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HomeMy WebLinkAbout2025-09-2022 ACHD Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner / wm� Patricia Nilsson,Commissioner September 22, 2025 To: Amanda McNutt, via email Brighton Corporation 2929 W Navigator Drive, Suite 400 Meridian, ID 83642 Subject: MPP25-0023 / H-2025-0041 Southeast Corner of Lake Hazel Road and Meridian Road Apex Zenith Phase 1 This is a staff level approval of a preliminary plat for Apex Zenith Phase 1. On August 26, 2025, the Ada County Highway District reviewed and approved this site as part of MER25-0080/A-2025-0078 Costco at Meridian for a new warehouse, fuel facility, and distribution center on 23.6-acres. The site-specific conditions of approval also apply to MPP25-0023/H-2025-0041 Apex Zenith Phase 1 for the development of 7 commercial lots. The applicant will be required to pay all applicable platting and review fees prior to final approval. If you have any questions, please contact me at (208) 387-6391. Sincerely, KaraLeigh Troyer Planner Development Services cc: City of Meridian (Nick Napoli), via email connecting you to more 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 connecting you to more Project/File: Costco at Meridian / MER25-0080 /A-2025-0078 This is a design review and certificate of zoning compliance application for the development of a new warehouse, fuel facility, and distribution center on 23.6-acres. Lead Agency: City of Meridian Site address: Southeast corner of Lake Hazel Road & Meridian Road Staff Approval: August 26, 2025 Applicant: Abbey Hahn, via email 1100 W Idaho Street Boise, ID 83702 Representative: John Shaw, via email Costco 730 Lake Drive Issaquah, WA 98027 Staff Contact: KaraLeigh Troyer, Planner Phone: 208-387-6391 E-mail: ktroyer(a)achdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................2 A. Site Specific Conditions of Approval ............................3 B. Vicinity Map.................................................................5 C. Site Plan ......................................................................6 D. Traffic Impact Study— Summary and Findings.............7 E. Findings for Consideration.........................................15 F. Policy.........................................................................19 G. Attachments...............................................................26 H. Standard Conditions of Approval ...............................27 I. Conclusions of Law....................................................27 Request for Appeal of Staff Decision ................................28 1 Costco at Meridian / MER25-0080 /A-2025-0078 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • The intersection of Lake Hazel Road and Meridian Road is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south leg, 7-lanes on the east leg, and 7-lanes on the west leg, and signalized between 2036 and 2040. 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 **SH-69 (Meridian 2,486-feet Principal Arterial 1,700 N/A Road) Lake Hazel Road 2,370-feet Principal Arterial 167 Better than "E" Locust Grove Road 0-feet Minor Arterial 181 Better than "E" Amity Road 0-feet Minor Arterial 326 Better than "E" * Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). * Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). * Acceptable level of service for a three-lane minor arterial is "E" (720 VPH). ** ACHD does not set level of service thresholds for State Highways. 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. Traffic counts along abutting roadways are older due to road closures in the area • The average daily traffic count for SH-69 (Meridian Road) was 28,576 on October 17th, 2023. • The average daily traffic count for Lake Hazel Road east of SH-69 (Meridian Road)was 3,747 on June 12th, 2018. Updated traffic counts for Lake Hazel Road are not available due to roadway construction in the vicinity of the site. • The average daily traffic count for Locust Grove Road south of Amity Road was 2,582 on August 29, 2019. • The average daily traffic count for Amity Road east of Linder Road was 4,672 on October 5, 2021. 2 Costco at Meridian / MER25-0080 /A-2025-0078 A. Site Specific Conditions of Approval 1. Prior to plan submittal, submit a revised preliminary plat showing the redesigned roadways to reduce the length of the roadways or to include the use of passive design elements. The ultimate locations and design will be determined during plan review by Development Review staff. The roadways greater than 750-feet in length are as follows: • Spire Street • Prevail Avenue Speed humps/bumps, valley gutters, stop signs, and cross drains are not an acceptable tool for traffic calming on new collector streets and will not be accepted as traffic calming. 2. Repair or replace any transportation facilities abutting the site on Lake Hazel Road consistent with the current version of PROWAG. 3. Install a traffic signal at the Lake Hazel Road/Prevail Avenue intersection with 2/3-lanes on the north leg, 5-lanes on the south and east legs, and 6-lanes on the west leg. Enter into a signal agreement with ACHD to ensure that the traffic signal is installed with the above configuration. The signal agreement shall note that the applicant is responsible for all costs associated with the hardware, design, and installation of the traffic signal, and that that this improvement is not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. In order to ensure the traffic signal with an exclusive southbound right-turn lane at the Lake Hazel Road/Prevail Avenue intersection is installed, the following items must be in place prior plan approval for the first phase of the development. • Signal Agreement • Full design and approved plans for the intersection 4. Construct a single-lane roundabout at the intersection of Prevail Avenue and Costco Way/Private Street "A" with southbound and eastbound right-turn lanes and vertical curb, gutter, 8-foot wide planter strips, and 10-foot wide multi-use pathways surrounding the roundabout. The roundabout shall be designed and constructed consistent with District policies 5108 Roundabouts and 5188 Roundabout Design Guide. Enter into a signal agreement for the installation of RRFB's (Rectangular Rapid Flashing Beacon) to be constructed at pedestrian crosswalks at the intersection. 5. Construct Spire Street as a 3-lane collector roadway with 11-foot wide travel lanes, vertical curb, gutter, 8-foot wide planter strip, and 10-foot wide multi-use pathways on either side of the roadway. 6. Construct Prevail Avenue from Lake Hazel Road south to the proposed roundabout as a 5-lane collector roadway with 11-foot wide travel lanes, vertical curb, gutter, 8-foot wide planter strips, and 10-foot wide multi-use pathways on either side of the roadway. 7. Construct Prevail Avenue running south of the roundabout at Costco Way/Private Street "A" as a 3-lane collector roadway with 11-foot wide travel lanes, vertical curb, gutter, 8-foot wide planter strips, and 10-foot wide multi-use pathways on either side of the roadway. 8. Construct Prevail Avenue to intersect Lake Hazel Road as a quarter-mile collector. 9. Construct Spire Street to intersect Prevail Avenue as a quarter-mile collector. 10. Construct Spire Street located a quarter-mile south of Lake Hazel Road to stub to the site's eastern property line. 3 Costco at Meridian / MER25-0080 /A-2025-0078 Install a sign at the terminus of Spire Street stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 11. Construct Prevail Avenue located a quarter-mile east of Meridian Road/SH-69 to stub to the site's south property line. Install a sign at the terminus of Prevail Avenue stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 12. For any stub streets which extend to a length greater than 150-feet past the nearest public street intersection, terminate the stub street in a temporary cul-de-sac turnaround with a minimum turning radius of 50-feet. 13. Construct a 36-foot wide curb-return type driveway on Prevail Avenue located 360-feet south of the proposed Private Street "A". 14. Construct two 31-foot wide paved curb-return type driveways on Spire Street located 439-feet and 985-feet east of Meridian Road/SH-69. 15. If the City of Meridian approves Costco Way/Private Street "A" and Costco Way/Private Street "B", pave the private roads a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required 16. Other than the access specifically approved with this application, direct lot access is prohibited to Lake Hazel Road, Spire Street, and Prevail Avenue. 17. 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. 18. 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. 19. Comply with all Standard Conditions of Approval. 4 Costco at Meridian / MER25-0080 /A-2025-0078 B. Vicinity Map - _ OF Hazel Rd .Zr l_ • fit. a L I 5 Costco at Meridian / MER25-0080 /A-2025-0078 C. 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Traffic Impact Study — Summary and Findings 1. Traffic Impact Study Kittelson & Associates prepared a traffic impact study (TIS) for the proposed Lake Hazel & SH-69 Mixed-Use Development. An executive summary of the findings as presented by Kittelson & Associates can be found as an attachment. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the TIS. Staff comments and recommendations on the submitted traffic impact study can be found below. a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District's planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • If the impacted roadway segments and/or intersections are programmed as funded in the Five Year Plan (FYP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the FYP or the CIP; the applicant may (i) analyze the shoulder hour, defined as the hour prior to after the determined peak hour within the two-hour peak period, (sometime analyzed as hour before or after peak period) and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour, the applicant may suggest feasible alternative mitigation measures beyond improvements from District policy, such as: off-site sidewalks, off-site bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District's future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7205.3.1 states that Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD's Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic 7 Costco at Meridian / MER25-0080 /A-2025-0078 shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. b. TIS Findings: Staff has reviewed the submitted traffic impact study (TIS) Recommended Mitigations The following has been recommended as per the TIS for existing intersections: • Lake Hazel Road /Ten Mile Road Intersection o Year 2026 Phase 1 Background — installation of an interim traffic signal assumed to include left-turn lanes on each approach. The following should be considered: ■ Intersection only exceeds V/C threshold in Saturday midday peak hour and operates acceptable in should peak hour. ■ Intersection is included in FYP for multilane roundabout, although construction year has not been identified. ■ Phase 1 site traffic is under 10% o Year 2035 Total Traffic— Site traffic percentage of the total 2035 entering volume is approximately 6.9% in the AM peak hour and 10.4% in the PM peak hour. o As the site traffic percentage is not estimated to be over 10% until the 2035 total buildout and this intersection is programmed as a funded improvement in the CIP and in the FYP no mitigation is required consistent with District policy 7205.3.1. • Lake Hazel Road / Linder Road Intersection o Year 2035 Buildout Background & Total Traffic — installation of a signal