2020-07-07 ACHD Draft Staff Report
1 DRAFT Apex Southeast/
MPP20-0009/ H-2020-0057
Development Services Department
Project/File: Apex Southeast Subdivision/ MPP20-0009/ H-2020-0057
This is an annexation, rezone and preliminary plat application to develop 237
residential lots, 2 commercial lots, 30 common lots and 10 other lots on 81.63 acres
and a development agreement modification with the City of Meridian.
Lead Agency: City of Meridian
Site address: The southeast corner of Lake Hazel Road and Locust Grove Road
Commission
Meeting: XXXX, 2020
Staff Approval: 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 an annexation and rezone
and preliminary plat application to develop 237 residential lots for single family homes, 130 multi-
family units, 2 commercial lots, 30 common lots and 10 other lots on 81.63 acres. The applicant
is also requesting to modify a development agreement with the City of Meridian based on the
proposed development. The property is zoned R-8 based on the recent annexation and rezoning
application.
The City of Meridian’s 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 Community Business District/Medium-High Density Residential C-C/R-15
South Rural Urban Transition (Ada County), Medium-Low Density Residential RUT, R-4
East Rural Urban Transition (Ada County), Medium-Low Density Residential RUT, R-4
West Medium Density Residential R-8
Vicinity Map
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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:
Lavender Height Subdivision, a 187-lot residential development located to the northeast of
the site approved by ACHD on March 27, 2020.
Apex Northwest Subdivision, a 120-residential lot and 11 commercial lot development
located to the northwest 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 to be 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 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 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.
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Lake Hazel Road is listed in the draft CIP that is anticipated to be accepted in August 2020 to
be widened to 5-lanes between Eagle Road and Locust Grove Road.
Lake Hazel Road is listed in the draft CIP that is anticipated to be accepted in August 2020 to
be widened to 5-lanes between Locust Grove Road and SH-69 (Meridian Road).
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.
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 3,007 additional vehicle trips per day;
290 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.
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.
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Intersections, Roadway Segments and Accesses Analyzed in TIS
ROADWAY SEGMENT
To Eagle Road
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Proposed First Phases of Pinnacle/Apex Northwest and Pinnacle/Apex Southeast
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:
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.
Phase 1
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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:
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
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
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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 is 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.
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
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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 Southeast preliminary plat; in addition to being necessary based on
the TIS, access G on Locust Grove Road located 660-feet south of Lake Hazel Road and
access F into Lake Hazel Road located at the quarter mile east of Locust Grove, are shown as
commercial collectors on the MSM. Based on the findings and recommendations of the South
Meridian Transportation Plan, access F 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. A
dedicated eastbound right-turn lane should be constructed at access F, based on the TIS.
Access E on Lake Hazel Road is proposed to be right-in/right-out only and be located 695-feet
east 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.
Access G, H, and I on Locust Grove Road located 660-feet, 1,550-feet, and 2,655-feet south of
Lake Hazel Road meet District policy and should be approve, as proposed. Turn lanes are not
recommended at these intersections.
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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”
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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. Lake Hazel Road/Locust Grove Road 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 or 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
south leg 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.
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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.
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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.
Landscape Medians Policy: District policy 7205.5.15 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
The median is platted as right-of-way owned by ACHD.
The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant Proposal: The applicant has proposed enter into a Cooperative Development
Agreement with ACHD to improve Lake Hazel Road abutting the site with four 11.5-foot wide
travel-lanes, a 19-foot wide median or a center left turn lane, 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. The applicant has proposed to construct dedicated right-turn lanes
on Lake Hazel Road at Peak Avenue and Vertex Way.
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d. Staff Comments/Recommendations: This segment of Lake Hazel Road is listed in the current
CIP to be widened to 3-lanes between 2026 and 2030. However, this segment is listed in the
draft 2020 CIP anticipated to be adopted in August of 2020, to be widened to 5-lanes.
If the applicant chooses to widen Lake Hazel Road, as proposed prior to adoption of the 2020
CIP, then only the improvements listed in the 2016 CIP to widen Lake Hazel Road to 3-lanes
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 widening Lake Hazel Road to 5-lanes as
proposed to by the applicant would be consistent with the improvements listed in the CIP and
would be impact fee eligible for reimbursement through a CDA.
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 righty-
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
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 at Peak
Avenue and taper it to 8.5-feet at Vertex Way 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
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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 at Vertex Way to be used in future for
future access to the north.
Extend the turn lane east of Vertex Way on Lake Hazel Road to create a left-turn lane
for Vertex Way.
Construct a raised median at Peak Avenue to restrict the access to right-in/right-out only.
The applicant’s proposal to construct the dedicated right-turn lanes on Lake Hazel Road at
Peak Avenue and Vertex Way meets District policy and should be approved, as proposed
consistent with the findings of the TIS.
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.
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The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District’s planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Locust Grove Road is designated in
the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section
within 74-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed 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.
Staff Comments/Recommendations: This segment of Locust Grove Road is not listed in the
CIP or in the draft CIP that is anticipated to be adopted in August 2020. The applicant’s proposal
to construct Locust Grove Road abutting the site as a 50-foot wide street section with vertical
curb, gutter, an 8-foot wide planter strip and 5-foot wide concrete sidewalk exceeds ACHD policy
which requires right-of-way dedication, pavement widening, and the construction of sidewalk on
arterial roadways and the MSM which identifies Locust Grove Road as a 46-foot wide street
section.
At a minimum the applicant should be required to:
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.
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Construct a minimum 7-foot wide detached concrete sidewalk located a minimum of 30-
feet from the centerline of Locust Grove 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 center left turn lanes on Locust Grove Road at all street intersections.
If the applicant chooses to fully improve Locust Grove Road abutting the site, then it would be
improved as a 3-lane residential arterial, a 46-foot wide street section with vertical curb, gutter,
and 5-foot wide detached (or 7-foot attached) concrete sidewalk within 74-feet of right-of-way.
If street trees are desired, then 8-foot wide planter strips should be provided.
This segment of Locust Grove Road is not listed in the CIP or IFYWP, therefore, compensation
for right-of-way dedication and improvements will not be provided.
5. Vertex Way/Tower Street
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.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the MSM
with the street typology of Residential Collector. The new collector roadway should intersect
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Lake Hazel Road at the quarter mile east of Locust Grove Road and intersect Locust Grove
Road approximately at the quarter mile south of Lake Hazel Road. The Commercial Collector
typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with
bike lanes, a 36-foot street section within 50 to 70-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct Vertex Avenue to intersect Lake
Hazel Road and extend it though the site transitioning to Tower Street to intersect Locust Grove
Road. The applicant has proposed to construct Vertex Avenue as a 36-foot wide streets section
with 2-lanes, bike lanes, vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide
detached concrete sidewalks within 63-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant’s proposal for the street section meets
District policy and the MSM and should be approved, as proposed. The applicant should be
required to construct 6-foot wide detached concrete sidewalks consistent with the SMTP. The
applicant should be required to dedicate additional right-of-way that extends 2-feet behind the
back of sidewalk. For detached sidewalk, the applicant may also reduce the width of the right-
of-way to 2-feet behind the back-of-curb and provide a permanent right-of-way easement that
extends from the right-of-way line to 2-feet behind the back of sidewalk.
6. Via Roberto Street
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.
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Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum
5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the
street to provide an adequate roadway surface, with the pavement crowned at the ultimate
centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway
storm runoff shall be constructed on the unimproved side.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the MSM
with the street typology of Residential Collector. The new collector roadway should intersect
Locust Grove Road at the half mile south of Lake Hazel Road and intersect SH-69 at the half
mile north of Locust Grove Road. The Residential Collector typology as depicted in the Livable
Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section
within 50 to 70-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct Via Roberto Street to intersect
Locust Grove Road and extend the street along the site’s south property to stub to the site’s
east property line. The applicant has proposed to construct Via Roberto Street as a 36-foot
wide street section with 2-lanes, bike lanes, vertical curb and gutter, with an 8-foot wide planter
strip and 5-foot wide concrete sidewalk on the north side of the street.
d. Staff Comments/Recommendations: The applicant’s proposal exceeds the District policy
which requires pavement widening to ½ of the required with, including curb, gutter and
sidewalk, plus 12-feet of pavement widening beyond the centerline of the roadway, and a 3-
foot wide gravel shoulder and borrow ditch constructed on the improved side.
