HomeMy WebLinkAbout2021-05-17 ACHD Final Staff Report Development Services Department
CHD
Project/File: Gem Prep South/ MER21-0010/ H-2021-0020
This is a conditional use permit application to construct a charter school on 6.1 acres.
Lead Agency: City of Meridian
Site address: South of Lake Hazel Road and East of Locust Grove Road, Parcel Number S
1405223020
Staff Approval: May 17, 2021 Vicini� Map
Applicant: Elias Felix
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Paradigm Design i
4250 N. Drinkwater Boulevard, Suite 120 �7
Scottsdale, AZ 85251
Representative: Same as above r
Staff Contact: Paige Bankhead, E.I.
Phone: 387-6293 g.,
E-mail: pbankheadCa)_achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval to construct a 45,110 square
foot K-12 charter school on 6.1 acres. The site is zoned C-C (Community Business District).
The City of Meridian's Future Land Use Map designates this area as medium density residential
and a neighborhood center.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Community Business District/Medium-High Density Residential C-C/R-15
South Medium Density Residential R-8
East Park R-4
West Medium Density Residential R-8
3. Site History: ACHD Commission previously reviewed this site as part of Apex Southeast
Subdivision, MPP20-0009 in August 2020. The requirements of this staff report are consistent
with those of the prior action.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
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MER21-0010/H-2021-0020
• Apex Southeast Subdivision, 237 residential lots, 2 commercial lots, 30 common lots and 10
other lots on 63 acres located directly south and west of the site and was approved by the
ACHD Commission on August 5, 2020.
• Apex Northwest Subdivision, 120 residential lots, 11 commercial lots, and 14 common lots on
41.8 acres located to the northwest of the site and was approved by the ACHD Commission
on August 5, 2020.
• Lavender Heights Subdivision, 187 residential lots, 1 multi-family lot, 24 common lots and 3
other lots on 55.1 acres located northeast of the site and was approved by ACHD on March
27, 2020.
• Discovery Park, a 77-acre park located directly east of the site. The development application
for the second phase of the park currently under review.
5. Transit: Transit services are not available to serve this site.
6. Gas Pipeline: The Williams Pipeline falls within the proposed development. Coordination with the
owner of the pipeline prior to final design is recommended to ensure that their requirements are
met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if
public street improvements are proposed or required within the pipeline easement.
7. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
path, not including any flared sides if utilized. Detectable warnings should be placed across the full
width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
8. New Center Lane Miles: The proposed development includes 0.0 centerline miles of new public
road.
9. 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.
10. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be
reconstructed as a multi-lane roundabout with 4-lanes on the east and west legs and 2-lanes
on the north and south legs between 2036 and 2040. The applicants for Apex Southeast
Subdivision, which includes this site, have entered into a Cooperative Development
Agreement (CDA) with ACHD to improve the intersection consistent with the CIP. The
construction plans for the intersection improvements are currently under review.
• Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to
Eagle Road between 2036 and 2040. The applicants for Apex Southeast Subdivision, which
includes this site, have entered into a CDA with ACHD to widen this segment of Lake Hazel
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MER21-0010/1-1-2021-0020
Road to 5-lanes consistent with the CIP. The construction plans for the roadway
improvements are currently under review.
11. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP) was
adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to
implement the Planned Bicycle Network to support bicycling as a viable transportation option for
Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of
good repair in order to ensure they are consistently available for use, promote awareness of existing
bicycle routes and features and support encouragement programs and to facilitate coordination and
cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan
recommendations.
• The BMP identifies Lake Hazel Road as Level 3 facility. The BMP also identifies a Level 1
facility on the new collector roadway abutting the site. The Apex Southeast Subdivision
applicant entered into a CDA with ACHD to widen Lake Hazel Road abutting the site
consistent with the CIP and construct a 10-foot multi-use pathway on both sides of the
roadway, consistent with the BMP. That applicant was required to construct the new
collector roadway with Level 1 facilities consistent with the BMP.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 590 vehicle trips per day; 354 trips
per hour in the AM peak hour and 208 trips per hour in the PM peak hour based on the traffic impact
study.
2. Traffic Impact Study
CivTech prepared a school site checklist for the proposed Gem Prep South, as required per Idaho
Code 67-6519(3). The school site checklist can be found as Attachment 3. The school site
checklist is not the opinion of ACHD staff. ACHD has reviewed the submitted school site checklist
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.
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M ER21-0010/H-2021-0020
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b. Staff Comments/Recommendations: Staff generally agrees with the findings and
recommendations presented in the school site checklist. The school site checklist indicated that
dedicated turn lanes are not warranted at the site accesses on Vertex Way (Bloomerang Avenue),
Tower Street, Peak Avenue, or on Lake Hazel Road at Peak Avenue. As part of ACHD's action on
Apex Southeast Subdivision, that applicant was required to construct an eastbound dedicated right-
turn lane on Lake Hazel Road at Vertex Way and the applicant entered into a CDA with ACHD to
widen Lake Hazel Road to 5-lanes. The applicant was also required to construct a continuous center
turn lane on Vertex Way (Bloomerang Avenue) and Tower Street east of Peak Avenue. The
construction plans for these improvements and construction of Peak Avenue, Vertex Way
(Bloomerang Avenue) and Tower Street abutting the site are currently under review.