with left- turn lanes on each approach if the roundabout programmed in the CIP is not constructed. o Site traffic percentage of the total 2035 entering volume is approximately 9.2% in the AM peak hour and 15.2% in the PM peak hour. o As the intersection meets ACHD's level of service planning thresholds under Year 2026 Phase 1 Total traffic conditions, then no mitigation should be required as part of this application. • Meridian Road / Lake Hazel Road Intersection o Existing —Westbound right-turn lane. o Year 2026 Phase 1—striping and signal head change to utilize the two westbound left-turn lanes that are being constructed, but not striped for use, to provide dual westbound left-turn lanes with protected signal phasing; approximately two seconds of signal timing split changes for the protected left-turn phase results in acceptable operations. o Site traffic percentage of the year 2026 phase 1 total traffic conditions is approximately 13.1% in the weekday PM peak hour. As site traffic exceeds 10% typically staff would recommend mitigation per District policy 7205.3.1, however, as the recommended mitigations include changes to ITD's signal at the intersection and the applicant is entering into a STAR agreement with ITD then no mitigation is required. 8 Costco at Meridian / MER25-0080 /A-2025-0078 o Year 2035 Buildout Background —addition of northbound and southbound through lanes, eastbound right-turn lane, westbound right-turn lane overlap signal phase. ■ Intersection programmed in the CIP for construction in 2036-2040 and ITD is studying Meridian Road for future widening. o Year 2035 Total Traffic—second southbound left-turn lane, second eastbound and westbound through lanes, & northbound right-turn lane. o Site traffic percentage of the total 2035 entering volume is approximately 12.2% in the AM peak hour and 18.1% in the PM peak hour. o Mitigation at this intersection is not feasible unless the applicant is able to acquire additional right-of-way for Lake Hazel Road on the west side of Meridian Road/SH- 69 and on Meridian Road/SH-69 to allow for widening of the intersection as recommended in the TIS. • Meridian Road / Hubbard Road Intersection o Existing—dual eastbound left-turn lanes with protected eastbound left-turn phasing and adjustments. o Year 2026 Phase 1 Background — southbound right-turn lane & adjusting signal timing split times to provide two additional seconds to the eastbound left-turn signal phase ■ Phase 1 site traffic percentage is under 10%. o Year 2035 Buildout Background & Total Traffic— addition of third northbound and southbound through lane, signal timing split adjustments ■ ITD is studying Meridian Road for future widening. o Site traffic percentage of the total 2035 entering volume is approximately 7.6% in the AM peak hour and 11.9% in the PM peak hour. o As the site generates less than 10% of traffic under year 2026 phase 1 total traffic conditions, then the applicant should not be required to construct mitigation as a part of this application. However, the intersection may be assessed with future development of the site to determine if mitigation may be required. • Meridian Road / Columbia Road Intersection o Existing —eastbound right-turn lane and signal timing phase split adjustments. Due to the existing right-of-way available and the location of the power poles, staff does not recommend this mitigation as it is infeasible.Additionally, this intersection was not included in year 2026 background or total traffic recommendations leading staff to conclude that the site traffic generated at this intersection is less than 10% in year 2026. o Year 2035 Buildout Background &Total Traffic—third northbound and southbound through lane, second eastbound and westbound through lane, second left-turn lane on the eastbound and westbound approaches to create dual left-turn lanes, and signal timing split adjustments (no change to cycle length). ■ ITD is studying Meridian Road for future widening. o Site traffic percentage of the total 2035 entering volume is approximately 7.4% in the AM peak hour and 11.9% in the PM peak hour. 9 Costco at Meridian / MER25-0080 /A-2025-0078 • Meridian Road /Amity Road Intersection o Existing —eastbound through lane and westbound right-turn lane. o Year 2026 Phase 1 Background — eastbound right-turn lane, a third southbound through lane, additional two seconds to the northbound left-turn movement ■ Site traffic under 10% o Year 2035 Buildout Background — third northbound through lane, westbound through lane, second northbound left-turn lane for dual left-turn lanes, westbound right-turn overlap phase, and signal timing split adjustments (no change to cycle length). ■ Intersection in CIP for construction in 2036-2040 and ITD is studying Meridian Road for future widening. o Year 2035 Total Traffic — southbound right-turn lane, eastbound right-turn lane overlap phase, & additional signal timing split adjustments (no change to cycle length). o Site traffic percentage of the total 2035 entering volume is approximately 6.7% in the AM peak hour and 10.0% in the PM peak hour. o As the site generates less than 10% of traffic under year 2026 phase 1 total traffic conditions and the intersection is programmed as a funded improvement in the CIP, therefore no mitigation is required as a part of this application. However, the intersection may be assessed with future development of the site to determine if mitigation may be required. • Meridian Road /Victory Road Intersection o Existing — third through lane on Meridian Road in northbound and southbound directions. o Year 2026 Phase 1 Background — Phase 1 site traffic is under 10% o Year 2035 Buildout Background — second eastbound and westbound through lanes; northbound and eastbound right-turn lanes; eastbound, westbound, and southbound dual left-turn