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ACHD response-MER20-0016 Gem Innovation School Comply with ______________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us Mary May, President Kent Goldthorpe, Vice-President Rebecca W. Arnold, Commissioner Sara M. Baker, Commissioner Jim D. Hansen, Commissioner August 11, 2020 To: Dwayne Johnson, via email Henrickson Architecture 2325 Belmont Center Drive, Suite B Belmont, Michigan 49306 Subject: MER20-0016/ A-2020-0157 5390 N McDermott Road Gem Innovation School DES and CZC On June12, 2020, the Ada County Highway District approved Gem Innovation School for annexation and rezone. The site specific conditions of approval also apply to A-2020-0157 a Design Review and Certificate of Zoning Compliance application. If you have any questions, please feel free to contact me at (208) 387-6218. Sincerely, Dawn Battles Planner Development Services cc: City of Meridian (Joseph Dodson), via email 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).Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 2. In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 3. 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. 4. 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. 5. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 6. 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. 7. 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. 8. 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. 9. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 10. 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. 11. 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.   1 Gem Innovation School/ MER20-0016/ H-2020-0043 Development Services Department Project/File: Gem Innovation School/ MER20-0016/ H-2020-0043 This is an annexation and rezone application to allow for the development of a charter school. Lead Agency: City of Meridian Site address: 5390 N. McDermott Road Staff Approval: June 12, 2020 Applicant: Paul Bierlein Bouma USA 445 Pettis, Suite 201 Ada, MI 49301 Staff Contact: Dawn Battles Phone: 387-6218 E-mail: dbattles@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval for an annexation of 8 acres with rezone from RUT (Rural-Urban Transition) to R-15 (Medium-High Density Residential) to allow for the development of a 48,000 square foot K-12 charter school. The applicant’s proposal is consistent with the City of Meridian’s comprehensive plan which designates this site as Medium-High Density Residential which permits an educational institution. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium Low-Density Residential District R-4 South Medium Low-Density Residential District R-4 East Medium Low-Density Residential District R-4 West Rural-Urban Transition RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Gander Creek, a 401-lot single family residential subdivision with 60 common lots is located southwest of the site and was approved by ACHD in April 2019. • West Ada High School, a new high school campus to serve 1,800 students is located southwest of the site and was approved by the ACHD Commission on September 5, 2018. 2 Gem Innovation School/ MER20-0016/ H-2020-0043 • Oakwind Subdivision, an 82-lot single family residential subdivision is located south of the site and was approved by ACHD in February 2018. • Oakmore Subdivision, an 18-lot single family residential subdivision is located northeast of the site and was approved by ACHD in January 2018. • Jump Creek, a 318-lot single family subdivision with 2 multi-family building lots (76 units) is located to the northeast of the site and was approved by the ACHD Commission October 15, 2014. • The Oaks, a mixed-use development consisting of 963 residential lots, 73 common lots, 4 multi-family lots, one mini-storage lot, 5 office lots, one recreational facility lot, and one fire station, located northeast and south of the site and was approved by the ACHD Commission December 2013. 5. Transit: Transit services are not available to serve this site. 6. 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. 7. New Center Lane Miles: The proposed development includes 0.05 centerline miles of new public road. 8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 9. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Black Cat Road is listed in the CIP to be widened to 5-lanes from Ustick Road to McMillan Road between 2021 and 2025. • Black Cat Road is listed in the CIP to be widened to 3-lanes from McMillan Road to US Hwy 20/26 (Chinden Boulevard) between 2026 and 2030. • McMillan Road is listed in the CIP to be widened to 3-lanes from Star Road to Black Cat Road between 2031 and 2035. • The intersection of McMillan Road and McDermott Road is listed in the CIP to be widened to 3-lanes on the north leg, 4-lanes on the south, 3-lanes east, and 3-lanes on the west leg and signalized between 2031 and 2035. 3 Gem Innovation School/ MER20-0016/ H-2020-0043 B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 762 vehicle trips per day; 178 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study CivTech prepared a traffic impact study for the proposed Gem Innovation School. An executive summary of the findings as presented by CivTech can be found as Attachment 3. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under Finding for Consideration in the staff comments. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Development Review staff. The TIS indicated that the intersections and roadways will meet ACHD level of service planning thresholds for the existing, 2025 background traffic and 2025 total traffic conditions. The TIS notes that a crossing guard will be required at the north entrance and the south entrance for students that are walking and biking to school. The TIS notes a left turn lane and a right turn lane on McDermott Road would not be warranted at the intersection of Gem Way, the proposed local street. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). * Acceptable level of service for a two-lane collector is “D” (425 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for McMillan Road west of Black Cat Road was 4,691 on April 3, 2019. • There are no current traffic counts for McDermott Road. C. Findings for Consideration 1. School Site Check List 1.1 School Bus Plan a. Staff Comments/Recommendations: The traffic impact study notes that the school is proposed to have a capacity of 526 initial students and 700 potential future students over a 5- year period. Therefore, the school will utilize 2 buses and add more as the student body population increases over 5 years. It is anticipated that a total of 4 buses will be utilized to provide bus service for an estimate of 283 students. It is estimated that 75% of buses will be entering from the south on McDermott Road and 25% of buses will be entering from the north on McDermott Road. McDermott Road is anticipated to be terminated in a cul-de-sac as part of ITD’s SH-16 extension project. If McDermott Road becomes a cul-de-sac, as desired and Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service McMillan Road None Minor Arterial 341 Better than “E” McDermott Road 775-feet Collector N/A N/A 4 Gem Innovation School/ MER20-0016/ H-2020-0043 planned for in this submittal, 100% of buses would enter from the south on McDermott Road. The bus access will be located on the south end of the development and the drop-off/pick up location will be provided adjacent to the south end of the school building parallel to the south parking lot. The buses will drive along the one-way path to the east of the building, then come around to the west where the bus drop off/pick up area are proposed. No onsite parking is provided for buses. It is estimated that 90% of the students being dropped off by parents and will be entering from the south on McDermott Road and 10% will be entering from the north on McDermott Road and/or a new east-west road north of the site. 1.2 Access/Circulation a. Staff Comments/Recommendations: The traffic impact study notes that buses will access the school using the south driveway and will be separated from the parent drop-off/pick-up loop which will use the north driveway to access the site. Students arriving by bus will be able to enter and exit the bus on the south end of the school building to prevent any vehicle conflicts. The parent drop-off/pick-up loop is directly in front of the school. Parents will enter the site using the north driveway and make a right turn heading south, circling the west parking lot and turn left to the students drop off area. This will allow students to enter and exit on the passenger side of the vehicle to prevent conflicts with crossing in front of vehicles. School staff are anticipated to arrive before the students’ arrival and upon leaving school staff will be anticipated to leave later than the students to avoid any conflicts with buses or parents drop off. An additional parent parking lot is provided north of the school for off-peak pick-ups and drop-offs. Staff is supportive of the site circulation recommendation (image below). 5 Gem Innovation School/ MER20-0016/ H-2020-0043 1.3 Pedestrian Plan a. Staff Comments/Recommendations: There are no existing sidewalks or bike lanes in the vicinity of the development. However, the City of Meridian Comprehensive Plan states, “… the City regularly requires developers to install sidewalk, micro-pathways and multi-use pathways that connects to school sites.” to ensure safe routes to school. Therefore, sidewalks along McDermott Road will be required upon build out. The sidewalk along the McDermott Road will 6 Gem Innovation School/ MER20-0016/ H-2020-0043 be 10-foot wide to accommodate both pedestrians and bicyclists. An additional 10-foot wide sidewalk will be installed along the southern boundary connecting the future subdivision located directly east of the site to McDermott Road in a dedicated easement. This project will also provide a 5-foot micro path from the east side of the site to the future neighborhood street. Gem Innovation shall be responsible for all costs associated with the design, hardware and construction of any additional pedestrian facilities needed to accommodate future pedestrian needs of the school. This includes HAWK signals or RRFBs. 1.4 Internal Traffic Circulation a. Staff Comments/Recommendations: The TIS notes that the proposed plan is for passenger cars to enter the site using the north driveway, circle around the west parking lot and turn left heading north for drop-off/pick-up; then continue to head north exiting the north driveway. The proposed plan for buses is to enter the site using the south driveway head east through the south parking lot and drop off/pick up (along curb only) on the south side of the school; then the buses will have to follow the same route exiting the south driveway. The visitor/students parking lot is located in the west parking lot and visitors and students will enter from the north parking lot area as well and turn into the westerly parking lot. Staff parking is in the south parking lot where the buses are passing through. 7 Gem Innovation School/ MER20-0016/ H-2020-0043 1.5 School Zone/Flashing Beacon a. Staff Comments/Recommendations: The TIS notes that all schools should have a school zone for schools that front on a main roadway (McDermott Road) and provide signs for the school zone in accordance with the MUTCD. The TIS also recommends placement of flashing beacons in accordance with the MUTCD once the west side of McDermott Road is developed. Staff recommend the installation of the school zone signage as part of this application. However, staff does not recommend the flashing beacons be installed at this time, as there is little development in the area. To ensure that the school flashing beacons can be installed when warranted and to accommodate a future pedestrian crossing on McDermott Road, the applicant should be required to provide a road trust deposit in the amount of $14,300. The road trust deposit will allow ACHD to install the flashers and the RRFB when warranted. 