ACHD Comments-MPP20-0017 Calvary Chapel A-2021-0109
______________________________________________________________________________________________________________
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
Kent Goldthorpe, President
Dave McKinney, Vice-President
Jim D. Hansen, Commissioner
Mary May, Commissioner
Alexis Pickering, Commissioner
June 25th, 2021
To: LKV Architects
Michael Salisbury
2400 E Riverwalk Drive
Boise, ID 83706
Subject: MPP20-0017/ A-2021-0109
Parcel #S1404212450
Calvary Chapel Treasure Valley
On 06/18/2020, the Ada County Highway District approved MPP20-0017/H-2020-0035 for the
Poiema Subdivision and Calvary Chapel. The site-specific conditions of approval also apply to A-
2021-0109.
If you have any questions, please feel free to contact me at (208) 387-6346.
Sincerely,
Brenna Garro
Planner 1
Development Services
cc: City of Meridian (Joseph Dodson), via email
Calvary Chapel Treasure Valley (Daryl Zachman), via email
LKV Architects, via email
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).Private Utilities including sewer or water systems are
prohibited from being located within the ACHD right-of-way.
2. In accordance with District policy, 7203.6, 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.
3. 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.
4. 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.
5. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
6. 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.
7. 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.
8. 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.
9. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
10. 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.
11. 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.
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Development Services Department
Project/File: Poiema Subdivision & Calvary Chapel/ MPP20-0017/ H-2020-0035
This is an annexation with rezone to R-15 and a preliminary plat application consisting
of 48 lots on 14.87 acres.
Lead Agency: City of Meridian
Site address: 3727 E Lake Hazel Road
Staff Approval: June 18, 2020
Applicant: Dave Evans Construction
7761 W Riverside Drive
Boise, ID 83705
Representative: The Land Group, Inc.
Tamara Thompson
462 E Shore Drive, Ste. 100
Eagle, ID 83616
Staff Contact: Stacey Yarrington, Planner III
Phone: 387-6171
E-mail: syarrington@achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation with rezone
from RUT (Rural Urban Transition) to R-15 (Medium-high density Residential) and preliminary plat
application consisting of 43 single family lots, 1 church lot, and 4 common lots on 14.87-acres.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Medium density Residential R-8
South Rural Urban Transition (Ada County) RUT
East Rural Urban Transition RUT
West Rural Urban Transition RUT
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Sky Mesa Highlands, a 75-lot single family residential subdivision located northwest of the
site was approved by ACHD in March 2020.
• Keep, a 59-lot single family residential subdivision located west of the site was approved by
ACHD in June 2018.
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• Turf Farm, a 120-lot single family residential subdivision located northwest of the site was
approved by ACHD in December 2017.
• Hill’s Century Farm, a 224-lot residential lot subdivision with 1 school lot, located north of the
site is in various phases of development and was approved by ACHD in November 2014.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 0.15 centerline miles of new public
road.
7. 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.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Eagle Road to
Cloverdale Road in 2024.
• Eagle Road is scheduled in the IFYWP to be widened to 5-lanes from Lake Hazel Road to
Amity Road in 2023.
• The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP to be
widened to 6-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 6-lanes on the
west leg, and reconstructed/signalized in 2023.
• Lake Hazel Road is listed in the CIP to be widened to 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 widened
to 3-lanes on the north leg, 2-lanes on the south, 2-lanes east, and 3-lanes on the west leg,
and signalized between 2026 and 2030.
B. Traffic Findings for Consideration
1. Trip Generation: The residential portion of this development is estimated to generate 406 vehicle
trips per day; 43 vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
Staff Comments/Recommendations: A Traffic Impact Study (TIS) is required for the proposed
future church site to be located on Lot, Block 2.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a two-lane principal arterial is “E” (690 VPH).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD’s most current traffic counts.
• The average daily traffic count for Lake Hazel Road east of Eagle Road was 8,990 on
08/29/2019.
Roadway Frontage Functional
Classification
PM Peak Hour
Traffic Count
PM Peak Hour
Level of Service
Lake Hazel Road 943-feet Principal Arterial 433 Better than “E”
Eagle Road 0-feet Principal Arterial 406 Better than “E”
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• The average daily traffic count for Eagle Road north of Lake Hazel Road was 6,300 on
08/29/2019.