lanes; westbound right-turn lane overlap phase; and signal timing split adjustments in the weekday PM peak hour (no change to cycle length) o Year 2035 Total Traffic — additional signal timing split adjustments (no change to cycle length o Site traffic percentage of the total 2035 entering volume is approximately 4.6% in the AM peak hour and 6.8% in the PM peak hour. o Per District policy 7205.3.1, no mitigation is required at this intersection as a part of this application as the site traffic percentage is below 10% in the PM peak hour. • Amity Road / Linder Road Intersection o Existing — Eastbound left-turn lane. o Year 2026 Phase 1 Background — addition of a traffic signal assumed to include left-turn lanes on each approach; however, the following should be considered: 10 Costco at Meridian / MER25-0080 /A-2025-0078 ■ Intersection only exceeds V/C threshold in weekday PM peak hour and operates acceptable in the shoulder peak hour. ■ Intersection is included in CIP for a single lane roundabout ■ Phase 1 site traffic is under 10%. o Year 2035 Buildout Background — northbound right-turn lane o Year 2035 Total Traffic—a second eastbound through lane. o Site traffic percentage of the total 2035 entering volume is approximately 3.5% in the AM peak hour and 6.6% in the PM peak hour. o Per District policy 7205.3.1, no mitigation is required at this intersection as a part of this application the site traffic percentage is below 10% in the PM peak hour. Additionally, there is an ACHD project programmed as a funded improvement in the CIP for the intersection to be reconstructed as a single-lane roundabout between 2036 and 2040. • Amity Road / Locust Grove Road Intersection o Existing — prior to ACHD constructing the roundabout, construct an interim traffic signal. The above mitigation was recommended as the eastbound and westbound approaches do not meet ACHD policy in the AM peak hour and the westbound approach does not meet ACHD policy in the PM peak hour. This intersection has already been analyzed for an interim signal to be installed by ACHD. However, site constraints make it infeasible to widen the roadways to include left-turns and therefore, the interim signal would not meet the need it would be installed for. Due to this, an interim signal is not recommended by ACHD. o Year 2026 Phase 1 Background — Intersection only exceeds ACHD's acceptable level of service planning threshold in the weekday PM peak hour, intersection included in FYP for multilane roundabout, & site traffic is under 10%. o Year 2035 Buildout Background — right-turn lanes on each approach o Year 2035 Total Traffic—site traffic is under 10%. o Site traffic percentage of the total 2035 entering volume is approximately 2.3% in the AM peak hour and 4.4% in the PM peak hour. o Per District policy 7205.3.1, no mitigation is required at this intersection as a part of this application the site traffic percentage is below 10% in the PM peak hour. Additionally, there is an ACHD project programmed as a funded improvement in the CIP for the intersection to be reconstructed as a multi-lane roundabout between 2031 and 2035. The following has been recommended as per the TIS for site access intersections: • Lake Hazel Road / Costco Way/Private Street "B" (Site Access A) o Maintain as proposed with the proposed eastbound right-turn deceleration lane. • Lake Hazel Road / Prevail Avenue (Site Access B) 11 Costco at Meridian / MER25-0080 /A-2025-0078 o Signalize with the opening of the Phase 1 retail uses as described in the 2026 total traffic recommendations. o Extend the westbound left-turn lane further into the two-way left-turn lane to provide 400 feet of queue storage. o Extend the northbound dual left-turn lanes to provide a minimum of 275 feet up to 325 feet of queue storage o Install a northbound right-turn overlap phase at the traffic signal along with maintaining the 200 feet of queue storage. • Meridian Road/SH-69/ Costco Way/Private Street "A" (Site Access D) (right-in/right-out) o Addition of a northbound right-turn lane as part of Phase 1. • Meridian Road/SH-69/ Spire Street (Site Access E) (right-in/right-out/left-in) o Addition of a northbound right-turn lane as part of Phase 1. o Striping a southbound left-turn lane within the existing two-way left-turn lane with 275-feet of queue storage. o Additional 2035 total traffic recommendation: monitor the operation of the southbound left-turn movement and westbound right-turn movement. If operational or safety issues are identified, evaluate the need for a traffic signal to serve the southbound left-turn and westbound right-turn movements. The signal spacing does not meet ITD policy. • Spire Street/ Prevail Avenue (Site Access G) o Maintain as an unsignalized intersection with the eastbound and westbound approaches stop-controlled. • 1/81" Mile Access / Prevail Avenue (Site Access 1) o Construct a single-lane roundabout. Additionally, southbound and eastbound right-turn lanes should be considered to reduce queuing and improve operations during peak periods. • Retail Driveway/ Prevail Avenue (Site Access J) o Maintain as an unsignalized intersection with the eastbound approach stop- controlled. • Retail Driveway/ Spire Street (Site Access K) o Maintain as an unsignalized intersection with the eastbound approach stop- controlled. The following has been recommended as per the TIS for roadway segments: • Existing & Year 2026 Phase 1 — All roadway segments meet jurisdictional policy for segment volumes under the 2023 existing traffic conditions and 2026 background traffic conditions. Therefore, no mitigation should be required as a part of this application as this development is included in year 2026 phase 1 of the Apex Zenith development. • Locust Grove Road (Lake Hazel Road to Amity Road) 12 Costco at Meridian / MER25-0080 /A-2025-0078 