Staff agrees with the locations of the crosswalks proposed on Tower Street and Peak Avenue, as
well as the crossing proposed at the driveway onto Tower Street, as shown above. The applicant
should be required to sign and stripe those crosswalk locations and provide crossing guards
consistent with the recommendations in the school site checklist.
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M ER21-0010/H-2021-0020
Staff agrees with the proposed school zone area at the intersection of Tower Street and Peak
Avenue. The applicant should be required to install school zone flashers, striping and signage on
Tower Street and Peak Avenue for the designated school zone that is proposed, consistent with
ACHD standards. The applicant should be required to coordinate a signage program with
Development Review staff.
The school site checklist shows that signals are not warranted at the intersections of Vertex
Way/Lake Hazel Road or Peak Avenue/Lake Hazel Road. Staff agrees with this assessment.
The Gem Prep shall be responsible for all costs associated with the design, hardware, and
construction of any pedestrian facilities needed to accommodate future pedestrian needs of the
school. This includes flashing beacons, crosswalk striping and signage, and HAWK signals or
RRFBs.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Functional PM Peak PM Peak
Roadway Frontage Classification Hour Hour Level
Traffic Count of Service
Principal Better than
Lake Hazel Road 605-feet Arterial 255 "D"
* Acceptable level of service for a two-lane principal arterial is "E" (690 VPH).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Lake Hazel Road east of Locust Grove Road was 6,326 on
08/29/2019.
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 September of
2009. The SMTP recommends the following abutting and within the site:
• Preserving right-of-way for the future widening of Lake Hazel Road to 5-lanes and the
construction of 6-foot wide detached sidewalks on Lake Hazel Road.
• Preserving right-of-way for future construction of a 3-lane commercial collector roadways
and the construction of 6-foot wide detached sidewalks.
2. Lake Hazel Road
a. Existing Conditions: Lake Hazel Road is improved with 2-travel lanes 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). The applicant for Apex Southeast Subdivision has entered into a CDA to widen Lake
Hazel Road to 5-lanes with curb, gutter and a 10-foot wide multi-use pathway abutting the site
consistent with the BMP and CIP and was required to dedicate additional right-of-way to total
50-feet abutting the site consistent with the CIP and MSM.
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MER21-0010/H-2021-0020
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).
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 Mobility Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within
100-feet of right-of-way abutting the site.
c. Applicant Proposal: The applicant has not proposed any improvements to Lake Hazel Road.
d. Staff Comments/Recommendations: Lake Hazel Road is proposed to be fully improved with
the Apex Southeast Subdivision development, which includes this site. The applicant for Apex
Southeast Subdivision has entered into a CDA with ACHD to widen Lake Hazel Road to 5-lane
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M ER21-0010/H-2021-0020
and construct curb, gutter and a 10-foot wide multi-use pathway abutting the site consistent with
the CIP, MSM and BMP. Those construction plans are currently under review. The applicant
was also required to dedicate additional right-of-way to total 50-feet from the section line on
Lake Hazel Road abutting the site, consistent with the MSM and CIP. These construction plans
are currently under review.
Typically, the applicant would be required to dedicate additional right-of-way for Lake Hazel
Road abutting the site consistent with the MSM and CIP and improve Lake Hazel Road abutting
the site with additional pavement widening, gravel shoulder and sidewalk consistent with the
District's Frontage Improvements Policy for arterial roadways. However, Lake Hazel Road is
going to be fully improved with 5-lanes, curb, gutter and sidewalk with additional right-of-way
dedication abutting the site with the Apex Southeast Subdivision development, consistent with
the MSM and CIP. The school site checklist also does not recommend that any additional
improvements be constructed on Lake Hazel Road abutting the site. Therefore, staff does not
recommend that this applicant be required to construct any additional improvements or provide
additional right-of-way dedication with this development application.
3. Vertex Way (Bloomerang Avenue) and Tower Street
a. Existing Conditions: Vertex Way (Bloomerang Avenue) and Tower Street have not yet been
constructed abutting the site. As part of ACHD's action on Apex Southeast Subdivision, that
applicant was required to construct Vertex Way (Bloomerang Avenue) and Tower Street
abutting the site as a 3-lane collector roadway, a 47-foot wide street section with vertical curb,
gutter, 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of
right-of-way. These construction plans are currently under review.
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.
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
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MER21-0010/H-2021-0020
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.
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 Residential Collector. The new collector roadway should intersect
Lake Hazel Road at the quarter mile east of Locust Grove Road and intersect Locust Grove
Road approximately at the quarter mile south of Lake Hazel Road. The Commercial Collector
typology as depicted in the Livable Street Design Guide recommends a 3-lane roadway with
bike lanes, a 46-foot street section within 50 to 70-feet of right-of-way.
c. Applicant's Proposal: The applicant has proposed to install school zone flashers with signage
on Vertex Way/Tower Street (Bloomerang Avenue) abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal to install school zone flashers
meets District Policy and should be approved, as proposed. The applicant should be required
to install the school zone flashers, signage and striping on Vertex Way/Tower Street
(Bloomerang Avenue) abutting the site prior to the opening of the school.
As part of ACHD's action on Apex Southeast Subdivision, that applicant was required to
construct Vertex Way/Tower Street (Bloomerang Avenue) abutting the site as a 3-lane collector
roadway, a 47-foot wide street section with vertical curb, gutter, 8-foot wide planter strip and 5-
foot wide detached concrete sidewalks within 77-feet of right-of-way consistent with the MSM.
The school site checklist does not recommend any additional improvements for this roadway
segment. Therefore, staff recommends no further improvements or right-of-way dedication be
required for Vertex Way/Tower Street abutting the site with this development application.
4. Peak Avenue
a. Existing Conditions: Peak Avenue has not yet been constructed abutting the site. As part of
ACHD's action on Apex Southeast Subdivision, that applicant was required to construct Peak
Avenue as a local roadway, a 54-foot wide street section with a continuous 12-foot wide center
landscape island, two 21-foot wide travel lanes with vertical curb, gutter, an 8-foot wide planter
strip and 5-foot wide detached concrete sidewalks within 81-feet of right-of-way abutting the
site. These construction plans are currently under review.
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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MER21-0010/H-2021-0020
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.
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.
• 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 has not proposed any improvements to Peak Avenue
abutting the site.
d. Staff Comments/Recommendations: The applicant should be required to install school zone
flashers, signage and striping on Peak Avenue abutting the site prior to the opening of the
school this year, consistent with the recommendations in the school site checklist.
As part of ACHD's action on Apex Southeast Subdivision, that applicant was required to
construct Peak Avenue as a local roadway, a 54-foot wide street section with a continuous 12-
foot wide center landscape island, two 21-foot wide travel lanes with vertical curb, gutter, an 8-
foot wide planter strip and 5-foot wide detached concrete sidewalks within 81-feet of right-of-
way abutting the site. The school site checklist does not recommend any additional
improvements on Peak Avenue abutting the site. Therefore, staff recommends no additional
improvements or right-of-way dedication be required on Peak Avenue abutting the site.
5. Crosswalks
Consistent with the school site checklist recommendations, the applicant should be required to
stripe and sign crosswalks at the intersection of Capstone Avenue and Tower Street crossing the
east leg and south legs of the intersection and provide crossing guards. The applicant should also
be required to stripe a crosswalk across Peak Avenue,just north of its intersection with Tower Street
and provide crossing guards, as proposed. ACHD will not provide reimbursement for the costs
associated with the crosswalk striping and signage.
Staff agrees with the applicant's proposal to install a crosswalk and provide crossing guards to
assist students crossing the south parking lot driveway on Vertex Way/Tower Street (Bloomerang
Avenue).
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6. Driveways
6.1 Vertex Way (Bloomerang Avenue) and Tower Street
a. Existing Conditions: Vertex Way (Bloomerang Avenue) and Tower Street are not yet
constructed abutting the 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.
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.
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 construct a 27-foot wide curb return type
driveway from the site onto Vertex Way (Bloomerang Avenue) that is located 270-feet south of
Lake Hazel Road. The applicant has also proposed to construct a 27-foot wide curb return type
driveway onto Tower Street that aligns with Capstone Avenue.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed. The driveways proposed with this development were
approved by staff with constructions plans to construct Vertex Way (Bloomerang Avenue) and
Tower Street with Apex Southeast Subdivision based on the findings of the school site checklist
for Gem Prep South.
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6.2 Peak Avenue
a. Existing Conditions: Peak Avenue has not yet been constructed abutting 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 has proposed to construct one 27-foot wide curb return type
driveway from the site onto Peak Avenue located 220-feet north of Tower Street.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should
be approved, as proposed. The driveway on Peak Avenue proposed with this development was
approved by staff with constructions plans to construct Peak Avenue with Apex Southeast
Subdivision based on the findings of the school site checklist for Gem Prep South.
7. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
8. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height
restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
9. Other Access
Lake Hazel Road is classified as a principal arterial roadway, Vertex Way/Tower Street
(Bloomerang Avenue) is classified as collector roadways. Other than the access specifically
approved with this application, direct lot access is prohibited to these roadways.
D. Site Specific Conditions of Approval
1. Install school zone flashers, signage and striping on Vertex Way/Tower Street (Bloomerang
Avenue) and Peak Avenue abutting the site consistent with the school site checklist
recommendations prior to the opening of the school this year.
11 Gem Prep South
MER21-0010/H-2021-0020
2. Stripe and sign crosswalks at the intersection of Capstone Avenue and Tower Street that cross the
east leg and south legs of the intersection and one crossing on Peak Avenue, just north of Tower
Street, consistent with the school site checklist recommendations.