At a minimum the applicant should be required to construct Via Roberto Street as ½ of a 36-
foot wide residential collector street section with vertical curb, gutter, an 8-foot wide planter
strip and 5-foot wide concrete sidewalk on the north side of the street plus 12-feet of additional
pavement widening beyond the centerline of the roadway and construct a 3-foot wide gravel
shoulder and borrow ditch sized to accommodate the roadway storm runoff on the unimproved
side of the street. The applicant should be required to dedicate right-of-way to encompass the
improvements that extends to from behind the borrow ditch to 2-feet behind the back of
sidewalk. For detached sidewalk, the applicant may also reduce the width of the right-of-way
to 2-feet behind the back-of-curb and provide a permanent right-of-way easement that
extends from the right-of-way line to 2-feet behind the back of sidewalk.
If the applicant chooses to fully improve Via Robert Street, then it would be constructed as a
36-foot wide residential collector roadway with vertical curb, gutter, an 8-foot wide planter strip
and 5-foot wide detached concrete sidewalk consistent with the MSM. The applicant should
be required to dedicate right-of-way that extends 2-feet behind the back of sidewalk on each
side. For detached sidewalk, the applicant may also reduce the width of the right-of-way to 2-
feet behind the back-of-curb and provide a permanent right-of-way easement that extends
from the right-of-way line to 2-feet behind the back of sidewalk.
7. Internal Local Roads
a. Existing Conditions: There are no local roadways within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
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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.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
The median is platted as right-of-way owned by ACHD.
The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
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At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
The license agreement shall contain the District’s requirements of the developer including,
but not limited to, a “hold harmless” clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant’s Proposal: The applicant has proposed to construct the internal local roads as 33-
foot wide local street sections with rolled curb, gutter, 8-foot wide planter strips and 5-foot wide
detached concrete sidewalks within 60-feet of right-of-way.
The applicant has proposed to construct the entry portion of Peak Avenue at Via Roberto Way
and Lake Hazel Road as a 54-foot wide street section with a 12-foot wide center landscape
island, two 21-foot wide travel lanes with vertical curb, gutter, 8-foot wide planter strip and 5-
foot wide detached concrete sidewalk within 81-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant’s proposal for the internal local street
sections meet District policy and should be approved, as proposed. The applicant should be
required to dedicate additional right-of-way to total 2-feet of right-of-way behind the back of
sidewalk, or provide a permanent easement that extends from the right-of-way line to 2-feet
behind the back of sidewalk.
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.
8. Alleys
a. Existing Conditions: There are no alleys within the site.
b. Policy:
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new
residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley
is 16-feet in width building setbacks required by the land use agency having jurisdiction shall
provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3).
The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet.
All alleys shall be improved by paving the full width and length of the right-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of
the improvement by the District as meeting its construction standards, are required for all alleys
contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-
feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the
alley shall be no longer than the agency’s required block length.
Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley
right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The
signs should be located at the alley/street intersections. Parking which is entered from the alley
shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 20-feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the lead
land use agency. The setbacks shall either discourage parking within the alley (where it may
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partially block or occur within the right-of-way) or allow adequate area for one perpendicular
parking pad. In order to discourage parking, building setbacks shall be minimal from the alley
right-of-way line, while still achieving the required 20-feet of back-up space from a garage or
other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20-
feet for back-up space).
