2020-08-05 ACHD Approval Letter ""0 CHD
Mary May, President
n ® Kent Goldthorpe,Vice-President
Rebecca W.Arnold,Commissioner
Sara M. Baker,Commissioner
Jim D. Hansen,Commissioner
August 5, 2020
To: Mike Wardle
Brighton Murgoitio
2929 W. Navigator Drive
Meridian, ID 83642
Subject: MPP20-0008/H-2020-0056
M PP20-0009/H-2020-0057
Northwest and Southeast corner of Locust Grove Road/Lake Hazel Road
Apex Southeast Subdivision and Apex Northwest Subdivision
On August 5, 2020 the Ada County Highway District acted on your application for the above
referenced projects. The attached report includes site specific conditions of approval.
If you have any questions, please feel free to contact me at (208) 387-6293.
Sincerely,
a )b
Paige Bankhead, E.I.
Planner II
Development Services
cc: Sonya Allen - City of Meridian
Mike Wardle - Rep
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Development Services Department
CHD
Project/File: Apex Northwest Subdivision/ MPP20-0008/ H-2020-0056
This is a preliminary plat application to develop 120 residential lots, 11 commercial lots
and 14 common lots on 41.76 acres.
Lead Agency: City of Meridian
Site address: The northwest corner of Lake Hazel Road and Locust Grove Road
Commission
Meeting: August 5, 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.orp
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a preliminary plat application
to develop 120 residential lots, 11 commercial lots and 14 common lots on 41.76 acres. The
property is zoned C-C and R-8 based on the recent annexation and rezoning application.
The City of Meridian Future Land Use Map designates this area as medium density residential and
a neighborhood center.
2. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Medium-High Density Residential R-15
South Community Business District/Medium-High Density Residential C-C/R-15
East Community Business District/Medium-High Density Residential C-C/R-15
West Medium-High Density Residential/Medium Density Residential R-15/R-8
3. Site History: ACHD staff previously reviewed this site as Apex Rezoning/MER20-0068 in June
2020.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
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MPP20-0008/ H-2020-0056
• Apex Southeast Subdivision, a 237 residential lot and 2 commercial lot development located
to the southeast of the site and currently under review by ACHD.
5. Transit: Transit services are not available to serve this site.
6. Gas Pipeline: The Williams Pipeline falls within the proposed development. Coordination with the
owner of the pipeline prior to final design is recommended to ensure that their requirements are
met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if
public street improvements are proposed or required within the pipeline easement.
7. New Center Lane Miles: The proposed development includes 1.20 centerline miles of new public
road.
8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. The impact fee assessment will not be released until the civil plans are approved by ACHD.
9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Eagle Road is scheduled in the IFYWP to be widened to 5-lanes from Lake Hazel Road to
Amity Road in 2023.
• Eagle Road is scheduled in the IFYWP to be widened to 5-lanes from Amity Road to Victory
Road in 2021.
• The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be
widened to 5-lanes on the north leg, 4-lanes on the south leg, 3-lanes on the west leg and 4-
lanes on the east leg and signalized in 2023.
• Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Locust Grove Road to
Eagle Road between 2026 and 2030.
• Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Meridian Road (SH-69) to
Locust Grove Road between 2026 and 2030.
• Amity Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle
Road between 2026 and 2030.
• The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be
reconstructed as a single lane roundabout widened to 3-lanes on the north leg, 2-lanes on the
south, 2-lanes east, and 3-lanes on the west leg with a westbound bypass right turn bypass
lane between 2026 and 2030.
• The intersection of Lake Hazel Road and SH-69 is listed in the CIP to be widened to 7-lanes
on the north, south, west and east legs and signalized between 2026 and 2030.
• The intersection of Locust Grove Road and Amity Road is listed in the CIP to widened to 4-
lanes on the north leg, 3-lanes on the south leg, 5-lanes on the west leg and 6-lanes on the
east leg and signalized between 2026 and 2030.
• 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 updated in 2018. The plan seeks to
implement the Planned Bicycle Network to support bicycling as a viable transportation option for
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MPP20-0008/ H-2020-0056
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.
Th The BMP identifies Lake Hazel Road as Level 3 facility and Locust Grove Road as a Level 2
facility. 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. The applicant will dedicate right-of-way on Lake Hazel Road and Locust Grove Road
consistent with the MSM and the Roadways to Bikeways Master plan to provide for the future
facilities. The applicant is proposing to enter into a Cooperative development Agreement (CDA)
with ACHD to build the full street section for segments of both Lake Haze Road and Locust Grove
Road. If the CDA is approved in a future action, the applicant will construct Level 3 bicycle facilities
as part of the project.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 3,312 additional vehicle trips per day;
296 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
Kittelson &Associates prepared a traffic impact study for the proposed Apex Southeast Subdivision
and Apex Northwest Subdivision. An executive summary of the findings as presented by Kittelson
& Associates can be found as Attachment 3. The executive summary is not the opinion of
ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD
policies and practices, and may have additional requirements beyond what is noted in the summary.
ACHD Staff comments on the submitted traffic impact study can be found below under staff
comments.
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MPP20-0008/ H-2020-0056
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Intersections, Roadway Segments and Accesses Analyzed in TIS
3. Mitigation/Required Improvements
a. Policy:
Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a
minimum, for each roadway segment and intersection that does not meet the minimum
acceptable level of service planning threshold or v/c ratio, the report must discuss feasible
measures to avoid or reduce the impact to the system. To be considered adequate, measures
should be specific and feasible. Mitigation may also include:
• Revision to the Phasing Plan to coincide with the District's planning Capital Projects.
• Reducing the scope and/or scale of the project.
Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures
such as roadway widening and intersection improvements are infeasible as determined by
ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation
measures shall demonstrate that impacts from the project will be offset.
• If the impacted roadway segments and/or intersections are programmed as funded in
the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP);
no alternative mitigation is required.
• If the impacted roadway segments and/or intersections are not programmed in either
the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide
a safety analysis to determine alternative mitigation requirements.
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MPP20-0008/ H-2020-0056
o If the impacted roadway segments and intersections meet the minimum
acceptable level of service planning thresholds in the shoulder hour the
applicant may suggest feasible alternative mitigation such as: sidewalks, bike
facilities, connectivity, safety improvements, etc. within 1.5 miles of the
proposed development.
o If the shoulder hour planning thresholds are exceeded the applicant may
request to enter into a Development Agreement and pay into the Priority
Corridor Fund an amount determined by the ACHD to offset impacts from the
project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District's future Capital
Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
shall not be required to provide mitigation for a roadway or intersection that currently exceeds
the minimum acceptable level of service planning threshold or V/C ratio.
b. Staff Comments/Recommendations: The traffic impact study included an analysis of two
preliminary plat applications, Pinnacle/Apex Northwest and Pinnacle/Apex Southeast. The
applicant has indicated that both preliminary plats will be final platted concurrently. Because of
this, both preliminary plat applications will include the same findings and recommendations, as
presented in the traffic impact study, and the thresholds for improvements will be reported the
same.
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MPP20-0008/ H-2020-0056
Proposed First Phases of Pinnacle/Apex Northwest and Pinnacle/Apex Southeast.
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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
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MPP20-0008/ H-2020-0056
August of 2020. If the applicant chooses to move forward with this development application
prior to the completion of ACHD's 2020 CIP updated, then the applicant would not be
compensated for the Locust Grove Road right-of-way dedication or proposed roadway
improvements.
Depending on the timing of this development, this segment of Locust Grove Road may be
included in the next CIP update estimated to be completed in August 2020. If this segment of
roadway is included in the 2020 CIP prior to the dedication of right-of-way and the construction
of the proposed roadway improvements then proposed, then the applicant should enter into a
CDA with ACHD to improve Locust Grove Road abutting the site as a 3-lane roadway, as
proposed. See Finding for consideration 4 below.
Locust Grove Road/Lake Hazel Road Intersection
The TIS recommends a single-lane roundabout with a westbound right-turn bypass lane at the
intersection of Locust Grove Road and Lake Hazel Road be constructed to mitigate the impacts
of the 2025 background traffic or with the development of 100 units or when 100 PM peak hour
trips are generated by the development. The study notes that a 3X3 interim signal would be
acceptable mitigation. Additionally, the TIS recommends a multi-lane roundabout with 4-lanes
on the east and west legs and 2-lanes on the south leg when the development generates 440
PM peak hour trips.
The intersection of Lake Hazel Road and Locust Grove Road is listed in the current CIP to be
reconstructed as a multi-lane roundabout with 3-lanes on the north leg, 2-lanes on the south, 2-
lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane
between 2026 and 2030. However, the intersection is listed in the draft 2020 CIP anticipated to
be adopted in August of 2020, as a multi-lane roundabout with 4-lanes on the east and west
legs and 2-lanes on the north and south legs of the intersection.
The applicant has proposed to enter into a CDA with ACHD to improve the intersection as a
multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the south leg, as
listed in the 2020 CIP with the first phase of the development. See Finding 2 Below.
Off-site
Amity Road - Locust Grove to Eagle Road
The TIS recommends that Amity Road between Locust Grove Road and Eagle Road be
widened to 3-lanes for the 2025 background traffic or with the development of 173 units, or the
site generates 173 PM peak hour trips; and 5-lanes with the development of 370 units, or the
site generates 370 PM peak hour trips. This segment of Amity Road is listed in the CIP to be
widened to 5-lanes between 2026 and 2030. It infeasible for the applicant to widen this segment
of Amity Road due to right-of-way constrains. 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. 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.
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.
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MPP20-0008/ H-2020-0056
SH-69/Lake Hazel Road
Although the SH-69/Lake Hazel Road intersection is anticipated to operate at an overall
acceptable level of service under total traffic conditions in 2025, the TIS recommends the
construction of a westbound right-turn lane on Lake Hazel Road at the intersection of SH-
69/Lake Hazel Road for the 2025 background traffic or when the development generates 187
PM peak hour trips prior to 2025. The site traffic at this intersection is only 4% of the total
2025 traffic. Therefore, consistent with District policy 7205.3.1 Level of Service Planning
Threshold, which states, a proposed development with site traffic less than 10% of the existing
downstream roadway or intersection peak hour traffic shall not be required to provide
mitigation; no improvements are required for this intersection on the Lake Hazel legs of the
intersection. However, the applicant should discuss with the City of Meridian and ITD to
determine if any improvements are necessary for this intersection, this intersection is
proposed to be included as part of ITD's SH-69 study in the future.
Access Analysis
The traffic impact study included an access analysis to demonstrate that proposed access
points on to Lake Hazel Road and Locust Grove Road are necessary to serve the site. The
traffic impact study did not demonstrate that the access points are necessary to serve the site
from a traffic perspective, but that the access points are needed for circulation, to maintain
acceptable level of service thresholds on local residential and collector roadways, and to
prevent the traveling public from traveling through local residential streets to access commercial
land uses. Additionally, the analysis showed that the access points will not have operational
deficiencies and access spacing requirements are met.
Specific to the Pinnacle Northwest preliminary plat; in addition to being necessary based on the
TIS, access A (Crescendo Street) and C (Apex Avenue) are proposed to be located on Locust
Grove Road and Lake Hazel Road at the quarter mile north and west of the Locust Grove/Lake
Hazel intersection, are shown as commercial collectors on the MSM. Based on the findings
and recommendations of the South Meridian Transportation Plan, access C will be restricted to
left-in/right-in/right-out in the future. Staff recommends that this access be approved as a
temporary full access. Staff's recommendation is due to the fact that this access is a commercial
collector on the MSM. Consistent with the TIS, an eastbound dedicated left-turn lane should be
constructed at access C. The extension of the left-turn lane to the west is located off-site,
however, the abutting property to the north is included in the future Apex development by the
applicant. The applicant should construct the turn-lane and dedicate additional right-of-way as
necessary to accommodate the left-turn lane.
Based on the findings of the traffic impact study access B (Target Street)on Locust Grove Road
proposed to be located 660-feet north of Lake Hazel Road should be approved, as proposed.
A southbound dedicated right-turn lane and a northbound dedicated left-turn lane should be
constructed at this intersection, as recommended in the TIS.
Access D (Aspiration Avenue) on Lake Hazel Road is proposed to be right-in/right-out only and
be located 680-feet west of Locust Grove Road. A right-in/right-out only access in this location
is consistent with the South Meridian Transportation Plan. A dedicated right-turn lane should
be constructed at this intersection based on the findings of the TIS.
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MPP20-0008/ H-2020-0056
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4. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
PM Peak PM Peak Hour Existing
Roadway Frontage Functional Hour Level of Plus
Classification Traffic Service Project
Count
SH-69** 780-feet Principal Arterial 1,513 N/A N/A
Lake Hazel Road Better than
(west of Locust Grove 2,640-feet Principal Arterial 330 Better than "D" „E„
Rd
Lake Hazel Road Better than
(east of Locust Grove 1,320-feet Principal Arterial 351 Better than "D" „E„
Rd
Locust Grove Road
(north of Lake Hazel 1,320-feet Minor Arterial 255 Better than "Y "F"
Rd)
Locust Grove Road Better than
(south of Lake „)ke Hazel 2,640-feet Minor Arterial 143 Better than "Y „E
Amity Road 0-feet Minor Arterial 465 Better than "Y "F"
* 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.
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MPP20-0008/ H-2020-0056
• 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
collaboration with the City of Meridian and was adopted by the ACHD Commission in September of
2009. The SMTP recommends the following abutting and within and abutting the site:
• Preserving right-of-way for the future widening of Lake Hazel Road to 5-lanes and the
construction of 6-foot wide detached sidewalks on Lake Hazel Road.
• Preserving right-of-way for future widening of Locust Grove Road to 3-lanes and the
construction of 7-foot wide detached sidewalks.
• Preserving right-of-way for future construction of a 2-lane residential collector roadway and
the construction of 5-foot wide detached sidewalks.
• Preserving right-of-way for future construction of a 3-lane commercial collector roadways
and the construction of 6-foot wide detached sidewalks.
2. Locust Grove Road/Lake Hazel Intersection
The traffic impact study notes that Locust Grove/Lake Hazel intersection is anticipated to the exceed
acceptable level of service planning threshold LOS "E" when the development generates 100 PM
peak hour trips and will need to be improved with either a single lane roundabout enter into a
Cooperative Development Agreement (CDA) with ACHD to construct the Locust Grove/Lake Hazel
intersection as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes on the
north and south legs with the first phase of the development.