3. Construct one paved 27-foot wide curb return type driveway from the site onto Vertex Way
(Bloomerang Avenue) located 270-feet south of Lake Hazel Road, as proposed, consistent with the
approved construction plans to construct Vertex Way (Bloomerang Avenue) for Apex Southeast
Subdivision.
4. Construct one 27-foot wide paved curb return type driveway from the site onto Tower Street that
aligns centerline to centerline with Capstone Avenue, as proposed, consistent with the approved
construction plans to construct Tower Street with Apex Southeast Subdivision.
5. Construct one 27-foot wide paved curb return type driveway from the site onto Peak Avenue located
220-feet north of Tower Street, as proposed, consistent with the approved construction plans to
construct Peak Avenue with Apex Southeast Subdivision.
6. Other than the access specifically approved with this application, direct lot access is prohibited to
Lake Hazel Road, Tower Street and Vertex Way (Bloomerang Avenue).
7. The Gem Prep shall be responsible for all costs associated with the design, hardware, and
construction of any pedestrian facilities needed to accommodate future pedestrian needs of the
school. This includes flashing beacons, crosswalk striping and signage, and HAWK signals or
RRFBs.
8. 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.
9. Assessment of impact fees is required prior to issuance of a building permit.
10. 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
12 Gem Prep South
MER21-0010/1-1-2021-0020
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
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines OR Appeal Guidelines
13 Gem Prep South
MER21-0010/1-1-2021-0020
VICINITY MAP
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14 Gem Prep South
M ER21-0010/H-2021-0020
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15 Gem Prep South
MER21-0010/H-2021-0020
CivTech
04�55�� £ cf'tcn
March 16, 2021 ENS D��
Paige Bankhead 10209
Ada County Highway District
Development Services 9/- 4T� Of
1301 N. Orchard St. Ste. 200 44<EN
Boise, ID 83706
RE: SCHOOL SITE CHECKLIST RESPONSES FOR GEM INNOVATION SCHOOL—MERIDIAN,IDAHO
Dear Ms. Bankhead:
CivTech is pleased to provide responses to the School Site Checklist for the GEM Innovation Charter
School development project located on the southeast corner of Locust Grove Road & Lake Hazel
Road, in unincorporated Ada County, south of the City of Meridian, Idaho. The project is part of the
larger Apex Southeast Subdivision and is in process with the City of Meridian for annexation and
rezoning.
The assessment of the development will utilize the School Site Checklist in Idaho Code 67-6519(3)
as follows:
1. Land Use Master Plan: The proposed school site is located within a larger development
called"Pinnacle Mixed-Used Development"that is on both the northwest corner and southeast
corner of Locust Grove Road & Lake Hazel Road. Kittelson and Associates (K&A) prepared a
Transportation Impact Study (study) for Brighton Development in March 2020 for the larger
mixed-use development. The location of the proposed charter school is shown as"commercial
or multi-family" in the study. The proposed project would develop approximately 6.12 acres
of farmland to a K-12 charter school land use, instead of the use shown in the study.
2. School Bus Plan: GEM Innovation School will utilize 2 buses in the opening year and add
more as the student body population increases over 4 years. Once the school is full of
students, it is anticipated that a maximum of 3 buses will be utilized to provide bus service
for an estimate of 118 students. Busses will access the school from Tower Street and exit the
school on Peak Avenue. Tower Street will be accessed from Lake Hazel Road via Peak Avenue
for arriving busses. Departing buses will utilize either Lake Hazel Road or Locust Grove Road
via Tower Street.
3. Access Safety: There are three proposed access points to the project, with one (1) new
driveway on Peak Avenue, one (1) new driveway on Vertex Way, and one (1) new driveway
on Tower Street, all three new roads to be constructed as part of the larger development.
Students will be able to enter and exit the bus on the south end of the school building to
prevent any vehicles conflicts. Bus access will be the access south of the school building. The
parent pick-up/drop-off is directly north of the school building. Parents will be using the east
access of the site off of Vertex Way to enter and exit the site. Students will be able to enter
and exit on the passenger side of the parent vehicle to prevent conflicts with crossing in front
CivTech Inc. • 10605 North Hayden Road •Suite 140•Scottsdale,AZ 85260
Phone: 480.659.4250• Fax: 480.659.0566
Advanced Memorandum
GEM Innovation School-Meridian, Idaho
March 16, 2021
Page 2
of vehicles. School staff are anticipated to arrive before the students'arrival and upon leaving
school staff will be anticipated to leave later than the students to avoid any conflicts with
buses or parents'drop off.
4. Pedestrian Plan: There are no existing sidewalks or bike lanes in the vicinity of the
development. The City of Meridian Comprehensive Plan states, the City regularly requires
developers to install sidewalk, micro-pathways and multi-use pathways that connects to
school sites."to ensure safe routes to school. Sidewalks along all site adjacent roads will be
required upon build out. Sidewalks as part of the adjacent roadway development will be
constructed as part of the larger mixed-use development.
Students are to enter and exit the school site on the south side of the site, directly east of the
South Parking Lot Entrance on Tower Street.
