ACHD Draft ReportDevelopment Services Department
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Project/File: Villasport / MER18-0094 / H-2018-0121
The applicant is requesting approval to modify an existing development agreement
(with the City of Meridian) and for a conditional use permit for a VillaSport Athletic Club
and Spa to operate at the southwest corner of Ustick Road and Eagle Road in
Meridian, Idaho.
Lead Agency: City of Meridian
Site address: SWC of Ustick Road and Eagle Road
Staff Approval: XXXX, 2018 ' �+
96
�;.
Applicant: Sadie Creek Commons, LLC
10789 W. Twain Ave. #200
red;
Las Vegas, NV 89135
Representative: Tamara Thompson '`..
The Land Group
462 E. Shore Dr. Ste. 100
Eagle, ID 83616
Staff Contact: Austin Miller
Phone: 387-6335 r
E-mail: amiller(cDachdidaho.org
A. Findings of Fact
Description of Application: The applicant is requesting approval to modify an existing
development agreement (with the City of Meridian) and for a conditional use permit for a VillaSport
Athletic Club and Spa to operate at the southwest corner of Ustick Road and Eagle Road in
Meridian, Idaho. The proposal includes a 14,000 square foot retail building and an 89,000 square
foot resort -style athletic club and spa located on 11.4 -acres zoned C -G (general retail and service
commercial). The proposed use is consistent with the City of Meridian's comprehensive plan
designation of Mixed Use Regional.
2. Description of Adjacent Surrounding Area:
Direction
I Land Use
Zoning
North
General Retail and Service Commercial District
(Centerpointe Subdivision)
C -G
South
General Retail and Service Commercial District & Medium
High -De sitResidential District Bienville Square Subdivision
C -G & R-15
East
General Retail and Service Commercial District
C -G
West
Low -Density Residential
R-2
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3. Site History: ACHD previously reviewed this site as Sadie Creek Promenade Subdivision in
December 2005. The requirements of this staff report differ with those of the prior action to reflect
current ACHD policy.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Blakeslee Commons, a residential subdivision consisting of 74 buildable lots, is located south
of Ustick Road west of the site, was approved by ACHD in September 2016 and is currently
under construction.
• Verado, a residential subdivision consisting of 122 buildable lots, is located south of Ustick
Road west of the site, was approved by ACHD in May 2016 and is currently under
construction.
• Verado West, a residential subdivision consisting of 132 buildable lots, is located at the
southeast corner of Ustick Road and Locust Grove Road was approved by ACHD in
September 2018 and is currently under plan review.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 0 centerline miles of new public
road.
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. The impact fee assessment will not be released until the civil plans are approved by ACHD.
8. Capital Improvements Plan (CIP) / Integrated Five Year Work Plan (IFYWP):
• The intersection of Ustick Road and Locust Grove Road is listed in the CIP to be widened to
6 -lanes on the north leg, 7 -lanes on the south, 6 -lanes east, and 5 -lanes on the west leg, and
signalized between 2021 and 2025.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 3,774 additional vehicle trips per day;
343 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study.
2. Traffic Impact Study
Kittleson & Associates, Inc. prepared a traffic impact study for the proposed VillaSport development.
Below is an executive summary of the findings as presented by Kittleson & Associates, Inc. The
executive summary can be found as attachment 1. 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.
Staff Comments/Recommendations: ACHD's Development Services and Traffic staff has
reviewed and generally agrees with the findings and recommendations of the submitted traffic
impact study.
According to the traffic impact study submitted by Kittleson & Associates, Inc., all intersection and
road segments in the study are anticipated to operate at an acceptable level of service under total
traffic conditions in the build out year.
A right turn lane is warranted on Ustick Road at the entrance of the site.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
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Roadway
Frontage
Functional
PM Peak Hour
PM Peak Hour
Classification
Traffic Count
Level of Service
**State Highway 55
275 -feet
Principal Arterial
1,966
N/A
Eagle Road
Ustick Road
770 -feet
Principal Arterial
1,022
Better than "E"
Centrepoint Way
410 -feet
Local
51
N/A
** ACHD does not set level of service thresholds for State Highways.
* Acceptable level of service for a five -lane principal arterial is "E" (1,780 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 Ustick Road was 48,890 on March
15, 2016.
• The average daily traffic count for Ustick Road west of Eagle Road was 20,935 on August
14, 2014.
• The average daily traffic count for Centrepoint Way south of Ustick Road was 1,174 on May
25, 2018.