C. Findings for Consideration
1. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes, 25-feet of pavement,
and no curb, gutter or sidewalk abutting the site. There is 75-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 Di strict 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
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features required through development. This segment of Lake Hazel Road is designated in the
MSM as a Residential Mobility Arterial with 5-lanes, on-street bike lanes, and 10-foot wide multi-
use pathway, a 72-foot street section within 100-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 50-feet of right-of-way from
centerline of Lake Hazel Road abutting the site.
The applicant is proposing to widen the pavement on Lake Hazel Road to 17-feet in width from
centerline with 3-foot wide gravel shoulder abutting the site.
The applicant is proposing to construct an 8-foot wide concrete sidewalk outside of the right-of-
way within a 12-foot wide easement on Lake Hazel Road abutting the site.
d. Staff Comments/Recommendations: Typically, right-of-way would be measured from
centerline of the roadway; however, due to preliminary configuration of the future reconstruction
of the Lake Hazel/Eagle Intersection, measurements are being taken from section Line.
Therefore, consistent with the MSM to preserve 100-feet of right-of-way along Lake Hazel Road,
staff recommends approval of the applicant’s proposal to dedicate 50-feet of right-of-way from
section line and improve Lake Hazel Road with 17-feet of pavement and 3-foot wide gravel
shoulder from section line meets District policy and is approved. The applicant will be
compensated for the additional right-of-way dedication, as this segment of Lake Hazel Road is
listed in the CIP.
The applicant’s proposal to construct an 8-foot wide concrete sidewalk within a 12-foot wide
easement outside of the dedicated right-of-way exceeds District policy and is approved, as
proposed.
2. Internal Streets
a. Existing Conditions: There are no existing streets internal to the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47-feet wide and that the standard street
section shall be 33-feet (back-of-curb to back-of-curb).
Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of-
curb) for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall
typically be constructed within 47-feet of right-of-way.
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 o f
the parkway strip.
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Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right -
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands may
be constructed in turnarounds if a minimum 29-foot street section is constructed around the
island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval from
the appropriate fire department for this design element.
The District will consider alternatives to the standard cul -de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the area where the development is
located.
c. Applicant’s Proposal: The applicant is proposing to construct the internal streets as 33-foot
street sections with curb, gutter, and attached 5-foot wide concrete sidewalk within 47-feet of
right-of-way.
The applicant is proposing to terminate Street A in a cul-de-sac with a 48-foot turning radius.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed.
The applicant should construct the cul-de-sac with a minimum 45-foot turning radius.
3. Roadway Offsets
a. Existing Conditions: There are no existing streets internal to the site.
b. Policy:
Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways
as identified in Table 1b (7205.4.7).
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330-feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-
feet from any other street (measured centerline to centerline).
c. Applicant’s Proposal: The applicant is proposing to construct a new local street, Street A, to
intersect Lake Hazel Road approximately 730-feet east of Arable Way and 1,150-feet west of
Medalist Drive (measured centerline to centerline).
The applicant is proposing to construct a new local street, Street B, to intersect Street A
approximately 465-feet south of Lake Hazel Road (measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant’s proposal to construct a new local street,
Street A, to intersect Lake Hazel Road does not meet District policy as it does not meet the
minimum offset of 1,320-feet from all other existing roadways. However, staff recommends a
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modification of policy as the site does not have access to a lesser street. This a 45%
modification to the dimensional standards and is approved at the Deputy Director of
Development & Technical Services’ discretion.
The applicant’s proposal to construct a new local street, Street B, to intersect Street A located
465-feet south of Lake Hazel Road meets District policy and should be approved, as proposed.
4. Stub Streets
a. Existing Conditions: There are no stub streets to the site.
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) 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 7207.2.5.4 (local), except a temporary cul-de-sac will not
be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.”
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 (local) 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 is proposing to construct a stub street, Street B,
approximately 230-feet in length to the site’s west property line between Lot 1, Block 2 and Lot
42, Block 1.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and
should be approved, as proposed. The applicant should be required to install a sign at the
terminus of the stub street stating that “"THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
The stub street is proposed to extend greater than 150 -feet in length. Because of this a
temporary turnaround should be required. The temporary turnaround should be paved and
constructed to the same dimensional standards as a standard cul-de-sac turnaround.
The applicant should be required to provide a temporary easement for the turnaround and 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.
5. Driveways
5.1 Lake Hazel Road
a. Existing Conditions: There are two existing driveways onto Lake Hazel Road from the site.
b. Policy:
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section and
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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.
b. Applicant’s Proposal: The applicant is proposing to close the two existing driveways onto Lake
Hazel Road with 8-foot wide sidewalk.