5. Crossing Guard Plan: A crossing guard will be required for students that are walking
and biking to school. Pedestrian crossings with crossing guards are recommended across the
north leg of the intersection of Peak Avenue & Tower Road, and across the north, east, and
south legs of the intersection of South Parking Lot Entrance & Tower Road. The proposed
locations for crosswalks/crossing guards and the school zone are shown in Figure 1.
— CiVTeCh
Advanced Memorandum
GEM Innovation School-Meridian, Idaho
March 16, 2021
Page 3
E.LAn HAZEL RD.
...............
t1p A
Legend
Crosswalk
School Zone
E. T.
GEM SCHOOL-SITE PLAN
Figure 1 — Site Plan and Crossing Guard
6. Barriers between Highways and Schools: A 25-foot-wide landscape buffer, driveway lanes,
parking areas, and internal and external sidewalks are proposed between the school and Lake
Hazel Road.
,Cc CivTech
Advanced Memorandum
GEM Innovation School-Meridian, Idaho
March 16, 2021
Page 4
7. Location of School Zone: GEM Innovation School is within the West Ada School District
Boundary; therefore, the school zone should follow West Ada School District Policy stating
that all schools should have a school zone for schools that fronts on the main roadway. School
zones will be required along portions of Tower Street, Vertex Way, and Peak Avenue where
students enter and exit the school site. The extent of the school zone is recommended to
include the intersection of Peak Avenue & Tower Street, continue east as Tower Street
transitions into Vertex Way then terminate just southwest of the intersection of Unnamed
Local Road &Vertex Way.
8. Need for Flashing Beacon: The school zone is not planned for a major roadway. Flashing
beacons are not recommended.
9. Need for a Traffic Control Signal: Two intersections adjacent to the proposed school site
need to be considered for traffic signal control needs; Peak Avenue & Lake Hazel Road, and
Vertex Way & Lake Hazel Road. Traffic due to the proposed school, traffic from the rest of
the proposed development, and existing traffic grown to the study year 2025 are added
together (as shown in Figure 2b) for this analysis. Based on the expected level of service
and expected peak hour delay at these intersections, signalization is not recommended. The
MUTCD contains warrants to provide guidance on determining if signalization of an
intersection should be recommended. MUTCD Warrant 5, School Crossing is relevant for this
analysis. Some students can be expected to need to cross Lake Hazel Road. The proposed
roundabout at the intersection of Locust Grove Road & Lake Hazel Road is planned to include
pedestrian crosswalks and will provide a safe location for students to cross Lake Hazel Road.
Signalization is not recommended at the study intersections based on Warrant 5.
10. Anticipated Future Improvements:According to the Community Planning Association of
Southwest Idaho also known as COMPASS, the Ada County Long Range Highway & Street
Functional Street Classification System for 2040, Lake Hazel Road is proposed to be a 5-lane
Residential Mobility Arterial, and Locus Grove Road is proposed to be a minor arterial. Peak
Avenue is proposed to be local roads. Vertex Way and Tower Street are proposed to be
collector roads. The intersection of Locust Grove Road & Lake Hazel Road is proposed to be
improved to a 2-lane roundabout.
11. Speed on Adjacent Highways: Lake Hazel Road has an existing posted speed limit of 50
mph. Locust Grove Road has an existing posted speed limit of 50 mph.
12. Traffic Volumes on Adjacent Highways: CivTech utilized traffic counts data from the larger
development study for a segment of Lake Hazel Road west of Eagle Road. The latest data
traffic counts were recorded was on December 10, 2019. The AM peak hour refers to the
highest volume hour between 7am and 9am on a weekday; this is the same for school
generated traffic and surrounding traffic. The PM peak hour refers to the highest volume hour
between 3pm and 5pm on a weekday; this is the peak hour for school generated traffic but
not for surrounding traffic. The existing volumes from between 3pm and 5pm were used for
this analysis.
The larger development study utilized a growth rate of 7 percent per year for their analysis.
This same growth rate was used here. The segment traffic counts were grown to study year
CiVTeCh
Advanced Memorandum
GEM Innovatlon School-Meridian, Idaho
March 16, 2021
Page 5
2025 values by multiplying the 2019 values by a 1.501 growth factor (1.07A6). The 24-hour
traffic calculated to be 8,612 bi-directional trips with 892 trips (482 eastbound/410
westbound) during the AM peak hour and 857 trips (341 eastbound/516 westbound) during
the PM peak hour.
The proposed surrounding development is expected to produce traffic as included in the K&A
study. The proposed school is expected to produce trips as shown in Table 2a and Table 1b.