C. Findings for Consideration
1. State Highway SH -55 /Eagle Road
SH -55 / Eagle Road is under the jurisdiction of the Idaho Transportation Department (ITD). The
applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or
improvements are necessary on SH -55 / Eagle Road.
2. Ustick Road
a. Existing Conditions: Ustick Road is improved with 5 -travel lanes, vertical curb, gutter, and no
sidewalk abutting the site. There is 76 -feet of right-of-way for Ustick Roadway (39 -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.
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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).
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 Ustick Road is designated in the MSM
as a Residential Arterial with 5 -lanes and on -street bike lanes, a 71 -foot street section within
97 -feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any modifications to Ustick Road abutting
the site.
d. Staff Comments/Recommendations: The applicant should be required to construct 5 -foot
wide detached concrete sidewalk on Ustick Road abutting the site, located a minimum of 6 -feet
beyond the existing back of curb (or 7 -foot wide attached concrete sidewalk).
Consistent with the TIS, the applicant should be required to construct a right turn lane on Ustick
Road at the proposed entrance to the site. Additional right-of-way should be dedicated to
accommodate the right turn lane.
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.
3. Centrepoint Way
a. Existing Conditions: Centrepoint Way is improved with 2 -travel lanes (29 -feet of pavement),
extruded curb and no gutter, abutting the site. A 5 -foot wide temporary asphalt pathway exists
on both sides of Centrepoint Way abutting the site. There is 54 -feet of right-of-way for
Centrepoint Way (28 -feet from centerline).
b. Policy:
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Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right -of -Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47 -feet wide and that the standard street
section shall be 33 -feet (back -of -curb to back -of -curb).
Standard Urban Local Street -33 -foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33 -feet (back -of -curb to back -of -
curb) for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5 -foot wide concrete sidewalks on both sides and shall
typically be constructed within 47 -feet of right-of-way.
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.
Half Street Policy: District Policy 7207.2.2 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.
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.
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.
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• The Developer or Homeowners Association shall apply for a license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
c. Applicant's Proposal: The applicant is not proposing any modifications to Centrepoint Way
abutting the site.
d. Staff Comments/Recommendations: The applicant should be required to reconstruct
Centrepoint Way as a 40 -foot street section south of Ustick Road tapering down to a 33 -foot
street section at the proposed driveway locations. Construct Centerpoint Way with vertical curb,
gutter and 5 -foot wide concrete sidewalk abutting the site, the lane configuration and striping
should be consistent with Centrepoint Way north of Ustick Road.
4. Driveways
4.1 Ustick Road
a. Existing Conditions: There is an existing 35 -foot wide driveway from the site onto Ustick Road,
located 700 -feet west of Eagle Road. The undeveloped parcel adjacent to the site's east
property line (not a part of this application) has an existing right-in/right-out driveway located
480 -feet west of Eagle Road.
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.
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.
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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.
c. Applicant's Proposal: The applicant has proposed to close the two existing driveways onto
Ustick Road, both on site and on the adjacent parcel to the east (S110511025) and is proposing
to construct a shared driveway to provide access to both parcels. The shared driveway is
proposed to be located 530 -feet west of Eagle Road.
d. Staff Comments/Recommendations: The applicant's proposal to close two existing
driveways and construct one shared driveway on Ustick Road is consistent with ACHD policy,
which seeks to restrict or limit access on principal arterial roadway. The need for a driveway on
Ustick Road was demonstrated through the TIS, therefore the applicant's proposal should be
approved, as proposed. The new driveway is restricted to a maximum width of 36 -feet and
should be constructed as a curb return driveway. The applicant should be required to provide
written documentation from the adjacent parcel to the east, granting approval of the proposed
work abutting/internal to their site.
There is an existing 6" raised median in Ustick Road that transitions from 6' raised concrete to
traffic candles abutting the site. The applicant should be required to replace the existing traffic
candles with a 6" concrete median to restrict the new driveway to right-in/right-out only.
The applicant should be required to close both existing driveways on Ustick Road with vertical
curb, gutter, and sidewalk to match the improvements on either side.
4.2 Centrepoint Way
a. Existing Conditions: There are no driveways on Centrepoint Way from the site.
b. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to
be located a minimum of 75 -feet (measured centerline -to -centerline) from the nearest local
street intersection, and 150 -feet from the nearest collector or arterial street intersection.
Successive Driveways: District Policy 7207.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a local
street, but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required,
residential driveways shall be restricted to a maximum width of 20 -feet and may be constructed
as curb -cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7207.4.3, the applicant should be required to pave the driveway its full width and at least 30 -
feet into the site beyond the edge of pavement of the roadway.
c. Applicant's Proposal: The applicant is proposing to construct two driveways on Centrepoint
Way, one on the east and one on the west side of the roadway. The driveways are proposed
to be located 220 -feet south of Ustick Road (measured centerline -to -centerline).