The applicant is proposing to construct a 20-foot wide emergency access only driveway onto Lake
Hazel Road located approximately 68-feet east of the west property line.
c. Staff Comments/Recommendations: The applicant’s proposal to construct an emergency
access only driveway onto Lake Hazel Road located 68-feet from the west property line is
approved. The driveway should be paved its entire width at least 30-feet into the site and be
restricted to emergency access only with the installation of gates or bollards located outside of
the right-of-way as determined by the appropriate Fire Department.
5.2 Street A
a. Existing Conditions: There are no existing driveways within the site.
b. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector or arterial street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street,
but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet
into the site beyond the edge of pavement of the roadway.
c. Applicant’s Proposal: The applicant is proposing to construct two 34-foot wide driveways from
the future church lot (Lot 1, Block 2) onto Street A. The northern driveway is located
approximately 150-feet south of Lake Hazel Road and the southern driveway is located
approximately 85-feet north of Street B.
The applicant is proposing to construct an alley/driveway onto Street A located between Lots 37
& 53, Block 1.
d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and is
approved, as proposed.
5.3 Street B
a. Existing Conditions: There are no existing driveways within the site.
b. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be
located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street
intersection, and 150-feet from the nearest collector or arterial street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an
intersection shall have no minimum spacing requirements for access points along a local street,
but the District does encourage shared access points where appropriate.
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Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20-feet and may be constructed
as curb-cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30 -feet
into the site beyond the edge of pavement of the roadway.
c. Applicant’s Proposal: The applicant is proposing to construct a 20-foot wide emergency access
onto Street B located approximately 45-feet east of the west property line (measured centerline
to centerline).
The applicant is proposing to construct a 20-foot wide alley/driveway onto Street B located
between Lots 46 & 48, Block 1.
d. Staff Comments/Recommendations: The applicant’s proposal to construct an emergency
access only driveway onto Street B located 45-feet east of the west property line is approved.
The driveway should be paved its entire width at least 30-feet into the site and be restricted to
emergency access only with the installation of gates or bollards located outside of the right -of-
way as determined by the appropriate Fire Department.
The applicant’s proposal to construct an alley/driveway onto Street B is approved.
6. Alleys/ Minor Local Street
a. Policy:
Minor Local Street Policy: District policy 7207.5.2 states that a minor local street is defined
as a reduced width local street that provides direct lot access for residential uses, and in limited
circumstances, commercial or mixed use as described below.
Pavement Width and Curb Type: A minor local shall be constructed with a reduced width of
24-feet from back-of-curb to back-of-curb with curb and gutter. Where the minor local street is
utilized in a gridded street system with alleys, vertical curb shall be required and direct lot access
shall be restricted. Where the minor local street is utilized, with residential open space
scenarios, rolled curb or ribbon curbing (with an inverted crown), is allowed if access to the rear
of the parcels is provided from the minor local street.
Sidewalk and Right-of-Way: Five-foot wide concrete sidewalks are required on both sides,
unless as otherwise described below or approved by ACHD and the lead land use agency. The
sidewalk for this street section may be located within a permanent right -of-way easement. If
the sidewalk is located within an easement, the minimum right-of-way width for this street
section is 28-feet, to allow for 2-feet behind the back-of-curb on each side. Sidewalk may not
be required, or may be required on one side only as determined by the lead land use agency, if
the minor local street is used in residential areas where houses accessing the minor local street
are built with the front of the house (including the front door) facing the common or open space
lots that include a connected system of sidewalks or paved pathways and the lotting pattern is
mirrored on both sides of the street.
Parking: Parking is prohibited on both sides of this street section. “No Parking” signs are
required. Alternative parking for guests, visitors, auxiliary residential parking, and deliveries
shall be provided and shall be designated and located in coordination with the lead land use
agency. Typically, this parking will be provided via community parking spaces located within
walking distance of these types of residences. Walking distance shall be defined by the lead
land use agency.
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Requirements (This street section may only be used if the following conditions are met):
• The maximum projected ADT is less than 400.
• The street connects to two other standard size streets.
• There is support from the lead land use agency (either from staff or Commission/ Council).
• Maximum block length of 600-feet.
• In commercial or mixed-use areas where urban designs utilizing alleys are desirable but
may be impractical due to access restrictions to classified roadways (arterials, collectors,
and residential collectors). In this example, the minor local street would parallel the
access-restricted roadway and would provide direct access to the commercial or mixed -
use lots.