Table is — 2021 School Trip Generation
Weekday Trips
PM Peak Hour of
ITE Daily AM Peak Hour Generator
Proposed
Charter Elementary School 537 392 7Students 726 225 199 424 119 139 258
Bike and Walk Reduction-15% -108 -34 -30 -64 -18 -21 -39
Subtotal External Trips 618 191 169 360 101 118 219
Bus Trips Students -40% -248 -72 -72 -144 -44 -44 88
Total External Car Trips 370 119 97 216 57 74 131
Total Bus Trips Buses -50 students per bus 2 2 F 4 1 1 2
Table 2b - 2025 School Trip Generation
- Weekday Trips PM Peak Hour of
ITE Daily AM Peak Hour Generator
Proposed
Charter Elementary School 537 625 Students 1,156 369 328 697 187 220 407
Bike and Walk Reduction-15% -174 -55 -50 -105 -28 -33 -61
Subtotal External Trips 982 314 278 592 159 187 346
Bus Trips Students -40% -392 -118 -118 -236 -69 -69 -138
Total External Car Trips 590 195 159 354 90 118 208
Total Bus Trips Buses -50 students per bus 3 3 6 2 2 4
The number of vehicle trips removed because the students are expected to bus instead of
ride in a parent's vehicle is taken as a percentage of the total for each peak hour then divided
evenly between the ins and outs.
For each the opening and buildout year, the school trips are distributed to the surrounding
road network using distribution percentages based on residential population within a 3-mile
radius, then added to surrounding development and background volumes to predict the
proposed volumes. The volumes at the study intersections are shown in Figure a and
Figure 2b.
C i V T e c h
Advanced Memorandum
GEM Innovation School-Meridian, Idaho
March 16, 2021
Page 6
�I A B
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59(60) 65(51) 0(0)
398(295) 349(426) 459(334) 421(496] *6-338(436)
14(37) 7(19) 10(32) 67(40)
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Peak Ave.&South Lot South Lot&Tower St. Vertex Way&North Lot
XX(XX) = AM peak hour of school volumes(PM peak hour of school volumes)
Figure 2a — 2021 Opening Year Volumes
CivTech
Advanced Memorandum
GEM Innovation School—Meridian, Idaho
March 16, 2021
Page 7
1 A B
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59(60) 81(63) 0(0) 0(0)
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Peak Ave.&South Lot South Lot&Tower St. Vertex Way&North Lot
XX(XX) =AM peak hour of school volumes(PM peak hour of school volumes)
Figure 2b — 2025 Total Build Out Volumes
13. Effect Upon the Highway's Level of Service: Increases in traffic on Lake Hazel Road are
likely to result in increased delay during the AM peak hour, and the school's PM peak hour
between 3pm and 5pm, but not the PM peak hour of the surrounding road network between
4pm and 6 pm. As discussed above, the school's AM peak hour is expected to coincide with
the peak hour of the surrounding road network while the PM peak hour is not expected to
coincide with the peak hour of the surrounding road network.
The concept of level of service (LOS) uses qualitative measures that characterize operational
conditions within the traffic stream. The individual levels of service are described by factors
that include speed, travel time, freedom to maneuver, traffic interruptions, and comfort and
convenience. Six levels of service are defined for each type of facility for which analysis
procedures are available. They are given letter designations A through F, with LOS A
representing the best operating conditions and LOS F the worst. Each level of service
,CC CiVTech
Advanced Memorandum
GEM Innovation School-Meridian, Idaho
March 16, 2021
Page 8
represents a range of operating conditions. Levels of service for intersections are defined
within ranges of average control delay per vehicle, the number of seconds a vehicle can expect
to wait due to the presence of a traffic control device. Table 2 lists the level of service criteria
for signalized and unsignalized intersections, respectively.
Table 3 - Level of Service Criteria for Controlled Intersections
Signalized Unsignalized
Level-of-Service
Control D-lay (sec/veh) Control Delay
A 15 10 <_ 10
B = > 10-20 > 10-15
......................................................................................................................................:
C - > 20-35 > 15-25
......................................................................................................................................
D = > 35-55 > 25-35
.......................................... ..........................................
E = > 55-80 > 35-50
F > 80 (or v/c > 1) > 50 (or v/c > 1)
Source:Exhibits 19-8,20-2,21-8, and 22-8, Highway Capacity Manual, 6th Edition(2016)
The increase in delay is not anticipated to cause levels of service outside of ACHD operational
standards (LOD D or worse) at the study intersections as shown in Table 3. The AM peak
hour levels of service at the study intersections without the school development in place, as
provided in the larger development study, are shown for comparison. The larger development
study's PM peak hour does not coincide with this study's PM peak hour; those values from the
larger development study are not shown. The larger development study does not include level
of service analysis for the 2021 year.
Table 4- Peak Hour Levels of Service
Intersection Approach/ 2021 Build 2025 No Build 2025 Build
ID Intersection Control Movement LOS, Delay*, v/c LOS' LOS, Delay*, v/c
NB A 5.10.075(A 4A 0.046) B(-) A 5.9 0.088(A4.9 0.052)
Locust Grove SB A 4.6 0.077(A 5.3 0.117) A(-) A 5.3 0.099(A 6.2 0.140)
1 Road & Lake Roundabout EB A4.60.204(A4.60.180) A(-) A5.30.263(A5.10.222)
Hazel Road WB A3.80.166(A420.201) A_(-) A4.20217(A4.80.259)
Overall A4.40.116(A4.60.121) A(-) A4.90.148(A5.10.149)
A Peak Avenue & 1-way stop NB Right A 9.8 0.009(A 9.4 0.005) B(-) B 10.4 0.011(A 9.7 0.006)
Lake Hazel Road (NB)
NB Shared C 21.8 0.414(C 15.5 0.245) D() F 95.0 0.984(C 22.6 0.435)
B Vertex Way & 2-way stop SB Shared C 21.4 0.005(C 19.10.004) D() D 33.8 0.017(D 26.10.006)
Lake Hazel Road (NB/SB) EB Left A 0.0 NA(A 0.0 NA) A(-) A 0.0 NA(A 0.0 NA)
W B Left A 8.7 0.069(A 8.10.037) A(-) A 9.5 0.127(A 8.5 0.058)
`Delay shown in seconds per vehicle.