The intersection of Lake Hazel Road and Locust Grove Road is listed in the current CIP to be
reconstructed as a multi-lane roundabout with 3-lanes on the north leg, 2-lanes on the south, 2-
lanes on the east, and 3-lanes on the west leg with a westbound bypass right turn bypass lane
between 2026 and 2030. However, the intersection is listed in the draft 2020 CIP anticipated to be
adopted in August of 2020, as a multi-lane roundabout with 4-lanes on the east and west legs and
2-lanes on the north and south legs of the intersection.
If the applicant chooses to enter into a CDA with ACHD to improve the intersection as a multi-lane
roundabout, as proposed prior to adoption of the 2020 CIP, then only the improvements listed in
the 2016 CIP 3-lanes on the north leg, 2-lanes on the south, 2-lanes on the east, and 3-lanes on
the west leg with a westbound bypass right turn bypass lane) would be eligible for reimbursement
through the CDA. If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA
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MPP20-0008/ H-2020-0056
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.
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 intersection, prior to ACHD's signature on the final plat
that contains the 101s' 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 101s' 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.
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Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Lake Hazel Road is designated in the
MSM as a Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within
100-feet of right-of-way 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.
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• 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 to enter into a Cooperative Development
Agreement (CDA) with ACHD to improve Lake Hazel Road abutting the site with four 11.5-foot
wide travel-lanes, a 19-foot wide center landscape median, vertical curb, gutter, 8-foot wide
planter strips and 10-foot wide detached concrete sidewalks within 109-feet of right-of-way to
120.5-feet of right-of-way, with the first phase of the development. The applicant has proposed
to construct dedicated right-turn lanes on Lake Hazel Road at Aspiration Avenue and Apex
Avenue.
STRE ET S ECTI O N J
d. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to enter
into a CDA to widen Lake Hazel Road to 5-lanes abutting the site consistent with the MSM and
the SMTP. Lake Hazel Road is listed in the current 2016 CIP to be widened to a 3-lanes from
Locust Grove Road to Eagle Road between 2026 and 2030. However, this roadway segment
is listed in the draft 2020 CIP anticipated to be adopted in August of 2020, as a 5-lane roadway.
If the applicant chooses to enter into a CDA with ACHD to improve Lake Hazel Road as a 5-
lane roadway prior to adoption of the 2020 CIP, then only the improvements listed in the 2016
CIP (3-lane roadway segment) would be eligible for reimbursement through the CDA. If the
applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full
roadway widening proposed by the applicant would be consistent with the roadway widening
listed in the CIP and would be impact fee eligible for reimbursement through a CDA.
Lake Hazel Road is identified as a level 3 facility with a multi-use path, buffered or protected
bike lanes as appropriate facilities. The applicant has proposed to enter a CDA with ACHD to
fully improve Lake Hazel Road abutting the site and construct a detached 10-foot wide multi-
use pathway. Because this section of Lake Hazel Road hasn't been programmed for
improvements by ACHD, it hasn't been designed and a final determination regarding the bike
facilities hasn't been made. Staff recommends that the 10-foot multi-use pathway be
constructed with Lake Hazel Road with this development due to the fact that it is has been
approved in previous concept studies for Lake Hazel Road, is preferred by the City of Meridian
and is consistent with the BMP.
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.
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• 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 to construct the dedicated westbound right-turn lanes on Lake Hazel
Road at Aspiration Avenue, access D, and Apex Avenue, access C, meets District policy and
should be approved, as proposed. The applicant's proposal to construct a dedicated
eastbound left-turn lane on Lake Hazel road at access point C meets District policy and
should be approved, as proposed. The extension of the left-turn lane to the west is located off-
site, however, the abutting property to the north is included in the future Apex development by
the applicant. The applicant should construct the turn-lane and dedicate additional right-of-
way as necessary to accommodate the left-turn lane.
The applicant's proposal to construct a 19-foot wide median on Lake Hazel Road meets District
policy and should be approved, as proposed. This improvement is not eligible for compensation
in the CDA with ACHD. The roadway center island should be platted as right-of-way owned by
ACHD. The applicant or homeowner's association should enter into a license agreement with
ACHD for any landscaping proposed to be located within the center landscape island.
If the applicant decides to not fully improve Lake Hazel Road abutting the site, then consistent
with ACHD policy, the following improvements should be constructed.
• Dedicate additional right-of-way to total 50-feet from the section line of Lake Hazel Road
abutting the site, consistent with the MSM.
• Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway
abutting the site with a 3-foot wide gravel shoulder.
• Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 43-
feet from the section line of Lake Hazel Road abutting the site. Provide a permanent
right-of-way easement for detached sidewalks located outside of the dedicated right-of-
way.
• Construct a dedicated westbound right-turn lane on Lake Hazel Road at access point D,
Aspiration Avenue and access point C, Apex Avenue.
• Construct a dedicated eastbound left-turn lane on Lake Hazel Road at access point C,
Apex Avenue.
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
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feet of right-of-way. This width typically accommodates a single travel lane in each direction, a
continuous center left-turn lane, and bike lanes.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Locust Grove Road is designated in
the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section
within 74-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to enter into a Cooperative Development
Agreement (CDA)with ACHD to improve Locust Grove Road abutting the site with three travel-
lanes, vertical curb, gutter, 8-foot wide planter strips and 10-foot wide detached multi-use
pathways.
d. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to enter
into a CDA to widen Locust Grove Road to 3-lanes abutting the site consistent with the MSM
and the SMTP. Locust Grove Road is not listed in the current 2016 CIP, however, this roadway
segment (Locust Grove Road — Lake Hazel to Amity) is listed in the draft 2020 CIP anticipated
to be adopted in August of 2020, as a 3-lane roadway.
If the applicant chooses to enter into a CDA with ACHD to improve Locust Grove Road as a 3-
lane roadway prior to adoption of the 2020 CIP, then no compensation would be available. If
the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then
the full roadway widening proposed by the applicant would be consistent with the roadway
widening listed in the CIP and would be impact fee eligible for reimbursement through a CDA.
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Locust Grove Road is identified as a level 2 facility with a shoulder bike lane, convention bike
lane, or buffered bike lane as appropriate facilities s. The applicant has proposed to fully improve
Locust Grove Road abutting the site and construct a 10-foot wide multi-use pathway. Because
this section of Locust Grove Road hasn't been programmed for improvements by ACHD, it hasn't
been designed and a final determination regarding the bike facilities hasn't been made. Staff
recommends that the 10-foot multi-use pathway be constructed with Locust Grove Road with
this development due to the fact that it is supported by the City of Meridian and is consistent with
the BMP and proposal for Lake Hazel Road.
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 to construct the dedicated southbound right-turn lane and dedicated
northbound left-turn lane on Locust Grove Road at access point B, Target Street, meets District
policy and should be approved, as proposed consistent with the findings of the TIS.
If the applicant decides to not fully improve Locust Grove Road abutting the site, then consistent
with ACHD policy, the following improvements should be constructed.
• Dedicate additional right-of-way to total 37-feet from the section line of Locust Grove
Road abutting the site, consistent with the MSM.
• Widen the pavement on Locust Grove Road to 17-feet from the section line of the
roadway abutting the site with a 3-foot wide gravel shoulder.
• Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 30-
feet from the section line of Locust Grove Road abutting the site. Provide a permanent
right-of-way easement for detached sidewalks located outside of the dedicated right-of-
way.
• Construct a dedicated southbound right-turn lane and a dedicated northbound left-turn
lane on Locust Grove Road at access point B, Target Street.
5. Crescendo Street/Apex Avenue
a. Existing Conditions: There are no collector roadways within the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
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Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike
lanes.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the MSM
with the street typology of Commercial Collector. The new collector roadway should intersect
Locust Grove Road and at the quarter mile north of Lake Hazel Road and intersect Lake Hazel
Road at the quarter mile west of Locust Grove Road. The Commercial Collector typology as
depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and
on street parking, a 36-foot street section within 50 to 70-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct the entry portion of Crescendo
Street as a 60-foot wide street section with an 18-foot wide center island, two 21-foot wide travel
lanes with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete
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sidewalk within 87-feet of right-of-way. The applicant has proposed to construct the remaining
portion of Crescendo Street as a 2-lane commercial collector, a 47-foot street section with two
11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on both side of
the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached
concrete sidewalks within 77-feet of right-of-way, consistent with ACHD's Livable Street Design
Guide.
d. The applicant has proposed to construct the entry portion of Apex Street, north of Lake Hazel
Road and south of Target Street as a 60-foot wide street section with an 18-foot wide center
landscape island, two 21-foot wide travel lanes with vertical curb, gutter, an 8-foot wide planter
strip and 5-foot wide detached concrete sidewalk within 87-feet of right-of-way. In between the
proposed center landscape islands, the applicant has proposed to construct Apex Street as a
2-lane commercial collector, a 47-foot street section with two 11-foot wide travel lanes, 5-foot
wide bike lanes, 7.5-foot wide parking lanes on both side of the roadway, with vertical curb,
gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet
of right-of-way, consistent with ACHD's Livable Street Design Guide. Additionally, the applicant
has proposed to construct a series of bulb-outs to define parking and provide traffic calming at
key pedestrian crossing.
North of Target Street, the applicant has proposed to construct Apex Street as a as a 2-lane
commercial collector, a 47-foot street section with two 11-foot wide travel lanes, 5-foot wide
bike lanes, 7.5-foot wide parking lanes on both side of the roadway, with vertical curb, gutter,
an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of right-
of-way, consistent with ACHD's Livable Street Design Guide.
e. Staff Comments/Recommendations: The applicant's proposal for the entry portion of
Crescendo Street does not meet the District's Landscape Medians policy that requires the
width of an island near an intersection to be a maximum of 12-feet wide for a minimum
distance of 150-feet or the and should not be approved, as proposed.
The applicant should be required to construct the entry portion of Crescendo Street with 12-
foot wide center landscape islands, two 21-foot wide travel lanes, vertical curb, gutter, and 7-
foot wide attached or 5-foot wide detached concrete sidewalk.
The applicant's proposal to construct Crescendo Street West of Aspiration Avenue, as a 2-
lane commercial collector with bike lanes and on-street parking, meets District policy and
should be approved, as proposed.
The applicant's proposal for the entry portion of Apex Avenue does not meet the District's
Landscape Medians policy that requires the width of an island near an intersection to be a
maximum of 12-feet wide for a minimum distance of 150-feet or the collector street section
and MSM policies and should not be approved, as proposed.
The applicant should be required to construct the entry portions of Apex Avenue, north of
Lake Hazel Road and south of Target Street with 12-foot wide center landscape islands, two
21-foot wide travel lanes, vertical curb, gutter, and 7-foot wide attached or 5-foot wide
detached concrete sidewalk.
In between the proposed islands, Apex Avenue should be constructed as a 2-lane commercial
collector with bike lanes and on-street parking, as proposed. The applicant will be required to
provide a minimum of 24-feet of pavement between the bulb-outs, as measured from face-of-
curb to face-of-curb.
The applicant's proposal to construct Apex Avenue, north of Target Street, as a 2-lane
commercial collector with bike lanes and on-street parking, meets District policy and should be
approved, as proposed.
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All center landscapes islands are limited to a maximum width of 12-feet within 150-feet of an
intersection. Beyond the 150-feet the island may widen to a maximum width of 30-feet. All
islands should be platted as right-of-way owned by ACHD. The applicant or the future owners
association my enter into a license agreement with ACHD for any landscaping within the
islands.
The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are
constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a
permanent right-of-way easement may be provided. If street trees are desired, then 8-foot
wide planter strips should be provided.
If the on-street parking is defined with striping, then the parking should be designed meeting
all ADA standards and requirements.
6. Apex Avenue/Crescendo Street Intersection
a. Applicant Proposal: The applicant has proposed to construct a single lane mini roundabout
at the Apex Avenue/Crescendo Street intersection.
b. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to
construct a single lane mini roundabout at the Apex Avenue/Crescendo Street intersection.
However, this intersection was not included as part of the traffic impact study and because of
this the need for by-pass lanes is unknown. Prior to submitting plans for the mini roundabout
the applicant should be required to submit an intersection analysis to determine if by-pass lanes
are necessary to serve the site. If through the analysis it is determined that a by-pass lane is
needed then it should be included as part of the design of the mini roundabout.
Staff recommends that the mini roundabout be designed to accommodate all turning
movements and the center island and splitter islands should be mountable. The sidewalk at
the roundabout should be detached or separated to discourage pedestrians from crossing
within the roundabout outside of the designated crosswalks.
The applicant should follow the guidance provided in NCHRP 672 and will need to design the
mini roundabout meeting the standards ACHD's Roundabout Design Guide policy section
5188.
7. Aspiration Avenue and Target Street
a. Existing Conditions: There are no commercial roadways within the site.
b. Policy:
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible
for improving all commercial street frontages adjacent to the site regardless of whether or not
access is taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7208.5 states that right-of-way widths
for new commercial streets shall typically be 50 and 70-feet wide and that the standard street
section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage
of truck traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
• A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and bike lanes.
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Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a
parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is
required to provide increased safety and protection of pedestrians. Consult the District's planter
width policy if trees are to be placed within the parkway strip.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant's Proposal: The applicant has proposed to construct the commercial portion of
Aspiration Avenue between Lake Hazel Road and Target Street, as a 2-lane town center local
street, a 37-foot wide street section with two 11-foot wide travel lanes, 7.5-foot wide parking
lanes, vertical curb, gutter and 8-foot wide planter strip and 5-foot wide detached concrete
sidewalks within 67-feet of right-of-way, consistent with ACHD's Livable Street Design Guide.
Additionally, the applicant has proposed to construct a series of bulb-outs to define parking and
provide traffic calming at key pedestrian crossing.
The applicant has proposed to construct Target Street between Locust Grove Road and
Aspiration Avenue as a 40-foot wide commercial street section with two 11-foot wide travel
lanes, two 9-foot wide parking lanes, vertical curb, gutter, an 8-foot wide planter strip, and 5-
foot wide detached concrete sidewalk within 68-feet of right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal to construct Aspiration
Avenue between Lake Hazel Road and Target Street, as a 37-foot street section with one 13-
foot wide travel lane, one 11-foot wide travel lane, a 9-foot wide parking lane on the east side
of the roadway does not meet District policy and should not be approved, as proposed. The
applicant should be required to construct this segment of Aspiration Avenue as either a 36 or
40-foot wide commercial street section with vertical curb, gutter, and 5-foot wide concrete
sidewalk. The applicant will be required to provide a minimum of 24-feet of pavement between
the bulb-outs, as measured from face-of-curb to face-of-curb. If the on-street parking between
the bulb-outs on the east side of the roadway are defined with striping, then the parking should
be designed meeting all ADA standards and requirements.
