2020-07-07 ACHD Draft Report
1 DRAFT Apex Northwest
Development Services Department
Project/File: Apex Northwest Subdivision/ MPP20-0008/ H-2020-0056
This is a preliminary plat application to develop 120 residential lots, 11 commercial lots
and 14 common lots on 41.76 acres.
Lead Agency: City of Meridian
Site address: The northwest corner of Lake Hazel Road and Locust Grove Road
Commission
Meeting: XXXX, 2020
Applicant: Brighton Murgoitio
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 a preliminary plat application
to develop 120 residential lots, 11 commercial lots and 14 common lots on 41.76 acres. The
property is zoned C-C and R-8 based on the recent annexation and rezoning application.
The City of Meridian Future Land Use Map designates this area as medium density residential and
a neighborhood center.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium-High Density Residential R-15
South Community Business District/Medium-High Density Residential C-C/R-15
East Community Business District/Medium-High Density Residential C-C/R-15
West Medium-High Density Residential/Medium Density Residential R-15/R-8
3. Site History: ACHD staff previously reviewed this site as Apex Rezoning/MER20-0068 in June
2020. The requirements of this staff report are consistent with those of the prior action.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
2 DRAFT Apex Northwest
Apex Southeast Subdivision, a 237 residential lot and 2 commercial lot development located
to the southeast of the site and currently under review by ACHD.
5. Transit: Transit services are not available to serve this site.
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.XX 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.
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.
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.
12. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was
adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to
implement the Planned Bicycle Network to support bicycling as a viable transportation option for
Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of
good repair in order to ensure they are consistently available for use, promote awareness of existing
bicycle routes and features and support encouragement programs and to facilitate coordination
and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan
recommendations.
3 DRAFT Apex Northwest
The BMP identifies Lake Hazel Road and Locust Grove Road as Level 3 facilities. The BMP also
identifies a level 1 facility on the new collector roadway within the site. The applicant will construct
the new collectors consistent with the MSM and the Roadways to Bikeways Master plan.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 3,312 additional vehicle trips per day;
296 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
Kittelson & Associates prepared a traffic impact study for the proposed Apex Southeast Subdivision
and Apex Northwest Subdivision. An executive summary of the findings as presented by Kittelson
& Associates can be found as Attachment 3. The executive summary is not the opinion of
ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD
policies and practices, and may have additional requirements beyond what is noted in the summary.
ACHD Staff comments on the submitted traffic impact study can be found below under staff
comments.
Intersections, Roadway Segments and Accesses Analyzed in TIS
3. Mitigation/Required Improvements
a. Policy:
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum, for each roadway segment and intersection that does not meet the minimum
acceptable level of service planning threshold or v/c ratio, the report must discuss feasible
measures to avoid or reduce the impact to the system. To be considered adequate, measures
should be specific and feasible. Mitigation may also include:
ROADWAY SEGMENT
To Eagle Road
4 DRAFT Apex Northwest
Revision to the Phasing Plan to coincide with the District’s planning Capital Projects.
Reducing the scope and/or scale of the project.
Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures
such as roadway widening and intersection improvements are infeasible as determined by
ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation
measures shall demonstrate that impacts from the project will be offset.
If the impacted roadway segments and/or intersections are programmed as funded in
the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP);
no alternative mitigation is required.
If the impacted roadway segments and/or intersections are not programmed in either
the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide
a safety analysis to determine alternative mitigation requirements.
o If the impacted roadway segments and intersections meet the minimum
acceptable level of service planning thresholds in the shoulder hour the
applicant may suggest feasible alternative mitigation such as: sidewalks, bike
facilities, connectivity, safety improvements, etc. within 1.5 miles of the
proposed development.
o If the shoulder hour planning thresholds are exceeded the applicant may
request to enter into a Development Agreement and pay into the Priority
Corridor Fund an amount determined by the ACHD to offset impacts from the
project.
Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District’s future Capital
Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
shall not be required to provide mitigation for a roadway or intersection that currently exceeds
the minimum acceptable level of service planning threshold or V/C ratio.
b. Staff Comments/Recommendations: The traffic impact study included an analysis of two
preliminary plat applications, Pinnacle/Apex Northwest and Pinnacle/Apex Southeast. The
applicant has indicated that both preliminary plats will be final platted concurrently. Because of
this, both preliminary plat applications will include the same findings and recommendations, as
presented in the traffic impact study, and the thresholds for improvements will be reported the
same.
5 DRAFT Apex Northwest
Proposed First Phases of Pinnacle/Apex Northwest and Pinnacle/Apex Southeast.
Locust Grove Road - Lake Hazel Road to Amity Road
The TIS recommends that Locust Grove Road between Amity Road and Lake Hazel Road be
widened to 3-lanes with the development of 460 units, or when 460 PM peak hour trips are
generated by the site. The proposed PM peak hour site traffic is 28% of the total 2025 traffic for
this segment of Locust Grove Road and this segment of Locust Grove Road is not listed in the
CIP or scheduled in the IFYWP.
The applicant has proposed to enter into a CDA with ACHD to widen Locust Grove Road to 3-
lanes from Lake Hazel Road north approximately a quarter mile, abutting the Apex Northwest
Subdivision site. Staff agrees with the TIS findings and the applicant’s proposal. Typically, the
applicant would be required to widen the remaining segment of Locust Grove Road or provide
alternative mitigation measures since the site traffic is greater than 10% of the 2025 total traffic
consistent with District policy. However, the remaining segment of Locust Grove Road is off-
site and there is not enough existing right-of-way available to widen the roadway to 3-lanes. In
addition, there are primarily single-family homes that access this segment of Locust Grove and
there are no new subdivisions proposed at this time that will access Locust Grove Road.
Therefore, no additional improvements should be required beyond the applicant’s proposal to
improve Locust Grove Road abutting the Pinnacle/Apex Northwest site to 3-lanes.
This segment of Locust Grove Road is not listed in the current CIP or the IFYWP, but is listed
as future 3-lane minor arterial roadway in ACHD’s draft 2020 CIP anticipated to be adopted in
6 DRAFT Apex Northwest
August of 2020. If the applicant chooses to move forward with this development application
prior to the completion of ACHD’s 2020 CIP updated, then the applicant would not be
compensated for the Locust Grove Road right-of-way dedication or proposed roadway
improvements.
