2022-06-29 ACHD Development Services Department
CHD
Project/File: Lavender Heights Subdivision/ MPP19-0024/H-2020-0009
This is an annexation, rezoning and preliminary plat application to allow for the
development of 187 residential lots, 1 multi-family lot, 24 common lots, and 3 other
lots on 55.14 acres.
Lead Agency: City of Meridian
Site address: 2130 & 2160 Lake Hazel Road located northeast of Locust Grove Road and Lake
Hazel Road
Staff Approval: XXXX, 2020
Applicant: Westpark Co. Inc.
PO Box 344
Meridian, ID 83680
Representative: Jon Breckon
Breckon Land Design
6661 N. Glenwood Street
Garden City, ID 83714
Staff Contact: Paige Bankhead, E.I.
Phone: 387-6293
E-mail: pbankhead(a)_achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation, rezoning and
preliminary plat application to rezone 55.14 acres to R-4, R-8, R-15 and R-40 to develop 187 lots
for single-family residential, 1 lot for multi-family, 24 common lots, and 3 other lots.
The City of Meridian Comprehensive Plan designates this area as medium-high and high density
residential.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Low Density Residential R-2
South Medium-Low Density Residential R-4
East Low Density and Medium-High Density Residential R-2 and R-15
West Medium-Low Density Residential R-4
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Transit: Transit services are not available to serve this site.
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5. New Center Lane Miles: The proposed development includes 1.56 centerline miles of new public
road.
6. 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.
7. 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.
• Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes from Eagle Road to
Cloverdale Road in 2024.
• The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFWYP 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.
• 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.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 2,226 vehicle trips per; 222 vehicle
trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
CR Engineering prepared a traffic impact study for the proposed Lavender Heights. Below is an
executive summary of the findings as presented by CR Engineering can be found as
Attachment 3. 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.
A turn-lane analysis was conducted for the intersection of the future collector road, Bloomerang
Avenue, and Lake Hazel Road without the trips from the park connecting to the new collector to the
south. Eastbound left-turn and westbound right-turn lanes are warranted with Lake Hazel Road as
a two-lane or four-lane roadway for this scenario.
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TIS Area of Influence
Alternative Mitigation Measures Policy
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.
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• 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.
Turn Lane Analysis: District Policy 7106.4.4 state that dedicated left and right-turn lanes are
to be provided in situations where traffic volumes and speeds are relatively high and turning
conflicts are likely to develop at public road intersections and driveways. Auxiliary lanes are
used to decrease conflicts and improve traffic flow.
Turn lane storage and tapers shall be based on the projected volume at the proposed site
access (public road or driveway) and shall be calculated based on AASHTO standards. Right
turn lanes are typically 100-feet in length and left turn lanes are typically a minimum of 300-feet
in length (exclusive of taper lengths). See Figures 1 thru 7 to determine when left and/or right
turn lanes may be required.
Turn Lanes: District Policy 7205.4.9 states that if right or left turn lanes are warranted per a
submitted Traffic Impact Study (See Section 7106), the storage and taper lengths shall be
designed in accordance with the minimum AASHTO and MUTCD standards. The storage length
shall be a minimum of 100-feet in length. The applicant will not be compensated by ACHD for
the dedication of additional right-of-way and pavement widening.
b. Staff Comments/Recommendations: Staff has reviewed the submitted traffic impact study
(TIS) and generally agrees with the findings and recommendations. The TIS recommends the
construction of a dedicated eastbound left-turn lane and westbound right-turn lane on Lake Hazel
Road at the proposed new collector roadway, Bloomerang Avenue. Consistent with the findings
and recommendations of the TIS, the applicant should be required to construct the dedicated
eastbound left turn lane and dedicated westbound right turn lane on Lake Hazel Road at
Bloomerang Avenue. The storage and taper lengths should be designed in accordance with the
minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet
in length. The applicant will not be compensated by ACHD for pavement widening.
The TIS identified that the roadway segment of Eagle Road between Taconic Drive and Lake
Hazel Road is expected to exceed ACHD's level of service planning threshold as a 2-lane
principal arterial with the 2025 background traffic, but is expected to meet ACHD's level of service
planning threshold as a 3-lane principal arterial roadway for the 2025 background traffic and
2025 build-out traffic. This segment is scheduled in the IFWYP to be widened to 5-lanes by 2025.
