10’ from the edge of travel way.
For the horizontal curves in an alley base the clear sight triangle on AASHTO equation 3-
38. HSO=R(1-cos(28.65*S/R)). The value for S shall be based on a single vehicle
approaching a nonmoving object at 15 mph.
Appropriate radii and site distances are accommodated at the alley/alley intersection. The
minimum inside radius at the alley/alley intersection shall be 28-feet and the minimum
outside radius shall be 48-feet. The radii at the intersection shall accommodate the
planned design vehicle, most typically a sanitary services vehicle.
The sight triangles shall either be identified as common spaces with landscaping
restrictions or permanent easements identified on the plat.
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A coordination meeting is held with the applicable agency staff (fire department, police
department, sanitary service provider, land use agency, and ACHD) to discuss and
resolve potential issues.
The crossing alley has a maximum block length of 500-feet (measured near edge to near
edge of the intersecting streets). The crossing alley shall intersect a public street at each
end and shall not terminate at another alley. The crossing alley is the alley that has
intersections with two public streets and an intersection with the perpendicular alley.
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may
intersect all types of local streets including minor local streets. Alleys shall generally be
designed with a curb cut type approach when intersecting a local street. Alleys shall generally
intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall
either align with alley/street intersections or provide a minimum 100-foot offset (measured
centerline to centerline) from other local street intersections. For alley intersections with local
streets, the District may consider a reduced offset if the lead land use agency’s required lot size
allows for shorter buildable lots.
Alley/Collector Street Intersections Policy: District Policy 7210.3.7.3 states that alleys may
intersect collector roadways. Alleys intersecting collector roadways shall generally be designed
with a curb return type approach with a minimum back of curb radius of 28-feet. Typically, alleys
will only intersect classified collector roadways within a downtown gridded street system setting.
Alleys shall generally intersect the residential collector or collector streets in the middle of the
block equally offsetting the intersecting streets. If the alley/collector intersection does not occur
within a gridded street system, then alley/collector intersection shall offset any other intersection
by the standard driveway offset requirements as outlined in Section 7206.4.
c. Staff Comments/Recommendations: The future development application(s) will be subject to
the District policies listed above.
10. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways
as identified in Table 1b (7205.4.7).
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1a (7205.4.6).
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half-mile.
District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways
intersecting principal arterials is one half-mile.
District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing
collectors is ¼ mile to allow for adequate signal spacing and alignment.
District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a
collector roadway to align or offset a minimum of 330-feet from any other street (measured
centerline to centerline).
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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).
District policy 7208.4.2, requires commercial roadways intersecting other local streets
(residential, industrial or commercial) to provide a minimum offset of 125-feet from any other
roadway or intersection (measured centerline to centerline).
District policy 7209.4.2, requires industrial roadways intersecting other local streets (residential,
industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or
intersection (measured centerline to centerline).
c. Staff Comments/Recommendations: The future development application(s) will be subject to
the District policies listed above.
11. Stub Streets
a. Existing Conditions: There is one commercial collector roadway, Bloomerang Avenue,
proposed to be constructed at the site’s east property line at the quarter-mile north of Lake
Hazel Road. The stub street is not yet constructed and was approved as part of ACHD’s action
on Lavender Heights Subdivision located directly east of the site.
b. Policy:
Stub Street Policy: District policy 7206.2.4.3 (collector)/ 7207.2.4.3 (local)/ 7208.2.4.3
(commercial)/ 7209.2.4.3 (industrial) 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)/ 7207.2.4 (local)/ 7208.2.4 (commercial)/
7209.2.4 (industrial), except a temporary cul-de-sac will not be required if the stub street has a
length no greater than 150-feet. A sign shall be installed at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” or “THIS IS A
DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND
WIDENDED IN THE FUTURE.”
In addition, stub streets must meet the following conditions:
A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: 7206.2.4.4 (collector)/ 7207.2.4.4 (local)/ 7208.2.4.4
(commercial)/ 7209.2.4.4 (industrial) 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.
c. Staff Comments/Recommendations: The future development application(s) will be subject to
the District policies listed above.