Depending on the timing of this development, this segment of Locust Grove Road may be
included in the next CIP update estimated to be completed in August 2020. If this segment of
roadway is included in the 2020 CIP prior to the dedication of right-of-way and the construction
of the proposed roadway improvements then proposed, then the applicant should enter into a
CDA with ACHD to improve Locust Grove Road abutting the site as a 3-lane roadway, as
proposed. See Finding for consideration 4 below.
Locust Grove Road/Lake Hazel Road Intersection
The TIS recommends a single-lane roundabout with a westbound right-turn bypass lane at the
intersection of Locust Grove Road and Lake Hazel Road be constructed to mitigate the impacts
of the 2025 background traffic or with the development of 100 units or when 100 PM peak hour
trips are generated by the development. The study notes that an 3X3 interim signal would be
acceptable mitigation. Additionally, the TIS recommends a multi-lane roundabout with 4-lanes
on the east and west legs and 2-lanes on the south leg when the development generates 440
PM peak hour trips.
The intersection of Lake Hazel Road and Locust Grove Road is listed in the current CIP to be
reconstructed as a multi-lane roundabout with 3-lanes on the north leg, 2-lanes on the south, 2-
lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane
between 2026 and 2030. However, the intersection is listed in the draft 2020 CIP anticipated to
be adopted in August of 2020, as a multi-lane roundabout with 4-lanes on the east and west
legs and 2-lanes on the north and south legs of the intersection.
The applicant has proposed to enter into a CDA with ACHD to improve the intersection as a
multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the south leg, as
listed in the 2020 CIP with the first phase of the development. See Finding 2 Below.
Off-site
Amity Road - Locust Grove to Eagle Road
The TIS recommends that Amity Road between Locust Grove Road and Eagle Road be
widened to 3-lanes for the 2025 background traffic or with the development of 173 units, or the
site generates 173 PM peak hour trips; and 5-lanes with the development of 370 units, or the
site generates 370 PM peak hour trips. This segment of Amity Road is listed in the CIP to be
widened to 5-lanes between 2026 and 2030. It infeasible for the applicant to widen this segment
of Amity Road due to right-of-way constrains. Therefore, consistent with ACHD’s Alternative
Mitigation policy, no improvements to Amity Road between Locust Grove and Eagle Road are
required as part of this application. It should be noted that this segment of Amity Road has
center left turn lanes at all major subdivision access points, allowing the roadway to function as
a 3-lane minor arterial roadway.
Amity Road/Locust Grove Road Intersection
The TIS recommends installing a traffic signal and constructing left turn lanes on all legs at the
Locust Grove Road/Amity Road intersection when the development generates 55 PM peak
hour trips. This intersection is listed in the CIP to be 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. Additionally, the DRAFT 2021-2025 Integrated Five Year Work Plan includes
the installation of an interim 3X3 signal at this intersection in 2023. Therefore, consistent with
ACHD’s Alternative Mitigation Measures policy, no improvements to the Amity Road/Locust
Grove Road intersection are required as part of this application.
7 DRAFT Apex Northwest
SH-69/Lake Hazel Road
Although the SH-69/Lake Hazel Road intersection is anticipated to operate at an overall
acceptable level of service under total traffic conditions in 2025, the TIS recommends the
construction of a westbound right-turn lane on Lake Hazel Road at the intersection of SH-
69/Lake Hazel Road for the 2025 background traffic or when the development generates 187
PM peak hour trips prior to 2025. The site traffic at this intersection is only 4% of the total
2025 traffic. Therefore, consistent with District policy 7205.3.1 Level of Service Planning
Threshold, which states, a proposed development with site traffic less than 10% of the existing
downstream roadway or intersection peak hour traffic shall not be required to provide
mitigation; no improvements are required for this intersection on the Lake Hazel legs of the
intersection. However, the applicant should discuss with the City of Meridian and ITD to
determine if any improvements are necessary for this intersection, this intersection is
proposed to be included as part of ITD’s SH-69 study in the future.
Access Analysis
The traffic impact study included an access analysis to demonstrate that proposed access
points on to Lake Hazel Road and Locust Grove Road are necessary to serve the site. The
traffic impact study did not demonstrate that the access points are necessary to serve the site
from a traffic perspective, but that the access points are needed for circulation, to maintain
acceptable level of service thresholds on local residential and collector roadways, and to
prevent the traveling public from traveling through local residential streets to access commercial
land uses. Additionally, the analysis showed that the access points will not have operational
deficiencies and access spacing requirements are met.
Specific to the Pinnacle Northwest preliminary plat; in addition to being necessary based on the
TIS, access A (Crescendo Street) and C (Apex Avenue) are proposed to be located on Locust
Grove Road and Lake Hazel Road at the quarter mile north and west of the Locust Grove/Lake
Hazel intersection, are shown as commercial collectors on the MSM. Based on the findings
and recommendations of the South Meridian Transportation Plan, access C will be restricted to
left-in/right-in/right-out in the future. Staff recommends that this access be approved as a
temporary full access. Staff’s recommendation is due to the fact that this access is a commercial
collector on the MSM.
Based on the findings of the traffic impact study access B (Target Street) on Locust Grove Road
proposed to be located 660-feet north of Lake Hazel Road should be approved, as proposed.
A southbound dedicate right-turn lane and a northbound dedicated left-turn lane should be
constructed at this intersection, as recommended in the TIS.
Access D (Aspiration Avenue) on Lake Hazel Road is proposed to be right-in/right-out only and
be located 680-feet west of Locust Grove Road. A right-in/right-out only access in this location
is consistent with the South Meridian Transportation Plan. A dedicated right-turn lane should
be constructed at this intersection based on the findings of the TIS.
8 DRAFT Apex Northwest
4. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* 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.
5. 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 west of Locust Grove Road was 4,901 on
12/9/2019.
The average daily traffic count for Lake Hazel Road east of Locust Grove Road was 6,326 on
8/29/2019.
The average daily traffic count for Locust Grove Road north of Lake Hazel Road was 5,933
on 12/9/2019.
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 Locust Grove Road was 8,658 on
12/9/2019.