Therefore, consistent with District policy 7106.7.3 Alternative Mitigation Measures, which states,
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if an impacted roadway segment or intersection are programmed or funded in the IFYWP, or the
CIP; no mitigation is required; no improvements are required for the aforementioned roadway
segment.
The TIS identified the following offsite intersections that will exceed ACHD's minimum
operational thresholds traffic with the existing intersection control and lane configuration for the
2025 background, and therefore the 2025 total build-out traffic:
• Taconic Drive/Eagle Road
• Lake Hazel Road and Locust Grove Road — listed in the CIP to be improved between 2026
and 2030,
• Lake Hazel Road/Eagle Road — scheduled in the IFWYP to be improved in 2023
The traffic impact study recommended mitigation for these intersections. However, the site traffic
from the 2025 full build out at these intersections is less than 10% with one intersection is listed
in the CIP and one scheduled in the IFYWP for improvements. Therefore, no improvements are
required for the aforementioned intersections with this development consistent with District policy
for Level of Service Planning Thresholds, that 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 for a roadway or intersection that currently exceeds minimum
acceptable level of service planning threshold or V/C ratio, and District policy for Alternative
Mitigation Measures, which states, if an impacted roadway segment or intersection are
programmed or funded in the IFYWP, or the CIP; no mitigation is required.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Functional PM Peak PM Peak Existing
Roadway Frontage Classification Hour Hour Level Plus
Traffic Count of Service Project
Principal Better than Better than
Eagle Road 0-feet Arterial 469 "D" "E"
Principal Better than Better than
Lake Hazel Road 1,000-feet Arterial 356 "D" "D"
Taconic Drive 0-feet Local N/A N/A N/A
* 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 Eagle Road north of Lake Hazel Road was 6,322 on
9/17/2019.
• The average daily traffic count for Lake Hazel Road west of Eagle Road was 6,469 on
9/17/2019.
• The average daily traffic count for Taconic Drive west of Eagle Road was 1,755 on 9/18/2019.
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
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September of 2009. The SMTP recommends preserving right-of-way for future widening of Lake
Hazel Road to 5-lanes and the construction of 7-foot wide detached sidewalks on Lake Hazel
Road.
2. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes, a center left turn lane
for access to the existing business on the site which tapers to the west end of the site and no
curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Lake Hazel Road
(25-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
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).
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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 Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street
section within 100-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed dedicate additional right-of-way abutting the
site to total 48-feet from the centerline of Lake Hazel Road. The applicant has also proposed to
widen the pavement on Lake Hazel Road abutting the site to 17-feet from centerline of Lake
Hazel Road. The applicant has proposed to construct 5-foot wide detached concrete sidewalk
located 41-feet from the centerline of Lake Hazel Road within right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed. The applicant should also be required to construct 7-foot
wide detached sidewalks consistent with SMTP. The applicant should be required install a 3-
foot wide gravel shoulder in addition to the pavement widening on Lake Hazel Road abutting
the site. The applicant should also be required to dedicate additional right-of-way to total 50-
feet from the centerline of Lake Hazel Road abutting the site consistent with the MSM and the
SMTP.
Per District Policy, the applicant should receive compensation for the right-of-way dedication for
Lake Hazel Road since this segment of Lake Hazel Road is listed in the CIP.
Bloomerang Avenue is proposed to be constructed to intersect Lake Hazel Road with the
development. The traffic impact study recommends the construction of a dedicated westbound
right turn lane and a dedicated eastbound center left turn lane on Lake Hazel Road at
Bloomerang Avenue. Consistent with the findings and recommendations of the traffic impact
study, staff recommends the construction of the turn lanes. There is 50-feet of right-of-way on
Lake Hazel Road. The applicant should be required to dedicate additional right-of-way abutting
the site to fit the turn lanes if needed, in addition to the required right-of-way dedication with the
development. The storage and taper lengths should be designed in accordance with the
minimum AASHTO and MUTCD standards. The storage length shall be a minimum of 100-feet
in length. The applicant will not be compensated by ACHD for pavement widening.
3. New Collector/Bloomerang Avenue
a. Existing Conditions: There are no collector roadways within the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2-feet behind the back-of-
curb on each side.