'Delay and v/c values unavailable for No Build scenario.
14. Need for Acceleration and Deceleration Lanes: The projected cross section of Lake Hazel
Road is to be as a 5-lane road with two lanes in each direction of travel and a two-way left-
CiVTech
Advanced Memorandum
GEM Innovation School-Meridian, Idaho
March 16, 2021
Page 9
turn lane. Based on this configuration, no exclusive left-turn lanes along Lake Hazel Road are
appropriate. Based on the projected AM and PM peak hour volumes above, and the right-turn
deceleration lane guidance given in the ACHD Po/icy Manua/ Section 7106, a dedicated
eastbound right-turn lane is expected to not be warranted at the intersection of Peak Avenue
& Lake Hazel Road. An eastbound right-turn lane may be warranted at the intersection of
Vertex Way & Lake Hazel Road.
The projected cross section of Vertex Way, Tower Road, and Peak Avenue are to be as a 2-
lane road with one lane in each direction of travel. Based on this configuration, the projected
AM and PM peak hour volumes above, and the left-turn deceleration lane guidance given in
the ACHD Po/icy Manual Section 7106, no exclusive left-turn lanes along any of these roads
are recommended. Based on this configuration, the projected AM and PM peak hour volumes
above, and the right-turn deceleration lane guidance given in the ACHD Po/icy Manual Section
7106, no dedicated right-turn lanes along any of these roads are recommended. Any
improvements are to be completed as part of the larger proposed development that will
construct Peak Avenue, Tower Road, and Vertex Way.
15. Internal Traffic Circulation: The proposed plan is for passenger cars to enter from Vertex Way
northeast of the east parking lot, circle around counterclockwise north of the north parking
lot, turn back eastbound along the north side of the building where the parent pick-up/drop-
off is located, then circle back to exit on Vertex Way. The east and north parking lots can be
accessed from this loop. The conceptual site plan provides 1,200 feet of on-site queuing.
Bus traffic will access the school from Tower Street, turn left traveling along the east and
north side of the south parking lot, and exit the school on Peak Avenue. The student pick-
up/drop-off for busses will occur on the east side of the south parking lot.
The site includes four parking areas. An east parking lot with 28 spaces is adjacent to the
Vertex Way access. A north parking lot with 40 spaces is north of the school building, across
the parent pick-up/drip-off. A south parking lot with 36 spaces is accessible from Peak Avenue
or Tower Street and is separated from the school building by the bus pick-up/drop-off. The
fourth parking lot with 12 spaces is directly east of the school building.
16. Anticipated Development on Surrounding Undeveloped Parcels: According to the City of
Meridian Future Land Use Interactive Map, the areas surrounding the development are zoned
to be medium and medium-high density to medium-high density residential land use. The
land within the same development as the project site is planned as shown in the study to
contain single-family homes(325 units), midrise multi-family homes (220 units), and shopping
(61,060 square feet).
17. Zoning in the Vicinity: The project site is undergoing rezoning to Community Business
District (C-C) and is currently being used for farm land. East of the site is land designated as
Civic land designated as Medium Density Residential. South of the site is land designated
Medium Density Residential. West of the site is land designated Medium Density Residential
and land designated Medium-High Density Residential. North of the site is land designated
Medium Density Residential and land designated Medium-High Density Residential. Zoning on
CiVTeCh
Advanced Memorandum
GEM Innovation School-Meridian, Idaho
March 16, 2021
Page 10
surrounding land is identified as "Varies by project and location" by the Meridian City Future
Land Use Map and associated Future Land Use Map Designation Cut Sheets.
18.Access Control on Adjacent Highways: Lake Hazel Road is currently classified as a
Residential Mobility Arterial. The school site is expected to utilize two new roads, Peak Avenue
and Vertex Way, to access Lake Hazel Road. The intersection of Peak Avenue & Lake Hazel
Road is proposed to be restricted to right-turns only. Stop control on the northbound approach
is expected. The intersection of Vertex Way & Lake Hazel Road is proposed to be full access.
Stop control for the northbound and southbound approaches is expected.
Sight distance requirements were calculated at the intersections of Peak Avenue &Lake Hazel
Road, Vertex Way & Lake Hazel Road, Peak Avenue & South Lot, South Lot & Tower Road,
and Vertex Way & North Lot. Distance requirements based on the American Association of
State and Highway Transportation Officials (AASHTO) methodology are detailed in Table .
