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HomeMy WebLinkAbout2025-12-02 ACHD Miranda Gold,President Alexis Pickering,Vice-President AMI&ACHD Kent Goldthorpe,Commissioner Dave McKinney,Commissioner / ww�m Patricia Nilsson,Commissioner Date: December 2nd, 2025 To: Kristen McNeill Staff Contact: Matt Pak, Planner Project Description: VanTrust Trip Generation: This development is estimated to generate 1,119 vehicle trips per day, 152 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 12t" edition. _�roposecll Development 4 Traffic Impact Study Meets All ACHD Policies Pequires Pevisions to meet • ACHD Policies -s, is mitigation -•u i red Area Roadway Level of ■ Planned Service Improvements D• area roadways ■ •CHD's LOS Planning Thresh ■ • • • Livable Street Performance Measures • roads will meet ACHD's LOS Planning Thresholds in Pedestrian LTS 4 the f utu re with pla n ned • • Is Transit Available? Comments:The tables above list the existing conditions of the surrounding roadways without the proposed development as this application is for annexation and rezone only. With a future development application, this summary will be updated to reflect the development and its impact 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: VanTrust/ MER25-0106/ H-2025-0052 /ZOA-2025-0002 This is an annexation and rezone from RUT (Rural-Urban Transition) to I-L (Light Industrial) and a UDC Text Amendment application to allow for the future development of 310,816 square-feet of light industrial space on 22.15-acres. Lead Agency: City of Meridian Site address: 5035 & 5201 W Franklin Rd Staff Approval: December 211, 2025 Applicant: Kristen McNeill 601 W Bannock St Boise, ID 83702 Representative: Hunter Lake VanTrust Real Estate 136 S Main Street, Ste 400 Salt Lake City, UT 84101 Staff Contact: Matt Pak Phone: 208-387-6171 E-mail: mpak(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.................................................................4 C. Site Plan ......................................................................5 D. Findings for Consideration...........................................6 E. Policy...........................................................................9 F. Standard Conditions of Approval ...............................15 G. Conclusions of Law....................................................15 Request for Appeal of Staff Decision ................................16 1 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • Franklin Road is scheduled in the FYP to be widened to 5-lanes from McDermott Road to Black Cat Road in 2027. • The intersection of Franklin Road and McDermott Road is scheduled in the FYP to be reconstructed as a signalized intersection with pedestrian and bicycle facilities and intersection lighting in 2027. • The Black Cat Road railroad crossing (625-feet north of Aviator Street) is scheduled in the FYP to be upgraded to remove the stop signs and install safety lights and gates in 2027. • Black Cat Road is listed in the CIP to be widened to 5-lanes from Overland Road to Franklin Road between 2036 and 2040. • Black Cat Road is listed in the CIP to be widened to 5-lanes from Franklin Road to Cherry 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 * Franklin Road 761-feet Principal Arterial 543 Better than "E" ** Black Cat Road N/A Minor Arterial 417 Better than "E" * Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). * Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). 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 Franklin Road west of Black Cat Road was 9,658 on July 171h, 2024. • The average daily traffic count for Black Cat Road south of Franklin Road was 7,951 on September 19th, 2024. 2 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 A. Site Specific Conditions of Approval This application is for annexation and rezone only. Site specific conditions of approval will be established through the review of a future development application. 1. If a multi-use pathway is to be constructed within or adjacent to the site, then the design of those facilities shall be consistent with ACHD's Multi-Use Path & Raised Bike Lane Tool Kit. Additional right-of-way dedication may be required at all intersections(streets and driveways)to accommodate setbacks. Contact Development Review with questions prior to plan submittal. 2. 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. 3. 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. 4. Comply with all Standard Conditions of Approval. 3 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 B. Vicinity Map 4 W1Fra.nkIiil R[1 1 � I I i I LV Grand agu Ir 4 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 C. Site Plan _- -:- - __--- T - -- ---_ W.Franklin Rd. --- ---- Building 6 BeiWiq 6 r I �, 26.606SF 26,660.5E I r I I f + L IA— I ii i � -111ii Care&Main - -- i [N6tA Part] •j r I111 b 4-�7 - I I d �i Master Site Plan ' 5 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 D. Findings for Consideration This application is for annexation and rezone only. Listed below are some findings for consideration that the District may identify when it reviews a future development application. The District may add additional findings for consideration when it reviews a specific development application. 