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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.
Residential Collector Policy: District policy 7206.5.2 states that the standard street section
for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District
will consider a 33-foot or 29-foot street section with written fire department approval and taking
into consideration the needs of the adjacent land use, the projected volumes, the need for
bicycle lanes, and on-street parking.
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 Commercial Collector. The new collector roadway should be located
at the west property line intersecting Lake Hazel Road and continue along the west property
line continuing to the north. The Commercial Collector typology as depicted in the Livable Street
Design Guide recommends a 3-lane roadway, bike lanes, and on street parking, a 46-foot street
section within 70-feet of right-of-way.
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.
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• 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 construct the entry portion of Bloomerang
Avenue as a 54-foot wide street section with a 12-foot wide center landscape island, two 21-
foot wide travel lanes with vertical curb and gutter within 58-feet of right-of-way that is proposed
to extend to 2-feet behind the back-of-curb The applicant has proposed to construct an 8-foot
wide planter strip and 5-foot wide detached concrete sidewalk outside of the right-of-way within
a right-of-way easement that extends from the edge of the right-of-way to 2-feet behind the back
edge of sidewalk on the east side of the street.
The applicant has proposed to transition Bloomerang Avenue just south of the bridge crossing
to a 36-foot wide street section with vertical curb and gutter within 40-feet of right-of-way. A 7-
foot wide concrete sidewalk is proposed on the west side and 10-foot wide attached concrete
sidewalk is proposed on the east side of the bridge crossing within a right-of-way easement.
The sidewalk will transition to detached sidewalks north of the bridge crossing with an 8-foot
wide planter strip with a 5-foot wide concrete sidewalk on the west side and a 10-foot wide
concrete sidewalk on the east side. The detached sidewalks are proposed to be located outside
of right-of-way within a right-of-way easement that extends from the edge of the right-of-way to
2-feet behind the back of sidewalk.
Staff Comments/Recommendations: The applicant's proposal to construct Bloomerang
Avenue and sidewalks meets District policy and the MSM and should be approved, as
proposed. The applicant should be required to dedicate additional right-of-way to fully
encompass the sidewalks on the bridge crossing in lieu of the right-of-way easements. The
applicant may construct vertical curb and gutter on the west side of the street at the west
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 MSM shows the commercial collector extending into the site from Lake Hazel Road along
the west property line, then extending to the west along the south side of the Farr Lateral and
will intersect Locust Grove Road approximately 1,380-feet north of Lake Hazel Road. The
MSM commercial collector should be extended from Bloomerang Avenue, as shown on the
MSM, with the future development of the property to the west.
The entry 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.
4. Internal Local Streets
a. Existing Conditions: There are no local roadways within the site. There is a local street, Brace
Drive, that stubs to the site's east property line.
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
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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.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system.
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
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 extend Brace Drive into the site and
construct the internal local roads in the development as a 33-foot wide street section with rolled,
curb, gutter, 8-foot wide planter strips and detached 5-foot wide concrete sidewalk within 63-
feet of right-of-way.
The applicant has proposed to construct 1 knuckle in the subdivision.
d. Staff Comments/Recommendations: The applicant's proposal for the street section and
knuckle meets District policy and should be approved, as proposed. For detached sidewalks,
the applicant may reduce the right-of-way to 2-feet behind the back of curb and dedicate a
permanent right-of-way easement to 2-feet behind the back edge of sidewalk.
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5. Alleys
a. Existing Conditions: There are no alleys within the site.
b. Policy:
New Alley Policy: District Policy 7210.3.1 requires the minimum right-of-way width for all new
residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley
is 16-feet in width building setbacks required by the land use agency having jurisdiction shall
provide sufficient space for the safe backing of vehicles into the alley (see Section 7210.3.3).
The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet.
All alleys shall be improved by paving the full width and length of the right-of-way.
Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of
the improvement by the District as meeting its construction standards, are required for all alleys
contained in a proposed development.
Alley Length Policy: District Policy 7210.3.2 states that alleys shall be no longer than 700-
feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the
alley shall be no longer than the agency's required block length.
Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley
right-of-way is prohibited. "No Parking" signs are required to be installed by the developer. The
signs should be located at the alley/street intersections. Parking which is entered from the alley
shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 20-feet for all perpendicular parking.