C. Findings for Consideration
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future
roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for
future roadway improvements based on the land use designations. The plan was created in
Roadway Frontage Functional
Classification
PM Peak
Hour
Traffic
Count
PM Peak Hour
Level of
Service
Existing
Plus
Project
SH-69** 780-feet Principal Arterial 1,513 N/A N/A
Lake Hazel Road
(west of Locust Grove
Rd)
2,640-feet Principal Arterial 330 Better than “D” Better than
“E”
Lake Hazel Road
(east of Locust Grove
Rd)
1,320-feet Principal Arterial 351 Better than “D” Better than
“E”
Locust Grove Road
(north of Lake Hazel
Rd)
1,320-feet Minor Arterial 255 Better than “D” “F”
Locust Grove Road
(south of Lake Hazel
Rd)
2,640-feet Minor Arterial 143 Better than “D”
Better than
“E”
Amity Road 0-feet Minor Arterial 465 Better than “D” “F”
9 DRAFT Apex Northwest
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 and abutting the site:
Preserving right-of-way for the future widening of Lake Hazel Road to 5-lanes and the
construction of 6-foot wide detached sidewalks on Lake Hazel Road.
Preserving right-of-way for future 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. Locust Grove Road/Lake Hazel Intersection
The traffic impact study notes that Locust Grove/Lake Hazel intersection is anticipated to the exceed
acceptable level of service planning threshold LOS “E” when the development generates 100 PM
peak hour trips and will need to be improved with either a single lane roundabout enter into a
Cooperative Development Agreement (CDA) with ACHD to construct the Locust Grove/Lake Hazel
intersection as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the
north and south legs with the first phase of the development.
The intersection of Lake Hazel Road and Locust Grove Road is listed in the current CIP to be
reconstructed as a multi-lane roundabout with 3-lanes on the north leg, 2-lanes on the south, 2-
lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane
between 2026 and 2030. However, the intersection is listed in the draft 2020 CIP anticipated to be
adopted in August of 2020, as a multi-lane roundabout with 4-lanes on the east and west legs and
2-lanes on the north and south legs of the intersection.
If the applicant chooses to enter into a CDA with ACHD to improve the intersection as a multi-lane
roundabout, as proposed prior to adoption of the 2020 CIP, then only the improvements listed in
the 2016 CIP 3-lanes on the north leg, 2-lanes on the south, 2-lanes on the east, and 3-lanes on
the west leg with a westbound bypass right turn bypass lane) would be eligible for reimbursement
through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA
with ACHD, then the full intersection improvement proposed to by the applicant would be consistent
with the intersection improvement listed in the CIP and would be impact fee eligible for
reimbursement through a CDA.
The applicant should be required to enter into a CDA with ACHD for the widening of Locust Grove
Road/Lake Hazel Road intersection to a multi-lane roundabout with 4-lanes on the east and west
legs and 2-lanes on the north and south legs of the intersection prior to ACHD’s signature on the
first final plat.
The Cooperative Development Agreement should include the intersection construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs
of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements
are not eligible for reimbursement and all costs would be the responsibility of the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be in
place prior plans acceptance for the final plat necessitating the improvements.
Cooperative Development Agreement;
Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
Dedication of all of the right-of-way necessary to complete the road widening project.
10 DRAFT Apex Northwest
If the applicant decides to not fully improve Locust Grove Road/Lake Hazel Road intersection, then
consistent with findings and recommendations of the traffic impact study, the applicant should be
required to install an interim 3 X 3 signalized, prior to ACHD’s signature on the final plat that contains
the 101st building lot.
In order to install the interim signal at the Locust Grove Road/Lake Hazel Road intersection the
applicant will need to obtain plan approval, purchase the signal equipment, and enter into a signal
agreement with ACHD. The applicant will need to order and purchase the signal hardware as
ACHD does not have these materials available for this project.
The signal agreement should include requirements that the intersection be designed as a 3 X 3
intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane,
and one thru/right lane on each approach; that the applicant is responsible for all costs associated
with the design, and installation of the interim signal, hardware, and that interim improvements are
not eligible for reimbursement by ACHD.
In order to ensure the Locust Grove Road/Lake Hazel Road intersection will be improved when
warranted, the following items must be in place prior to plans acceptance of the final plat that
contains the 101st building lot:
Signal Agreement;
Full design and approved plans for the intersection.
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.
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.
11 DRAFT Apex Northwest
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 abutting the site.
c. Applicant Proposal: The applicant has proposed to enter into a Cooperative Development
Agreement (CDA) with ACHD to improve Lake Hazel Road abutting the site with four 11.5-foot
wide travel-lanes, a 19-foot wide center landscape median, vertical curb, gutter, 8-foot wide
planter strips and 10-foot wide detached concrete sidewalks within 109-feet of right-of-way to
120.5-feet of right-of-way, with the first phase of the development. The applicant has proposed
to construct dedicated right-turn lanes on Lake Hazel Road at Aspiration Avenue and Apex
Avenue.
d. Staff Comments/Recommendations: Staff is supportive of the applicant’s proposal to enter
into a CDA to widen Lake Hazel Road to 5-lanes abutting the site consistent with the MSM and
the SMTP. Lake Hazel Road is listed in the current 2016 CIP to be widened to a 3-lanes from
Locust Grove Road to Eagle Road between 2026 and 2030. However, this roadway segment
is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a 5-lane roadway.
If the applicant chooses to enter into a CDA with ACHD to improve Lake Hazel Road as a 5-
lane roadway prior to adoption of the 2020 CIP, then only the improvements listed in the 2016
CIP (3-lane roadway segment) would be eligible for reimbursement through the CDA. If the
applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full
roadway widening proposed by the applicant would be consistent with the roadway widening
listed in the CIP and would be impact fee eligible for reimbursement through a CDA.
12 DRAFT Apex Northwest
The applicant’s proposal to construct this segment of Lake Hazel Road as a 83.5-foot wide
street section exceeds the MSM and CIP street section width which requires this segment of
Lake Hazel Road to be constructed as a 5-lane Mobility Arterial, a 72-foot wide street section
within 100-feet of right-of-way. The applicant should be required to enter into a CDA with ACHD
for the widening of Lake Hazel road to 5-lanes, a 72-foot street section within 100-feet of right-
of-way consistent with the MSM prior to ACHD’s signature on the first final plat. The
Cooperative Development Agreement should include the roadway construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the
costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim
improvements are not eligible for reimbursement and all costs would be the responsibility of the
The Cooperative Development Agreement should include the roadway construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the
costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim
improvements are not eligible for reimbursement and all costs would be the responsibility of
the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be
in place prior plans acceptance for the final plat necessitating the improvements.