1. Ten Mile Specific Area Plan (TMISAP) The transportation element of the TMISAP is to guide transportation decisions in the Ten Mile Interchange Area. It was developed concurrently with the Land Use and Design Elements and has been designed to preserve the integrity of the arterial road system and the proposed Ten Mile interchange; provide for the use of public transit; enhance pedestrian and bicycle mobility and accessibility; and create transportation infrastructure and promote land use patterns that encourage the sustainable use of resources and reduces demands on natural resources. The TMISAP recommends the construction of an east/west collector roadway along the south property line of the site to intersect Black Cat Road. Consistent with previously approved developments adjacent to the site and in coordination with ACHD staff, the applicant modified the location of the east/west collector roadway to be located 965-feet south of Franklin Road or 362- feet north of the site's south property line. The applicant's proposal is consistent with the intent of the TMISAP. The TMISAP also indicates that all access should be taken from the collector roadway network. While the concept plan shows six new driveways onto the new east/west collector roadway, the applicant's concept plan also shows two new driveways onto Franklin Road, which is not consistent with the intent of the TMISAP; access points for this site will be reviewed as part of a future development application. 2. Franklin Road a. Existing Conditions: Franklin Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 60 to 108-feet of right-of-way for Franklin Road (28 to 67- feet from centerline). b. Applicant Proposal: The applicant's concept plan does not show any additional dedication of right-of-way or frontage improvements on Franklin Road abutting the site. Staff Comments/Recommendations: As part of a future development application, the applicant should be required to dedicate additional right-of-way to total 50-feet from centerline of Franklin Road abutting the site. Franklin Road is scheduled in the FYP to be widened to 5-lanes from McDermott Road to Black Cat Road in 2027. Therefore, as part of a future development application, the applicant may be required to provide a road trust deposit to ACHD for the frontage improvements on Franklin Road abutting the site. The road trust deposit amount will be determined at the time of a future development application As part of a future development application, the applicant should be required to: • Dedicate additional right-of-way to total 50-feet from centerline of Franklin Road abutting the site • Provide a road trust deposit to ACHD for the frontage improvements on Franklin Road abutting the site. The road trust deposit amount will be determined at the time of a future development application 3. New Collector a. Existing Conditions: There are no roadways constructed within the site. 6 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 b. Applicant Proposal: The applicant's concept plan proposes extending a new collector roadway into the site from the site's east property line as a 26-foot wide street section with curb, gutter, an 8-foot wide landscape strip and 10-foot wide detached concrete sidewalk within 66-feet of right-of-way. c. Staff Comments/Recommendations: As part of a future development application, the applicant's proposal should be approved with the exception of the street section width. Consistent with District Street Section and Right-of-Way policy, the applicant should be required to construct 10-foot wide multi-use pathways on both sides of the roadway with a 26-foot wide street section. If a multi-use pathway is not desired on both sides of the roadway, the applicant should be required to construct the roadway as a 36-foot wide collector street section. If the applicant chooses to construct 10-foot wide multi-use pathways on both sides of the roadway, as part of a future development application, then the design of those facilities shall be consistent with ACHD's Multi-Use Path & Raised Bike Lane Tool Kit. Additional right-of-way dedication may be required at all intersections (streets and driveways) to accommodate setbacks. Core & Main, located directly adjacent to the east of the site, has not moved forward yet. Because of this, there is no public right-of-way for the new collector roadway to tie into. If the new collector roadway is constructed and the right-of-way is dedicated, as proposed, then this will create floating right-of-way that does not have a public connection to the existing right- of-way network. ACHD will not be able to provide maintenance to the roadway, as there will be no public access to the roadway. The applicant should coordinate the construction of the new collector roadway with the developers of Core & Main to ensure that it can be constructed to and through the site. 4. Stub Streets a. Existing Conditions: There is one collector stub street proposed to the site's east property line, located 965-feet south of Franklin Road (measured centerline-to-centerline), approved as part of ACHD's August 2025 action on Core & Main. b. Applicant Proposal: The applicant's concept plan proposes the proposed stub street to be extended into and through the site stubbing to the site's west property line. c. Staff Comments/Recommendations: As part of a future development application, the applicant's proposal should be approved as proposed and should be designed to meet District policies listed on page 12. 