Setbacks for structures taking access from the alley should be closely coordinated with the lead
land use agency. The setbacks shall either discourage parking within the alley (where it may
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(as 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 a 20-foot wide alley that will
extend from Ostrum Avenue to Mechta Avenue that will be 710-feet long.
d. Staff Comments/Recommendations: The applicant's proposal for the alley width meets
District policy and should be approved, as proposed. The applicant's proposal for the alley
length does not meet District policy limiting alley lengths to 700-feet. However, staff
recommends a modification of policy to allow the proposed alley length of 710-feet because
11 DRAFT Lavender Heights/ MPP19-0024/H-
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this is less than Meridian's maximum block length of 750-feet. The applicant should be
required to pave the alley its entire width and length and dedicate 20-feet of right-of-way for
the alley along its entire length.
"NO PARKING" signs are required to be installed by the developer at the alley/street
intersections.
6. Roadway Offsets
a. Existing Conditions: There are no existing roadways within the site.
b. Policy:
Collector Offset Policy: 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).
c. Applicant's Proposal: The applicant has proposed to construct Bloomerang Avenue to
intersect Lake Hazel Road 1,320-feet to the east of Locust Grove Road.
d. Staff Comments/Recommendations: The applicant's proposed meets District policy and
should be approved, as proposed.
7. Driveways
9.1 Lake Hazel Road
a. Existing Conditions: There is a 400-foot wide unpaved circular commercial access area onto
Lake Hazel Road located 437-feet to the east of the west property line. There is a 10-foot wide
unpaved residential shared driveway onto Lake Hazel Road 330-feet to the west of the east
property line.
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 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.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved
by the District Commission. Driveways, when approved on a principal arterial shall operate as
a right-in/right-out only, and the District will require the construction of a raised median to restrict
the left turning movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-
in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways.
12 DRAFT Lavender Heights/ MPP19-0024/H-
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Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on
principal arterial roadways with a speed limit of 50 MPH to align or offset a minimum of ,520-
feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 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 Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, 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 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
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 to close the commercial and residential
driveways with sidewalk and pavement widening for Lake Hazel Road with the development to
match improvements on either side.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
9.2 Bloomerang Avenue
a. Existing Conditions: Bloomerang Avenue has not been constructed on 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.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved
by the District Commission. Driveways, when approved on a principal arterial shall operate as
a right-in/right-out only, and the District will require the construction of a raised median to restrict
the left turning movements.
13 DRAFT Lavender Heights/ MPP19-0024/H-
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Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
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 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.
c. Applicant's Proposal: The applicant has proposed a lot for a future multi-family development
adjacent to Bloomerang Avenue and Lake Hazel Road.
d. Staff Comments/Recommendations: The applicant has not proposed a driveway access for
the multi-family lot with this development application. At the time of the development of the multi-
family lot, the driveway access shall be onto Bloomerang Avenue and subject to the District
policies listed above. Direct lot access onto Lake Hazel Road, a principal arterial, is prohibited
per District policy.
8. Bridge for Farr Lateral Crossing
The District will require that the applicant submit the bridge plans for the crossing of the Farr Lateral
Bloomerang Avenue crossing for review and approval prior to the pre-construction meeting and
final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should
be submitted to ACHD for review no later than December 15' for construction in the following year
prior to irrigation season.
9. 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.
10. 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.
11 . Other Access
14 DRAFT Lavender Heights/ MPP19-0024/H-
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Lake Hazel Road classified as a principal arterial roadway. Direct lot access is prohibited to this
roadway and should be noted on the final plat. Bloomerang Avenue is classified as a collector
roadway. Other than the access for the multi-family lot(Lot 2, Block 2), direct lot access is prohibited
to this roadway and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate additional right-of-way to total 50-feet from the centerline of Lake Hazel Road abutting the
site, as proposed. The applicant will receive compensation for this right-of-way dedication.
2. Widen the pavement on Lake Hazel Road abutting the site to 17-feet from centerline, as proposed.
3. Construct a 7-foot wide detached concrete sidewalk located 41-feet from the centerline of Lake
Hazel Road within right-of-way, as proposed.