The applicant is proposing a striped crosswalk on Centrepoint Way between the two driveways.
d. Staff Comments/Recommendations: The proposed driveway locations meet District policy
and should be approved as proposed. The driveways are restricted to a maximum width of 36 -
feet.
District Traffic Services Department has reviewed the proposal for a crosswalk and does not
support the proposed defined mid -block pedestrian crossing. The crossing poses safety
concerns as it is located mid -block with a medium-high density residential development to the
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south. If parking needs are unable to be met to serve the site on the east side of Centrepoint
Way, the parking lot should be designed to guide pedestrians to the existing crossing at the
signalized intersection of Ustick Road and Centrepoint Way.
5. Tree Planters
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 I II trees may be allowed in planters with a minimum
width of 10 -feet.
6. 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.
7. Other Access
Ustick Road is classified as a principal arterial roadway. Other than the access specifically approved
with this application, direct lot access is prohibited to this roadway.
D. Site Specific Conditions of Approval
1. Construct 5 -foot wide detached concrete sidewalk on Ustick Road abutting the site, located a
minimum of 6 -feet beyond the existing back of curb (or 7 -foot wide attached concrete sidewalk).
2. Construct a right turn lane on Ustick Road at the proposed entrance to the site.
3. Provide a permanent right-of-way easement 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.
4. Construct Centrepoint Way as a 40 -foot street section south of Ustick Road tapering down to a 33 -
foot street section at the proposed driveway locations. Construct Centerpoint Way with vertical curb,
gutter and 5 -foot wide concrete sidewalk abutting the site, the lane configuration and striping should
be consistent with Centrepoint Way north of Ustick Road.
5. Construct a 36 -foot wide curb return type driveway on Ustick Road located 530 -feet west of Eagle
Road to provide access to both parcels.
6. Replace the existing traffic candles on Ustick Road with a 6" concrete median to restrict the new
driveway to right-in/right-out only.
7. Close both existing driveways on Ustick Road (both on site and on the adjacent parcel to the east)
with vertical curb, gutter, and sidewalk to match the improvements on either side.
8. Construct two 30 to 36 -foot wide driveways on Centrepoint Way, one on the east and one on the
west side of the roadway, located 220 -feet south of Ustick Road.
9. Design the parking lot on the west side of Centrepoint Way to guide pedestrians to the existing
crossing at the signalized intersection of Ustick Road and Centrepoint Way.
10. Other than the access specifically approved with this application, direct lot access is prohibited to
Ustick Road.
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11. 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.
12. Payment of impact fees is due prior to issuance of a building permit.
13. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
(ADA) requirements. The applicant's engineer should provide documentation of ADA compliance
to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
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
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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. TIS Executive Summary
2. Vicinity Map
3. Site Plan
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines
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EXECUTIVE SUMMARY
B Three, LLC is proposing to construct a VillaSport development situated on approximately 11.4 acres of
land located on the south side of Ustick Road between Centrepoint Way and Eagle Road in Meridian,
Idaho. The development is proposing an 89,000 square -foot health and fitness facility, and an additional
14,000 square feet of retail. Full build -out of the site is anticipated to occur in year 2020.
The proposed site is currently undeveloped land between Centrepoint Way and Eagle Road with Ustick
Road as its northern boundary, and Picard Street as its southern boundary. The parcels for the new
development are identified as General Retail & Service Commercial (C -G) by the City of Meridian's Zoning
Map (Reference 2), updated July 5`h, 2018. The parcels immediately surrounding the site on the north
and east sides are also zoned as General Retail with the parcels to the south and west zoned as low
density (R-2), medium density (R-8), and medium-high density (R15) residential areas as defined by the
City of Meridian.
The preliminary site plan provides access to the site via three access driveways. The primary access will
be from Centrepoint Way, located approximately 220 feet south of Ustick Road. The two additional
accesses will include a right-in/right-out (RIRO) access on Ustick Road, located approximately 590 feet
east of Centrepoint Way and 530 feet west of Eagle Road and a full access at the Cajun Lane/Picard Lane
intersection. No new access to Eagle Road is proposed, although existing access to Eagle Road is available
via Cajun Lane and Seville Lane.
FINDINGS
Existing Conditions
■ The study evaluated two off-site intersections during the a.m. and p.m. peak period of a
typical weekday (Tuesday—Thursday),
■ All study intersections were found to operate at acceptable operating standards during the
existing weekday a.m. and p.m. peak hours.