The applicant's proposal to construct Target Street between Locust Grove Road and Aspiration
Avenue as a 40-foot wide commercial street section meet's District policy and should be
approved, as proposed.
The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are
constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a
permanent right-of-way easement may be provided. If street trees are desired, then 8-foot
wide planter strips should be provided.
8. Local Residential Streets
a. Existing Conditions: There are no local residential streets within the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
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Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb)for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any
buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and
minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within
50-feet of right-of-way.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant's Proposal: The applicant has proposed to construct Aspiration Avenue and Hope
Avenue between Target Street and Crescendo Street and to construct Crescendo Street, High
Point Street and Target Street east of Apex Avenue as a standard 33-foot wide local street
sections with 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 meets District policy and
should be approved, as proposed.
The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are
constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a
permanent right-of-way easement may be provided. If street trees are desired, then 8-foot
wide planter strips should be provided.
9. Private Roads
a. Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County
establish the requirements for private streets. The District retains authority and will review the
proposed intersection of a private and public street for compliance with District intersection
policies and standards. The private road should have the following requirements:
• Designed to discourage through traffic between two public streets,
• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of
50-feet from the near edge of the intersection and a turnaround shall be provided.
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b. Applicant Proposal: The applicant has proposed to construct three 20-foot wide private alleys
to run north/south between Crescendo Street and Target Street. These alleys are proposed to
be mid-block within Block 1, 2, 3, and 4 and located 140-feet, 240-feetwest of Aspiration Street
and 140-feet west of Apex Avenue. The applicant has proposed to construct two east/west alleys
to run between Apex Avenue and Aspiration Avenue located 180-feet and 480-feet north of Lake
Hazel Road. A north/south alley is proposed to run between the two east/west alleys creating an
H-type alley.
c. Staff Comments/Recommendations: If the City of Meridian approves the private road, the
applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at
least 30-feet into the site beyond the edge of pavement of all public streets and install pavement
tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved
by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat
to provide public standard local streets in these locations.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will
be accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
10. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
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 1 b (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 1 a (7205.4.6).
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half-mile.
District policy 7205.4.3 states that optimum spacing for new unsignalized collector roadways
intersecting minor arterials is 1,320-feet as identified in Table 1 a (7205.4.6).
District policy 7205.4.7 states that optimum spacing for new unsignalized collector roadways
intersecting principal arterials is 1,320-feet as identified in Table 1 b.
District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways
intersecting principal arterials is one half-mile.
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District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing
collectors is '/4 mile to allow for adequate signal spacing and alignment.
District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a
collector roadway to align or offset a minimum of 330-feet from any other street (measured
centerline to centerline).
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
District policy 7208.4.2, requires commercial roadways intersecting other local streets
(residential, industrial or commercial) to provide a minimum offset of 125-feet from any other
roadway or intersection (measured centerline to centerline).
c. Applicant's Proposal: The applicant has proposed to construct Apex Avenue and Aspiration
Avenue to intersect Lake Hazel Road located a 1,267 and 680-feet west of Locust Grove Road.
Aspiration Avenue is proposed to be right-in/right-out only.
The applicant has proposed to construct Crescendo Street and Target Street to intersect Locust
Grove Road located a 1,280 and 660-feet north of Lake Hazel Road.
The applicant has proposed to construct Hope Avenue and Aspiration Avenue to intersect
Crescendo Street 295 and 584-feet east of Apex Avenue.
The applicant has proposed to construct High Point Street and Target Street to intersect Apex
Avenue located 310 and 620-feet south of Crescendo Street.
d. Staff Comments/Recommendations: The applicant's proposal to construct Apex Avenue
and Aspiration Avenue to intersect Lake Hazel Road and for Crescendo Street and Target
Street to intersect Locust Grove Road should be approved, as proposed, as the need for these
access points was demonstrated though the TIS.
Based on the findings and recommendations of the South Meridian Transportation Plan, access
Apex Street will be restricted to left-in/right-in/right-out in the future. Staff recommends that this
access be approved as a temporary full access. Staff's recommendation is due to the fact that
this access is a commercial collector on the MSM.
The applicant's proposal to construct Hope Avenue and Aspiration Avenue to intersect
Crescendo Street 295 and 584-feet east of Apex Avenue and to construct High Point Street and
Target Street to intersect Apex Avenue located 320 and 680-feet south of Crescendo Street do
not meet District policy, as these roadways do not offset by 330-feet. However, staff
recommends a modification of policy to allow the roadways to be located, as proposed, as they
create a traditional neighborhood block system.
11. Stub Streets
a. Existing Conditions: There are not stub streets to or from the site.
b. Policy:
Stub Street Policy: District policy 7207.2.4.3 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7207.2.4 except a temporary cul-de-sac will not be required
if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus
of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
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• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions of
the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a
temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the
easement and identified on the plat as a non-buildable lot until the street is extended.
c. Applicant Proposal: The applicant has proposed to construct one stub street to the north,
Apex Avenue and three stub streets to the west, Crescendo Street, High Point Street, and
Target Street.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to install a sign at the
terminus of each stub street, stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Temporary turnarounds are not required at the terminus of the stub street, as they are 150-feet
or less in length.
12. Driveways
12.1 Target Street and Aspiration Avenue
a. Existing Conditions: There are no local streets within the site.
b. Policy:
Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector/arterial or arterial street intersection.
Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street,
but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated,
the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge
of the intersection and a turnaround shall be provided.
c. Applicant's Proposal: The applicant has proposed to construct one 36-foot wide driveway onto
Target Street located 360-feet west of Locust Grove Road and one 36-foot wide driveway onto
Aspiration Avenue located 360-feet north of Lake Hazel Road.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should
be approved, as proposed.
13. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
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allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
14. Bulb-Outs
a. Applicant's Proposal: The applicant has proposed to construct bulb-outs at the following
intersections/locations:
• Target/Aspiration
• Target/Apex
• Mid-Block on Target Street at Hope Avenue
• On Apex Avenue and Aspiration Avenue between Lake Hazel Road and Target Street
b. Staff Comments/Recommendations: The applicant's proposal to construct bulb-outs at the
intersections and locations identified above is approved, as proposed. The applicant will be
required to provide a minimum of 24-feet of pavement between the bulb-outs at the
intersection, as measured from face of curb to face of curb.
The applicant should be required to provide written fire department approval of use a reduced
street section.
15. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
16. Other Access
Lake Hazel Road is classified as a principal arterial roadway. Locust Grove is classified as a minor
arterial roadway. Apex Avenue and Crescendo Street are classified as collector roadways. Other
than the access specifically approved with this application, direct lot access is prohibited to these
roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Enter into a Cooperative Development Agreement (CDA) with ACHD to construct the Locust
Grove/Lake Hazel intersection as a multi-lane roundabout with 4-lanes on the east and west legs
and 2-lanes on the north and south legs, prior to ACHD's signature on the first final plat.
The Cooperative Development Agreement should include the roadway construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs
of permanent roadway improvements consistent with the IFYWP and CIP. Interim improvements
are not eligible for reimbursement and all costs would be the responsibility of the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be in
place prior plans acceptance for the final plat necessitating the improvements.
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative Development
Agreement;
• Dedication of all of the right-of-way necessary to complete the road widening project.
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2. If the applicant chooses to enter into a CDA with ACHD to improve the intersection as a multi-lane
roundabout, prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP
3-lanes on the north leg, 2-lanes on the south, 2-lanes on the east, and 3-lanes on the west leg with
a westbound bypass right turn bypass lane) would be eligible for reimbursement through the CDA.
If the applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the
full intersection improvement proposed to by the applicant would be consistent with the intersection
improvement listed in the CIP and would be impact fee eligible for reimbursement through a CDA.
3. If the applicant decides to not fully improve Locust Grove Road/Lake Hazel Road intersection as
listed in the CIP, then install an interim 3 X 3 signalized intersection, prior to ACHD's signature on
the final plat that contains the 101st building lot. To accommodate the construction of the interim
signal, enter into a signal agreement with ACHD.
The signal agreement shall include requirements that the intersection be designed as a 3 X 3
intersection with three 12-foot wide travel lanes: one receiving lane, one dedicated left turn lane,
and one thru/right lane on each approach; that the applicant is responsible for all costs associated
with the design, and installation of the interim signal, hardware, and that interim improvements are
not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal
hardware as ACHD does not have these materials available for this project.
In order to ensure the Locust Grove Road/Lake Hazel Road intersection will be improved when
warranted, the following items must be in place prior to plans acceptance of the final plat that
contains the 1015t building lot:
• Signal Agreement;
• Full design and approved plans for the intersection.
4. Enter into a CDA with ACHD for the widening of Lake Hazel Road abutting the site to 5-lanes, a 72-
foot street section within 100-feet of right-of-way with a 10-foot wide multi-use pathway 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-foot wide median on Lake Hazel Road with the widening of Lake
Hazel Road to 5-lanes, as proposed. This improvement is not eligible for compensation in the CDA
with ACHD. If landscaping is proposed, it should be platted as right-of-way owned by ACHD. The
applicant or homeowner's association should enter into a license agreement with ACHD for any
landscaping proposed to be located within the center landscape island.
5. If the applicant chooses to enter into a CDA with ACHD to improve Lake Hazel Road as a 5-lane
roadway prior to adoption of the 2020 CIP, then only the improvements listed in the 2016 CIP (3-
lane roadway segment)would be eligible for reimbursement through the CDA. If the applicant waits
until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full roadway widening
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proposed by the applicant would be consistent with the roadway widening listed in the CIP and
would be impact fee eligible for reimbursement through a CDA.
6. Construct a dedicated eastbound left-turn lane on Lake Hazel Road at access point C and dedicate
additional right-of-way as necessary to accommodate the left-turn lane.
7. If the applicant decides to not fully improve Lake Hazel Road, per the CIP, as proposed, then
consistent with ACHD policy, the following improvements should be constructed.
• Dedicate additional right-of-way to total 50-feet from the section line of Lake Hazel Road
abutting the site, consistent with the MSM.
• Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway
abutting the site with a 3-foot wide gravel shoulder.
• Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 41-
feet from the section line of Lake Hazel Road abutting the site. Provide a permanent
right-of-way easement for detached sidewalks located outside of the dedicated right-of-
way.
• Construct a dedicated eastbound left-turn lane on Lake Hazel Road at access point C,
Apex Avenue.
• Construct a westbound dedicated right-turn lane on Lake Hazel Road at access point D,
Aspiration Avenue.
• Construct a raised median at Aspiration Avenue to restrict the access to right-in/right-
out only.
8. If the applicant chooses to enter into a CDA with ACHD to improve Locust Grove Road as a 3-
lane roadway prior to adoption of the 2020 CIP, then no compensation will be provided. If the
applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full
roadway widening proposed by the applicant would be consistent with the roadway widening
listed in the CIP and would be impact fee eligible for reimbursement through a CDA.
9. Enter into a CDA with ACHD for the widening of Locust Grove Road to 3-lanes from Lake Hazel
Road north a quarter mile to Crescendo Street prior to ACHD's signature on the first final plat.
The street section for this segment of Locust Grove Road should be 3-lanes and a 10-foot wide
multi-use pathway within 74-feet of right-of-way, consistent with the MSM and the SMTP.
The Cooperative Development Agreement should include the roadway construction, contract
requirements, as well as allocation of costs. ACHD will only provide reimbursement for the
costs of permanent roadway improvements consistent with the IFYWP and CIP. Interim
improvements are not eligible for reimbursement and all costs would be the responsibility of
the applicant.
In order to ensure the roadway will be improved when warranted, the following items must be
in place prior plans acceptance for the final plat necessitating the improvements.
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative
Development Agreement;
• Dedication of all of the right-of-way necessary to complete the road widening project.
10. If the applicant decides to not fully improve Locust Grove Road abutting the site, then consistent
with ACHD policy, the following improvements should be constructed.
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• Dedicate additional right-of-way to total 37-feet from the section line of Locust Grove
Road abutting the site, consistent with the MSM.
• Widen the pavement on Locust Grove Road to 17-feet from the section line of the
roadway abutting the site with a 3-foot wide gravel shoulder.
• Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 30-
feet from the section line of Locust Grove Road abutting the site. Provide a permanent
right-of-way easement for detached sidewalks located outside of the dedicated right-of-
way.
• Construct a dedicated southbound right-turn lane and a dedicated northbound left-turn
lane on Locust Grove Road at access point B, Target Street.
11. Construct Apex Avenue to intersect Lake Hazel Road a 1,267 mile west of Locust Grove Road. as
proposed. This roadway may be restricted to left-in/right-in/right-out in the future.
12. Construct Aspiration Avenue to intersect Lake Hazel Road 680-feet west of Locust Grove Road, as
proposed. This roadway will be restricted to right-in/right-out only.
13. Construct Crescendo Street to intersect Locust Grove Road 1,280-feet north of Lake Hazel Road,
as proposed.
14. Construct Target Street to intersect Locust Grove Road 660-feet north of Lake Hazel Road, as
proposed.
15. Construct Hope Avenue to intersect Crescendo Street 295-feet east of Apex Avenue, as proposed.
16. Construct Aspiration Avenue to intersect Crescendo Street 584-feet east of Apex Avenue, as
proposed.
17. Construct High Point Street to intersect Apex Avenue 310-feet south of Crescendo Street, as
proposed.
18. Construct Target Street to intersect Apex Avenue 620-feet south of Crescendo Street, as proposed.
19. Construct the entry portion of Crescendo Street with 12-foot wide center landscape islands, two 21-
foot wide travel lanes, vertical curb, gutter, and 7-foot wide attached or 5-foot wide detached
concrete sidewalk.
20. West of Aspiration Avenue, construct Crescendo Street as a 2-lane commercial collector, a 47-foot
street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes
on both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide
detached concrete sidewalks within 77-feet of right-of-way.
21. Construct the entry portions of Apex Avenue, north of Lake Hazel Road and south of Target Street
with 12-foot wide center landscape islands, two 21-foot wide travel lanes, vertical curb, gutter, and
7-foot wide attached or 5-foot wide detached concrete sidewalk.