4. Construct a dedicated westbound right turn lane and eastbound center left on Lake Hazel Road at
the intersection of Bloomerang Avenue, when Bloomerang Avenue is constructed. Dedicate
additional right-of-way abutting the site to fit the turn lanes if needed. Construct Bloomerang
Avenue to intersect Lake Hazel Road 1,320-feet to the east of Locust Grove Road, as proposed.
5. Construct the entry portion of Bloomerang Avenue as a 54-foot wide street section with a 12-foot
wide center landscape island, two 21-foot wide travel lanes with vertical curb and gutter within 58-
feet of right-of-way, as proposed. Construct an 8-foot wide planter strip and 5-foot wide detached
concrete sidewalk on the east side of the street, within a right-of-way easement, as proposed. The
applicant may construct vertical curb and gutter on the west side of the street at the west 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.
6. The entry 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.
7. Transition Bloomerang Avenue just south of the bridge crossing to a 36-foot wide street section with
vertical curb and gutter within 40-feet of right-of-way, as proposed. Construct an attached 7-foot
wide concrete sidewalk on the west side and 10-foot wide attached concrete sidewalk on the east
side of the bridge crossing and dedicate additional right-of-way to encompass the attached
sidewalks on the bridge. Transition to detached sidewalks north of the bridge crossing with an 8-
foot wide planter strip with a 5-foot wide concrete sidewalk on the west side and a 10-foot wide
concrete sidewalk on the east side within a right-of-way easement that extends 2-feet behind the
back of sidewalk, as proposed.
8. Extend Brace Drive into the site and construct all internal local roads as a 33-foot wide street section
with rolled, curb, gutter, 8-foot wide planter strips and detached 5-foot wide concrete sidewalk, as
proposed. For detached sidewalks, the right-of-way may be reduced to 2-feet behind the back of
curb and a permanent right-of-way easement dedicated extending from the right-of-way line to 2-
feet behind the back edge of sidewalk.
9. Construct 1 knuckle, as proposed.
10. Revise the alley length for the alley that is proposed to extend from Ostrum Avenue to Mechta
Avenue to a maximum width of 700-feet or remove the alley. Dedicate 20-feet of right-of-way for
the alley and pave the alley its entire width and length. Install "NO PARKING" signs for the alley.
11. Close the existing 400-foot wide commercial access area onto Lake Hazel Road that is located 437-
feet east of the west property line with pavement widening and 5-foot wide concrete sidewalk to
match improvements on either side, as proposed.
15 DRAFT Lavender Heights/ MPP19-0024/H-
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12. Close the shared 10-foot wide residential driveway onto Lake Hazel Road that is located 330-feet
to the west of the east property line with 5-foot wide sidewalk and pavement widening to match
improvements on either side, as proposed.
13. Submit the bridge plans for the crossing of the Farr Lateral Bloomerang Avenue crossing for review
and approval prior to the pre-construction meeting and final plat approval.
14. Direct lot access to Lake Hazel Road is prohibited and shall be noted on the final plat. Direct lot
access onto Bloomerang Avenue is prohibited with the exception of the multi-family lot(Lot 2, Block
2), should be noted on the final plat.
15. 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.
16. Payment of impact fees is due prior to issuance of a building permit.
17. 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
16 DRAFT Lavender Heights/ MPP19-0024/H-
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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
17 DRAFT Lavender Heights/ MPP19-0024/H-
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18 DRAFT Lavender Heights/ MPP19-0024/H-
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SITE PLAN
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19 DRAFT Lavender Heights/ MPP19-0024/H-
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Attachment 3 -Traffic Impact Study Executive Summary
2.0 Improvements Needed to Mitigate 2019 Existing Traffic
2.1 With 2019 existing traffic, all study area intersections currently meet ACHD's minirnurn operational
thresholds analyzed with the existing intersection control and lane configurations.As a result,no intersection
control or capacity improvements are proposed to mitigate 2019 existing traffic.
■ The Lake Hazel Road and Eagle Road intersection is currently operating at Level of Service (LOS) E
during the PM peak hour. Based on the Manual for Uniform Traffic Control Devices (MUTCD)
preliminary signal warrant analysis, both Warrant 1 and Warrant 2 (8-hour and 4-hour) were satisfied
under 2019 existing traffic conditions. Since the intersection meets ACHD's mininnuu operational
thresholds,a signal is not recommended.