2. McDermott Road a. Existing Conditions: McDermott Road is improved with 2 travel lanes, and no curb, gutter or sidewalk abutting the site. There is 50 feet of right-of-way for McDermott Road (25 feet from centerline). b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of McDermott Road is designated in the 8 Gem Innovation School/ MER20-0016/ H-2020-0043 MSM as a residential collector with 2-lanes and on-street bike lanes, a 36-foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 27- feet from centerline of McDermott Road abutting the site. The applicant is proposing to improve McDermott Road with pavement widening, curb, gutter and 10-foot wide meandering sidewalk abutting the site. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy due to the fact that this section of McDermott Road between Ustick Road and Chinden Boulevard was modified in the Master Street Map (MSM) as a 2-lane collector roadway with the Oaks Subdivision application consisting of a 36-foot street section with vertical curb, gutter and 5-foot wide detached sidewalk within 54-feet of right-of-way. The applicant should be required to construct McDermott Road as ½ of a 36-foot street section with vertical curb, gutter and a minimum of 5-foot wide detached concrete sidewalk or a minimum of 7-foot wide attached concrete sidewalk abutting the site. Dedicate additional right- of-way to 2-feet behind back of sidewalk. The applicant may reduce the right-of-way width to 2- feet behind back of curb and provide a permanent right-of-way easement for the sidewalks proposed to be located outside of the right-of-way. Consistent with the findings and recommendations of the traffic impact study, the applicant should be required to install school zone signage on McDermott Road. The applicant should be required to coordinate a signage program with Development Review staff. 3. Internal Local Streets a. Existing Conditions: There are no local streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. 9 Gem Innovation School/ MER20-0016/ H-2020-0043 • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. 10 Gem Innovation School/ MER20-0016/ H-2020-0043 • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant is proposing to construct the entrance street, Gem Way, as a 33-foot street section with curb, gutter and 5-foot wide concrete sidewalk within 47-feet of right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal to construct the entrance street, Gem Way, as a 33-foot street section with curb, gutter and 5-foot wide concrete sidewalk within 47-feet of right-of-way meets District policy and should be approved as proposed. 4. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Collector Offset Policy: 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) c. Applicant’s Proposal: The applicant is proposing to construct a local street, Gem Way, to intersect McDermott Road located 753-feet north of McMillan Road. d. Staff Comments/Recommendations: The applicant’s proposal to construct a local street, Gem Way, to intersect McDermott Road located 753-feet north of McMillan Road meets District policy and should be approved as proposed. 5. Stub Streets a. Existing Conditions: There are two future stub streets that were required as part of the Oaks Subdivision that have not yet been constructed. Oralenso Avenue, located at the north property line and Doublerock Court, located at the east property line will terminate into a cul-de-sac. b. Policy: Stub Street Policy: District policy 7207.2.4.3 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 7207.2.4, 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 ROAD WILL BE EXTENDED 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 7207.2.4.4 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. 11 Gem Innovation School/ MER20-0016/ H-2020-0043 c. Applicant Proposal: The applicant is proposing to construct Gem Way to stub to the north property line, in alignment with Oralenso Avenue, located 240-feet east of McDermott Road (measured centerline-to-centerline). The applicant is not proposing to extend Doublerock Court, located 188-feet north of the south property line, into the site. The applicant is proposing a pedestrian pathway from the site to the east property line for pedestrian connectivity. d. Staff Comments/Recommendations: The applicant’s proposal to construct Gem Way to stub to the north property line, located 240-feet east of McDermott Road meets District policy and should be approved as proposed. If Oralenso Avenue is not constructed at the site’s north property line, the applicant should be required to construct a temporary cul-de-sac turnaround at the terminus of Gem Way, as it extends greater than 150-feet. The temporary turnaround should be paved and constructed to the same dimensional standards as a standard cul-de-sac turnaround. Install a sign at the terminus of Gem Way stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The applicant’s proposal not to extend Doublerock Court into the site, should be approved as proposed due to the fact that the roadway will terminate in a cul-de-sac, providing a place for the public to turnaround and providing a clear terminus of the public street. 6. Driveways 6.1 McDermott Road a. Existing Conditions: There is an existing residential driveway from the site onto McDermott Road. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 50 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to 12 Gem Innovation School/ MER20-0016/ H-2020-0043 correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant’s Proposal: The applicant is proposing to close the existing residential driveway from the site onto McDermott Road with vertical curb, gutter and 10-foot wide concrete sidewalk. The applicant is proposing to construct a 27-foot wide curb return type driveway from the site onto McDermott Road located 715-feet south of the proposed local street, Gem Way. This driveway is the proposed access to the bus loop and staff parking. d. Staff Comments/Recommendations: The applicant’s proposal to close the existing driveway from the site onto McDermott Road with vertical curb, gutter and 10-foot wide concrete sidewalk meets District policy and should be approved as proposed. The applicant’s proposal to construct a curb return type driveway from the site onto McDermott Road located 715-feet south of the proposed local street, Gem Way meets District policy and should be approved. The applicant should construct the driveway with a maximum width of 36- feet. 6.2 Gem Way a. Existing Conditions: There are no existing driveways. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. c. Applicant’s Proposal: The applicant is proposing to construct a 27-foot wide curb return type driveway from the site onto the proposed local street, Gem Way, located 170-feet east of McDermott Road (measured centerline-to-centerline). d. Staff Comments/Recommendations: The applicant’s proposal to construct a curb return type driveway from the site onto the proposed local street, Gem Way, located 170-feet east of McDermott Road meets District policy and should be approved. The applicant should construct the driveway to a maximum width of 36-feet. The TIS notes that the parent drop-off is directly in front of the school building. Parents will be using the north access of the development and make a right turn heading south, circling the west parking lot and turn left heading north to drop students off as per the depiction above in Finding 1.4a. 13 Gem Innovation School/ MER20-0016/ H-2020-0043 7. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 8. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 9. Other Access McDermott Road is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway. D. Site Specific Conditions of Approval 1. Provide ACHD with a road trust deposit in the amount of $14,300 for the future installation of flashing beacons and a RRFB on McDermott Road. 2. Construct McDermott Road as ½ of a 36-foot street section with vertical curb, gutter and a minimum of 5-foot wide detached concrete sidewalk or a minimum of 7-foot wide attached concrete sidewalk abutting the site. Dedicate additional right-of-way to 2-feet behind back of sidewalk. The applicant may reduce the right-of-way width to 2-feet behind back of curb and provide a permanent right-of- way easement for the sidewalks proposed to be located outside of the right-of-way. 3. Install school zone signs on McDermott Road. Coordinate a signage program with Development Review staff. 4. Construct Gem Way, as a 33-foot street section with curb, gutter and 5-foot wide concrete sidewalk within 47-feet of right-of-way. 5. Construct Gem Way, to intersect McDermott Road located 753-feet north of McMillan Road. 6. Construct Gem Way to stub to the north property line, located 240-feet east of McDermott Road. 7. Construct a temporary cul-de-sac turnaround at the terminus of Gem Way, if the stub street Oralenso Avenue is not constructed at the site’s north property line, as Gem Way extends greater than 150-feet. The temporary turnaround should be paved and constructed to the same dimensional standards as a standard cul-de-sac turnaround. 8. Install a sign at the terminus of Gem Way stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 9. Close the existing driveway from the site onto McDermott Road with vertical curb, gutter and a minimum 5-foot wide detached concrete sidewalk or a minimum 7-foot wide attached concrete sidewalk. 10. Construct a 27-foot wide curb return type driveway from the site onto McDermott Road located 715- feet south of the proposed local street, Gem Way. 11. Construct a 27-foot wide curb return type driveway from the site onto the proposed local street, Gem Way, located 170-feet east of McDermott Road. 14 Gem Innovation School/ MER20-0016/ H-2020-0043 12. In addition to the road trust deposit noted in site specific condition of approval 1 above. Gem Innovation shall be responsible for all costs associated with the design, hardware and construction of any additional pedestrian facilities needed to accommodate future pedestrian needs of the school. This includes HAWK signals or RRFBs. 13. 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. 14. Payment of impact fees is due prior to issuance of a building permit. 15. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking 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 15 Gem Innovation School/ MER20-0016/ H-2020-0043 to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Traffic Impact Study 4. Utility Coordinating Council 5. Development Process Checklist 6. Appeal Guidelines 16 Gem Innovation School/ MER20-0016/ H-2020-0043 VICINITY MAP 17 Gem Innovation School/ MER20-0016/ H-2020-0043 SITE PLAN 18 Gem Innovation School/ MER20-0016/ H-2020-0043 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 19 Gem Innovation School/ MER20-0016/ H-2020-0043 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development applic ation to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 20 Gem Innovation School/ MER20-0016/ H-2020-0043 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be char ged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing.