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.
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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.
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• 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.
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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
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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).
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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
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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.
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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
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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.
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• 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.
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• 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.
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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
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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.
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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.
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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
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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
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VICINITY MAP
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SITE PLAN
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review
is to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com
for e-mail notification information.
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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.
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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.