Cooperative Development Agreement;
Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
Dedication of all of the right-of-way necessary to complete the road widening project.
The applicant’s proposal for the sidewalk width exceeds the SMTP which requires a minimum
6-foot wide sidewalk. At a minimum, the applicant should be required to construct a 6-foot wide
sidewalk consistent with the SMTP. The applicant may construct a 10-foot wide sidewalk,
however, ACHD will only contribute funds for the construction of a 6-foot wide sidewalk.
The applicant’s proposal to construct a 19.5-foot wide median on Lake Hazel Road meets
District policy and should be approved, as proposed. This improvement is not eligible for
compensation in the CDA with ACHD. The roadway center island should be platted as right-of-
way owned by ACHD. The applicant or homeowner’s association should enter into a license
agreement with ACHD for any landscaping proposed to be located within the center landscape
island.
If the applicant decides to not fully improve Lake Hazel Road abutting the site, then consistent
with ACHD policy, the following improvements should be constructed.
Dedicate additional right-of-way to total 50-feet from the centerline of Lake Hazel Road
abutting the site, consistent with the MSM.
Widen the pavement on Lake Hazel Road to 17-feet from the centerline of the roadway
abutting the site with a 3-foot wide gravel shoulder.
Construct a minimum 6-foot wide detached concrete sidewalk located a minimum of 41-
feet from the centerline of Lake Hazel Road abutting the site, consistent with the SMTP.
Provide a permanent right-of-way easement for detached sidewalks located outside of
the dedicated right-of-way.
Construct a dedicated eastbound left-turn lane on Lake Hazel Road at access point C,
Apex Avenue.
Construct a westbound dedicated right-turn lane on Lake Hazel Road at access point D,
Aspiration Avenue.
13 DRAFT Apex Northwest
The applicant’s proposal to construct the dedicated right-turn lanes on Lake Hazel Road at
Aspiration Avenue and Apex Avenue meets District policy and should be approved, as proposed.
4. Locust Grove Road
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
14 DRAFT Apex Northwest
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. Applicant Proposal: The applicant has proposed to enter into a Cooperative Development
Agreement (CDA) with ACHD to improve Locust Grove Road abutting the site with three 12-
foot wide travel-lanes with, 6.5-foot wide bike lines, vertical curb, gutter, 8-foot wide planter
strips and 5-foot wide detached concrete sidewalks within 77-feet of right-of-way.
d. Staff Comments/Recommendations: Staff is supportive of the applicant’s proposal to enter
into a CDA to widen Locust Grove Road to 3-lanes abutting the site consistent with the MSM
and the SMTP. Locust Grove Road is not listed in the current 2016 CIP, however, this roadway
segment (Locust Grove Road – Lake Hazel to Amity) is listed in the draft 2020 CIP anticipated
to be adopted in August of 2020, as a 3-lane roadway.
If the applicant chooses to enter into a CDA with ACHD to improve Locust Grove Road as a 3-
lane roadway prior to adoption of the 2020 CIP, then no compensation would be available. If
the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then
the full roadway widening proposed by the applicant would be consistent with the roadway
widening listed in the CIP and would be impact fee eligible for reimbursement through a CDA.
The applicant should be required to enter into a CDA with ACHD for the widening of Locust
Grove Road to 3-lanes from Lake Hazel Road north a quarter mile prior to ACHD’s signature
on the first final plat. The street section for this segment of Locust Grove Road should be 3-
lanes, bike lanes and sidewalks within 74-feet of right-of-way, consistent with the MSM and the
SMTP.
The Cooperative Development Agreement should include the roadway construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the
costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim
improvements are not eligible for reimbursement and all costs would be the responsibility of
the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be
in place prior plans acceptance for the final plat necessitating the improvements.
Cooperative Development Agreement;
Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
Dedication of all of the right-of-way necessary to complete the road widening project.
If the applicant decides to not fully improve Locust Grove Road abutting the site, then consistent
with ACHD policy, the following improvements should be constructed.
Dedicate additional right-of-way to total 37-feet from the centerline of Locust Grove Road
abutting the site, consistent with the MSM.
15 DRAFT Apex Northwest
Widen the pavement on Locust Grove Road to 17-feet from the centerline of the roadway
abutting the site with a 3-foot wide gravel shoulder.
Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 30-
feet from the centerline of Locust Grove Road abutting the site. Provide a permanent
right-of-way easement for detached sidewalks located outside of the dedicated right-of-
way.
Construct a southbound dedicate right-turn lane and a northbound dedicated left-turn
lane dedicated eastbound left-turn lane on Locust Grove Road at access point B, Target
Street.
5. Crescendo Street/Apex Avenue
a. Existing Conditions: There are no collector roadways within the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District’s planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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.
16 DRAFT Apex Northwest
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
Locust Grove Road and at the quarter mile north of Lake Hazel Road and intersect Lake Hazel
Road at the quarter mile west of Locust Grove Road. The Commercial Collector typology as
depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and
on street parking, a 36-foot street section within 50 to 70-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct the entry portion of Crescendo
Street as a 60-foot wide street section with an 18-foot wide center island, two 21-foot wide travel
lanes with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete
sidewalk within 87-feet of right-of-way. The applicant has proposed to construct the remaining
portion of Crescendo Street as a 2-lane 60-foot street section with vertical curb, gutter, an 8-
foot wide planter strip and 5-foot wide detached concrete sidewalks within 87-feet of right-of-
way.
The applicant has proposed to construct the entry portion of Apex Street, north of Lake Hazel
Road and south of Target Street as a 60-foot wide street section with an 18-foot wide center
landscape island, two 21-foot wide travel lanes with vertical curb, gutter, an 8-foot wide planter
strip and 5-foot wide detached concrete sidewalk within 87-feet of right-of-way. In between
the proposed center landscape islands, the applicant has proposed to construct Apex Street
as a 2-lane 45-foot wide street section with vertical curb, gutter, a 15.5-foot wide planter strip
and 5-foot wide detached concrete sidewalks within 87-feet of right-of-way. Additionally, the
applicant has proposed to construct a series of bulb-out with dedicated on-street parking on
the east side of Apex Street between Lake Hazel Road and Target Street.