2.2 With 2019 existing traffic.all study area roadwvay segments currently meet ACHD's level of service planning
thresholds with the existing lanes.
3.0 Improvements Needed to Mitigate 2025 Background Traffic
3.1 With 2025 background traffic. all study area intersections are expected to exceed ACHD's minirnurn
operational thresholds analyzed with the existing intersection control and lane configuration. The
intersections and improvements proposed are:
■ Taconic Drive and Eagle Road intersection(two options):
• Traffic signal with existing lane configuration
o The intersection is expected to meet MUTCD signal warrant with 2021 background traffic
conditions
• Single-lane roundabout
o The intersection is ultimately planned to be reconstructed as a multi-lane roundabout when
warranted to mitigate Sky Mesa Subdivision and Hills Century Fauns impacts. or when Eagle
Road is widened to five lanes
■ Lake Hazel Road and Locust Grove Road intersection(two options):
• Traffic signal with left-horn lanes on all approaches
• Single-lane roundabout
o The intersection is programmed in the 2016 Capital Immprovements Plan (CIP) to be
reconstructed as a single-lane roundabout with a southbound bypass right-hum lane
■ Lake Hazel Road and Eagle Road intersection(two options):
• Traffic signal with left-turn lanes on all approaches
o The intersection is programmed in the current IFYWP to be widened and signalized by 2023
• Single-lane roundabout with a southbound right-hum lane
3.2 With 2025 background traffic. the study area roadway segment of Eagle Road between Taconic Drive and
Lake Hazel Road is expected to exceed ACHD's level of service planning threshold as a two-lane principal
arterial roadway.
■ This roadway segment is expected to meet ACHD's level of service planning threshold as a three-lane
principal arterial roadway mid is recommended.
• This Eagle Road segment is planned to be widened to five lanes by 2023 according to the current
IFYWP.
20 DRAFT Lavender Heights/ MPP19-0024/H-
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4.0 Improvements Needed to Mitigate 2025 Build-Out Year Total Traffic
4.1 With 2025 total traffic,two study area intersections are expected to exceed ACHD's minimum operational
thresholds analyzed with the existing intersection control and lane configuration or with the preceding
mitigation improvements for 2025 background traffic. The intersections and improvements proposed are:
■ Taconic Drive and Eagle Road intersection:
• The intersection is expected to meet minimum operational thresholds as a signalized intersection.
As a result, no additional improvements beyond the preceding mitigation improvements for 2025
background traffic are proposed to mitigate 2025 total traffic impacts
• As a roundabout,the following improvement is recommiended:
o Add a southbound right-turn lane
■ The development is estimated to contribute approximately 4.8% during the AM peak hour
and 5.3%during the PM peak hour of the 2025 total traffic entering the intersection
■ Lake Hazel Road and Eagle Road intersection:
• The intersection is expected to meet minimuun operational thresholds as a signalized intersection.
As a result, no additional improvements beyond the preceding mitigation improvements for 2025
background traffic are proposed to mitigate 2025 total traffic impacts
• As a roundabout,the following improvement is reconmmiended:
o Expand to a multi-lane roundabout with two entering and exiting lanes on the Eagle Road
approaches
■ The development is estimated to contribute approximately 5.9% during the AM peak hour
and 5.8%during the PM peak hour of the 2025 total traffic entering the intersection.
4.2 The study area roadway segment of Eagle Road between Taconic Drive and Lake Hazel Road is expected
to meet ACHD LOS planning threshold as a three-lane principal arterial with 2025 total traffic.
4.3 The study area roadway segment of Lake Hazel Road between the site and Eagle Road is expected to meet
ACHD LOS planning thresholds as a th,,-o-lane principal arterial with 2025 total traffic.
21 DRAFT Lavender Heights/ MPP19-0024/H-
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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.
22 DRAFT Lavender Heights/ MPP19-0024/H-
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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.
23 DRAFT Lavender Heights/ MPP19-0024/H-
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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.
24 DRAFT Lavender Heights/ MPP19-0024/H-
2020-0009
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.
25 DRAFT Lavender Heights/ MPP19-0024/H-
2020-0009