o Year 2035 Buildout Background Traffic Conditions—This roadway segment does not meet ACHD policy for segment volumes. The TIS recommends the widening of this portion of Locust Grove Road to add a center left turn lane to meet ACHD segment planning thresholds. However, this may not be required for the following reasons: ■ Widening to add a center turn lane has already been completed for a section near Lake Hazel Road and is programmed in the ACHD 2020 CIP as a funded improvement for construction in the 2036-2040 timeline. ■ Widening to add a center left turn lane is planned for a significant portion of this roadway section as part of an upcoming phase of the Apex residential development. o No mitigation is required for Phase 1 of this project as the buildout for Phase 1 as there are no recommended mitigations for Year 2026. • Amity Road (Linder Road to Meridian Road) o Year 2035 Buildout Background Traffic Conditions — Widening the roadway to add a center turn lane is needed to meet ACHD segment planning thresholds under 2035 background conditions. Widening is not currently included in the ACHD 2020 CIP. The addition of a center turn lane may not be required due to the following: ■ There are turn lanes identified at the Linder Road intersection as part of the intersection mitigations. ■ Turn lanes at Meridian Road already exist. ■ Rural nature of the roadway results in low-volume driveways, such that a continuous center left turn lane will not provide significant benefit. Future development will likely construct left-turn lanes or continuous turn lanes at the future collector and local street intersections in this section. o Year 2035 Total Traffic — Widening to add a center turn lane is needed to meet the ACHD segment planning thresholds. Widening is currently not included in the ACHD 2020 CIP. o No mitigation was identified or recommended under year 2026 traffic conditions; therefore no mitigation is required as a part of this application. c. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Development Review staff. Staff has determined that the applicant should be required to construct the following mitigation: • Lake Hazel Road / Prevail Avenue (Site Access B) Consistent with the TIS, the applicant should be required to signalize and construct the intersection with 2/3 lanes on the north leg, 5-lanes on the south and east legs, and 6- lanes on the west leg consistent with the TIS. As part of the Lake Hazel Road widening project, conduit was installed at the Lake Hazel Road/Prevail Avenue intersection to accommodate the installation of a future signal. In order to install a traffic signal at the Lake Hazel Road/Prevail Avenue intersection, the applicant will need to obtain plan approval for the first phase, purchase the signal equipment, and enter into a signal agreement with ACHD. The signal should be 13 Costco at Meridian / MER25-0080 /A-2025-0078 constructed, prior to plan approval for the first phase of the development. The signal agreement should include requirements that the applicant is responsible for all costs associated with the hardware, design, and installation of the traffic signal, and that this improvement is not eligible for reimbursement by ACHD. In order to ensure the traffic signal at the Lake Hazel Road/Prevail Avenue intersection is installed, the following items must be in place prior to plan approval for the first phase of the development. o Signal Agreement o Full design and approved plans for the intersection • Costco Way (Private Street "A") / Prevail Avenue (Site Access 1) o Construct a single-lane roundabout with southbound and eastbound right-turn lanes. The applicant has proposed to construct a single-lane roundabout as a part of this development with southbound and eastbound right-turn lanes. 14 Costco at Meridian / MER25-0080 /A-2025-0078 E. Findings for Consideration 1. Sales Tax Anticipation Reimbursement Agreement (STAR Agreement) The applicant has indicated that they are in the process of entering into a Sales Tax Anticipation Reimbursement Agreement (STAR Agreement) with ITD. The details of the STAR Agreement are unknown to ACHD at this time. If improvements are proposed on roadways under the jurisdiction of ACHD or new signalized intersections are planned to be constructed as part of the STAR Agreement, then plan review and signal agreements will be required. The applicant is responsible for all costs associated with the design, construction, and signal hardware associated with the STAR Agreement. 2. State Highway SH-69 /Meridian Road SH-69/Meridian Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on SH-69/Meridian Road. 3. Lake Hazel Road a. Existing Conditions: Lake Hazel Road is improved with 5-travel lanes, vertical curb, gutter, an 8-foot wide planter strip, and a 10-foot wide multi-use pathway abutting the site. There is 145-feet of right-of-way for Lake Hazel Road (50-76 feet from centerline). b. Applicant Proposal: The applicant is not proposing any improvements to Lake Hazel Road abutting the site. c. Staff Comments/Recommendations: Lake Hazel Road is fully improved, therefore no additional right-of-way dedication or additional improvements are required as part of this application. Consistent with District Minor Improvements Policy, if any transportation facilities are damaged during the construction of this development then the applicant should be required to repair or replace any transportation facilities abutting the site on Lake Hazel Road consistent with the current version of PROWAG. 4. Spire Street a. Existing Conditions: Spire Street does not exist internal to or abutting the site. b. Applicant Proposal: The applicant is proposing to construct Spire Street as a 3-lane collector roadway with 11-foot wide travel lanes, 5-foot wide bike lanes, vertical curb, gutter, 8-foot wide planter strip, and 5-foot wide sidewalk on either side of the roadway within 74-feet of right-of- way. c. Staff Comments/Recommendations: The applicant's proposal meets District policy. However, staff recommends the on-street bike lanes on Spire Street be removed and the 5-foot wide detached sidewalk be replaced with a 10-foot wide multi-use pathway to allow for consistent bike/pedestrian facilities throughout both phases of the development. This is preferred by the City of Meridian. For pathways, the applicant may reduce the right-of-way dedication to 2-feet behind back of curb and should provide a permanent right-of-way easement from 2-feet behind back of curb to 2-feet behind back of pathway. 5. Prevail Avenue a. Existing Conditions: Prevail Avenue does not exist internal to or abutting the site. b. Applicant Proposal: The applicant is proposing to construct Prevail Avenue from Lake Hazel Road south to the proposed roundabout as a 5-lane collector roadway with 11-foot wide travel lanes, vertical curb, gutter, 8-foot wide planter strips, and 10-foot wide multi-use pathways on either side of the roadway within 95-112 feet of right-of-way. 15 Costco at Meridian / MER25-0080 /A-2025-0078 The applicant is proposing to construct Prevail Avenue south of the roundabout at Private Street "A" as a 3-lane collector roadway with 11-foot wide travel lanes, vertical curb, gutter, 8-foot wide planter strips, and 10-foot wide multi-use pathways on either side of the roadway within 74-feet of right-of-way. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. For detached pathways, the applicant may reduce the right- of-way dedication to 2-feet behind back of curb and should provide a permanent right-of-way easement from 2-feet behind back of curb to 2-feet behind back of pathway. 6. Prevail Avenue and Private Street "A" Roundabout a. Applicant's Proposal: The applicant is proposing to construct a single-lane roundabout with southbound and eastbound right-turn lanes with vertical curb, gutter, 8-foot wide planter strips, and 10-foot wide multi-use pathways surrounding the roundabout. b. Staff Comments/Recommendations: The applicant's proposal is consistent with the findings and recommendations of the TIS and therefore should be approved, as proposed. The roundabout should be designed and constructed consistent with District policies 5108 Roundabouts and 5188 Roundabout Design Guide. The applicant shall be responsible for all costs associated with the design and construction of the roundabout and if required, enter into a signal agreement for the installation of RRFB's (Rectangular Rapid Flashing Beacon) to be constructed at pedestrian crosswalks at the intersection. The applicant should be required to either dedicate right-of-way to 2-feet behind back of pathways or may reduce the right-of-way dedication to 2-feet behind back of curb and should provide a permanent right-of-way easement from 2-feet behind back or curb to 2-feet behind back of pathways. 7. Roadway Offsets a. Applicant's Proposal: The applicant is proposing to construct Prevail Avenue, a collector roadway, to intersect Lake Hazel Road located a quarter-mile east of Meridian Road/SH-69. The applicant is proposing to construct Spire Street, a collector roadway, to intersect Prevail Avenue located a quarter-mile south of Lake Hazel Road. b. Staff Comments/Recommendations: The applicant's proposal for Prevail Avenue does not meet District Collector Offset Policy which requires new signalized collector roadways to intersect principal arterials at the half-mile. However, the need for the roadway was demonstrated though the TIS and should be approved, as proposed. The applicant's proposal for Spire Street meets District policy and should be approved, as proposed. 8. Stub Streets a. Existing Conditions: There are no roadways stubbing to the site. b. Applicant Proposal: The applicant is proposing to construct Spire Street to stub to the east located a quarter-mile south of Lake Hazel Road (measured centerline to centerline). The applicant is proposing to construct Prevail Avenue to stub to the south located a quarter- mile east of Meridian Road (measured centerline to centerline). Staff Comments/Recommendations: The applicant's proposal meets District policy and should not be approved, as proposed. For stub streets which extend to a length greater than 150-feet past the nearest public street intersection,the applicant should be required to terminate the stub street in a temporary cul-de-sac turnaround with a minimum turning radius of 50-feet. 16 Costco at Meridian / MER25-0080 /A-2025-0078 The applicant should be required to install a sign at the terminus of each collector roadway stating, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 9. Driveways 9.1 Lake Hazel Road a. Existing Conditions: There are three existing driveway approaches on Lake Hazel Road located as follows (measured centerline to centerline): • A 14-foot wide curb-cut type driveway located 400-feet east of Meridian Road for utility access. • A 40-foot wide curb-return type driveway located 672-feet east of Meridian Road restricted to right-in/right-out only by a raised curb median. b. Applicant's Proposal: The applicant is proposing to maintain the 14-foot wide curb-cut type driveway for utility access. The applicant is proposing to maintain the 40-foot wide driveway for the proposed private road Costco Way/Private Street "A". c. Staff Comments/Recommendations: The applicant's proposal does not meet District policy 7205.4.7, which when allowed requires that driveways on principal arterial roadway align or offset by 520-feet. However, the need for these driveways was demonstrated though the traffic impact study and therefore the driveways should be approved, as proposed. 