22. In between the proposed islands, construct Apex Avenue as a 2-lane commercial collector, a 47-
foot street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking
lanes on both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot
wide detached concrete sidewalks within 77-feet of right-of-way. Provide a minimum of 24-feet of
pavement between the bulb-outs, as measured from face-of-curb to face-of-curb.
23. North of Target Street, construct Apex Avenue as a 2-lane commercial collector, a 47-foot street
section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on
both side of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide
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detached concrete sidewalks within 77-feet of right-of-way, consistent with ACHD's Livable Street
Design Guide.
24. All center landscapes islands are limited to a maximum width of 12-feet within 150-feet of an
intersection. Beyond the 150-feet the island may widen to a maximum width of 30-feet. All islands
should be platted as right-of-way owned by ACHD. The applicant or the future owners association
my enter into a license agreement with ACHD for any landscaping within the islands.
25. If the on-street parking is defined with striping, then the parking should be designed meeting all
ADA standards and requirements.
26. Prior to submitting plans for the mini roundabout at Apex Avenue and Crescendo Street, the
applicant should be required to submit an intersection analysis to determine if by-pass lanes are
necessary to serve the site. If through the analysis it is determined that a by-pass lane is needed
then it should be included as part of the design of the mini roundabout.
27. Construct a mini roundabout at the Apex Avenue and Crescendo Street intersection, as proposed.
Design the roundabout to accommodate all turning movements. The center island and splitter
islands shall be mountable. The sidewalk at the roundabout shall be detached or separated.
28. The mini roundabout shall be designed per ACHD's Roundabout Design Guide policy section
5188. Follow the guidance provided in NCHRP 672.
29. Construct Aspiration Avenue between Lake Hazel Road and Target Street as a 37-foot wide street
section with two 11-foot wide travel lanes, 7.5-foot wide parking lanes, vertical curb, gutter and 8-
foot wide planter strip and 5-foot wide detached concrete sidewalks within 67-feet of right-of-way.
Provide a minimum of 24-feet of pavement between the bulb-outs, as measured from face-of-curb
to face-of-curb. If the on-street parking between the bulb-outs is defined with striping, then the
parking should be designed meeting all ADA standards and requirements.
30. Construct Target Street between Locust Grove Road and Aspiration Avenue as a 40-foot wide
commercial street section with two 11-foot wide travel lanes, two 9-foot wide parking lanes, vertical
curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 68-feet
of right-of-way, as proposed.
31. Construct the internal local residential streets as standard 33-foot wide local street sections with
curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 63-feet
of right-of-way.
32. The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are
constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a
permanent right-of-way easement may be provided. If street trees are desired, then 8-foot wide
planter strips should be provided.
33. Construct three 20-foot wide private alleys to run north/south between Crescendo Street and Target
Street located 140-feet, 240-feet west of Aspiration Street and 140-feet west of Apex Avenue. Pave
the alleys their full width and at least 30-feet into the site beyond the edge of pavement for all public
streets.
34. Construct two east/west alleys to run between Apex Avenue and Aspiration Avenue located 180-
feet and 480-feet north of Lake Hazel Road. Pave the alleys their full width and at least 30-feet into
the site beyond the edge of pavement for all public streets.
35. Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
36. Construct one stub street to the north, Apex Avenue, located at the site's northwest property line.
37. Construct 3 stub streets to the west, as follows:
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• Crescendo Street, located at the site's north west property line.
• High Point Street, located 340-feet south of the north property line.
• Target Street, located 660-feet south of the north property line.
38. Install a sign at the terminus of each stub street, stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE."
39. Construct one 36-foot wide driveway onto Target Street located 360-feet west of Locust Grove
Road.
40. Construct one 36-foot wide driveway onto Aspiration Avenue located 360-feet north of Lake Hazel
Road.
41. Construct bulb-outs to provide a minimum of 24-feet of pavement between the bulb-outs at the
intersection, as measured from face of curb to face of curb, at the following intersections/locations:
• Target/Aspiration
• Target/Apex
• Mid-Block on Target Street at Hope Avenue
• On Apex Avenue and Aspiration Avenue between Lake Hazel Road and Target Street
Provide written fire department approval for use of the reduced street section.
42. Other than the access specifically approved with this application, direct lot access is prohibited to
Lake Hazel Road, Locust Grove Road, Apex Avenue and Crescendo Street and should be noted
on the final plat.
43. 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.
44. 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.
45. Payment of impact fees is due prior to issuance of a building permit.
46. 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.
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6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled)are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Traffic Impact Study Executive Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines OR Appeal Guidelines
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Attachment 3 - Traffic Impact Study Executive Summary
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EXECUTIVE SUMMARY
The Pinnacle Mixed-Use Development is located in the northwest and southeastcluadrants of Lake Hazel
Road and Locust Grove Road. The proposed northwest site is currently vacant farmland and consists of
approximately41.74acres.The proposed development includes approximately 325 single family homes,
220 multi-family homes, and approximately 61,060 sq.ft.of commercial uses.The proposed southeast
area is currently S1.64 acres of vacant farmland and adjacent to the new City of Meridian Discovery Park.
Roth sites are in Meridian, Idaho and currently zoned Medium-Low Density Residential (114). The
anticipated build-out year is 2025.
FiNDI'NGS
Existing Conditions
■ The study evaluated three off-site intersections during the a.m. and p.m. peak hour of a
typical weekday.
• All study intersections were found to operate at acceptable operating standards during the
existing weekday a.m.and p.m.peak hours with the exception of:
0 5H fig/Lake Hazel Road(PM Peak Hour)
■ The westbound through/right approach operates at V/C=0.91 and LOS F during
the weekday p.m.peak hour.
■ The overall the intersection operates at a 0.79 v/c ratio in the weekday p.m.peak
hour,which is under the 0.90v/c ratio standard.
■ All ACHD study roadways seg me nts ope rate atacceptable levels of service.
■ Crash data at the study intersections and roa d way segm e nts fo r the most recent five yea rs of
complete data (2014-2018)were analyzed for any existing crash trends.The most common
crash type was an angle crash at SH 69/Lake Hazel Road. A traffic signal was installed in
September 2018 at this intersection which should reduce angle crashes.
Year 2025 Background Traffic Conditions
■ Year 202.5 background traffic volumes were forecasted using a 3% compounded annual
growth rate on SH 69 and a 7%compounded annual growth rate on all other roadways as
well as the addition of i n-process traff ic fro m the LavenderSubdivision.
■ Year 2025 background traffic analysis(without inclusion of site-generated traffic)found that
none of the study intersections are expected to operate at acceptable operating standards
during the weekday a.m.and p.m.peak hours.
o Locust Grove Road/Amity Road (AM and PM Peak Hour)
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■ The intersection is operating at LOS Fin the weekday a.m. and p.m. peak
hours.Several Ianegroups have a v/c greaterthan 1.0.
■ The intersection is projected to meet the8-hour,4-hour,and peak hour traffic
signal volume warrants in 2025 background conditions.
■ A traffic signal with left-turn lanes on all approaches would mitigate the
intersection. This mitigation is programmed in ACHD's CIP in the timeframe
2026-2030.
• Locust Grove Road/Lake Hazel Road(AM and PM Peak Hour)
■ The intersection is operating at LOSE and Fin the weekday a.m. and p.m.
peak hours, respectively.Several lane groups have a v/c greater than 1.0,
■ The intersection is projected to meet the 8-hour,4-hour,and peak hour traffic
signal volume warrants in 2025 background conditions.
■ A single lane roundabout would mitigate this intersection as programmed in
ACHD's CIP in the timeframe of 2026-2030.
• SH 69/Lake Hazel Road (AM and PM Peak Hour)
■ The intersection is operating with a WC=0.93 during the weekday a.m. peak
hourwith the northbound through movement operating with a V/C=0.97.
■ The intersection is operating with a WC=0.95 during the weekday p.m.
peak hour with the southbound through/right-turn movement operating
with a V/C=0.92.
■ To meet ITD operating sta ndards,the fol lowi ng are required;
• Northbound right-turn lane
• Westbound right-turn lane{itshould be noted that some vehicles use
the wide approach similar to a westbound right-turn lane
• Increase the signal cycle to 200 seconds
■ All ACHD study roadway segments are projected to continue operating at acceptable levels
of service.
o Amity Road(Locust Grove Road to Eagle Road)
■ Amity Road does not meet ACHD roadway volume standards during the
weekday a.m. and p.m. peak hours under 2025 background traffic conditions
except;
• The segment volume does not meet the ACHD policy threshold
volumes for two lanes and is within 1M of exceeding the ACHD policy
threshold for three lanes.Therefore, wideningto 3 lanes will be
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needed prior to 2025 and five lanes is projected to be needed by late
2025 under background conditions.
• This section of roadway is in ACHD's CIP for widening from two lanes
to five lanes in the 2026-2030 timeframe and improvements prior to
that at key intersections are required by 2025 based on the Amity
Road/LocustGrove Road intersection analysis, resulting in an
effective three lane ca pac ity.
Trip Generation and Distribution
■ The iTE Trip Generation Manua;, 10tti Edition was used to estimate the trip generation for
the proposed Pinnacle Mixed-Use Development.
■ The proposed Pinnacle Mixed-Use Development is located on the northwest and southeast
quadrants of Lake Hazel Road/ Locust Grove Road.
a The northwest quadrant proposes 88 single family homes,90 multi-family homes,and
61,060 square feet of commercial uses. This development area is estimated to
generate 3,312 net new daily trips, 279 weekday a.m. peak hour net new trips (137
inbound / 143 outbound) and 296 weekday p.m. peak hour net new trips (153
inbound J 130 outbound).
-o The southeast quadrant proposes 237 single family homes and 130 multi-family
homes.This development area is estimated to generate3,007 netnew dailytrips,217
weekday a.m.peak hour net new trips(55 inbound 1153 outbound)and 240 weekday
p.m. peak hour net newtrips(181 inbound/ 108 outbound).
■ The distribution pattern for site-generated trips was developed by evaluating a select zone
analysis from COMPASS' regional travel demand model.
Year 2025 Total Traffic Conditions
■ Year 2025 total traffic conditions found that the site-generated trips do not impact any
additional intersection not previously identified in the background traffic conditions.
■ All findings and mitigations required for intersections to meet operational standards
outlined under background conditions remain consistent in the 2025 total traffic scenario
exceptforthe intersection of Lake Hazel Road /Locust Grove Road;
o The intersection is operating at LOS D in the weekday p.m. peak hours, but with an
overall v/c of 1.07.The southbound lane group operates+,+nth a v/c of 1.07.
* A multi-lane roundabout with two lanes on Lake Hazel Road operates at LOS C with
an overall v/c ratio of 0.92 in the weekday p.m. peak hour.All lane groups operate
under 1.0.
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o A multi-lane roundabout with two lanes on Lake Hazel Road and a southbound dual
entry approach on Locust Grove Road operates at LOS A with an overall v/c ratio of
0.59 in the weekday p.m.peak hour.
■ All ACHD study roadwaysegments are projected to continue operating at acceptable levels
of service except;
o Amity Road (Locust Grove Road to Eagle Road}
■ The two and three lane ACHD policy volume thresholds are exceeded.
Therefore, widening to five lanes is needed to meet the ACHD policy volume
thresholds.
■ The followingshould be considered on this segment;
• With the improvements planned at the Eagle Road/Amity Road
intersection, the proposed signalization of the Eagle Road/Locust
Grove Road intersection, and the center turn lanes already serving
other major access points, all the key intersection intersections along
this segmentare projected to operate acoeptablywthout widening.
• The 2025 background traffic is within 1% of the ACHD policy volume
threshold for three lanes and therefore five lanes are needed with,or
without,this proposed development,
• Background traffic accounts for approximately 90% of the traffic on
this segment. The proposed development traffic is projected to be
approximately 9%and 11%ofthe total 2025 traffic on Amity Road east
of Locust Grove Road during the weekday a.m. and p.m. peak hours,
respectively,
• As stated in the background traff i c cond itio ns,thissection of roadway
Is in ACHD's CIP for widening from two lanes to five lanes in the 2026-
2030timeframe.
o Locust Grave Road (Lake Hazel Road to Amity Road)
• The two-lane ACHD policy volume threshold is exceeded in the
southbound direction during the weekday p.m. peak hour. But the
threshold for three lanes is not exceeded, which should be applicable
since the Amity Road intersection is proposed for a traffic signal and
left-turn lanes and Lake Hazel Road intersection is proposed for a
roundabout.
Site Access Evaluation
■ The turn lane analysis using ACHD procedures resulted in turn lane warrants at the following
site access streets:
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D Locust Grave Road/Site Access R
■ Southbound Right-Turn Lane
■ Northbound Left-Turn Lane
c, Lake Hazel Road/Site Access C
■ Eastbound Left-Turn Lane
c) Lake Hazel Road/Site Access D
■ Westbound Right-Turn Lane
c, Lake Hazel Road/Site Access E
■ Eastbound Right-Turn Lane
o Lake Hazel Road/Site Access F
■ Eastbound Right-Turn Lane
■ The results from the queuing analysis found that the 95th percentile queue lengths can be
accommodated.
o Each site accesses provides at least 100 feet of roadway length without driveway
and/or internal street interference.
■ The intersection sight distance evaluation identified that intersection sight distance can be
achieved at all the site intersections except at Access A looking north. At Access A, the
following options are recommended:
o ID a more detailed intersection sight distance evaluation using the design drawings
for the new access and survey/profile of Locust Grove over the-crest vertical curve
and make any modifications necessary to achieve sight distance.
o Move the access north to be closer to the top of the crest vertical curve such that a
vehicle can see an oncoming vehicle adecluat,ely to meet intersection sight distance
requirements.
o Raise the grade of the access and Locust Grave in front of the access to match the
height of top of the crest aver the canal such that the crest no longer limits sight
distance.
o Lower the irrigation crossing to create a siphon and lower or flatten the vertical
curvature of Locust Grove Road to improve sightdistance.
■ Following is a summary of each proposed site access with respect to ACHD Policy:
o Locust Grove Road / Site Access A: a proposed local street, accesses Locust Grove
Road approximately 1,275 feet north of Lake Hazel Road. The nearest access to the
South (Access B} is approximately 615 feet to the south and a private driveway
approximately 250 feet to the north. ACH0 access spacing for public streets is 550
feet.The access should be considered by ACH0 forthe following reasons:
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■ If Access Awas removed,the daily traffic between Site Access and Site Access
B was combined it would exceed ACHD's daily local road threshold of 2,000
vehicles.
