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ACHD Comments-UPDATED-MER21-0084, Gem Prep South, Comply WithACHD i July 8, 2021 To: Paradigm Design Elias Felix 4250 N. Drinkwater Boulevard., Suite 120 Scottsdale, Arizona 85251 Subject: MER21-0084/ A-2021-0111 1925 E. Lake Hazel Road Gem Prep South: Public Charter School Kent Goldthorpe, President Dave McKinney, Vice -President Jim D. Hansen, Commissioner Mary May, Commissioner Alexis Pickering, Commissioner On May 20, 2021, the Ada County Highway District approved MER21-0010/H-2021-0020 or Gem Prep South for a conditional use permit to construct a 2 story 45,000 square foot charter school on 6.1 acres. The site -specific conditions of approval also apply to MER21-0084/A-2021-0111. If you have any questions, please feel free to contact me at (208) 387-6171. Sincerely, 4 ")-- g, �' �' �W " /� Renata Ball -Hamilton Planner I Development Services cc: City of Meridian (Bill Parsons and Sonya Allen), Via Email Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achd.ada.id.us 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. Development Services Department AL IV!E!I Project/File: Gem Prep South/ MER21-0010/ H-2021-0020 This is a conditional use permit application to construct a charter school on 6.1 acres. Lead Agency: City of Meridian Site address: South of Lake Hazel Road and East of Locust Grove Road, Parcel Number S 1405223020 Staff Approval: May 17, 2021 Applicant: Elias Felix Paradigm Design 4250 N. Drinkwater Boulevard, Suite 120 Scottsdale, AZ 85251 Representative: Same as above Staff Contact: Paige Bankhead, E.I. Phone: 387-6293 E-mail: pbankhead(a)_achdidaho.org A. Findings of Fact Vicinity Map f a- 1. Description of Application: The applicant is requesting approval to construct a 45,110 square foot K-12 charter school on 6.1 acres. The site is zoned C-C (Community Business District). The City of Meridian's Future Land Use Map designates this area as medium density residential and a neighborhood center. 2. Description of Adiacent Surroundina Area: Direction Land Use Zoning North Community Business District/Medium-High Density Residential C-C/R-15 South Medium Density Residential R-8 East Park R-4 West Medium Density Residential R-8 3. Site History: ACHD Commission previously reviewed this site as part of Apex Southeast Subdivision, MPP20-0009 in August 2020. The requirements of this staff report are consistent with those of the prior action. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 1 Gem Prep South MER21-0010/H-2021-0020 • Apex Southeast Subdivision, 237 residential lots, 2 commercial lots, 30 common lots and 10 other lots on 63 acres located directly south and west of the site and was approved by the ACHD Commission on August 5, 2020. • Apex Northwest Subdivision, 120 residential lots, 11 commercial lots, and 14 common lots on 41.8 acres located to the northwest of the site and was approved by the ACHD Commission on August 5, 2020. • Lavender Heights Subdivision, 187 residential lots, 1 multi -family lot, 24 common lots and 3 other lots on 55.1 acres located northeast of the site and was approved by ACHD on March 27, 2020. • Discovery Park, a 77-acre park located directly east of the site. The development application for the second phase of the park currently under review. 5. Transit: Transit services are not available to serve this site. 6. Gas Pipeline: The Williams Pipeline falls within the proposed development. Coordination with the owner of the pipeline prior to final design is recommended to ensure that their requirements are met. ACHD requires written approval from the owner of the pipeline prior to plan acceptance if public street improvements are proposed or required within the pipeline easement. 7. 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. 8. New Center Lane Miles: The proposed development includes 0.0 centerline miles of new public road. 9. 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. 10. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be reconstructed as a multi -lane roundabout with 4-lanes on the east and west legs and 2-lanes on the north and south legs between 2036 and 2040. The applicants for Apex Southeast Subdivision, which includes this site, have entered into a Cooperative Development Agreement (CDA) with ACHD to improve the intersection consistent with the CIP. The construction plans for the intersection improvements are currently under review. • Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle Road between 2036 and 2040. The applicants for Apex Southeast Subdivision, which includes this site, have entered into a CDA with ACHD to widen this segment of Lake Hazel 2 Gem Prep South M ER21-0010/H-2021-0020 Road to 5-lanes consistent with the CIP. The construction plans for the roadway improvements are currently under review. 