• No portion of a building shall be over 30-feet in height. If any portion of a building is over
30-feet in height, aerial fire apparatus is required, and a 26-foot wide street is required
(International Fire Code Appendix D Section C105). However, a 26-foot wide street, with
a minimum right-of-way of 30-feet, is allowed if all other requirements for a minor local
street are met.
b. Applicant Proposal: The applicant is proposing a 20-foot wide private alley to intersect Street
A between Lots 37 and 53, Block 1 and to intersect Street B between Lots 46 and 48, Block 1
to solely serve the proposed Townhomes.
c. Staff Comments/Recommendations: The applicant’s proposal meets District policy.
However, if the City of Meridian does not approve the private alley, ACHD will not approve a
public alley because ACHD policy does not allow a public alley to be the sole public right-of-
way frontage (Section 7210.1) for residential uses. Therefore, if the City of Meridian requires a
public street, the applicant should construct a Minor Local Street as a 24-foot street section with
curb and gutter within 28-feet of right-of-way. Five-foot wide concrete sidewalks are typically
required on both sides and can be placed in a permanent right-of-way easement to 2-feet behind
back of sidewalk unless the City of Meridian determines that sidewalk is not required, only
required on one side, or if the minor local street is used in residential areas where houses
accessing the minor local street are built with the front of the house (including the front door)
facing the common or open space lots that include a connected system of sidewalks or paved
pathways and the lotting pattern is mirrored on both sides of the street.
The applicant should provide “NO PARKING” signs as parking on the street is prohibited.
The applicant should coordinate with the City of Meridian to provide alternative parking for
guests, visitors, auxiliary residential parking, and deliveries.
7. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
8. 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.
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9. Other Access
Lake Hazel Road is classified as a principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to these roadways and should be noted
on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate 50-feet of right-of-way from section line of Lake Hazel Road abutting the site. Right-of-
way is impact fee eligible.
2. Improve Lake Hazel Road with additional pavement to total 17-feet from section line and 3-foot
wide gravel shoulder abutting the site.
3. Construct an 8-foot wide concrete sidewalk within a 12-foot wide easement outside of the
dedicated right-of-way on Lake Hazel Road abutting the site. The easement should extend to 2-
feet behind back of sidewalk.
4. Construct an emergency access only driveway onto Lake Hazel Road located 68-feet from the
west property line is approved. The driveway should be paved its entire width at least 30-feet into
the site and be restricted to emergency access only with the installation of g ates or bollards
located outside of the right-of-way as determined by the appropriate Fire Department.
5. Close the two existing driveways onto Lake Hazel Road with 8-foot wide concrete sidewalk.
6. Construct the internal streets as 33-foot street sections with curb, gutter, and attached 5-foot wide
concrete sidewalk within 47-feet of right-of-way.
7. Terminate Street A in a cul-de-sac with a minimum 45-foot turning radius.
8. Construct a new local street, Street A, to intersect Lake Hazel Road approximately 730-feet east
of Arable Way and 1,150-feet west of Medalist Drive.
9. Construct a new local street, Street B, to intersect Street A approximately 465-feet south of Lake
Hazel Road.
10. Construct a stub street, Street B, approximately 230-feet in length to the site’s west property line
between Lot 1, Block 2 and Lot 42, Block 1.
11. Provide a paved temporary turnaround (cul-de-sac) at the terminus of the stub street at the site’s
west property line and provide signage stating that "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.”
12. Provide a temporary easement for the turnaround and 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.
13. Construct a 34-foot wide driveway from the future church lot (Lot 1, Block 2) onto Street A located
150-feet south of Lake Hazel Road.
14. Construct a 34-foot wide driveway from the church lot (Lot 1, Block 2) onto Street A located 85-
feet north of Street B.
15. Construct an emergency access only driveway onto Street B located 45-feet east of the west
property line is approved. The driveway should be paved its entire width at least 30-feet into the
site and be restricted to emergency access only with the installation of gates or bollards located
outside of the right-of-way as determined by the appropriate Fire Department.
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16. IF, the City of Meridian requires a Local Minor Street, construct the street as a 24-foot wide street
section with curb and gutter within 28-feet of right-of-way. Provide “NO PARKING” signs for the
Minor Local Street.
17. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public,
minimum 5-feet wide concrete, sidewalk placed outside of the dedicated right-of-way.
18. 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.
19. Payment of impact fees is due prior to issuance of a building permit.
20. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
(ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance
to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387 -6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
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the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Appeal Guidelines
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VICINITY MAP
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SITE PLAN
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeti ng 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 a ppeal 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.