HomeMy WebLinkAbout2025-10-07 ACHD Miranda Gold,President
Alexis Pickering,Vice-President
ACHDKent Goldthorpe,Commissioner
Dave McKinney,Commissioner
/OiLv Patricia Nilsson,Commissioner
Date: October 711, 2025 DRAFT
To: Kerellos Youssef
Staff Contact: Matt Pak, Planner
Project Description: Virgin Mary and St. Mark Coptic Orthodox Church
Trip Generation: This development is estimated to generate 31 vehicle trips per day, 2
vehicle trips per hour in the PM peak hour, based on the Institute of Transportation
Engineers Trip Generation Manual, 12t" edition.
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Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Development Services Department
'ACHD
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Project/File: Virgin Mary and St. Mark Coptic Orthodox Church / MER25-0094/A-2025-0112
This is an alternative compliance application to allow for the development of a 4,500
square foot church on .55-acres.
Lead Agency: City of Meridian
Site address: 4379 N Locust Grove Rd
Staff Approval: XXXX, 202X
Applicant: Kerellos Youssef
Skygate Engineers and Consultants LLC
21619 36th Drive SE
Bothell, WA 98021
Staff Contact: Matt Pak
Phone: 208-387-6171
E-mail: mpak(c-�achdidaho.org
Report Summary:
ACHD Planned Improvements............................................2
Level of Service Planning Thresholds.................................2
A. Site Specific Conditions of Approval ............................3
B. Vicinity Map.................................................................4
C. Site Plan ......................................................................5
D. Findings for Consideration...........................................6
E. Policy...........................................................................8
F. Standard Conditions of Approval ...............................11
G. Conclusions of Law....................................................12
Request for Appeal of Staff Decision ................................12
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ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP):
• Locust Grove Road is scheduled in the FYP to be widened to 3 or 5-lanes from Ustick Road
to McMillan Road with a construction year yet to be determined.
• McMillan Road is scheduled in the FYP as a community improvement project to include
enhanced pedestrian facilities on the north side of the roadway, upgraded ADA ramps and
street lights from Park Crossing Avenue to Locust Grove Road in 2029.
• The Central Meridian Bikeway (Phase 2) project is scheduled in the FYP as a community
improvement project to establish a new bikeway corridor on select streets from Fairview
Avenue to Chinden Boulevard in 2029.
• Locust Grove Road is listed in the CIP to be widened to 3-lanes from McMillan Road to
Chinden Boulevard (US 20/26) between 2036 and 2040.
• McMillan Road is listed in the CIP to be widened to 3-lanes from Meridian Road to Locust
Grove Road between 2031 and 2035.
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
* Locust Grove Road 116-feet Minor Arterial 622 F
** Bright Angel Avenue 116-feet Local N/A N/A
* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
** ACHD does not set level of service thresholds for local streets.
Locust Grove Road, south of McMillan Road, currently exceeds ACHD's Level of Service Planning
Thresholds, operating at LOS F during the PM peak hours. Due to the small number of trips
anticipated to be generated in the PM peak hour (2) by this development, staff does not believe
that the site generated traffic will negatively impact or contribute to the existing LOS on Locust
Grove Road south of McMillan Road as traffic counts can fluctuate each day.
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Locust Grove Road south of McMillan Road was 13,039 on
April 27th, 2023.
• There are no current traffic counts available for Bright Angel Avenue abutting the site.
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A. Site Specific Conditions of Approval
1. Relocate any existing irrigation facilities, located in the right-of-way at the site's north property line,
outside of the right-of-way on Locust Grove Road.
2. Improve the northern 21-feet of frontage on Locust Grove Road with 5-foot wide detached concrete
sidewalk to match the existing improvements on the southern 95-feet of frontage.
3. Dedicate right-of-way on Locust Grove Road to total 50-feet from centerline abutting the site.
4. Complete Bright Angel Avenue as a 40-foot wide commercial street section to include pavement
widening, vertical curb, gutter and 5-foot wide concrete sidewalk abutting the site.
5. Dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, reduce the right-
of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-
of-way line to 2-feet behind back of sidewalk. Sidewalk shall be located wholly within right-of-way
or wholly within an easement.
6. Construct two 13-foot wide curb cut type driveways from the site onto Bright Angel Avenue, located
218-feet and 312-feet north of Star Drive. Pave both the driveways their full widths and at least 30-
feet into the site beyond the edge of pavement of Bright Angel Avenue.
7. Sign the south driveway as "ENTER ONLY" and the north driveway as "EXIT ONLY". Coordinate a
signage program with ACHD Development Review staff.
8. Direct lot access is prohibited to Locust Grove Road.
9. 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.
10. 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.
11. Comply with all Standard Conditions of Approval.
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B. Vicinity Map
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C. Site Plan
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D. Findings for Consideration
1. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 2 to 3-travel lanes, 35-feet of
pavement and no curb or gutter abutting the site and 5-foot wide detached concrete sidewalk
abutting the southern 95-feet of the site. The sidewalk terminates at an irrigation box and open
drainage ditch located within the right-of-way, 21-feet south of the site's north property line.
There is 65-feet of right-of-way for Locust Grove Road (30-feet from centerline).
b. Applicant Proposal: The applicant is not proposing any frontage improvements on Locust
Grove Road, abutting the site.
Staff Comments/Recommendations: The applicant's proposal does not meet District policy
and should not be approved, as proposed.
Consistent with ACHD's Standard Conditions of Approval, the applicant should be required to
relocate the above mentioned irrigation facilities outside of the right-of-way on Locust Grove
Road. The applicant should be required to improve the remaining 21-feet of frontage with 5-foot
wide detached concrete sidewalk to match the existing improvements abutting the site.
Consistent with the MSM, the applicant should be required to dedicate right-of-way on Locust
Grove Road to total 50-feet from centerline abutting the site.
2. Bright Angel Avenue
a. Existing Conditions: Bright Angel Avenue is improved with 2-travel lanes, 12-feet of
pavement, a gravel shoulder and no curb, gutter or sidewalk abutting the site. There is 40-feet
of right-of-way for Bright Angel Avenue (21-feet from centerline).
b. Applicant Proposal: The applicant is not proposing any frontage improvements on Bright
Angel Avenue, abutting the site. The applicant is proposing to dedicate an additional 14-feet of
right-of-way on Bright Angel Avenue, to total 35-feet from the centerline.
c. Staff Comments/Recommendations: The applicant's proposal does not meet Commercial
Roadway policies and should not be approved, as proposed.
The applicant should be required to complete Bright Angel Avenue as a 40-foot wide
commercial street section to include pavement widening, vertical curb, gutter and a minimum
5-foot wide concrete sidewalk abutting the site.
The applicant should be required to dedicate right-of-way to 2-feet behind back of sidewalk, or
for detached sidewalk, the applicant may reduce the right-of-way to 2-feet behind back of curb
and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back
of sidewalk. Sidewalk shall be located wholly within right-of-way or wholly within an easement.
3. Driveways
3.1 Bright Angel Avenue
a. Existing Conditions: There are no existing driveways from the site onto Bright Angel Avenue.
b. Applicant's Proposal: The applicant is proposing to construct two 13-foot wide driveways from
the site onto Bright Angel Avenue, located 218-feet and 312-feet north of Star Drive (measured
centerline-to-centerline). The applicant is proposing to use the proposed driveways to create an
entrance/exit loop, entering using the south driveway and exiting using the north driveway.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. To ensure an effective flow of vehicles through the site, the
applicant should be required to sign the south driveway as "ENTER ONLY" and the north
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driveway as "EXIT ONLY'. The applicant should be required to coordinate a signage program
with ACHD Development Review staff.
The driveways should be constructed as curb cut type driveways and paved their full widths and
at least 30-feet into the site beyond the edge of pavement of Bright Angel Avenue.
4. Other Access
Locust Grove Road is classified as a minor arterial roadway. Direct lot access is prohibited to this
roadway.
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E. Policy
1. Federal Accessibility Design Guidelines and Standards
District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access
Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way(PROWAG), 36
CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and
https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional
information).
2. Minor Improvements
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
Highways adjacent to a proposed development may be required. These needed transportation
facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or
bike lane construction or replacement (with physical buffers if missing and needed); construction of
transitional sidewalk segments; crosswalk construction or replacement; curb and gutter
construction or replacement; repair, replacement or expansion of curb extensions; replacement of
unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation
features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle,
pedestrian and bicycle traffic control devices; and other similar items. The current version of
PROWAG will determine the applicable accessibility requirements for alterations and elements
added to existing streets. ACHD staff is responsible for identifying the minor improvements that
would be proportionate to the size and complexity of the development.
3. Livable Street Performance Measures
District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for
evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation
network that serves all ages and abilities. Bike and pedestrian facilities built through development
should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a
minimum of 5-feet.
4. Locust Grove Road
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. Improvements shall include transitional segments in accordance with the
current version of PROWAG.
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, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance
Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact
the District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that
the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width
typically accommodates a single travel lane in each direction, and a continuous center left-turn lane,
and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on
both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in
the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review
Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the
street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer.
Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of
pavement on both sides of the median is provided.
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If a landscaped median is included in any of these cross sections, the landscaping shall be
maintained by license agreement with the adjacent HOA, property owner, or by interagency
agreement with the corresponding land use jurisdiction.
At the discretion of Traffic Engineering staff, adjustments may be made to the street section,
including removal of the continuous center turn lanes or modification to lane widths, where no
driveways or intersections are present or to ensure adequate space for pathway and buffers.
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.
Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are
required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back-
of-curb and street edge of the sidewalk is required to provide increased safety and protection of
pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan,
a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance
with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as
measured to the closest edge of the path. Street trees are encouraged between the pedestrian
facility and the roadway when irrigation and maintenance will occur by the adjacent property owner
or HOA through an approved license agreement. Consult the District's planter width policy if trees
are to be placed within the parkway strip. In some instances, to match existing conditions, a
minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development
Review staff will be responsible for determining the required facility. Vertical hardscape alternatives
to street trees may be considered in the buffer space when street trees are not practicable.
Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent
roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the
roadway when authorized by Development Review staff to accommodate site specific conditions
(i.e., street trees, utilities, etc.).
Appropriate easements shall be provided if public pedestrian facilities are placed out of the 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 pedestrian facility. Pedestrian facilities shall either be located wholly within the
public right-of-way or wholly within an easement.
Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each
pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable
warning surface in accordance with the current version of PROWAG.
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 Locust Grove Road is designated in the MSM as
a Planned Commercial Arterial with 3-lanes and a 37-foot street section within 100-feet of right-of-
way.
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5. Bright Angel Avenue
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for
improving all commercial 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 7208.5 states that right-of-way widths for
new commercial streets shall typically be 50 and 70-feet wide and that the standard street section
will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck
traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel
lanes and on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel
lanes and a center turn lane.
• A 46-foot street section (back-of-curb to back-of-curb)will typically accommodate two travel
lanes and a center turn lane and bike lanes.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least 5-feet wide to be
constructed on both sides of all commercial streets. If a separated sidewalk is proposed, 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.
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.
6. Driveways
6.1 Bright Angel Avenue
Driveway Location Policy: District policy 7208.4.1 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/arterial or arterial street intersection.
Successive Driveways: District Policy 7208.4.1 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 7208.4.3 restricts commercial driveways to a maximum
width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7208.4.3, 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.
Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated,
the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge
of the intersection and a turnaround shall be provided.
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.
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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. 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.
F. 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), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD
requirements. The applicant's engineer should provide documentation of 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.
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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.
G. 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.
Request for Appeal of Staff Decision
To request an appeal of a staff level decision, see District policy 7101.6.7 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
Request for Reconsideration of Commission Action
To request reconsideration of a Commission Action, see District policy 1006.11 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
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