North of Target Street, the applicant has proposed to construct Apex Street as a 3-lane 50-
foot wide street section with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide
detached concrete sidewalk within 77-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant’s proposal for Crescendo Street does
not meet the District’s Landscape Medians policy that requires the width of an island near an
intersection to be a maximum of 12-feet wide for a minimum distance of 150-feet or the
collector street section and MSM policies and should not be approved, as proposed.
The applicant should be required to construct the entry portion of Crescendo Street with 12-
foot wide center landscape islands, two 21-foot wide travel lanes, vertical curb, gutter, and 7-
foot wide attached or 5-foot wide detached concrete sidewalk.
West of Aspiration Avenue, Crescendo Street should be constructed as a 2-lane 36-foot wide
commercial collector roadway with vertical curb, gutter, and a 7-foot wide attached or 5-foot
wide detached concrete sidewalk.
17 DRAFT Apex Northwest
The applicant’s proposal for Apex Avenue does not meet the District’s Landscape Medians
policy that requires the width of an island near an intersection to be a maximum of 12-feet
wide for a minimum distance of 150-feet or the collector street section and MSM policies and
should not be approved, as proposed.
The applicant should be required to construct the entry portions of Apex Avenue, north of
Lake Hazel Road and south of Target Street with 12-foot wide center landscape islands, two
21-foot wide travel lanes, vertical curb, gutter, and 7-foot wide attached or 5-foot wide
detached concrete sidewalk.
In between the proposed islands, Apex Avenue should be constructed with as a 36-foot wide
commercial collector street section with vertical curb, gutter, and 7-foot wide attached or 5-foot
wide detached concrete sidewalk. The applicant will be required to provide a minimum of 24-
feet of pavement between the bulb-outs, as measured from face-of-curb to face-of-curb. On-
street parking is allowed under the MSM typology for a commercial collector roadway,
therefore the parking on the east side of Apex Avenue should be approved, as proposed. If
the on-street parking is defined with striping, then the parking should be designed meeting all
ADA standards and requirements. The west side of Apex Avenue should be signed “NO
PARKING”.
North of Target Street, Apex Avenue should be constructed as a 2-lane 36-foot wide
commercial collector roadway with vertical curb, gutter, and a 7-foot wide attached or 5-foot
wide detached concrete sidewalk.
All center landscapes islands are limited to a maximum width of 12-feet within 150-feet of an
intersection. Beyond the 150-feet the island may widen to a maximum width of 30-feet. All
islands should be platted as right-of-way owned by ACHD. The applicant or the future owners
association my enter into a license agreement with ACHD for any landscaping within the
islands.
The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are
constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a
permanent right-of-way easement may be provided. If street trees are desired, then 8-foot
wide planter strips should be provided.
6. Apex Avenue/Crescendo Street Intersection
a. Applicant Proposal: The applicant has proposed to construct a single lane mini roundabout
at the Apex Avenue/Crescendo Street intersection.
b. Staff Comments/Recommendations: Staff is supportive of the applicant’s proposal to
construct a single lane mini roundabout at the Apex Avenue/Crescendo Street intersection.
However, this intersection was not included as part of the traffic impact study and because of
this the need for by-pass lanes is unknown. Prior to submitting plans for the mini roundabout
the applicant should be required to submit an intersection analysis to determine if by-pass lanes
are necessary to serve the site. If through the analysis it is determined that a by-pass lane is
needed then it should be included as part of the design of the mini roundabout.
Staff recommends that the mini roundabout be designed to accommodate all turning
movements and the center island and splitter islands should be mountable. The sidewalk at
the roundabout should be detached or separated to discourage pedestrians from crossing
within the roundabout outside of the designated crosswalks.
The applicant should follow the guidance provided in NCHRP 672 and will need to design the
mini roundabout meeting the standards ACHD’s Roundabout Design Guide policy section
5188.
7. Aspiration Avenue and Target Street
18 DRAFT Apex Northwest
a. Existing Conditions: There are no commercial roadways within the site.
b. Policy:
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible
for improving all commercial 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 7208.5 states that right-of-way widths
for new commercial streets shall typically be 50 and 70-feet wide and that the standard street
section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage
of truck traffic, and/or on-street parking.
A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and on-street parking.
A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and bike lanes.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, 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.
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. Applicant’s Proposal: The applicant has proposed to construct the commercial portion of
Aspiration Avenue between Lake Hazel Road and Target Street, as a 33.5-foot street section
with one 13-foot wide travel lane, one 11-foot wide travel lane, a 9-foot wide parking lane on the
east side of the roadway, a 15-foot wide planter strip and 5-foot wide detached concrete
sidewalk on the west side of the roadway with an 8-foot wide planter strip and 5-foot wide
detached concrete sidewalk on the east side of the roadway within 68-feet of right-of-way.
Additionally, the applicant has proposed to construct a series of bulb-out with dedicated on-
street parking on the west side of Aspiration Avenue between Lake Hazel Road and Target
Street.
The applicant has proposed to construct Target Street between Locust Grove Road and
Aspiration Avenue as a 40-foot wide commercial street section with two 11-foot wide travel
lanes, two 9-foot wide parking lanes, vertical curb, gutter, an 8-foot wide planter strip, and 5-
foot wide detached concrete sidewalk within 68-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant’s proposal to construct Aspiration
Avenue between Lake Hazel Road and Target Street, as a 33.5-foot street section with one 13-
foot wide travel lane, one 11-foot wide travel lane, a 9-foot wide parking lane on the east side
of the roadway does not meet District policy and should not be approved, as proposed. The
applicant should be required to construct this segment of Aspiration Avenue as either a 36 or
40-foot wide commercial street section with vertical curb, gutter, and 5-foot wide concrete
sidewalk. The applicant will be required to provide a minimum of 24-feet of pavement between
the bulb-outs, as measured from face-of-curb to face-of-curb. If the on-street parking between
the bulb-outs on the east side of the roadway are defined with striping, then the parking should
be designed meeting all ADA standards and requirements.
19 DRAFT Apex Northwest
The applicant’s proposal to construct Target Street between Locust Grove Road and Aspiration
Avenue as a 40-foot wide commercial street section meet’s District policy and should be
approved, as proposed.