Alley Intersections and Offsets Policy: District policy 7210.3.7 states that alleys should
intersect public streets at each end. In specific circumstances as outlined in the policies below,
the District may consider allowing an alley to intersect a public street at only one end. A 90-
degree angle of intersection shall be designed where practical. In no case shall the intersecting
angle be less than 75-degrees, as measured from centerline of intersecting street. An access
to an alley shall be located a minimum of 50-feet from the nearest street (measured centerline
to centerline).
Alley/Local Street Intersections Policy: District Policy 7210.3.7.2 states that alleys may
intersect all types of local streets including minor local streets. Alleys shall generally be
designed with a curb cut type approach when intersecting a local street. Alleys shall generally
intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall
either align with alley/street intersections or provide a minimum 100-foot offset (measured
centerline to centerline) from other local street intersections. For alley intersections with local
streets, the District may consider a reduced offset if the lead land use agency’s required lot size
allows for shorter buildable lots.
c. Applicant Proposal: The applicant has proposed to construct an alley extending from Steeple
Avenue to Capstone Avenue located 145-feet south of Ambition Street. The applicant has also
proposed to construct an alley extending from Steeple Avenue to Capstone Avenue and locate
it 145-feet north of Spire Street. The applicant has proposed to construct the alleys within 20-
feet of right-of-way and pave the alleys their entire width and length.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
9. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways
as identified in Table 1b (7205.4.7).
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1a (7205.4.6).
Collector Offset Policy: District policy 7205.4.6 states that the optimum spacing for new
unsignalized collector roadways intersecting minor arterials is 1,320-feet as identified in Table
1a.
District policy 7205.4.7 states that the optimum spacing for new unsignalized collector roadways
intersecting principal arterials is 1,320-feet as identified in Table 1b.
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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).
c. Applicant’s Proposal: The applicant has proposed to construct the following roads to intersect
Lake Hazel Road, a principal arterial:
Vertex Way (Access F), a collector road, 1,350-feet east of Locust Grove Road.
Peak Avenue (Access E), a local road, 695-feet east of Locust Grove Road, and is
proposed to be restricted to right-in/right-out access only.
The applicant has proposed to construct the following roads to intersect Locust Grove Road:
Tower Street (Access G), a collector road, 660-feet south of Lake Hazel Road
Inflection Street, a local road (Access H), 890-feet south of Tower Street
Via Roberto Street, a collector road (Access I), 1,105-feet south of Inflection Street
The applicant has proposed to construct the following local roads to intersect Vertex Avenue, a
collector road:
Zenith Avenue 215-feet east of Locust Grove Road
Steeple Avenue 295-feet east of Zenith Avenue
Peak Avenue 190-feet east of Steeple Avenue
Capstone Avenue 185-feet east of Peak Avenue
Cadence Avenue 290-feet east of Capstone Avenue
The applicant has proposed to construct Peak Avenue, a local road, to intersect Via Roberto
Street 695-feet east of Locust Grove Road.
d. Staff Comments/Recommendations: 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.
In addition to being necessary based on the TIS, Tower Street (access G) on Locust Grove
Road located 660-feet south of Lake Hazel Road and Vertex Way (access F) onto Lake Hazel
Road located at the quarter mile east of Locust Grove, are shown as commercial collectors on
the MSM. Based on the findings and recommendations of the South Meridian Transportation
Plan, Vertex Way 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. A dedicated eastbound right-turn
lane should be constructed at Vertex Way, based on the TIS.
Peak Avenue (Access E) on Lake Hazel Road is proposed to be right-in/right-out only and be
located 695-feet east of Locust Grove Road. A right-in/right-out only access in this location is
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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.
Tower Street, Inflection Street and Via Roberto Street (Access G, H, and I) on Locust Grove
Road located 660-feet, 1,550-feet, and 2,655-feet south of Lake Hazel Road meet District policy
and should be approved, as proposed. Turn lanes are not recommended at these intersections.