9.2 Spire Street a. Applicant's Proposal: The applicant is proposing to construct two 31-foot wide paved curb- return type driveways on Spire Street located 439-feet and 985-feet east of Meridian Road/SH- 69 (measured centerline to centerline). b. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 9.3 Prevail Avenue a. Applicant's Proposal: The applicant is proposing to construct a 42-foot wide curb-return type driveway on Prevail Avenue located 360-feet south of the proposed Private Street "A" (measured centerline to centerline). b. Staff Comments/Recommendations: The applicant's proposal meets District policy with exception to the width of the driveway and should be approved, as proposed. The applicant should be required to construct the driveway to a maximum width of 36-feet. 10. Private Roads a. Applicant Proposal: The applicant is proposing to construct two private streets Costco Way/Private Street "A" to intersect Prevail Avenue and Costco Way/Private Street "B" to intersect Lake Hazel Road. b. Staff Comments/Recommendations: If the City of Meridian approves the private road, the applicant shall be required to pave the private roadway in its full width and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15- foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Meridian, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign 17 Costco at Meridian / MER25-0080 /A-2025-0078 and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 11. Traffic Calming a. Staff Comments/Recommendations: Spire Street and Prevail Avenue are proposed to extend to a length greater than 750-feet. Staff has concerns over the length of these roadways as they extend as long, straight street sections and believe the design of the roadways will necessitate future traffic calming implementation by ACHD. Per District policy 7206.3.8, staff recommends the applicant be required to provide traffic calming to discourage excessive speeds through the use of passive design elements approved by ACHD Traffic Services. Speed humps/bumps, valley gutters, stop signs, and cross drains are not an acceptable tool for traffic calming on new collector streets and will not be accepted as traffic calming. 12. Other Access Lake Hazel Road is classified as a principal arterial roadway; Spire Street and Prevail Avenue are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways. 18 Costco at Meridian / MER25-0080 /A-2025-0078 F. 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. Lake Hazel 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 Policies 7205.2.1 & 7205.5.2 state The standard 5-lane street section shall be 59-feet (back-of-curb to back-of-curb). This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane or landscaped median with intermittent turn lanes, and curbs and gutters. A 5-lane road shall also include a minimum 10-foot wide multi-use path on both sides with an 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 75-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. The standard right-of-way width for a 5-lane arterial is 100- feet. 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 19 Costco at Meridian / MER25-0080 /A-2025-0078 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 Lake Hazel Road is designated in the MSM as a Residential Mobility Arterial with 5-lanes and on-street bike lanes, a 59-foot street section within 100-feet of right-of-way. 5. Spire Street & Prevail Avenue 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. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. 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 20 Costco at Meridian / MER25-0080 /A-2025-0078 street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. 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 or multi-use path and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk or multi-use path 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 47-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. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. 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. 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 pathways and buffers. Pedestrian Facilities: 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 8-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. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD's Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the back-of-curb 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. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public sidewalks or multi-use paths 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 sidewalk or multi-use path. Sidewalks 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. Spire Street 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 21 Costco at Meridian / MER25-0080 /A-2025-0078 the street typology of Residential Collector. The new collector roadway should be constructed as a quarter-mile collector intersecting Meridian Road and continue through the property stubbing to the east. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 50-70 feet of right-of-way. Prevail Avenue 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 be constructed as a quarter-mile collector intersecting Lake Hazel Road and continue through the property to intersect Aristocrat Drive at the site's south property line. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 50-70 feet of right-of-way. 6. Roadway Offsets Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is '/4 mile to allow for adequate signal spacing and alignment. District policy 7206.4.3 states that access is typically prohibited within the influence area of an existing or future roundabout intersection, which is generally considered the area from the intersection to the far end of the splitter islands. District policy 7206.4.5, states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). 