The ACHD Policy Manual Section 7211.2 includes more strict requirements for left of driveway
site distance. A minimum of value based on these standards is also shown in Table 4.
Table 4— Sight Distance
ACHD • Sight Distance Along Roadway
Posted Speed Sight Left of Right of On Major
Roadway Limit(mph) Distance Driveway Driveway
. . .
Left of
Driveway (Case 132/133) (Case 131) (Case F)
Lake Hazel Road at Peak Avenue 50 555' 480' Restricted Restricted
Lake Hazel Road at Vertex Way 50 555' 555' 625' 480'
Peak Avenue at South Lot 25 280' 260' 295' 225'
Tower Street at South Lot 25 280' 260' 295' 225'
Vertex Way at North Lot 1 25 1 280' 1 260' 1 295' 1 225'
The ACHD Po/icy Manua/ Section 7211.2 states 'The clear vision triangle shall include
restrictions on the height of embankments, shrubbery, fences or trees and the location of
buildings. No obstruction to vision will be allowed between 36-inches and 120-inches above
the elevation of the adjacent roadway surface. The area in the clear vision triangle shall be
given the District by dedication or permanent easement."
The proposed development plans for Peak Avenue to be 695 feet east of Locust Grove Road
and Vertex Way to be 1,355 feet east of Locust Grove Road. These values meet the
requirements. along an arterial road are described in the ACHD Policy Manua/ section
7205.4.3. For Lake Hazel Road local roads (which Peak Avenue is) must be spaced at least
660 feet centerline to centerline from a signalized intersection and unsignalized collector roads
(which Vertex Way is) must be spaced at least 1,320 feet centerline to centerline from a
signalized intersection.
Driveway spacing requirements along local roads are described in the ACHD Po/icy Manua/
section 7207.4.1. The Peak Avenue driveway must be 150 feet centerline to centerline from
CiVTech
Advanced Memorandum
GEM Innovation School-Meridian, Idaho
March 16, 2021
Page 11
the nearest collector or arterial and 75 feet from the nearest local road. The south access on
Peak Avenue is 230 feet from the nearest road.
Driveway spacing requirements along collector roads are described in the ACHD Policy Manual
section 7206.4.5. Driveways on Vertex Way and Tower Road must be 330 feet from the
nearest signalized intersection and 245 feet from the nearest driveway. The north access
point on Vertex Way is 285 feet from the nearest road. The south access point on Tower Road
is 185 feet from the nearest road. While these values do not meet the specific requirements
in the manual, the correspondence with the Ada County Highway District Development
Services indicates that this driveway spacing will be accepted.
19. Required Striping and Signing Modifications: The school zone should be signed in
accordance with the MUTCD and the Ada County Highway District (ACHD) Policy Manual
section 5202, Sign and Object Markers.
20. Funding of Highway Improvements to Accommodate Development: The improvements of
Lake Hazel Road are currently planned by ACHD Capital Improvement Plan. Other
improvements are to be a part of the development as shown in the study.
21. Proposed Highway Projects in the Vicinity: According to the Ada County Long Range
Highway & Street Functional Street Classification System for 2040, Lake Hazel Road is
proposed to be a principal arterial in the future.
22.Any other issues as may be considered appropriate to the particular application: No
further issues require consideration.
Sincerely,
CivTech
ich, P.E.
Director of Design
Idaho P.E. 10209
Attachments:
A— Site Plan
B —Trip Generation Calculations
C — Existing Traffic Counts
D —Turn Lane Warrants
E — Comment Responses
F — 2021 Build Level of Service Analysis
G — 2025 Build Level of Service Analysis
H - Correspondence
CivTech
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NOTE: THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITY PIPES, CONDUITS OR N CONCEPT
GEM SCHOOL - SITE PLAN STRUCTURES SHOWN ON THESE PLANS WAS OBTAINED BY A SEARCH OF THE AVAILABLE
RECORDS. TO THE BEST OF OUR KNOWLEDGE, THERE ARE NO EXISTING UTILITIES EXCEPT AS MINetf'v
'T�
SCALE: 1" = 40' 0 20' 40' 80' SHOWN ON THESE PLANS. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY SITE PLAN
MEASURES TO PROTECT THE UTILITY LINES SHOWN ON THESE DRAWINGS. THE CONTRACTOR
FURTHER ASSUMES ALL LIABILITY AND RESPONSIBILITY FOR THE UTILITY PIPES, CONDUITS AND
STRUCTURES SHOWN OR NOT SHOWN ON THESE DRAWINGS. THE CONTRACTOR SHALL PROJECT No. • 2003035PH
POTHOLE ALL EXISTING UTILITIES TO VERIFY THE LOCATION AND ANY DISCREPANCY BETWEEN
0 40' ao'
THE PLANS SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGN ENGINEER.
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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MER21-0010/H-2021-0020
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.
17 Gem Prep South
MER21-0010/H-2021-0020
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.
18 Gem Prep South
MER21-0010/H-2021-0020
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.
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MER21-0010/H-2021-0020