MSM Collectors within the Site Proposed Access Points
The applicant’s proposal to construct the local roads to intersect Vertex Way and Tower Street
do not meet the District’s Local Street Intersection Spacing on a Collector Roadway which states
that new local streets intersecting a collector roadway to align or offset a minimum of 330-feet
from any other street. The applicant should be required to revise the offsets to meet District
policy.
10. Stub Streets
a. Existing Conditions: There are no stub streets within or to the site.
b. Policy:
Stub Street Policy: District policy 7206.2.4.3 (collectors) states that stub streets will be
required to provide circulation or to provide access to adjoining properties. Stub streets will
conform with the requirements described in Section 7206.2.4 (collector) except a temporary cul-
de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall
be installed at the terminus of the stub street stating that, “THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE
FUTURE.”
In addition, stub streets must meet the following conditions:
A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
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Temporary Dead End Streets Policy: 7206.2.4.4 (collector) requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant has proposed to construct a collector road, Via Roberto
Street, to intersect Locust Grove Road along the south property line and stub it to the east
property line.
Staff Comments/Recommendations: The applicant’s proposal to stub Via Roberto Street to
the east property line meets District policy and is consistent with the MSM and should be
approved, as proposed. The applicant should be required to install a sign at the terminus of Via
Roberto Street stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS ROAD
WILL BE EXTENDED AND WIDENED IN THE FUTURE.”
Via Roberto Street extends greater than 150-feet in length requiring the construction of a
temporary turnaround. The applicant should be required to construct a paved temporary
turnaround meeting the dimensional requirements of a standard cul-de-sac at the terminus of
Via Roberto Street. The applicant should be required to grant a temporary turnaround
easement to the District for any portion 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.
11. Driveways
11.1 Vertex Way and Tower Street
a. Existing Conditions: There are no collector roadways within the site.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the
local street system and carry that traffic to the nearest arterial. A secondary function is to service
adjacent property. Access will be limited or controlled. Collectors may also be designated at
bicycle and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access
driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only
driveway. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
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Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway 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,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
c. Applicant’s Proposal: The applicant has proposed 2 commercial lots that will abut a collector
roadway, Vertex Way and Tower Street.
d. Staff Comments/Recommendations: The future development of these 2 commercial lots will
be subject to the District policies listed above.
12. Traffic Calming
a. Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the
design of local street systems should discourage excessive speeds by using passive design
elements. If the design or layout of a development is anticipated to necessitate future traffic
calming implementation by the District, then the District will require changes to the layout and/or
the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The
District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a
passive design element. These alternative methods may require maintenance and/or license
agreement.
b. Staff Comments/Recommendations: Spire Street, Ambition Street and Adventure Street are
greater than 750-feet in length and will need to be redesigned to reduce the length of the roadways
or to include the use of passive design elements. Speed humps/bumps and valley gutter will not
be accepted as traffic calming.
The applicant should be required to submit a revised preliminary plat showing the redesigned
roadways for review and approval prior to ACHD’s signature on the first final plat
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. Landscaping
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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.
15. Other Access
Lake Hazel Road is classified as a principal arterial roadway, Locust Grove Road is classified as a
minor arterial roadway, and Vertex Way and Tower Street are classified as collector roadways.
Other than the access specifically approved with this application, direct lot access is prohibited to
these Lake Hazel Road, Locust Grove Road and Via Roberto Street. Direct lot access for the
proposed commercial parcels onto Vertex Way and Tower Street will be reviewed at the time of the
future development application. Direct lot access onto Vertex Way and Tower Street for the
residential lots south of these streets is prohibited and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. If the applicant chooses to enter into a CDA with ACHD to improve the Lake Hazel Road/Locust
Grove Road 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.
2. 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.
3. If the applicant decides to not fully improve Locust Grove Road/Lake Hazel Road intersection, 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
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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.
4. If the applicant chooses to widen Lake Hazel Road, as proposed, prior to adoption of the 2020 CIP,
then only the improvements listed in the 2016 CIP to widen Lake Hazel Road to 3-lanes 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 widening Lake Hazel Road to 5-lanes as proposed to by
the applicant would be consistent with the improvements listed in the CIP and would be impact fee
eligible for reimbursement through a CDA.