12. Driveways
12.1 Lake Hazel Road
a. Existing Conditions: There are no existing driveways from the site onto Lake Hazel Road.
b. Policy:
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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 1b 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 1b, 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 right-in/right-out only 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.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which
“is permitted for use until appropriate alternative access becomes available”. Temporary access
may be granted through a development agreement or similar method, and the developer shall
be responsible for providing a financial guarantee for the future closure of the driveway.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Staff Comments/Recommendations: The future development application(s) will be subject
to the District policies listed above.
12.2 Locust Grove Road
a. Existing Conditions: There is an existing unpaved 46-foot wide residential driveway located
680-feet south of Lake Hazel Road. There are multiple unpaved driveways and access areas
ranging from 25-feet to 100-feet wide from the site onto Locust Grove Road located 1,410-feet
north of Lake Hazel Road. There is a 60-foot wide unpaved driveway from the site onto Locust
Grove Road located 1,120-feet north of Lake Hazel Road. There is a 30-foot wide unpaved
driveway from the site onto Locust Grove Road located 1,363-feet north of Lake Hazel Road.
b. Policy:
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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 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved
by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor
arterial roadways from a signalized intersection with a single left turn lane shall be located a
minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a
minimum of 660-feet from the intersection for a full-movement driveway.
District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized
intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest
intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection
for a full-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor
arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 425-feet from
any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Staff Comments/Recommendations: The future development application(s) will be subject
to the District policies listed above. Unused driveways will be required to be closed with the
future development application.
12.3 Collector Roadways
a. Existing Conditions: There are no collector roadways within the site.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
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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
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
c. Staff Comments/Recommendations: The future development application(s) will be subject to
the District policies listed above.
12.4 Local Streets
a. Existing Conditions: There are no local streets within the site.
b. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector or arterial street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street,
but the District does encourage shared access points where appropriate.
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Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, 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.
c. Staff Comments/Recommendations: The future development application(s) will be subject to
the District policies listed above.
12.5 Commercial Streets
a. Existing Conditions: There are no commercial streets within the site.
b. Policy:
Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector/arterial or arterial street intersection.
Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street,
but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, 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.
Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated,
the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge
of the intersection and a turnaround shall be provided.
c. Staff Comments/Recommendations: The future development application(s) will be subject to
the District policies listed above.
13. Traffic Calming
a. Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the
design of local street systems should discourage excessive speeds by using passive design
elements. If the design or layout of a development is anticipated to necessitate future traffic
calming implementation by the District, 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 maintenance and/or license
agreement.
Speed Control and Traffic Calming Policy (Commercial): District policy 7208.3.7 states that
the design of commercial 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.
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MPH.
b. Staff Comments/Recommendations: The future development application(s) will be subject to
the District policies listed above.
14. McBirney Lateral and Irrigation Crossings
The District will require that the applicant submit plans with the future development application for
the crossing of irrigation canals and/or the McBirney Lateral for review and approval prior to the
pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe
th
crossings of irrigation facilities should be submitted to ACHD for review no later than December 15
for construction in the following year prior to irrigation season.
15. 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.
16. 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.
17. Other Access
Lake Hazel Road is classified as a principal arterial roadway and Locust Grove Road is classified
as minor arterials roadway, and the new roadways within the site shown on the MSM are collector
roadways. Other than the access specifically approved with the future development application,
direct lot access will be prohibited to these roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
This application is for an annexation and rezone only. Site specific conditions of approval will be
established as part of the future development application(s).
1. Payment of impact fees is due prior to issuance of a building permit.
2. 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.
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4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines OR Appeal Guidelines
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VICINITY MAP
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SITE PLAN
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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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Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission’s next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of
fact or law in the earlier action. The request may also be supported by oral testimony at
the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at which
the matter is to be returned. The Commission shall only take action on the original matter
at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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