■ Access A is planned to not have front-on housing and will be used to access
future development to the west.
■ Moving Access A further north is not passible due to the property boundary
and an irrigation canal,
■ Moving Access B further south would result in not meeting the ACHD spacing
for that access and lake Hazel Road.
■ The proposed accesswill still function acceptablyasan unsignalizedfull access
(without turn lanes).
■ This proposed access will serve additional residential developments in the
future as the proposed development expands and is located such that a
similar public street access could be located on the east side Lake Hazel Road
for a future development.
■ This access is proposed as a local street and w i I I serve mostly residential trips
and a future school,while Site Access B will primarily serve oommercial trips.
• Locust Grove Road / Site Access B; a proposed local street, accesses Locust Grove
Road approximately 660 feet north of Lake Hazel Road.The nearest access(Access A)
is approximately 615feettothe north.ACHD"s spacing criteria for a full access public
street on a minor arterial is 660 feet. The access should be considered by ACHD for
the folIowing reasons;
■ If Access B is not allowed,the daily traffic between Site Access and Site Access
B combined would exceed ACHD's daily local road threshold of 2,000 ve h Id es.
■ As discussed for Access A, obtaining 660 feet between Access A and Access B
is not possible at this time due to the property lines and irrigation facilities.
■ The proposed access is located 660 feet from Lake Hazel Road to the south
and meets ACHD spacing requirements for a local street on a minor arterial
and will function acceptably as an unsignaIized full access(withoutturn lanes).
■ Right-turn and left-turn lanes are proposed on Locust Grove Road, which will
reduce any impacts to the through traffic on Locust Grove Road.
■ This proposed access will serve additional residential and commercial
developments in the future as the proposed development expands.
■ This access is proposed as a local street and will serve mostly commercial trips,
while Site Access will primarily serve residential trips.
• Lake Hazel Road / Site Access C: a proposed local street;, accesses Lake Hazel Road
approximately 1,280 feet west of Locust Grove Road. The nearest access is
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approximately 600 feet to the east (Access D — right-in/right-out), ACHD policy for
right-in, right-out access is 520 feet for right-in, right-out. The access should be
considered by ACHD for the following reasons;
■ The access meets ACHD spacing criteria.
■ The proposed accessalignswith an existing private drivewayon the southside
of Lake Hazel Road
■ The accesswill function acceptablyas an unsignalized full access.
■ An eastbound left-turn lane is recommended which will reduce the impacts
on through traffic on Lake Hazel Road.
■ This proposed access will serve additional residential developments in the
future as the proposed development expands.Since the site access directly to
the east will be right-in/right-out this access aIIows for left-turns in and out of
the site.
o Lake Hazel Road / Site Access D: a proposed right-in/right-out local street accesses
Lake Hazel Road approximately 680 feet west of Locust Grove Road. The nearest
access is approximately&0,0 feet to the west.ACHD policy spacing for right-in, right-
out driveways are 520 feet. The access should be considered by ACHD for the
following reasons;
■ The access spacing meets ACHD criteria.
■ The proposed access will still function acceptably as an unsignalized full access
■ A westbound right-turn lane is proposed which will minimize impacts to
through traffic on Lake Hazel Road.
■ This proposed access will serve additional residential and commercial
developments in the future as the proposed development expands.
o Lake Hazel Road/Site Access E: a proposed right-in/right-out local street, accesses
Lake Hazel Road approximately 695 feet east of Locust Grave Road. The nearest
mess is approximately 660 feet to the east. ACHDfs spacing criteria for a right-
in/right-out access is 520 feet. The access should be considered by ACHD for the
following reasons;
■ The access spacing meets ACHD criteria.
■ The proposed access will still function acceptablyasan unsignalizedfull access
■ An eastbound right-turn lane is proposed which will minimize impacts to
through traffic on Lake Hazel Road.
■ This proposed access will allow some separation of traffic from the proposed
multi-family portion of the development,
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o Lake Hazel Road /Site Access F; a proposed local street, accesses Lake Hazel Road
approximately 1,355 feet east of Locust Grove Road. The nearest access is
approximately 660 feet to the west {Access E—right-in, right-out) and an access to
Discovery Park approximately 460 feet east.The access should be considered byACHID
for the following reasons:
■ The access aligns with an already approved full access for the Lavender
Heights Subdivision
■ An eastbound right-turn lane is proposed, and the Lavender Heights
Subdivision proposed a left-turn lane on Lake Hazel Road, which will reduce
impacts to through traffic on Lake Hazel Road.
■ The street is shown on the Master Street Map as a future collector road.
■ The spacing meetsthe public street spacing from Locust Grove Road.
■ This proposed access will serge residential trips as and has the potential to
serve the Regional Park if needed directly to the east of the site.
o Locust Grove Road f Site Access G: a proposed local street, accesses Locust Grove
Road approximately 560 feet south of Lake Hazel Road and aligns with a private
driveway on the west side of Locust Grove Road.The nearest access is approximately
890 feet to the south{Access H).ACHD's spacing criteria for a full access public street
on a minor arterial is 660 feet. The access should be considered by ACHD for the
following reasons;
■ The proposed access meets ACHD spacing requirements for a local street on
a minor arterial and will function acceptably as an unsignalized full access
{wit h out turn lanes).
■ The access wrll serve the proposed multi-family area of the development.
o Locust Grove Road / Site Access H: This access, a proposed local street, accesses
Locust Grove Road approximately 1,550 feet south of Lake Hazel Road.The nearest
access is approximately 89-0 feet to the north (Access G) and 1,105 feet to the south
(Access 1).ACHD's spacing criteria fora full access public street on a minorarterial is
660 feet.The access should be considered by ACHD for the following reasons:
■ The proposed access meets ACHD spacing requirements for a local street on
a minor arterial and will function acceptably as an unsignalized full access
(with out turn lanes).
o Locust Grove Road/Site Access I (New Collector):a proposed collector is located on
Locust Grove Road approximately 2,555 feet,south of Lake Hazel Road.This collector
forms the west side of the future mid-mile collector which is identified on the Ada
County Master Strut Map. The access should be considered by ACHD for the
following reasons;
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■ The proposed collector is identified on the Master Street Map and meets
ACHD spacing requirennents.
■ The intersection on Locust Grove Road wfil function acceptably as an
unsignalized full access.
■ The collector street would provide access to adjacent parcels which will
minimize future development directly accessing the minor arterial Locust
Grove Road).
RECOMMENDATIONS
Based on the report's analyses and evaluation findings, recommendations were developed accordingly
for time scenario's conditions.
Year 2025 Background Traffic Condition Mitigations (Without the Proposed Development)
The following mitigations are recommended to accommodate the year 2025 background traffic volume
and meet ACHD polio.
Locust Grove Road/Amity mood
■ Construct a traffic signal with left-turn lanes on all approaches. Signalization is in ACHD's CIP
In the timeframe of 2026-2030.This is projected to be needed in approximately 2021 with or
without the proposed development. The development would have approximately 55 units
occupied at that time.The d eve Iopmenttraffic accounts for 14 percent of the projected 2025
total traffic at the intersection.
Locust Grove Road/Lake Hazel Rood
■ Construct a roundabout with a westbound bypass lane as programmed in ACHD's CIP in the
timeframe of2026-2030.This is needed in approximately 2021.The d eve IopmentwouId have
approximately 100 units occupied at that time. The development traffic accounts for
approximately 22 percent of the proposed traffic at the intersection.
SH-69 Luke Hazel Road
IN Install a westbound right-turn lane and northbound right-turn lane and increase the signal
cycle up to 200 seconds (similar to other state highways such as Eagle Road) as needed by
2025. Alternatives to increasing the signal cyde include additional widening of Lake Hazel
Road or SH-69. This is needed in approximately 2022. The development would have
approximately 185 units occupied at that time. The development traffic accounts for
approximately 4 percent of the proposed traffic at the intersection.
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Amity Rood(Locust Grove to Eagle fiord)
Additional Year 2025 Mitigations Needed With the Pinnacle Mixed-Use Development
Thefollowing mitigations are recommended due to the inclusion of Pinnacle Mixed-Use Development's
site generated trips.
Locust Grove Rood/Lake r4Qrei mood
■ Expand the roundabout to have two-lane approaches and exits on the eastbound and
westbound approaches and a two-lane southbound approach. This is needed in
approximately 2021 when the development has approximately 440 units occupied. The
development traffic accounts for approximately 22 percent of the proposed traffic at the
Intersection.
Amity Mood(Locust Grove to Eagle Road)
■ Widen to five lanes pertheACHD CIP(scheduledfor2026-2030)or allowthe policythreshold
to be exceeded since the key intersections will operate acceptably with the proposed
improvements. Note that the ACHD policy threshold is projected to be within IN of being
exceed under 2025 background conditions and the development moves up the trmeframe to
approximately 2024 when the development has approximately 450 units occupied. The
development traffic accounts for approximately 10 percent and 11 percent of the proposed
on this segment during the weekday a.m. and p.m. peak hours, respectively.
Locust Grove Rood Site Access A
There is Insufficient sight distance to the north to meet the AASHTO requirement of 500 feet far 45 mph.
The foil owing options are recommended:
1. Do a more detailed int,ersectron sight distance evaluation using the design drawings for the new
access and su rveylp rof il e of Locust Grove over the crest vertical curve.
2. Move the access north to be closer to the top of the crest vertical curve such that a vehicle can
see an oncoming vehicle adequately to meet intersection sight distance requirements.'
3. Raise the grade of the access and Locust Grove in front of the access to match the height of the
crest vertical curve over the canal such that the crest no longer limits sight distance.
4. Lower the Irrigation crossing to create a siphon and lower or flatten the vertical curvature of
Locust Grove Road.
Locust Grove Rood Site Access 8
■ Construct southbound right-turn Ianewith approximately 100 feet of vehicle storage.
■ Construct northbound left-turn lane with approximately 100 feet of vehicle storage.
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Lake Hazel Road/Site Access C
■ Construct an eastbound left-turn lane with approximately 100 feet of vehicle storage.
Lake Hazel Road f Site Access a
■ Construct westbound right-turn lane with approximately 100 feet of vehicle storage.
Lake Hazel Road f Si'te Access€
■ Construct an eastbound right-turn [anewith approximately 100 feet of vehicle storage.
Lake Hazel Road f SUL-Access F
■ Construct an eastbound right-turn lane with approximately 100 feet of mehrclestorage.
All site accesses
■ With approval from ACHO, construct all accesses to the development with the following
designations;
All local streets within the development should be constructed with one travel lane
in each direction.
Site driveways with access to public streets should provide sufficient stacking
distance f or fo u r veh ic les(100 feet)to ensure acoeptahle operation and
accommodate I a rger veh ic les, induding utility service and de I ivery veh i cl es.
o Site accesses along Locust Grove Road and Lake Hazel Road should match the
existing grade or be higher at the intersection to ensure the best passible sight
distanoe.
o All accesses and internal streets should be designed to provide adequate
intersection site distance.Shrubberyand landscaping nearthe intersection and site
access point should be maintained to ensure adequate sight distance is maintained.
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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.
46 Apex Northwest
MPP20-0008/ H-2020-0056
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.
47 Apex Northwest
MPP20-0008/ H-2020-0056
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.
48 Apex Northwest
MPP20-0008/ H-2020-0056
Communities in Motion 2040 2. 0 De velopment Re vie
The Community Planning Association of Southwest Idaho(COMPASS) is the metropolitan planning organization
(MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to
evaluate whether land developments are consistent with the goals of Communities in Motion 2040 2.0 (CIM 2040),
the regional long-range transportation plan far Ada and Canyon Counties. This checklist is not intended to he
prescriptive, but rather a guidance document based on CIM 2040 2.0 goals.
Development Name: Apex Northwest Agency: Meridian
CIM Vision Category: Future Neighborhoods
New households: 120 New jobs: t150 Exceeds CIM forecast: No
CIM Corridor: Lake Hazel Road Level of Stress considers facility type, number of vehicle
Film Pedestrian level of stress: R lanes,and speed. Roads with G or PG ratings better
Bicycle level of stress; R suppoit bicyclists and pedestrians of all ages and comfort
levels.
Housing within 1 mile: 250 A goad jabs/housing balance—a ratio between 1 and
Jobs within 1 mile: 90 1.5— reduces traffic congestion. Higher numbers
Jobs/Housing Ratio: 0.4 indicate the need for more housing and lower numbers
indicate an employment need.
Nearest police station: 3.9 miles Developments within 1.5 miles of police and fire
Nearest fire station: 3.5 miles stations ensure that emergency services are more
efficient and reduce the cost of these important public
services.
rmland consumed: Yes Farmland contributes to the local economy, creates
rmland within 1 mile: 1,454 acres additional jobs,and provides food security to the region.
■� development in farm areas decreases the productivity
and sustainability of farmland.
Nearest bus stop: 3 miles Residents who live or work less than 'h mile from
Nearest public school: 1.2 iniies critical services have more transportation choices.
Nearest public park: D.3 miles Walking and biking reduces congestion by taking cars off
Nearest grocery store: ]4 miles the road, while supporting a healthy and active lifestyle.
Recommendations
Lake Hazel Road is included in the COMPASS Transportation Improvement Program to be improved to five lanes
with curb, gutter,and ten-foot multi-use pathway facility from Eagle Road to Cloverdale Road (Key Number
RD209-18). Construction is anticipated in 2024 (see attached). The location is on the fringe of urban development
in an area removed from employment centers and existing public transportation.This location is on the fringe of
urban development in an area removed from employment centers and existing public transportation. The closest
transit services are located more than three miles away. ValleyConnect 2.0 proposes bus service to southeast
Meridian, with a bus stop approximately one mile away from this location when it is operational.The proposal is a
mix of residential and retail, which can mitigate increased traffic congestion by encouraging non-motorized travel.
The mix of housing stock which may enable many types of households to live in the neighborhood.
More information about COMPASS and Communities in Motion 2040 2.0:
web:www.comaass0da hon.oro
Email infoacomaassidaho.ora
More information about the development review process:
htta://www.comaassidaho.or❑/dashboard/devreview.htm eoiw MITrruarlNrN6A330ruTrgN
0 of Sou+uwees'dehu
49 Apex Northwest
MPP20-0008/ H-2020-0056
Development Services Department
CHD
Project/File: Apex Southeast Subdivision/ MPP20-0009/ H-2020-0057
This is a preliminary plat application to develop 237 residential lots, 2 commercial lots,
30 common lots and 10 other lots on 81.63 acres of land and a development
agreement modification.
Lead Agency: City of Meridian
Site address: The southeast corner of Lake Hazel Road and Locust Grove Road
Commission
Meeting: August 5, 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: pbankheadC@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 of land. The
applicant is also requesting to modify a development agreement 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
3. Site History: ACHD staff previously reviewed this site as Apex Rezoning/MER20-0068 in June
2020.
1 Apex Southeast/
MPP20-0009/ H-2020-0057
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 2.63 centerline miles of new public
road.
B. 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.
• 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.
2 Apex Southeast/
MPP20-0009/ H-2020-0057
• 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 updated 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 as Level 3 facility and Locust Grove Road as a Level 2
facility. 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. The applicant will dedicate right-of-way on Lake Hazel Road and Locust Grove Road
consistent with the MSM and the Roadways to Bikeways Master plan to provide for the future
facilities. The applicant is proposing to enter into a Cooperative development Agreement (CDA)
with ACHD to build the full street section for the segment of Lake Haze Road. If the CDA is approved
in a future action, the applicant will construct Level 3 bicycle facilities as part of the project. The
applicant has proposed to build the full street section for the segment of Locust Grove Road,
however, this segment is not listed in the CIP or 2020 CIP draft and exceeds ACHD's policy which
requires pavement widening, construction of sidewalk and right-of-way dedication on minor arterial
roadways abutting the site. If the applicant chooses to fully improve Locust Grove Road abutting
the site, the applicant will construct a minimum of Level 2 bicycle facilities as part of the project.
See Finding 4 below.
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.
3 Apex Southeast/
MPP20-0009/ H-2020-0057
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Intersections, Roadway Segments and Accesses Analyzed in TIS
4 Apex Southeast/
MPP20-0009/ H-2020-0057
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.
• If the impacted roadway segments and/or intersections are not programmed in either
the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide
a safety analysis to determine alternative mitigation requirements.
o If the impacted roadway segments and intersections meet the minimum
acceptable level of service planning thresholds in the shoulder hour the
applicant may suggest feasible alternative mitigation such as: sidewalks, bike
facilities, connectivity, safety improvements, etc. within 1.5 miles of the
proposed development.
o If the shoulder hour planning thresholds are exceeded the applicant may
request to enter into a Development Agreement and pay into the Priority
Corridor Fund an amount determined by the ACHD to offset impacts from the
project.
• Alternative Mitigation may also include:
o Revision to the Phasing Plan to coincide with the District's future Capital
Projects.
o Reducing the scope and/or scale of the project.
Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service
Planning Thresholds have been established for principal arterials and minor arterials within
ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise
required to provide a Traffic Impact Study under section 7106, a proposed development with
site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic
shall not be required to provide mitigation for a roadway or intersection that currently exceeds
the minimum acceptable level of service planning threshold or V/C ratio.
b. Staff Comments/Recommendations: The traffic impact study included an analysis of two
preliminary plat applications, Pinnacle/Apex Northwest and Pinnacle/Apex Southeast. The
applicant has indicated that both preliminary plats will be final platted concurrently. Because of
this, both preliminary plat applications will include the same findings and recommendations, as
presented in the traffic impact study, and the thresholds for improvements will be reported the
same.
5 Apex Southeast/
MPP20-0009/ H-2020-0057
Proposed First Phases of Pinnacle/Apex Northwest and Pinnacle/Apex Southeast
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Locust Grove Road - Lake Hazel Road to Amity Road
The TIS recommends that Locust Grove Road between Amity Road and Lake Hazel Road be
widened to 3-lanes with the development of 460 units, or when 460 PM peak hour trips are
generated by the site. The proposed PM peak hour site traffic is 28% of the total 2025 traffic for
this segment of Locust Grove Road and this segment of Locust Grove Road is not listed in the
CIP or scheduled in the IFYWP.
The applicant has proposed to enter into a CDA with ACHD to widen Locust Grove Road to 3-
lanes from Lake Hazel Road north approximately a quarter mile, abutting the Apex Northwest
Subdivision site. Staff agrees with the TIS findings and the applicant's proposal. Typically, the
applicant would be required to widen the remaining segment of Locust Grove Road or provide
alternative mitigation measures since the site traffic is greater than 10% of the 2025 total traffic
consistent with District policy. However, the remaining segment of Locust Grove Road is off-
site and there is not enough existing right-of-way available to widen the roadway to 3-lanes. In
addition, there are primarily single-family homes that access this segment of Locust Grove and
there are no new subdivisions proposed at this time that will access Locust Grove Road.
Therefore, no additional improvements should be required beyond the applicant's proposal to
improve Locust Grove Road abutting the Pinnacle/Apex Northwest site to 3-lanes.
This segment of Locust Grove Road is not listed in the current CIP or the IFYWP, but is listed
as future 3-lane minor arterial roadway in ACHD's draft 2020 CIP anticipated to be adopted in
6 Apex Southeast/
MPP20-0009/ H-2020-0057
August of 2020. If the applicant chooses to move forward with this development application
prior to the completion of ACHD's 2020 CIP updated, then the applicant would not be
compensated for the Locust Grove Road right-of-way dedication or proposed roadway
improvements.
Depending on the timing of this development, this segment of Locust Grove Road may be
included in the next CIP update estimated to be completed in August 2020. If this segment of
roadway is included in the 2020 CIP prior to the dedication of right-of-way and the construction
of the proposed roadway improvements then proposed, then the applicant should enter into a
CDA with ACHD to improve Locust Grove Road abutting the site as a 3-lane roadway, as
proposed.
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 a 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. 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-Iane minor arterial roadway. 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.
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-Ianes on
the south leg, 5-lanes on the west leg and 6-lanes on the east leg and signalized between 2026
and 2030. Additionally, the DRAFT 2021-2025 Integrated Five Year Work Plan includes the
installation of an interim 3X3 signal at this intersection in 2023. Therefore, consistent with
ACHD's Alternative Mitigation Measures policy, no improvements to the Amity Road/Locust
Grove Road intersection are required as part of this application.
7 Apex Southeast/
MPP20-0009/ H-2020-0057
SH-69/Lake Hazel Road
Although the SH-69/Lake Hazel Road intersection is anticipated to operate at an overall
acceptable level of service under total traffic conditions in 2025, the TIS recommends the
construction of a westbound right-turn lane on Lake Hazel Road at the intersection of SH-
69/Lake Hazel Road for the 2025 background traffic or when the development generates 187
PM peak hour trips prior to 2025. The site traffic at this intersection is only 4% of the total
2025 traffic. Therefore, consistent with District policy 7205.3.1 Level of Service Planning
Threshold, which states, a proposed development with site traffic less than 10% of the existing
downstream roadway or intersection peak hour traffic shall not be required to provide
mitigation; no improvements are required for this intersection on the Lake Hazel legs of the
intersection. However, the applicant should discuss with the City of Meridian and ITD to
determine if any improvements are necessary for this intersection, this intersection is
proposed to be included as part of ITD's SH-69 study in the future.
Access Analysis
The traffic impact study included an access analysis to demonstrate that proposed access
points on to Lake Hazel Road and Locust Grove Road are necessary to serve the site. The
traffic impact study did not demonstrate that the access points are necessary to serve the site
from a traffic perspective, but that the access points are needed for circulation, to maintain
acceptable level of service thresholds on local residential and collector roadways, and to
prevent the traveling public from traveling through local residential streets to access commercial
land uses. Additionally, the analysis showed that the access points will not have operational
deficiencies and access spacing requirements are met.
Specific to the Pinnacle 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.
8 Apex Southeast/
MPP20-0009/ H-2020-0057
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4. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
PM Peak PM Peak Hour
Roadway Frontage Functional Hour Level of Existing Plus
Classification Traffic Service Project
Count
SH-69** 780-feet Principal Arterial 1,513 N/A N/A
Lake Hazel Road
(west of Locust Grove 2,640-feet Principal Arterial 330 Better than "D" Better than "E"
Rd
Lake Hazel Road
(east of Locust Grove 1,320-feet Principal Arterial 351 Better than "D" Better than "E"
Rd
Locust Grove Road 1,320-feet Minor Arterial 255 Better than "Y "F"
(north of Lake Hazel Rd)
Locust Grove Road 2 640-feet Minor Arterial 143 Better than "Y Better than "E"
(south of Lake Hazel Rd)
Amity Road 0-feet Minor Arterial 465 Better than "Y "F"
* 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.
9 Apex Southeast/
MPP20-0009/ H-2020-0057
• 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
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
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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.
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 intersection, prior to ACHD's signature on the final plat
that contains the 101s' 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 101s' 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
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Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Lake Hazel Road is designated in the
MSM as a Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within
100-feet of right-of-way 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.
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• 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 multi-use pathways 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.
„i
M a
STREET SECTION H o
d. Staff Comments/Recommendations: Staff is supportive of the applicant's proposal to enter
into a CDA to widen Lake Hazel Road to 5-lanes abutting the site consistent with the MSM and
SMTP. This segment of Lake Hazel Road is listed in the current CIP to be widened to 3-lanes
between 2026 and 2030. However, this roadway segment is listed in the draft 2020 CIP
anticipated to be adopted in August of 2020, as a 5-lane roadway.
If the applicant chooses to enter into a CDA with ACHD to improve Lake Hazel Road as a 5-
lane roadway prior to adoption of the 2020 CIP, then only the improvements listed in the 2016
CIP (3-lane roadway segment) would be eligible for reimbursement through the CDA. If the
applicant waits until after adoption of the 2020 CIP, to enter into a CDA with ACHD, then the full
roadway widening proposed by the applicant would be consistent with the roadway widening
listed in the CIP and would be impact fee eligible for reimbursement through a CDA.
Lake Hazel Road is identified as a level 3 facility with a multi-use path, buffered or protected
bike lanes as appropriate facilities. The applicant has proposed to enter a CDA with ACHD to
fully improve Lake Hazel Road abutting the site and construct a detached 10-foot wide multi-
use pathway. Because this section of Lake Hazel Road hasn't been programmed for
improvements by ACHD, it hasn't been designed and a final determination regarding the bike
facilities hasn't been made. Staff recommends that the 10-foot multi-use pathway be
constructed with Lake Hazel Road with this development due to the fact that it is has been
approved in previous concept studies for Lake Hazel Road, is preferred by the City of Meridian
and is consistent with the BMP.
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;
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• 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 to construct the dedicated eastbound right-turn lanes on Lake Hazel
Road at access E, Peak Avenue, and access F, Vertex Way, meets District policy and should
be approved, as proposed consistent with the findings of the TIS.
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
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 section line of Lake Hazel Road
abutting the site, consistent with the MSM.
• Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway
abutting the site with a 3-foot wide gravel shoulder.
• Construct a minimum 5-foot wide concrete sidewalk located a minimum of 43-feet from
the section line of Lake Hazel Road abutting the site. 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 access F, Vertex Way, to be used in
future for future access to the north.
• Extend the turn lane east of access F, Vertex Way, on Lake Hazel Road to create a left-
turn lane for access F, Vertex Way.
• Construct a raised median at access E, Peak Avenue, to restrict the access to right-
in/right-out only.
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.
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Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of
7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen
the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder
adjacent to the entire site. Curb, gutter and additional pavement widening may be required
(See Section 7205.5.5).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of 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 travel-lanes, vertical curb, gutter, 8-foot wide planter strips and 10-foot wide detached
multi-use pathway.
d. 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 fully improve Locust Grove Road abutting the site as a 3-lane minor arterial with vertical curb,
gutter and sidewalk exceeds ACHD policy which requires 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.
Locust Grove Road is identified as a level 2 facility with a shoulder bike lane, convention bike
lane, or buffered bike lane as appropriate facilities. The applicant has proposed to fully improve
Locust Grove Road abutting the site and construct a 10-foot wide multi-use pathway. Because
this section of Locust Grove Road hasn't been programmed for improvements by ACHD, it hasn't
been designed and a final determination regarding the bike facilities hasn't been made. Staff
recommends that the 10-foot multi-use pathway be constructed with Locust Grove Road with
this development due to the fact that it is supported by the City of Meridian and is consistent with
the BMP and proposal for Lake Hazel Road Road.
At a minimum the applicant should be required to:
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• Dedicate additional right-of-way to total 37-feet from the section line of Locust Grove
Road abutting the site, consistent with the MSM.
• Widen the pavement on Locust Grove Road to 17-feet from the section line of the
roadway abutting the site with a 3-foot wide gravel shoulder.
• Construct a minimum 5-foot wide concrete sidewalk located a minimum of 30-feet from
the section line of Locust Grove Road abutting the site. Provide a permanent right-of-
way easement for detached sidewalks located outside of the dedicated right-of-way.
• Construct 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 a detached 10-foot wide multi-use pathways within right-of-way that extends to 2-feet
behind the back of the pathway. The applicant should place the pathway a minimum of 30-
feet from the section line of the roadway. The applicant may 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 the pathway. 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.
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A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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
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 2-lane commercial collector,
a 47-foot wide street section with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5 foot
wide parking lanes on both sides of the roadway with vertical curb, gutter, an 8-foot wide planter
strip and 5-foot wide detached concrete sidewalks within 77-feet of right-of-way, consistent with
ACHD's Livable Street Design Guide.
Staff Comments/Recommendations: The applicant's proposal to construct Tower Street
and Vertex Avenue as a 2-lane commercial collector with bikes and on-street parking meets
District policy and should be approved, as proposed. If the on-street parking is defined with
striping, then the parking should be designed meeting all ADA standards and requirements.
The 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.
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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.
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 within 51.5-feet of right-
of-way.
d. Staff Comments/Recommendations: The applicant's proposal construct Via Roberto Street
and sidewalk meets District policy and the MSM and should be approved, as proposed. The
applicant may construct vertical curb and gutter on the south side of the street at the south
property line, as proposed, or at the minimum construct a 3-foot wide gravel shoulder and a
borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the
unimproved side.
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.
7. Internal Local Roads
a. Existing Conditions: There are no local roadways within the site.
b. Policy:
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Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb)for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any
buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and
minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within
50-feet of right-of-way.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
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:
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• 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'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
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shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 20-feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the lead
land use agency. The setbacks shall either discourage parking within the alley (where it may
partially block or occur within the right-of-way) or allow adequate area for one perpendicular
parking pad. In order to discourage parking, building setbacks shall be minimal from the alley
right-of-way line, while still achieving the required 20-feet of back-up space from a garage or
other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20-
feet for back-up space).