5. 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
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 at Peak Avenue and
taper it to 8.5-feet at Vertex Way 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.
6. 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.
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Construct a dedicated eastbound left-turn lane at Vertex Way to be used in future for
future access to the north.
Extend the turn lane east of Vertex Way to the Vertex Way intersection on Lake Hazel
Road to create a left-turn lane for Vertex Way.
Construct a raised median at Peak Avenue to restrict the access to right-in/right-out only.
7. If the draft CIP is adopted in August 2020, the applicant will receive compensation for the 100-feet
of right-of-way dedication for Lake Hazel Road consistent with District policy. If the draft CIP is not
adopted in August 2020, no additional compensation will be given for right-of-way dedication
greater than 76-feet because the CIP specifies that only 76-feet of right-of-way is required at this
time for this segment of Lake Hazel Road.
8. Construct a dedicated eastbound right-turn lane on Lake Hazel Road at Vertex Way.
9. Construct a dedicated eastbound right-turn lane on Lake Hazel Road at Peak Avenue.
10. Dedicate additional right-of-way to total 37-feet from the centerline of Locust Grove Road abutting
the site. Compensation will not be provided for this right-of-way dedication.
11. 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. Improvements for this segment of Locust Grove Road
is not eligible for compensation.
12. Construct a minimum 7-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.
13. Center left turn lanes should be constructed on Locust Grove Road at all street intersections.
14. If the applicant chooses to fully improve Locust Grove Road abutting the site, then it would be
improved as a 3-lane residential arterial, a 46-foot wide street section with vertical curb, gutter, and
5-foot wide detached (or 7-foot attached) concrete sidewalk within 74-feet of right-of-way. If street
trees are desired, then 8-foot wide planter strips should be provided.
15. Construct Peak Avenue to intersect Lake Hazel Road 695-feet east of Locust Grove Road, as
proposed. Restrict it to right-in/right-out only with a median.
16. Construct Vertex Way to intersect Lake Hazel Road 1,350-feet to the east of Locust Grove Road,
as proposed. This access may be restricted to left-in/right-in/right-out only at the discretion of ACHD
at any time.
17. Construct Tower Street to intersect Locust Grove Road 660-feet south of Lake Hazel Road, as
proposed.
18. Construct Inflection Street to intersect Locust Grove Road 890-feet south of Tower Street, as
proposed.
19. Construct Via Roberto Street to intersect Locust Grove Road 1,105-feet south of Inflection Street,
as proposed.
20. Construct Peak Avenue to intersect Via Roberto Street 695-feet east of Locust Grove Road, as
proposed.
21. Construct Vertex Way and Tower Street as a 36-foot wide residential collector street section with
vertical curb, gutter, an 8-foot wide planter strip and 6-foot wide concrete sidewalk, as proposed.
Dedicate right-of-way that extends to 2-feet behind the back of sidewalk on each side. For detached
sidewalk, the applicant may reduce the right-of-way width to 2-feet behind the back of curb and
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provide a permanent right-of-way easement that extends from the right-of-way line to 2-feet behind
the back of sidewalk.
22. Construct one collector road, Via Roberto Street, along the south property line and stub it to the
east property line, as proposed. Install a sign at the terminus of Via Roberto Street stating that,
“THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS ROAD WILL BE EXTENDED AND
WIDENED IN THE FUTURE.”
Construct a paved temporary turnaround meeting the dimensional requirements of a standard cul-
de-sac at the terminus of Via Roberto Street. Grant a temporary turnaround easement to the
District for any portion 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.
23. Construct Via Roberto Street as ½ of a 36-foot wide residential collector street section with vertical
curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk on the north
side of the street plus 12-feet of additional pavement widening beyond the centerline established
for the street with a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the
roadway storm runoff on the south side of the street. Dedicate right-of-way to encompass the
improvements that extends to from behind the borrow ditch to 2-feet behind the back of sidewalk.