The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are
constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a
permanent right-of-way easement may be provided. If street trees are desired, then 8-foot
wide planter strips should be provided.
8. Local Residential Streets
a. Existing Conditions: There are no local residential streets 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.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant’s Proposal: The applicant has proposed to construct Aspiration Avenue and Hope
Avenue between Target Street and Crescendo Street and to construct Crescendo Street, High
Point Street and Target Street east of Apex Avenue as 40-foot wide street sections with two 11-
20 DRAFT Apex Northwest
foot wide travel lanes, 9-foot parking lanes, vertical curb, gutter, an 8-foot wide planter strip and
5-foot wide detached concrete sidewalks within 68-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy
and should not be approved, as proposed. The applicant should be required to construct the
local residential streets as standard 33-foot wide local street sections with curb, gutter, and 5-
foot wide concrete sidewalks within at least 47-feet of right-of-way.
The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are
constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a
permanent right-of-way easement may be provided. If street trees are desired, then 8-foot wide
planter strips should be provided.
9. Private Roads
a. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County
establish the requirements for private streets. The District retains authority and will review the
proposed intersection of a private and public street for compliance with District intersection
policies and standards. The private road should have the following requirements:
Designed to discourage through traffic between two public streets,
Graded to drain away from the public street intersection, and
If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of
50-feet from the near edge of the intersection and a turnaround shall be provided.
b. Applicant Proposal: The applicant has proposed to construct three 20-foot wide private alleys
to run north/south between Crescendo Street and Target Street. These alleys are proposed to
be mid-block within Block 1, 2, 3, and 4 and located 140-feet, 240-feetwest of Aspiration Street
and 140-feet west of Apex Avenue. The applicant has proposed to construct two east/west alleys
to run between Apex Avenue and Aspiration Avenue located 180-feet and 480-feet north of Lake
Hazel Road. A north/south alley is proposed to run between the two east/west alleys creating an
H-type alley.
c. Staff Comments/Recommendations: If the City of Meridian approves the private road, the
applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at
least 30-feet into the site beyond the edge of pavement of all public streets and install pavement
tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved
by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat
to provide public standard local streets in these locations.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will
be accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
Dedicate a minimum of 50-feet of right-of-way for the road.
Construct the roadway to the minimum ACHD requirements.
Construct a stub street to the surrounding parcels.
10. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
21 DRAFT Apex Northwest
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 7205.4.3 states that optimum spacing for new unsignalized collector roadways
intersecting minor arterials is 1,320-feet as identified in Table 1a (7205.4.6).
District policy 7205.4.7 states that optimum spacing for new unsignalized collector roadways
intersecting principal arterials is 1,320-feet as identified in Table 1b.
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).
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).
c. Applicant’s Proposal: The applicant has proposed to construct Apex Avenue and Aspiration
Avenue to intersect Lake Hazel Road located a quarter mile and 680-feet west of Locust Grove
Road. Aspiration Avenue is proposed to be right-in/right-out only.
The applicant has proposed to construct Crescendo Street and Target Street to intersect Locust
Grove Road located a quarter mile and 660-feet north of Lake Hazel Road.
The applicant has proposed to construct Hope Avenue and Aspiration Avenue to intersect
Crescendo Street 300 and 600-feet east of Apex Avenue.
The applicant has proposed to construct High Point Street and Target Street to intersect Apex
Avenue located 320 and 680-feet south of Crescendo Street.
d. Staff Comments/Recommendations: The applicant’s proposal to construct Apex Avenue
and Aspiration Avenue to intersect Lake Hazel Road and for Crescendo Street and Target
Street to intersect Locust Grove Road should be approved, as proposed, as the need for these
access points was demonstrated though the TIS.
Based on the findings and recommendations of the South Meridian Transportation Plan, access
Apex Street will be restricted to left-in/right-in/right-out in the future. Staff recommends that this
22 DRAFT Apex Northwest
access be approved as a temporary full access. Staff’s recommendation is due to the fact that
this access is a commercial collector on the MSM.
The applicant’s proposal to construct Hope Avenue and Aspiration Avenue to intersect
Crescendo Street 300 and 600-feet east of Apex Avenue and to construct High Point Street and
Target Street to intersect Apex Avenue located 320 and 680-feet south of Crescendo Street.
Do not meet District policy, as these roadways do not offset by 330-feet. However, staff
recommends a modification of policy to allow the roadways to be located, as proposed, as they
create a traditional neighborhood block system. This is a 10% and 4% modification of policy
and can be approved at the Manager of Development Services level.
11. Stub Streets
a. Existing Conditions: There are not stub streets to or from the site.
b. Policy:
Stub Street Policy: District policy 7207.2.4.3 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7207.2.4 except a temporary cul-de-sac will not be required
if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus
of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
In addition, stub streets must meet the following conditions:
A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant has proposed to construct one stub street to the north,
Apex Avenue and three stub streets to the west, Crescendo Street, High Point Street, and
Target Street.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. The applicant should be required to install a sign at the
terminus of each stub street, stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
Temporary turnarounds are not required at the terminus of the stub street, as they are 150-feet
or less in length.
12. Driveways
12.1 Target Street and Aspiration Avenue
a. Existing Conditions: There are no local 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.
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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. Applicant’s Proposal: The applicant has proposed to construct one 36-foot wide driveway onto
Target Street located 360-feet west of Locust Grove Road and one 36-foot wide driveway onto
Aspiration Avenue located 360-feet north of Lake Hazel Road.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should
be approved, as proposed.
13. 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.
14. Bulb-Outs
a. Applicant’s Proposal: The applicant has proposed to construct bulb-outs at the following
intersections/locations:
Target/Aspiration
Target/Apex
Mid-Block on Target Street at Hope Avenue
On Apex Avenue and Aspiration Avenue between Lake Hazel Road and Target Street
b. Staff Comments/Recommendations: The applicant’s proposal to construct bulb-outs at the
intersections and locations identified above is approved, as proposed. The applicant will be
required to provide a minimum of 24-feet of pavement between the bulb-outs at the
intersection, as measured from face of curb to face of curb.
The applicant should be required to provide written fire department approval of use a reduced
street section.
15. 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.
16. Other Access
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Lake Hazel Road is classified as a principal arterial roadway. Locust Grove is classified as a minor
arterial roadway. Apex Avenue and Crescendo Street are classified as collector roadways. Other
than the access specifically approved with this application, direct lot access is prohibited to these
roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Enter into a Cooperative Development Agreement (CDA) with ACHD to construct the Locust
Grove/Lake Hazel intersection as a multi-lane roundabout with 4-lanes on the east and west legs
and 2-lanes on the north and south legs, prior to ACHD’s signature on the first final plat.
The Cooperative Development Agreement should include the roadway construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs
of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements
are not eligible for reimbursement and all costs would be the responsibility of the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be in
place prior plans acceptance for the final plat necessitating the improvements.
Cooperative Development Agreement;
Financial surety provided by the applicant meeting the terms of the Cooperative Development
Agreement;
Dedication of all of the right-of-way necessary to complete the road widening project.
2. If the applicant chooses to enter into a CDA with ACHD to improve the intersection as a multi-lane
roundabout, as proposed prior to adoption of the 2020 CIP, then only the improvements listed in
the 2016 CIP 3-lanes on the north leg, 2-lanes on the south, 2-lanes on the east, and 3-lanes on
the west leg with a westbound bypass right turn bypass lane) would be eligible for reimbursement
through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA
with ACHD, then the full intersection improvement proposed to by the applicant would be consistent
with the intersection improvement listed in the CIP and would be impact fee eligible for
reimbursement through a CDA.
3. If the applicant decides to not fully improve Locust Grove Road/Lake Hazel Road intersection as
listed in the CIP, then install an interim 3 X 3 signalized, prior to ACHD’s signature on the final plat
that contains the 101st building lot. To accommodate the construction of the interim signal, enter
into a signal agreement with ACHD.
The signal agreement shall include requirements that the intersection be designed as a 3 X 3
intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane,
and one thru/right lane on each approach; that the applicant is responsible for all costs associated
with the design, and installation of the interim signal, hardware, and that interim improvements are
not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal
hardware as ACHD does not have these materials available for this project.
In order to ensure the Locust Grove Road/Lake Hazel Road intersection will be improved when
warranted, the following items must be in place prior to plans acceptance of the final plat that
contains the 101st building lot:
Signal Agreement;
Full design and approved plans for the intersection.
4. Enter into a CDA with ACHD for the widening of Lake Hazel Road to 5-lanes, a 72-foot street section
within 100-feet of right-of-way with a 6-foot wide detached concrete sidewalk prior to ACHD’s
25 DRAFT Apex Northwest
signature on the first final plat. The Cooperative Development Agreement should include the
roadway construction, contract requirements, as well as allocation of costs. ACHD will only provide
reimbursement for the costs of permanent roadway improvements consistent with the IFYWP and
CIP. Interim improvements are not eligible for reimbursement and all costs would be the
responsibility of the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be in
place prior plans acceptance for the final plat necessitating the improvements.
Cooperative Development Agreement;
Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
Dedication of all of the right-of-way necessary to complete the road widening
project.
The applicant may construct a 19.5-foot wide median on Lake Hazel Road with the widening of
Lake Hazel Road to 5-lanes, as proposed. This improvement is not eligible for compensation in the
CDA with ACHD. If landscaping is proposed, it should be platted as right-of-way owned by ACHD.
The applicant or homeowner’s association should enter into a license agreement with ACHD for
any landscaping proposed to be located within the center landscape island.
5. If the applicant chooses to enter into a CDA with ACHD to improve Lake Hazel Road as a 5-lane
roadway prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP (3-
lane roadway segment) would be eligible for reimbursement through the CDA. If the applicant waits
until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full roadway widening
proposed by the applicant would be consistent with the roadway widening listed in the CIP and
would be impact fee eligible for reimbursement through a CDA.
6. If the applicant decides to not fully improve Lake Hazel Road, per the CIP, as proposed, then
consistent with ACHD policy, the following improvements should be constructed.
Dedicate additional right-of-way to total 50-feet from the centerline of Lake Hazel Road
abutting the site, consistent with the MSM.
Widen the pavement on Lake Hazel Road to 17-feet from the centerline of the roadway
abutting the site with a 3-foot wide gravel shoulder.
Construct a minimum 6-foot wide detached concrete sidewalk located a minimum of 41-
feet from the centerline of Lake Hazel Road abutting the site, consistent with the SMTP.
Provide a permanent right-of-way easement for detached sidewalks located outside of
the dedicated right-of-way.
Construct a dedicated eastbound left-turn lane on Lake Hazel Road at access point C,
Apex Avenue.
Construct a westbound dedicated right-turn lane on Lake Hazel Road at access point D,
Aspiration Avenue.
Construct a raised median at Aspiration Avenue to restrict the access to right-in/right-
out only.
7. If the applicant chooses to enter into a CDA with ACHD to improve Locust Grove Road as a 3-
lane roadway prior to adoption of the 2020 CIP, then no compensation will be provided. If the
applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full
roadway widening proposed by the applicant would be consistent with the roadway widening
listed in the CIP and would be impact fee eligible for reimbursement through a CDA.
26 DRAFT Apex Northwest
8. Enter into a CDA with ACHD for the widening of Locust Grove Road to 3-lanes from Lake Hazel
Road north a quarter mile to Crescendo Street prior to ACHD’s signature on the first final plat.
The street section for this segment of Locust Grove Road should be 3-lanes, bike lanes and
sidewalks within 74-feet of right-of-way, consistent with the MSM and the SMTP.
The Cooperative Development Agreement should include the roadway construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the
costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim
improvements are not eligible for reimbursement and all costs would be the responsibility of
the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be
in place prior plans acceptance for the final plat necessitating the improvements.
Cooperative Development Agreement;
Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
Dedication of all of the right-of-way necessary to complete the road widening project.
9. If the applicant decides to not fully improve Locust Grove Road abutting the site, then consistent
with ACHD policy, the following improvements should be constructed.
Dedicate additional right-of-way to total 37-feet from the centerline of Locust Grove Road
abutting the site, consistent with the MSM.
Widen the pavement on Locust Grove Road to 17-feet from the centerline of the roadway
abutting the site with a 3-foot wide gravel shoulder.
Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 30-
feet from the centerline of Locust Grove Road abutting the site. Provide a permanent
right-of-way easement for detached sidewalks located outside of the dedicated right-of-
way.
