2022-07-12 ACHD CHD
Mary May, President
Alexis Pickering,Vice-President
6�J �.�h ® Jim D. Hansen, 2nd Vice President
O1W 4';f Pi0[r-to 54"Clel Kent Goldthorpe,Commissioner
Dave McKinney,Commissioner
July 611, 2022
To: Mary Wall
Breckon Land Design
PO Box 44465
Boise, ID 83711
Subject: MPP22-0028/ H-2022-0036
2160 E Lake Hazel Road
Lavender Place Subdivision
The applicant is requesting approval of a preliminary plat application to allow for the
development of 4 single-family lots and 26 townhome lots on 3.79 acres.
A. Findings of Fact
1. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes, 3-foot wide
gravel shoulders, a borrow ditch, and 7-foot wide detached sidewalks abutting the
site. There is 75-feet of right-of-way for Lake Hazel Road (50-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is
responsible for improving all street frontages adjacent to the site regardless of
whether or not access is taken to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the
design of improvements for arterials shall be in accordance with District standards,
including the Master Street Map and Livable Streets Design Guide. The developer
or engineer should contact the District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 &
7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-
curb to back-of-curb) within 70-feet of right-of-way. This width typically
accommodates a single travel lane in each direction, a continuous center left-turn
lane, and bike lanes.
Right-of-Way Dedication: District Policy 7205.2 states that The District will
provide compensation for additional right-of-way dedicated beyond the existing
right-of-way along arterials listed as impact fee eligible in the adopted Capital
Improvements Plan using available impact fee revenue in the Impact Fee Service
Area.
No compensation will be provided for right-of-way on an arterial that is not listed
as impact fee eligible in the Capital Improvements Plan.
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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
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.
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.
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's Proposal: The applicant has not proposed any improvements to Lake
Hazel Road abutting the site.
d. Staff Comments/Recommendations: Lake Hazel Road abutting the site is fully
improved. Therefore, no additional roadway improvements or right-of-way
dedication is required with this application.
Consistent with the District's Minor Improvements Policy, the applicant should be
required to repair or replace any broken or deteriorated segments of sidewalk on
Lake Hazel Road abutting the site.
2. Bloomerang Avenue
a. Existing Conditions: Bloomerang Avenue is improved with 2-travel lanes, vertical
curb, gutter, and 5-foot wide detached concrete sidewalk abutting the site extending
328-feet north from Lake Hazel Road then transitioning to 10-foot wide concrete
multi-use pathway for the remainder of the site frontage. There is 57-feet of right-
of-way at the entry portion of Bloomerang Avenue(34-feet from centerline)tapering
down to 40-feet of right-of-way at the site's north property line (20-feet from
centerline).
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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Master Street Map and Typologies Policy: District policy 7206.5 states that if
the collector street is designated with a typology on the Master Street Map, that
typology shall be considered for the required street improvements. If there is no
typology listed in the Master Street Map, then standard street sections shall serve
as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the
standard right-of-way width for collector streets shall typically be 50 to 70-feet,
depending on the location and width of the sidewalk and the location and use of
the roadway. The right-of-way width may be reduced, with District approval, if the
sidewalk is located within an easement; in which case the District will require a
minimum right-of-way width that extends 2-feet behind the back-of-curb on each
side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This
width typically accommodates a single travel lane in each direction, a continuous
center left-turn lane, and bike lanes.
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.
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.
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. This segment of
Bloomerang Avenue is designated in the MSM as a Commercial Collector with 2-
lanes and on-street bike lanes, a 36-foot street section within 40-feet of right-of-
way.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
c. Applicant's Proposal: The applicant has not proposed any improvements to
Bloomerang Avenue abutting the site.
d. Staff Comments/Recommendations: Bloomerang Avenue abutting the site is
fully improved. Therefore, no additional roadway improvements or right-of-way
dedication is required with this application.
Consistent with the District's Minor Improvements Policy, the applicant should be
required to repair or replace any broken or deteriorated segments of curb, gutter,
or sidewalk on Bloomerang Avenue abutting the site.
3. Private Road
a. Private Road Policy: District policy 7212.1 states that the lead land use agencies
in Ada County establish the requirements for private streets. The District retains
authority and will review the proposed intersection of a private and public street for
compliance with District intersection policies and standards. The private road
should have the following requirements:
• Designed to discourage through traffic between two public streets,
• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located
a minimum of 50-feet from the near edge of the intersection and a
turnaround shall be provided.
b. Applicant Proposal: The applicant has proposed to construct a 33-foot wide private road
to extend into the site from an existing approach on Bloomerang Avenue located 267-feet
north of Lake Hazel Road.
c. Staff Comments/Recommendations: If the City of Meridian approves the private road,
the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet
wide and at least 30-feet into the site beyond the edge of pavement of all public streets
and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If
private roads are not approved by the City of Meridian, the applicant will be required to
revise and resubmit the preliminary plat to provide public standard local streets in these
locations.
Street name and stop signs are required for the private road. The signs may be ordered
through the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this
application, will be accepted as a public road if such a request is made in the future.
Substantial redesign and reconstruction costs may be necessary in order to qualify this
road for public ownership and maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway
to ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels
B. Site Specific Conditions of Approval
1. Repair or replace any broken or deteriorated segments of curb, gutter, or sidewalk on Lake
Hazel Road and Bloomerang Avenue abutting the site, consistent with the District's Minor
Improvements Policy.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
2. Construct a private road extending into the site from an existing approach on Bloomerang
Avenue located 267-feet north of Lake Hazel Road.
3. Install street name and STOP signs for the private road. The signs may be ordered through the
District. Verification of the correct, approved name is required.
4. 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.
5. 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.
6. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
This development is estimated to generate 202 vehicle trips per day and 16 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)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Lake Hazel Road 715-feet Principal Arterial 351 Better than "E"
Bloomerang Avenue 365-feet Collector N/A N/A
* Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
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 west of Eagle Road was 6,326 on
08/29/19.
• There are no traffic counts for Bloomerang 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,
Q —A��
Kelly Bruner
Planner
Development Services
cc: City of Meridian (Joe Dodson, via email)
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• 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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org