For detached sidewalk, the applicant may also reduce the width of the right-of-way to 2-feet behind
the back-of-curb and provide a permanent right-of-way easement that extends from the right-of-
way line to 2-feet behind the back of sidewalk.
24. If the applicant chooses to fully improve Via Robert Street, then it should be constructed as a 36-
foot wide residential collector roadway with vertical curb, gutter, an 8-foot wide planter strip and 5-
foot wide detached concrete sidewalk. The applicant should be required to dedicate right-of-way
that extends 2-feet behind the back of sidewalk on each side. For detached sidewalk, the applicant
may also reduce the width of the right-of-way to 2-feet behind the back-of-curb and provide a
permanent right-of-way easement that extends from the right-of-way line to 2-feet behind the back
of sidewalk.
25. Construct all local roads intersecting Vertex Way and Tower Street to be offset at least 330-feet.
26. Construct the internal local roads as 33-foot wide local street sections with rolled curb, gutter, 8-
foot wide planter strips and 5-foot wide detached concrete sidewalks within 60-feet of right-of-way,
as proposed.
27. Construct the entry portion of Peak Avenue at Via Roberto Street and Lake Hazel Road as a 54-
foot wide street section with a 12-foot wide center landscape island, two 21-foot wide travel lanes
with vertical curb, gutter, 8-foot wide planter strip and 5-foot wide detached concrete sidewalk within
81-feet of right-of-way, as proposed. Plat the roadway center island as right-of-way owned by
ACHD. Enter into a license agreement with ACHD for any landscaping proposed to be located
within the center landscape island.
28. Construct a 20-foot wide paved alley within 20-feet of right-of-way from Steeple Avenue to
Capstone Avenue and locate it 145-feet south of Ambition Street, as proposed.
29. Construct a 20-foot wide paved alley within 20-feet of right-of-way from Steeple Avenue to
Capstone Avenue and locate it 145-feet north of Spire Street, as proposed.
30. Redesign Spire Street, Ambition Street and Adventure Street to reduce the length of the roadways
or to include passive design elements and submit a revised preliminary plat showing the
redesigned roadways for review and approval prior to ACHD’s signature on the first final plat.
Speed humps/bumps and valley gutter will not be accepted as traffic calming.
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31. Other than access specifically approved with this application, direct lot access is prohibited to Lake
Hazel Road and Locust Grove Road and should be noted on the final plat. Direct lot access for the
proposed commercial parcels onto Vertex Way and Tower Street will be reviewed at the time of the
future development application. Direct lot access onto Vertex Way and Tower Street for the
residential lots south of these streets is prohibited and should be noted on the final plat.
32. 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.
33. Payment of impact fees is due prior to issuance of a building permit.
34. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities
Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA
compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
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
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to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines OR Appeal Guidelines
VICINITY MAP
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SITE PLAN
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review
is to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com
for e-mail notification information.
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Development Process Checklist
Items Completed to Date:
Submit a development application to a City or to Ada County
The City or the County will transmit the development application to ACHD
The ACHD Planning Review Section will receive the development application to review
The Planning Review Section will do one of the following:
Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at
this time.
Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
For ALL development applications, including those receiving a “No Review” letter:
The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
Driveway or Property Approach(s)
Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
Working in the ACHD Right-of-Way
Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit
Application” to ACHD Construction – Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
Sediment & Erosion Submittal
At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
Idaho Power Company
Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
Final Approval from Development Services is required prior to scheduling a Pre-Con.
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
and Clerk of the District, which must be filed within ten (10) working days from the date of
the decision that is the subject of the appeal. The notice of appeal shall refer to the
decision being appealed, identify the appellant by name, address and telephone number
and state the grounds for the appeal. The grounds shall include a written summary of the
provisions of the policy relevant to the appeal and/or the facts and law relied upon and
shall include a written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also consider
and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the Development Services
Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission’s next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of
fact or law in the earlier action. The request may also be supported by oral testimony at
the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at which
the matter is to be returned. The Commission shall only take action on the original matter
at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.