5. Driveways 5.1 Franklin Road a. Existing Conditions: There are three existing driveways from the site onto Franklin Road, located as follows (measured centerline-to-centerline): • One 20-foot wide driveway, located 712-feet west of Black Cat Road • One 22-foot wide driveway, located 981-feet west of Black Cat Road • One 18-foot wide driveway, located 1,187-feet west of Black Cat Road b. Applicant's Proposal: The applicant's concept plan shows all the existing driveways from the site onto Franklin Road to be closed. The applicant's concept plan proposes a 41-foot wide shared access curb return type driveway from the site onto Franklin Road, located at the site's west property line, to serve both the adjacent parcel to the west and the site. 7 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 The applicant's concept plan proposes a 42-foot wide curb return type driveway from the site onto Franklin Road, located 875-feet west of Black Cat Road. c. Staff Comments/Recommendations: The applicant's proposal to close the existing driveways onto Franklin Road meets District policy and should be approved, as part of a future development application. As stated in Finding 1, constructing two new driveways onto Franklin Road is not consistent with the intent of the TMISAP. Additionally, District Access policy states that access onto principal arterial roadways is typically prohibited and that access should be taken to a lesser classified street, in this case the new collector roadway. Access points onto Franklin Road for this site will be reviewed for consistency with District policies listed on page XX, as part of a future development application. If the applicant chooses to pursue the driveways on Franklin Road, then a driveway analysis consistent with District Policy, 7205.4.4, Number of Driveways on Arterial shall be provided to staff for consideration. 5.2 New Collector a. Existing Conditions: The collector roadway is not constructed within the site. b. Applicant's Proposal: The applicant's concept plan proposes six curb return type driveways from the site onto the new collector roadway, located as follows (measured centerline-to- centerline): • Two 31-foot wide driveways (one on the north and one on the south side of the roadway), located in alignment and 539-feet west of Black Cat Road • One 40-foot wide driveway on the north side and one 27-foot wide driveway on the south side of the roadway, located in alignment and 873-feet west of Black Cat Road • Two 31-foot wide driveways (one on the north and one on the south side of the roadway), located in alignment and 1,207-feet west of Black Cat Road c. Staff Comments/Recommendations: As part of a future development application, the applicant should be required to construct any driveways from the site onto the new collector roadway to meet District policies listed on page 13. 6. Traffic Calming a. Applicant's Proposal: The applicant's concept plan proposes a new collector roadway to be greater than 750-feet in length. b. Staff Comments/Recommendations: As part of a future development application, the applicant should be required to redesign the above listed roadway to meet District policies listed on page 14. 7. Other Access Franklin Road is classified as a principal arterial roadway. The proposed internal roadway will be classified as a collector roadway. Other than the access specifically approved with a future development application, direct lot access will be prohibited to these roadways. 8 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 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. Franklin 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 9 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 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 Franklin Road is designated in the MSM as a Planned Commercial Arterial with 5-lanes, a 59-foot street section within 100-feet of right-of-way. 5. New Collector Roadway 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 street sections shall serve as the default. ACHD reserves the right to require bicycle and pedestrian 10 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 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. 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. 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 Towncenter Collector. The new collector roadway should align with the proposed collector stub street to the site's east property line, approved as part of ACHD's August 2025 action on Core & Main, located 965-feet south of Franklin Road Black Cat Road (measured centerline-to- centerline) and continue through the property stubbing to the west. The Towncenter Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with on- street bike lanes, a 36-foot wide street section within 66-feet of right-of-way or a 2-lane roadway with multi-use pathways, a 26-foot wide street section within 66-feet of right-of-way. 11 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 6. Stub Streets Stub Street Policy: District policy 7206.2.4.3 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, 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 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. 7. Driveways 7.1 Franklin Road 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 520-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. 12 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 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. 7.2 New Collector 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. 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. 13 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 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. 8. Traffic Calming Speed Control and Traffic Calming Policy: 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. 9. 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. 10. 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. 11. 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. 14 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 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. 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. 15 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002 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 16 VanTrust/ MER25-0106 / H-2025-0052 /ZOA-2025-0002