MER22-0058 Conner Square
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Mary May, President
Alexis Pickering, Vice-President
Jim D. Hansen, 2nd Vice President
Kent Goldthorpe, Commissioner
Dave McKinney, Commissioner
April 25th, 2022
To: Sarah Martz
SEM Consulting LLC
3117 W Smith Avenue
Boise, ID 83703
Subject: MER22-0058/ A-2022-0061
558 W Broadway Avenue
Conner Square
The applicant is requesting design review for 3-fourplex units on 0.66 acres.
A. Findings of Fact
1. Broadway Avenue
a. Existing Conditions: Broadway Avenue is improved with 2-travel lanes, 26-feet of
pavement, and no curb, gutter, or sidewalk abutting the site. There is 63-feet of
right-of-way for Broadway Avenue (34-feet from centerline).
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 of the parkway strip.
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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 improve Broadway Avenue
abutting the site with pavement widening, curb, gutter, and 5-foot wide attached
concrete sidewalks located 23-feet from the centerline of Broadway Avenue.
The applicant has proposed to include 2 striped on-street parking stalls on
Broadway Avenue.
d. Staff Comments/Recommendations: The applicant’s proposal to improve
Broadway Avenue with pavement widening, curb, gutter, and 5-foot wide attached
concrete sidewalk meets District policy and should be approved as proposed.
The applicant should be required to tie into the existing improvements to the west.
The applicant’s proposal to include 2 on-street parking stalls on Broadway Avenue
does not meet District policy and should not be approved. 33-foot local street
sections already allow for on-street parking and on-street parking cannot be
dedicated to the development, as it can be removed at any time at the discretion of
ACHD. If additional parking is needed to serve the site, then additional on-site
parking should be constructed.
2. Idaho Avenue
a. Existing Conditions: Idaho Avenue is improved with 2-travel lanes, 36-feet of
pavement, rolled curb, gutter, and 5-foot wide attached concrete sidewalk abutting
the site. There is 50-feet of right-of-way for Idaho Avenue (25-feet from centerline).
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
_____________________________________________________________________________________________________________
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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.
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 not proposed any street improvements
to Idaho Avenue abutting the site.
The applicant has proposed to include 2 striped on-street parking stalls on Idaho
Avenue.
d. Staff Comments/Recommendations: Idaho Avenue abutting the site is fully
improved, therefore no further roadway improvements or right-of-way dedication is
required as part of this application.
Consistent with District Minor Improvements policy, the applicant should be
required to repair or replace any damaged or deteriorated curb, gutter, and
sidewalk on Idaho Avenue abutting the site.
The applicant’s proposal to include 2 on-street parking stalls on Idaho Avenue does
not meet District policy and should not be approved. 36-foot local street sections
already allow for on-street parking and on-street parking cannot be dedicated to
the development, as it can be removed at any time at the discretion of ACHD. If
additional parking is needed to serve the site, then additional on-site parking should
be constructed.
3. Driveways – Broadway Avenue
a. Existing Conditions: There is one unimproved driveway from the site on to
Broadway Avenue located 97-feet east of the site’s west property line.
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.
_____________________________________________________________________________________________________________
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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 has proposed to close the existing driveway
on to Broadway Avenue and construct two 25-foot wide paved curb-return type
driveways located 35-feet and 115-feet east of the site’s west property line.
d. Staff Comments/Recommendations: The applicant’s proposal meets District
policy and should be approved as proposed.
4. Parking
The applicant has proposed to provide 24 parking stalls to accommodate the residents and guests
of the proposed apartment project. Staff is supportive of this proposal, as it meets the
recommendation of the ITE Parking Generation Manual, 4th Edition, which recommends 24
parking stalls for a 12-unit apartment project.
Dedicated on-street parking is not approved as part of this development and should not be
counted towards the City of Meridian’s parking requirements.
ACHD recommends that the City of Meridian require adequate on-site parking to prevent
any future issues with on-street parking.
B. Site Specific Conditions of Approval
1. Improve Broadway Avenue abutting the site with pavement widening, curb, gutter, and 5 -
foot wide attached concrete sidewalks located 23-feet from centerline, as proposed.
2. Relace any broken or deteriorated segments of curb, gutter, or sidewalk on Idaho Avenue
abutting the site consistent with the District’s Minor Improvements policy.
3. Striped on-street parking dedicated to the development on Broadway and Idaho is not
approved as part of this application.
4. Close the existing driveway on to Broadway Avenue with curb, gutter, and 5-foot wide
attached concrete sidewalk.
5. Construct two 25-foot wide paved curb return type driveways on to Broadway Avenue
located 35-feet and 115-feet east of the site’s west property line, as proposed.
6. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a
building permit. Please contact the ACHD Planner (see below) for information regarding
impact fees.
7. 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.
8. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
This development is estimated to generate 81 vehicle trips per day and 6 additional vehicle
trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip
Generation Manual, 11th edition.
Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH)
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Roadway Frontage Functional
Classification
PM Peak Hour
Traffic Count
Broadway Avenue 167-feet Local N/A
Idaho Avenue 66-feet Local N/A
Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD’s most current
traffic counts
• There are no current traffic counts for this section of Broadway Avenue.
• There are no traffic counts for Idaho Avenue.
D. Attachments
1. Vicinity Map
2. Site Plan
3. Standard Conditions of Approval
4. Appeal Guidelines
If you have any questions, please feel free to contact me at (208) 387-6132.
Sincerely,
Kelly Bruner
Planner
Development Services
cc: City of Meridian (Alan Tiefenbach, via email)
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
VICINITY MAP
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
SITE PLAN
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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, 7203.6, 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.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District’s Tree Planter policy is required for
all landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right -of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or
filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all
applicable ACHD Standards unless specifically waived herein. An engineer registered in
the State of Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant’s authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that
time. Any change in the planned use of the property which is the subject of this
application, shall require the applicant to comply with ACHD Policy and Standard
Conditions of Approval in place at that time unless a waiver/variance of the requirements
or other legal relief is granted by the ACHD Commission.
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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.