7. Stub Streets Stub Street Policy: District policy 7206.2.4.3 (collector) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7206.2.4 (collector) except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7206.2.4.4 (collector)requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul- de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 8. Driveways 8.1 Lake Hazel Road 22 Costco at Meridian / MER25-0080 /A-2025-0078 Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right-in/right-out only driveway. Full-access driveways are not allowed on principal arterial roadways. Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on principal arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 520-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more)to a maximum width of 36-feet and low-volume driveways (less than 100 VTD)to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which "is permitted for use until appropriate alternative access becomes available". Temporary access may be granted through a development agreement or similar method, and the developer shall be responsible for providing a financial guarantee for the future closure of the driveway. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. 8.2 Spire Street & Prevail Avenue Access Policy: District Policy 7206.4.1 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. 23 Costco at Meridian / MER25-0080 /A-2025-0078 Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-access driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. 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 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. 9. Private Roads Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. 24 Costco at Meridian / MER25-0080 /A-2025-0078 10. Traffic Calming Speed Control and Traffic Calming Policy (Collectors): District policy 7206.3.8 states that collector streets should be designed to discourage speeds above 35 MPH and in a residential area, collector streets should be designed to discourage speeds above 30 MPH. The design of collector street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. 11. 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. 12. 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. 13. 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. 25 Costco at Meridian / MER25-0080 /A-2025-0078 G. Attachments January 202a Lake Hazel&SH-69 Apex MixedPlse Development Executive Summary EXECUTIVE SUMMARY Brighton Development is proposing to develop a 147-acre mixed-use development located an the southeast corner of the Lake Hazel Road /Meridian Road (SH-69j intersection in Meridian,Idaha.The proposed site is currently vacant farmland.The proposed development is planned to include a 195,243 square-foot warehouse style big box stare that includes a fuel station (24 fueling positions) and market delivery operation (MDO),shopping center uses,office uses,single-family housing,and multifamily apartments.The initial phase of the development will include the warehouse big-box stare, market delivery operation, ❑nd approximately 60,000 square feet of medical office uses in approximately 2026. BulIdouI of the development includes the remaining approximately 250,757 square feet of shopping center uses, 40,000 square feet of general office,460 multi- family units, and 320 single family homes expected to TM be completed by approximately 2035. Figure E1 shows - •NIfY?6 + the study area intersections c nd roadway segments. Figure 1 (see page 29) shows the site vicinity and Figure 2 (sere page 30) illustrates the preliminary land- use plan for the development. A Access to the development from Lake Hazel Road and = } s Meridian Road is proposed via five new private and 2 F collector streets: CIDMEH?6 • A new right-in/right-out north-south private street on Lake Hazel Road located l approximately 670 feet east of Meridian Road (Site Access A). • A new public coilector street connection on Lake Hazel Road located Figure E1, Study Area Roadways and approximately 'A mile east of Meridian Intersections Road (Site Access B). • A new right-in/right-out east-west private street on Meridian Road located approximately 700 feet south of Lake Hazel Road (Site Access D). • A new public collector street with right-in/right-out/left-in on Meridian Raad located approximately 1,440 feet south of Lake Hazel Road (Site Access E). • Extension of Aristocrat Drive east of Meridian Road as a new Y2 mile East-West C ollec to r f rom the existing Meridian Road /Aristocrat Drive intersection (study intersection 8). In the long-term,a future north-south collector (Access C) is proposed at the half-mile location between Meridian Road and Locust Grave Road and is included in the evaluation of access a Item atives.It is not possible to build by 2026 and possibly still will not be built by 2035 as it will require a property under different ownership to develop. This TIS addresses the development's impacts in the initial Phase 1 buildout year 2026 and full buildout in the year 2035. 26 Costco at Meridian / MER25-0080 /A-2025-0078 H. 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. 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. I. 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. 27 Costco at Meridian / MER25-0080 /A-2025-0078 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 28 Costco at Meridian / MER25-0080 /A-2025-0078 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 Public Right-of-Way Accessibility Guidelines (PROWAG) 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 208-387-6280 (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 208-387-6258 (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. connecting you to more Ada County Highway District•5800 N Meeker Avenue•Boise,ID•83713•PH 2O8-387-6100•Fx 345-7650•www.achdidaho.org