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 1 b (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 1 a (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
1 a.
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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 1 b.
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 1), 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.
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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
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.
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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. However, staff recommends a modification of policy to allow the roadways to be located,
as proposed, as they create a traditional neighborhood block system.
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.
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• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: 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
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greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD
to align or offset a minimum of 245-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway 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
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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
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, 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 intersection, 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.
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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.
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 abutting the site to 5-lanes, a 72-
foot street section within 100-feet of right-of-way with a 10-foot wide multi-use pathway 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 section line of Lake Hazel Road
abutting the site, consistent with the MSM.
• Widen the pavement on Lake Hazel Road to 17-feet from the section line of the roadway
abutting the site with a 3-foot wide gravel shoulder.
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• Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 41-
feet from the section line of Lake Hazel Road abutting the site. 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 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. Construct a dedicated eastbound right-turn lane on Lake Hazel Road at Vertex Way.
8. Construct a dedicated eastbound right-turn lane on Lake Hazel Road at Peak Avenue.
9. Dedicate additional right-of-way to total 37-feet from the section line of Locust Grove Road abutting
the site. Compensation will not be provided for this right-of-way dedication.
10. Widen the pavement on Locust Grove Road to 17-feet from the section line 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.
11. Construct a minimum 5-foot wide detached concrete sidewalk located a minimum of 30-feet from
the section line of Locust Grove Road abutting the site. Provide a permanent right-of-way easement
for sidewalks located outside of the right-of-way.
12. Center left turn lanes should be constructed on Locust Grove Road at all street intersections.
13. 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
a detached 10-foot wide multi-use pathway and dedicate a minimum of 74-feet of right-of-way.
Place the pathway a minimum of 30-feet from the section line of the roadway.
14. 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.
15. 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 in the future.
16. Construct Tower Street to intersect Locust Grove Road 660-feet south of Lake Hazel Road, as
proposed.
17. Construct Inflection Street to intersect Locust Grove Road 890-feet south of Tower Street, as
proposed.
18. Construct Via Roberto Street to intersect Locust Grove Road 1,105-feet south of Inflection Street,
as proposed.
19. Construct Peak Avenue to intersect Via Roberto Street 695-feet east of Locust Grove Road, as
proposed.
20. Construct Vertex Way and Tower Street as a 2-lane commercial collector, a 47-foot street section
with two 11-foot wide travel lanes, 5-foot wide bike lanes, 7.5-foot wide parking lanes on both side
of the roadway, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached
concrete sidewalks within 77-feet of right-of-way, as proposed.
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21. If the on-street parking is defined with striping, then the parking should be designed meeting all
ADA standards and requirements.
22. Construct the following local roads to intersect Vertex Avenue/Tower Street, 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
23. 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.
24. Construct Via Roberto Street as a 36-foot wide residential collector street section with vertical curb,
gutter, and construct an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk on
the north side of the street within 51.5-feet of right-of-way, as proposed. The applicant may
construct vertical curb and gutter on the south side of the street at the south property line, as
proposed, or at the minimum construct a 3-foot wide gravel shoulder and a borrow ditch sized to
accommodate the roadway storm runoff shall be constructed on the unimproved side.
25. 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.
26. 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.
27. The right-of-way should extend 2-feet behind the back of sidewalk. If detached sidewalks are
constructed, then the right-of-way may be reduced to 2-feet behind the back of curb and a
permanent right-of-way easement may be provided. If street trees are desired, then 8-foot wide
planter strips should be provided.
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
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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.
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.
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12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Traffic Impact Study Executive Summary
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines OR Appeal Guidelines
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VICINITY MAP
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Attachment 3 Traffic Impact Study — Executive Summary
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EXECUTIVE SUMMARY
The Pinnacle Mixed-Use Development is located in the northwest and southeastquadrants of Lake Hazel
Road and LncustGrove Road. The proposed northwest site is currently vacant farmland and consists of
approximately41.74acres.The proposed development includes approximately 325 single family homes,
220 multi-family homes, and approximately 51,060 sq.ft.of commercial uses.The proposed southeast
area is currently 81.64 acres of vacant farmland and adjacent to the new City of Meridian Discovery Park.
Both sites are in Meridian, Idaho and currently zoned Medium-Low Density Residential (114). The
anticipated build-out year is 2025.
FINDINGS
Existing Conditions
■ The study evaluated three off-site intersections during the a.m. and p.m. peak hour of a
typical weekday.
■ All study intersections were found to operate at acceptable operating standards during the
existing weekday a.m.and p.m.peak hours with the exception of:
5H 69/Lake Hazel Road(PM Peak Hour]
The westbound through/right approach operates at V/C=0.91 and LOS F during
the weekday p.m.peak hour.
■ The overall the intersection operates at a 0.79 v/c ratio in the weekday p.m.peak
hour,which is under the 0.90 v/c ratio standard.
■ All ACHD study roadways seg me nts ope rate atacceptable levels of service.
■ Crash data at the study intersections and road way segmentsforthe most recent five yea rs of
complete data (2014-2018)were analyzed for any existing crash trends.The most common
crash type was an angle crash at SH 69/Lake Hazel Road. A traffic signal was installed in
September 2018 at this intersection which should reduce angle crashes.
Year 2025 Background Traffic Conditions
■ Year 2025 background traffic volumes were forecasted using a 356 compounded annual
growth rate on SH 69 and a 7%compounded annual growth rate on all other roadways as
well as the addition of in-process trafficfrom the Lavender Subdivision.
■ Year2025 background traffic analysis(without inclusion ofsite-generated traffic)found that
none of the study intersections are expected to operate at acceptable operating standards
during the weekday a.m.and p.m.peak hours.
o Locust Grove Road/Amity Road (AM and PM Peak Hour)
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■ The intersection is operating at LOS Fin the weekday a.m. and p.m. peak
hours.Several Ianegroups have a v/c greaterthan 1.0.
■ The intersection is projected to meet the8-hour,4-hour,and peak hour traffic
signal volume warrants in 2025 background conditions.
■ A traffic signal with left-turn lanes on all approaches would mitigate the
intersection. This mitigation is programmed in ACHD's CIP in the timeframe
2026-2030.
• Locust Grove Road/Lake Hazel Road(AM and PM Peak Hour)
■ The intersection is operating at LOSE and Fin the weekday a.m. and p.m.
peak hours, respectively.Several lane groups have a v/c greater than 1.0,
■ The intersection is projected to meet the 8-hour,4-hour,and peak hour traffic
signal volume warrants in 2025 background conditions.
■ A single lane roundabout would mitigate this intersection as programmed in
ACHD's CIP in the timeframe of 2026-2030.
• SH 69/Lake Hazel Road (AM and PM Peak Hour)
■ The intersection is operating with a WC=0.93 during the weekday a.m. peak
hourwith the northbound through movement operating with a V/C=0.97.
■ The intersection is operating with a WC=0.95 during the weekday p.m.
peak hour with the southbound through/right-turn movement operating
with a V/C=0.92.
■ To meet ITD operating sta ndards,the fol lowi ng are required;
• Northbound right-turn lane
• Westbound right-turn lane{itshould be noted that some vehicles use
the wide approach similar to a westbound right-turn lane
• Increase the signal cycle to 200 seconds
■ All ACHD study roadway segments are projected to continue operating at acceptable levels
of service.
o Amity Road(Locust Grove Road to Eagle Road)
■ Amity Road does not meet ACHD roadway volume standards during the
weekday a.m. and p.m. peak hours under 2025 background traffic conditions
except;
• The segment volume does not meet the ACHD policy threshold
volumes for two lanes and is within 1M of exceeding the ACHD policy
threshold for three lanes.Therefore, wideningto 3 lanes will be
3 &MYSon&ASSOrWes,
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needed prior to 2025 and five lanes is projected to be needed by late
2025 under background conditions.
• This section of roadway is in ACHD's CIP for widening from two lanes
to five lanes in the 2026-2030 timeframe and improvements prior to
that at key intersections are required by 2025 based on the Amity
Road/LocustGrove Road intersection analysis, resulting in an
effective three lane ca pac ity.
Trip Generation and Distribution
■ The iTE Trip Generation Manua;, 10tti Edition was used to estimate the trip generation for
the proposed Pinnacle Mixed-Use Development.
■ The proposed Pinnacle Mixed-Use Development is located on the northwest and southeast
quadrants of Lake Hazel Road/ Locust Grove Road.
a The northwest quadrant proposes 88 single family homes,90 multi-family homes,and
61,060 square feet of commercial uses. This development area is estimated to
generate 3,312 net new daily trips, 279 weekday a.m. peak hour net new trips (137
inbound / 143 outbound) and 296 weekday p.m. peak hour net new trips (153
inbound J 130 outbound).
-o The southeast quadrant proposes 237 single family homes and 130 multi-family
homes.This development area is estimated to generate3,007 netnew dailytrips,217
weekday a.m.peak hour net new trips(55 inbound 1153 outbound)and 240 weekday
p.m. peak hour net newtrips(181 inbound/ 108 outbound).
■ The distribution pattern for site-generated trips was developed by evaluating a select zone
analysis from COMPASS' regional travel demand model.
Year 2025 Total Traffic Conditions
■ Year 2025 total traffic conditions found that the site-generated trips do not impact any
additional intersection not previously identified in the background traffic conditions.
■ All findings and mitigations required for intersections to meet operational standards
outlined under background conditions remain consistent in the 2025 total traffic scenario
exceptforthe intersection of Lake Hazel Road /Locust Grove Road;
o The intersection is operating at LOS D in the weekday p.m. peak hours, but with an
overall v/c of 1.07.The southbound lane group operates+,+nth a v/c of 1.07.
* A multi-lane roundabout with two lanes on Lake Hazel Road operates at LOS C with
an overall v/c ratio of 0.92 in the weekday p.m. peak hour.All lane groups operate
under 1.0.
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o A multi-lane roundabout with two lanes on Lake Hazel Road and a southbound dual
entry approach on Locust Grove Road operates at LOS A with an overall v/c ratio of
0.59 in the weekday p.m.peak hour.
■ All ACHD study roadwaysegments are projected to continue operating at acceptable levels
of service except;
o Amity Road (Locust Grove Road to Eagle Road}
■ The two and three lane ACHD policy volume thresholds are exceeded.
Therefore, widening to five lanes is needed to meet the ACHD policy volume
thresholds.
■ The followingshould be considered on this segment;
• With the improvements planned at the Eagle Road/Amity Road
intersection, the proposed signalization of the Eagle Road/Locust
Grove Road intersection, and the center turn lanes already serving
other major access points, all the key intersection intersections along
this segmentare projected to operate acoeptablywthout widening.
• The 2025 background traffic is within 1% of the ACHD policy volume
threshold for three lanes and therefore five lanes are needed with,or
without,this proposed development,
• Background traffic accounts for approximately 90% of the traffic on
this segment. The proposed development traffic is projected to be
approximately 9%and 11%ofthe total 2025 traffic on Amity Road east
of Locust Grove Road during the weekday a.m. and p.m. peak hours,
respectively,
• As stated in the background traff i c cond itio ns,thissection of roadway
Is in ACHD's CIP for widening from two lanes to five lanes in the 2026-
2030timeframe.
o Locust Grove Road (Lake Hazel Road to Amity Road)
• The two-lane ACHD policy volume threshold is exceeded in the
southbound direction during the weekday p.m. peak hour. But the
threshold for three lanes is not exceeded, which should be applicable
since the Amity Road intersection is proposed for a traffic signal and
left-turn lanes and Lake Hazel Road intersection is proposed for a
roundabout.
Site Access Evaluation
■ The turn lane analysis using ACHD procedures resulted in turn lane warrants at the following
site access streets:
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D Locust Grave Road/Site Access R
■ Southbound Right-Turn Lane
■ Northbound Left-Turn Lane
c, Lake Hazel Road/Site Access C
■ Eastbound Left-Turn Lane
c) Lake Hazel Road/Site Access D
■ Westbound Right-Turn Lane
c, Lake Hazel Road/Site Access E
■ Eastbound Right-Turn Lane
o Lake Hazel Road/Site Access F
■ Eastbound Right-Turn Lane
■ The results from the queuing analysis found that the 95th percentile queue lengths can be
accommodated.
o Each site accesses provides at least 100 feet of roadway length without driveway
and/or internal street interference.
■ The intersection sight distance evaluation identified that intersection sight distance can be
achieved at all the site intersections except at Access A looking north. At Access A, the
following options are recommended:
o ID a more detailed intersection sight distance evaluation using the design drawings
for the new access and survey/profile of Locust Grove over the-crest vertical curve
and make any modifications necessary to achieve sight distance.
o Move the access north to be closer to the top of the crest vertical curve such that a
vehicle can see an oncoming vehicle adecluat,ely to meet intersection sight distance
requirements.
o Raise the grade of the access and Locust Grave in front of the access to match the
height of top of the crest aver the canal such that the crest no longer limits sight
distance.
o Lower the irrigation crossing to create a siphon and lower or flatten the vertical
curvature of Locust Grove Road to improve sightdistance.
■ Following is a summary of each proposed site access with respect to ACHD Policy:
o Locust Grove Road / Site Access A: a proposed local street, accesses Locust Grove
Road approximately 1,275 feet north of Lake Hazel Road. The nearest access to the
South (Access B} is approximately 615 feet to the south and a private driveway
approximately 250 feet to the north. ACH0 access spacing for public streets is 550
feet.The access should be considered by ACH0 forthe following reasons:
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■ If Access Awas removed,the daily traffic between Site Access and Site Access
B was combined it would exceed ACHD's daily local road threshold of 2,000
vehicles.
■ Access A is planned to not have front-on housing and will be used to access
future development to the west.
■ Moving Access A further north is not passible due to the property boundary
and an irrigation canal,
■ Moving Access B further south would result in not meeting the ACHD spacing
for that access and lake Hazel Road.
■ The proposed accesswill still function acceptablyasan unsignalizedfull access
(without turn lanes).
■ This proposed access will serve additional residential developments in the
future as the proposed development expands and is located such that a
similar public street access could be located on the east side Lake Hazel Road
for a future development.
■ This access is proposed as a local street and w i I I serve mostly residential trips
and a future school,while Site Access B will primarily serve oommercial trips.