■ All ACHE] study roadway segments operate at acceptable levels of service.
■ Crash data at the study intersections and segments indicated that a majority of the crashes
were rear -end crashes at the Ustick Road/Centrepoint Road and Eagle Road/Seville Lane
intersections and that there were no fatal crashes in the project study area.
Year 2020 Background Traffic Conditions
Year 2020 background traffic volumes were forecasted using a 2% annual growth rate and
including additional background traffic estimated from current development activity on the
along Centrepoint Way, north of Ustick Road.
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■ All ACRD study intersections are projected to continue to operate at acceptable levels of
service.
■ All ACHD study roadway segments are projected to continue operating at acceptable levels
of service.
Trip Generation and Distribution
■ Trip generation data from other VillaSport facilities and the ITE Trip Generation Manual, lot"
Edition were used to estimate the trip generation for the proposed Viillasport Development.
■ The proposed 89,000 square foot Villasport development, with an additional 14,000 square
feet of retail in the buildout year of 2020, is estimated to generate a total of 3,774 daily net
new trips, 271 weekday a.m. peak hour net new trips (144 inbound/ 127 outbound) and 343
weekday p.m. peak hour net new trips (174 inbound / 169 outbound).
■ The distribution pattern for site -generated trips was developed by evaluating existing traffic
patterns and major trip origins and destinations within the study area, as well as a select
zone analysis from COMPASS' regional travel demand model.
Year 2020 Total Traffic Conditions
■ The addition of site -generated trips did not result in study intersections falling below ACHD
operating standards. Similar to year 2020 background traffic conditions, all study
intersections operate at acceptable operating standards during year 2020 total traffic
condition weekday a.m. and p.m. peak hours.
■ All ACHD study roadway segments are projected to continue operating at acceptable levels
of service.
Site Access Evaluation
■ The turn lane analysis using ACHD procedures resulted in turn lane warrants at the following
site access streets:
Ustick Road and Site Access A:
c Eastbound right -turn lane.
■ The results from the queuing analysis found that the 95 1h ;percentile queue lengths can be
accommodated.
■ The access spacing evaluation identified that all site accesses meet ACHD policy minimum
requirements, however Site Access A requires a modification to ACHD Policy because the
policy generally prohibits access to Principal Arterials. A modification to the policy is
recommended at Site Access A for the following reasons:
o The access meets the ACHD spacing criteria,
o An eastbound right -turn lane is recommended which will reduce the impact to
through traffic on Ustick Road.
o The access provides more efficient access for vehicles from the west on Ustick Road
would need to turn right and then turn left again if Access A is not available.
o The access is needed for to provide access to retail building due to no access being
provided on Eagle Road.
■ The intersection sight distance evaluation identified that intersection sight distance can be
achieved.
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RECOMMENDATION'S
Based on the report's analyses and evaluation findings, recommendations were developed
accordingly for time scenario's conditions. Following are the recommendations:
General
Construct all site accesses to public streets as proposed. Each site access
should be stop controlled.
Maintain vegetation and locate structures away from the edge of the
roadway near access locations to ensure adequate intersection sight
distance is provided.
Ustick Road & Site Access A
Construct an eastbound right -turn lane with approximately 100 feet of
vehicle storage on Ustick Road
Picard Street/Cajun Way & Site Access C
Stop Control the exiting site traffic approach per Figure 4 and add a
supplemental sign saying "Cross Street Traffic Does Not Stop."
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VICINITY MAP
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•11, RP
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SITE PLAN
USTICK RD
U n A
PARKING BY AREA
EAST LOT 212
NORTH LOT 253
WEST LOT 106
- TOTAL 576
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W
M 21
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review
is to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com
for e-mail notification information.
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Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
F-1 For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non -Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑ Working in the ACHD Right -of -Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre -Construction Meeting an Erosion & Sediment Control Narrative & Plan, done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre -Con.
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Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
and Clerk of the District, which must be filed within ten (10) working days from the date of
the decision that is the subject of the appeal. The notice of appeal shall refer to the
decision being appealed, identify the appellant by name, address and telephone number
and state the grounds for the appeal. The grounds shall include a written summary of the
provisions of the policy relevant to the appeal and/or the facts and law relied upon and
shall include a written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also consider
and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the Development Services
Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 11:00 a.m. 2 days prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of
the request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of
fact or law in the earlier action. The request may also be supported by oral testimony at
the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at which
the matter is to be returned. The Commission shall only take action on the original matter
at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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