Construct a southbound dedicate right-turn lane and a northbound dedicated left-turn
lane dedicated eastbound left-turn lane on Locust Grove Road at access point B, Target
Street.
10. Construct Apex Avenue to intersect Lake Hazel Road a quarter mile west of Locust Grove Road.
11. Construct Aspiration Avenue to intersect Lake Hazel Road 680-feet west of Locust Grove Road.
12. Construct Crescendo Street to intersect Locust Grove Road a quarter mile north of Lake Hazel
Road.
13. Construct Target Street to intersect Locust Grove Road 660-feet north of Lake Hazel Road.
14. Construct Hope Avenue to intersect Crescendo Street 300-feet east of Apex Avenue
15. Construct Aspiration Avenue to intersect Crescendo Street 600-feet east of Apex Avenue.
16. Construct High Point Street to intersect Apex Avenue 320 south of Crescendo Street.
17. Construct Target Street to intersect Apex Avenue 680-feet south of Crescendo Street.
18. Construct the entry portion of Crescendo Street with 12-foot wide center landscape islands, two 21-
foot wide travel lanes, vertical curb, gutter, and 7-foot wide attached or 5-foot wide detached
concrete sidewalk.
27 DRAFT Apex Northwest
19. West of Aspiration Avenue, construct Crescendo Street as a 2-lane 36-foot wide commercial
collector roadway with vertical curb, gutter, and a 7-foot wide attached or 5-foot wide detached
concrete sidewalk.
20. Construct the entry portions of Apex Avenue, north of Lake Hazel Road and south of Target Street
with 12-foot wide center landscape islands, two 21-foot wide travel lanes, vertical curb, gutter, and
7-foot wide attached or 5-foot wide detached concrete sidewalk.
21. In between the proposed islands, construct Apex Avenue as a 36-foot wide commercial collector
street section with vertical curb, gutter, and 7-foot wide attached or 5-foot wide detached concrete
sidewalk. The applicant will be required to provide a minimum of 24-feet of pavement between the
bulb-outs, as measured from face-of-curb to face-of-curb.
22. On-street parking is allowed on the east side of Apex Avenue. If the on-street parking is defined
with striping, then the parking should be designed meeting all ADA standards and requirements.
The west side of Apex Avenue should be signed “NO PARKING”.
23. North of Target Street, construct Apex Avenue as a 2-lane 36-foot wide commercial collector
roadway with vertical curb, gutter, and a 7-foot wide attached or 5-foot wide detached concrete
sidewalk.
24. All center landscapes islands are limited to a maximum width of 12-feet within 150-feet of an
intersection. Beyond the 150-feet the island may widen to a maximum width of 30-feet. All islands
should be platted as right-of-way owned by ACHD. The applicant or the future owners association
my enter into a license agreement with ACHD for any landscaping within the islands.
25. Prior to submitting plans for the mini roundabout at Apex Avenue and Crescendo Street, the
applicant should be required to submit an intersection analysis to determine if by-pass lanes are
necessary to serve the site. If through the analysis it is determined that a by-pass lane is needed
then it should be included as part of the design of the mini roundabout.
26. Construct Aspiration Avenue between Lake Hazel Road and Target Street as either a 36 or 40-foot
wide commercial street section with vertical curb, gutter, and 5-foot wide concrete sidewalk within
68-feet of right-of-way. Provide a minimum of 24-feet of pavement between the bulb-outs, as
measured from face-of-curb to face-of-curb. If the on-street parking between the bulb-outs on the
east side of the roadway are defined with striping, then the parking should be designed meeting all
ADA standards and requirements.
27. Construct Target Street between Locust Grove Road and Aspiration Avenue as a 40-foot wide
commercial street section with two 11-foot wide travel lanes, two 9-foot wide parking lanes, vertical
curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 68-feet
of right-of-way, as proposed.
28. Construct the internal local residential streets as standard 33-foot wide local street sections with
curb, gutter and 5-foot wide concrete sidewalks within at least 47-feet of right-of-way.
29. The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are
constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a
permanent right-of-way easement may be provided. If street trees are desired, then 8-foot wide
planter strips should be provided.
30. Construct three 20-foot wide private alleys to run north/south between Crescendo Street and Target
Street located 140-feet, 240-feet west of Aspiration Street and 140-feet west of Apex Avenue. Pave
the alleys their full width and at least 30-feet into the site beyond the edge of pavement for all public
streets.
28 DRAFT Apex Northwest
31. Construct two east/west alleys to run between Apex Avenue and Aspiration Avenue located 180-
feet and 480-feet north of Lake Hazel Road. Pave the alleys their full width and at least 30-feet into
the site beyond the edge of pavement for all public streets.
32. Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
33. Construct one stub street to the north, Apex Avenue.
34. Construct 3 stub streets to the west, Crescendo Street, High Point Street and Target Street.
35. Install a sign at the terminus of each stub street, stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE.”
36. Construct one 36-foot wide driveway onto Target Street located 360-feet west of Locust Grove
Road.
37. Construct one 36-foot wide driveway onto Aspiration Avenue located 360-feet north of Lake Hazel
Road.
38. Construct bulb-outs to provide a minimum of 24-feet of pavement between the bulb-outs at the
intersection, as measured from face of curb to face of curb, at the following intersections/locations:
Target/Aspiration
Target/Apex
Mid-Block on Target Street at Hope Avenue
On Apex Avenue and Aspiration Avenue between Lake Hazel Road and Target Street
Provide written fire department approval for use of the reduced street section.
39. Other than the access specifically approved with this application, direct lot access is prohibited to
Lake Hazel Road, Locust Grove Road, Apex Avenue and Crescendo Street and should be noted
on the final plat.
40. 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.
41. 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.
42. Payment of impact fees is due prior to issuance of a building permit.
43. 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.
29 DRAFT Apex Northwest
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. Traffic Impact Study Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines OR Appeal Guidelines
30 DRAFT Apex Northwest
VICINITY MAP
SITE PLAN
31 DRAFT Apex Northwest
32 DRAFT Apex Northwest
Traffic Impact Study Summary
33 DRAFT Apex Northwest
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.
34 DRAFT Apex Northwest
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.
35 DRAFT Apex Northwest
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.
36 DRAFT Apex Northwest
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.