• Locust Grove Road / Site Access B; a proposed local street, accesses Locust Grove
Road approximately 660 feet north of Lake Hazel Road.The nearest access(Access A)
is approximately 615feettothe north.ACHD"s spacing criteria for a full access public
street on a minor arterial is 660 feet. The access should be considered by ACHD for
the folIowing reasons;
■ If Access B is not allowed,the daily traffic between Site Access and Site Access
B combined would exceed ACHD's daily local road threshold of 2,000 ve h Id es.
■ As discussed for Access A, obtaining 660 feet between Access A and Access B
is not possible at this time due to the property lines and irrigation facilities.
■ The proposed access is located 660 feet from Lake Hazel Road to the south
and meets ACHD spacing requirements for a local street on a minor arterial
and will function acceptably as an unsignaIized full access(withoutturn lanes).
■ Right-turn and left-turn lanes are proposed on Locust Grove Road, which will
reduce any impacts to the through traffic on Locust Grove Road.
■ This proposed access will serve additional residential and commercial
developments in the future as the proposed development expands.
■ This access is proposed as a local street and will serve mostly commercial trips,
while Site Access will primarily serve residential trips.
• Lake Hazel Road / Site Access C: a proposed local street;, accesses Lake Hazel Road
approximately 1,280 feet west of Locust Grove Road. The nearest access is
7 xr Ehon&AssOGWIEs,mc.
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€x CU-,1'A-qummory+
approximately 600 feet to the east (Access D — right-in/right-out), ACHD policy for
right-in, right-out access is 520 feet for right-in, right-out. The access should be
considered by ACHD for the following reasons;
■ The access meets ACHD spacing criteria.
■ The proposed accessalignswith an existing private drivewayon the southside
of Lake Hazel Road
■ The accesswill function acceptablyas an unsignalized full access.
■ An eastbound left-turn lane is recommended which will reduce the impacts
on through traffic on Lake Hazel Road.
■ This proposed access will serve additional residential developments in the
future as the proposed development expands.Since the site access directly to
the east will be right-in/right-out this access aIIows for left-turns in and out of
the site.
o Lake Hazel Road / Site Access D: a proposed right-in/right-out local street accesses
Lake Hazel Road approximately 680 feet west of Locust Grove Road. The nearest
access is approximately&0,0 feet to the west.ACHD policy spacing for right-in, right-
out driveways are 520 feet. The access should be considered by ACHD for the
following reasons;
■ The access spacing meets ACHD criteria.
■ The proposed access will still function acceptably as an unsignalized full access
■ A westbound right-turn lane is proposed which will minimize impacts to
through traffic on Lake Hazel Road.
■ This proposed access will serve additional residential and commercial
developments in the future as the proposed development expands.
o Lake Hazel Road/Site Access E: a proposed right-in/right-out local street, accesses
Lake Hazel Road approximately 695 feet east of Locust Grave Road. The nearest
mess is approximately 660 feet to the east. ACHDfs spacing criteria for a right-
in/right-out access is 520 feet. The access should be considered by ACHD for the
following reasons;
■ The access spacing meets ACHD criteria.
■ The proposed access will still function acceptablyasan unsignalizedfull access
■ An eastbound right-turn lane is proposed which will minimize impacts to
through traffic on Lake Hazel Road.
■ This proposed access will allow some separation of traffic from the proposed
multi-family portion of the development,
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o Lake Hazel Road /Site Access F; a proposed local street, accesses Lake Hazel Road
approximately 1,355 feet east of Locust Grove Road. The nearest access is
approximately 660 feet to the west {Access E—right-in, right-out) and an access to
Discovery Park approximately 460 feet east.The access should be considered byACHID
for the following reasons:
■ The access aligns with an already approved full access for the Lavender
Heights Subdivision
■ An eastbound right-turn lane is proposed, and the Lavender Heights
Subdivision proposed a left-turn lane on Lake Hazel Road, which will reduce
impacts to through traffic on Lake Hazel Road.
■ The street is shown on the Master Street Map as a future collector road.
■ The spacing meetsthe public street spacing from Locust Grove Road.
■ This proposed access will serge residential trips as and has the potential to
serve the Regional Park if needed directly to the east of the site.
o Locust Grove Road f Site Access G: a proposed local street, accesses Locust Grove
Road approximately 560 feet south of Lake Hazel Road and aligns with a private
driveway on the west side of Locust Grove Road.The nearest access is approximately
890 feet to the south{Access H).ACHD's spacing criteria for a full access public street
on a minor arterial is 660 feet. The access should be considered by ACHD for the
following reasons;
■ The proposed access meets ACHD spacing requirements for a local street on
a minor arterial and will function acceptably as an unsignalized full access
{wit h out turn lanes).
■ The access wrll serve the proposed multi-family area of the development.
o Locust Grove Road / Site Access H: This access, a proposed local street, accesses
Locust Grove Road approximately 1,550 feet south of Lake Hazel Road.The nearest
access is approximately 89-0 feet to the north (Access G) and 1,105 feet to the south
(Access 1).ACHD's spacing criteria fora full access public street on a minorarterial is
660 feet.The access should be considered by ACHD for the following reasons:
■ The proposed access meets ACHD spacing requirements for a local street on
a minor arterial and will function acceptably as an unsignalized full access
(with out turn lanes).
o Locust Grove Road/Site Access I (New Collector):a proposed collector is located on
Locust Grove Road approximately 2,555 feet,south of Lake Hazel Road.This collector
forms the west side of the future mid-mile collector which is identified on the Ada
County Master Strut Map. The access should be considered by ACHD for the
following reasons;
9 Art Oson&Assomgei,mr.
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■ The proposed collector is identified on the Master Street Map and meets
ACHD spacing requirennents.
■ The intersection on Locust Grove Road wfil function acceptably as an
unsignalized full access.
■ The collector street would provide access to adjacent parcels which will
minimize future development directly accessing the minor arterial Locust
Grove Road).
RECOMMENDATIONS
Based on the report's analyses and evaluation findings, recommendations were developed accordingly
for time scenario's conditions.
Year 2025 Background Traffic Condition Mitigations (Without the Proposed Development)
The following mitigations are recommended to accommodate the year 2025 background traffic volume
and meet ACHD polio.
Locust Grove Road/Amity mood
■ Construct a traffic signal with left-turn lanes on all approaches. Signalization is in ACHD's CIP
In the timeframe of 2026-2030.This is projected to be needed in approximately 2021 with or
without the proposed development. The development would have approximately 55 units
occupied at that time.The d eve Iopmenttraffic accounts for 14 percent of the projected 2025
total traffic at the intersection.
Locust Grove Road/Lake Hazel Rood
■ Construct a roundabout with a westbound bypass lane as programmed in ACHD's CIP in the
timeframe of2026-2030.This is needed in approximately 2021.The d eve IopmentwouId have
approximately 100 units occupied at that time. The development traffic accounts for
approximately 22 percent of the proposed traffic at the intersection.
SH-69 Luke Hazel Road
IN Install a westbound right-turn lane and northbound right-turn lane and increase the signal
cycle up to 200 seconds (similar to other state highways such as Eagle Road) as needed by
2025. Alternatives to increasing the signal cyde include additional widening of Lake Hazel
Road or SH-69. This is needed in approximately 2022. The development would have
approximately 185 units occupied at that time. The development traffic accounts for
approximately 4 percent of the proposed traffic at the intersection.
10 Ktrdsion&Assnrea¢es,Mc.
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Amity Rood(Locust Grove to Eagle fiord)
Additional Year 2025 Mitigations Needed With the Pinnacle Mixed-Use Development
Thefollowing mitigations are recommended due to the inclusion of Pinnacle Mixed-Use Development's
site generated trips.
Locust Grove Rood/Lake r4Qrei mood
■ Expand the roundabout to have two-lane approaches and exits on the eastbound and
westbound approaches and a two-lane southbound approach. This is needed in
approximately 2021 when the development has approximately 440 units occupied. The
development traffic accounts for approximately 22 percent of the proposed traffic at the
Intersection.
Amity Mood(Locust Grove to Eagle Road)
■ Widen to five lanes pertheACHD CIP(scheduledfor2026-2030)or allowthe policythreshold
to be exceeded since the key intersections will operate acceptably with the proposed
improvements. Note that the ACHD policy threshold is projected to be within IN of being
exceed under 2025 background conditions and the development moves up the trmeframe to
approximately 2024 when the development has approximately 450 units occupied. The
development traffic accounts for approximately 10 percent and 11 percent of the proposed
on this segment during the weekday a.m. and p.m. peak hours, respectively.
Locust Grove Rood Site Access A
There is Insufficient sight distance to the north to meet the AASHTO requirement of 500 feet far 45 mph.
The foil owing options are recommended:
1. Do a more detailed int,ersectron sight distance evaluation using the design drawings for the new
access and su rveylp rof il e of Locust Grove over the crest vertical curve.
2. Move the access north to be closer to the top of the crest vertical curve such that a vehicle can
see an oncoming vehicle adequately to meet intersection sight distance requirements.'
3. Raise the grade of the access and Locust Grove in front of the access to match the height of the
crest vertical curve over the canal such that the crest no longer limits sight distance.
4. Lower the Irrigation crossing to create a siphon and lower or flatten the vertical curvature of
Locust Grove Road.
Locust Grove Rood Site Access 8
■ Construct southbound right-turn Ianewith approximately 100 feet of vehicle storage.
■ Construct northbound left-turn lane with approximately 100 feet of vehicle storage.
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FFnnadeblUed-UseDeMopment n5 Morcr7
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Lake Hazel Road/Site Access C
■ Construct an eastbound left-turn lane with approximately 100 feet of vehicle storage.
Lake Hazel Road f Site Access a
■ Construct westbound right-turn lane with approximately 100 feet of vehicle storage.
Lake Hazel Road f Site Access€
■ Construct an eastbound right-turn [anewith approximately 100 feet of vehicle storage.
Lake Hazel Road f Site Access F
■ Construct an eastbound right-turn lane with approximately 100 feet of mehiclestorage.
All site accesses
■ With approval from ACHO, construct all accesses to the development with the following
designations;
All local streets within the development should be constructed with one travel lane
in each direction.
Site driveways with access to public streets should provide sufficient stacking
distance f or fo u r veh ic les(100 feet)to ensure acoeptahle operation and
accommodate I a rger veh ic les, induding utility service and de I ivery veh i cl es.
o Site accesses along Locust Grove Road and Lake Hazel Road should match the
existing grade or be higher at the intersection to ensure the best passible sight
distanoe.
o All accesses and internal streets should be designed to provide adequate
intersection site distance.Shrubberyand landscaping nearthe intersection and site
access point should be maintained to ensure adequate sight distance is maintained.
12 KgTL4son&.4s omees,fnt.
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5)working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review
is to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to:50 S. Cole Rd. Boise 83707, or Visit iducc.com
for e-mail notification information.
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Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a"No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
❑For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD,then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services(ACHD)for ANY work in the right-of-way,
including, but not limited to,driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request"form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application"to ACHD Construction—Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment&Erosion Submittal
• At least one week prior to setting up a Pre-Construction Meeting an Erosion &Sediment Control Narrative&Plan, done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre-Con.
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
and Clerk of the District, which must be filed within ten (10)working days from the date of
the decision that is the subject of the appeal. The notice of appeal shall refer to the
decision being appealed, identify the appellant by name, address and telephone number
and state the grounds for the appeal. The grounds shall include a written summary of the
provisions of the policy relevant to the appeal and/or the facts and law relied upon and
shall include a written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also consider
and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the Development Services
Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of
fact or law in the earlier action. The request may also be supported by oral testimony at
the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at which
the matter is to be returned. The Commission shall only take action on the original matter
at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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Communities in Motion 2040 2.0 Development Review
The Community Planning Association of Southwest Idaho(COMPASS)is the metropolitan planning organization
(MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to
evaluate whether land developments are consistent with the goals of Communities in Motion 2040 2.0(CIM 2040),
the regional long-range transportation plan for Ada and Canyon Counties. This checklist is not intended to be
prescriptive, but rather a guidance document based on CIM 2040 2.0 goals.
Development Name:Apex Southeast Agency: Meridian
CIM Vision Category: Future Neighborhoods
New households: 237 New jobs: ±200 Exceeds CIM forecast: No
CIM Corridor: Lake Hazel Road Level of Stress considers facility type, number of vehicle
Pedestrian level of stress: R lanes,and speed. Roads with G or PG ratings better
Bicycle level of stress; R suppoit bicyclists and pedestrians of all ages and comfort
levels.
Housing within I mile: 23D A good jobs/housing balance - a ratio between 1 and
Jobs within 1 mile: 90 1.5 - reduces traffic congestion. Higher numbers
Jobs1housing Ratio: 0.4 indicate the need for more housing and lower number
indicate an employment need.
Nearest police station: 3.9 miles Developments within 1.5 miles of police and fire
Nearest fire station: 3.5 mi les stations ensure that emergency services are more
efficient and reduce the cost of these important public
services.
�
Farmland consumed: Yes Farmland contributes to the local economy,creates
Farmland within 1 mile: 1,484 acres additional jobs, and provides food security to the region.
■ Development in farm areas decreases the productivity
and sustainability of farmland.
earest bus stop: 3.1 miles Residents who live or work less than 'h mile from
Barest public school: 1.3 iniles critical services have more transportation choices.
earest public park: 0.3 miles Walking and biking reduces congestion by taking cams off
Nearest grocery store: ]4 miles the road, while supporting a healthy and active lifestyle.
Recommendations
Lake Hazel Road is included in the COMPASS Transportation Improvement Program to be improved to five lanes
with curb, gutter,and ten-foot multi-use pathway facility from Eagle Road to Cloverdale Road (Key Number
RD209-18). Construction is anticipated in 2024(see attached). This location is on the fringe of urban development
in an area removed from employment centers and existing public transportation. The closest transit services are
located more than three miles away. ValleyConnect 2.0 proposes bus service to southeast Meridian,with a bus
stop approxi mately one mile away from this location when it is operational, The proposal is a mix of residential and
retail,which can mitigate increased traffic congestion by encouraging non-motorized travel.
More information about COMPASS and Communities in Motion 2040 2.0:
web:www.com❑ass0da he,ore
Email infoowomaassidaho.ora CO M More information about the development review process: _ S
httD://www.comassidaho.oroldashboard/devreview,htm �y�aruNirrrianNiMr,+�ssoCu rpM
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