11. Roadways to Bikeways Master Plan: ACHD's Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Lake Hazel Road as Level 3 facility. The BMP also identifies a Level 1 facility on the new collector roadway abutting the site. The Apex Southeast Subdivision applicant entered into a CDA with ACHD to widen Lake Hazel Road abutting the site consistent with the CIP and construct a 10-foot multi -use pathway on both sides of the roadway, consistent with the BMP. That applicant was required to construct the new collector roadway with Level 1 facilities consistent with the BMP. B. Traffic Findinas for Consideration 1. Trip Generation: This development is estimated to generate 590 vehicle trips per day; 354 trips per hour in the AM peak hour and 208 trips per hour in the PM peak hour based on the traffic impact study. 2. Traffic Impact Study CivTech prepared a school site checklist for the proposed Gem Prep South, as required per Idaho Code 67-6519(3). The school site checklist can be found as Attachment 3. The school site checklist is not the opinion of ACHD staff. ACHD has reviewed the submitted school site checklist 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 staff comments. 3 Gem Prep South M ER21-0010/H-2021-0020 -----E.LAKE HQLFU r =.. --- -- -- --- — - --- -- 12 �;I f T.n s i School Zone `4 t ► -0- r = y Legend f ;<Crosswalk Sd�oo17-one GEM SCHOOL - SITE PLAN Site Plan b. Staff Comments/Recommendations: Staff generally agrees with the findings and recommendations presented in the school site checklist. The school site checklist indicated that dedicated turn lanes are not warranted at the site accesses on Vertex Way (Bloomerang Avenue), Tower Street, Peak Avenue, or on Lake Hazel Road at Peak Avenue. As part of ACHD's action on Apex Southeast Subdivision, that applicant was required to construct an eastbound dedicated right - turn lane on Lake Hazel Road at Vertex Way and the applicant entered into a CDA with ACHD to widen Lake Hazel Road to 5-lanes. The applicant was also required to construct a continuous center turn lane on Vertex Way (Bloomerang Avenue) and Tower Street east of Peak Avenue. The construction plans for these improvements and construction of Peak Avenue, Vertex Way (Bloomerang Avenue) and Tower Street abutting the site are currently under review. Staff agrees with the locations of the crosswalks proposed on Tower Street and Peak Avenue, as well as the crossing proposed at the driveway onto Tower Street, as shown above. The applicant should be required to sign and stripe those crosswalk locations and provide crossing guards consistent with the recommendations in the school site checklist. 4 Gem Prep South MER21-0010/H-2021-0020 Staff agrees with the proposed school zone area at the intersection of Tower Street and Peak Avenue. The applicant should be required to install school zone flashers, striping and signage on Tower Street and Peak Avenue for the designated school zone that is proposed, consistent with ACHD standards. The applicant should be required to coordinate a signage program with Development Review staff. The school site checklist shows that signals are not warranted at the intersections of Vertex Way/Lake Hazel Road or Peak Avenue/Lake Hazel Road. Staff agrees with this assessment. The Gem Prep shall be responsible for all costs associated with the design, hardware, and construction of any pedestrian facilities needed to accommodate future pedestrian needs of the school. This includes flashing beacons, crosswalk striping and signage, and HAWK signals or RRFBs. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) PM Peak PM Peak Roadway Frontage Functional Hour Hour Level Classification Traffic Count of Service Principal Better than Lake Hazel Road 605-feet Arterial 255 "D" * Acceptable level of service for a two-lane principal arterial is "E" (690 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 Lake Hazel Road east of Locust Grove Road was 6,326 on 08/29/2019. C. Findinas for Consideration 1. South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP recommends the following abutting and within the site: • Preserving right-of-way for the future widening of Lake Hazel Road to 5-lanes and the construction of 6-foot wide detached sidewalks on Lake Hazel Road. • Preserving right-of-way for future construction of a 3-lane commercial collector roadways and the construction of 6-foot wide detached sidewalks. 2. Lake Hazel Road a. Existing Conditions: Lake Hazel 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 Lake Hazel Road (25-feet from centerline). The applicant for Apex Southeast Subdivision has entered into a CDA to widen Lake Hazel Road to 5-lanes with curb, gutter and a 10-foot wide multi -use pathway abutting the site consistent with the BMP and CIP and was required to dedicate additional right-of-way to total 50-feet abutting the site consistent with the CIP and MSM. 5 Gem Prep South MER21-0010/H-2021-0020 b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right -of -Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back -of -curb to back -of -curb) within 96- feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left -turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right -of -Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site -related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial 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. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Lake Hazel Road is designated in the MSM as a Mobility Arterial with 5-lanes and on -street bike lanes, a 72-foot street section within 100-feet of right-of-way abutting the site. c. Applicant Proposal: The applicant has not proposed any improvements to Lake Hazel Road. d. Staff Comments/Recommendations: Lake Hazel Road is proposed to be fully improved with the Apex Southeast Subdivision development, which includes this site. The applicant for Apex Southeast Subdivision has entered into a CDA with ACHD to widen Lake Hazel Road to 5-lane 6 Gem Prep South M ER21-0010/H-2021-0020 and construct curb, gutter and a 10-foot wide multi -use pathway abutting the site consistent with the CIP, MSM and BMP. Those construction plans are currently under review. The applicant was also required to dedicate additional right-of-way to total 50-feet from the section line on Lake Hazel Road abutting the site, consistent with the MSM and CIP. These construction plans are currently under review. Typically, the applicant would be required to dedicate additional right-of-way for Lake Hazel Road abutting the site consistent with the MSM and CIP and improve Lake Hazel Road abutting the site with additional pavement widening, gravel shoulder and sidewalk consistent with the District's Frontage Improvements Policy for arterial roadways. However, Lake Hazel Road is going to be fully improved with 5-lanes, curb, gutter and sidewalk with additional right-of-way dedication abutting the site with the Apex Southeast Subdivision development, consistent with the MSM and CIP. The school site checklist also does not recommend that any additional improvements be constructed on Lake Hazel Road abutting the site. Therefore, staff does not recommend that this applicant be required to construct any additional improvements or provide additional right-of-way dedication with this development application. 3. Vertex Way (Bloomerang Avenue) and Tower Street a. Existing Conditions: Vertex Way (Bloomerang Avenue) and Tower Street have not yet been constructed abutting the site. As part of ACHD's action on Apex Southeast Subdivision, that applicant was required to construct Vertex Way (Bloomerang Avenue) and Tower Street abutting the site as a 3-lane collector roadway, a 47-foot wide street section with vertical curb, gutter, 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 77-feet of right-of-way. These construction plans are currently under review. 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. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back -of -curb to back -of -curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on -street parking. 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 7 Gem Prep South MER21-0010/H-2021-0020 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. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should intersect Lake Hazel Road at the quarter mile east of Locust Grove Road and intersect Locust Grove Road approximately at the quarter mile south of Lake Hazel Road. The Commercial Collector typology as depicted in the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, a 46-foot street section within 50 to 70-feet of right-of-way. c. Applicant's Proposal: The applicant has proposed to install school zone flashers with signage on Vertex Way/Tower Street (Bloomerang Avenue) abutting the site. d. Staff Comments/Recommendations: The applicant's proposal to install school zone flashers meets District Policy and should be approved, as proposed. The applicant should be required to install the school zone flashers, signage and striping on Vertex Way/Tower Street (Bloomerang Avenue) abutting the site prior to the opening of the school. As part of ACHD's action on Apex Southeast Subdivision, that applicant was required to construct Vertex Way/Tower Street (Bloomerang Avenue) abutting the site as a 3-lane collector roadway, a 47-foot wide street section with vertical curb, gutter, 8-foot wide planter strip and 5- foot wide detached concrete sidewalks within 77-feet of right-of-way consistent with the MSM. The school site checklist does not recommend any additional improvements for this roadway segment. Therefore, staff recommends no further improvements or right-of-way dedication be required for Vertex Way/Tower Street abutting the site with this development application. 4. Peak Avenue a. Existing Conditions: Peak Avenue has not yet been constructed abutting the site. As part of ACHD's action on Apex Southeast Subdivision, that applicant was required to construct Peak Avenue as a local roadway, a 54-foot wide street section with a continuous 12-foot wide center landscape island, two 21-foot wide travel lanes with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalks within 81-feet of right-of-way abutting the site. These construction plans are currently under review. 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 8 Gem Prep South MER21-0010/H-2021-0020 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. 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. • 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 has not proposed any improvements to Peak Avenue abutting the site. d. Staff Comments/Recommendations: The applicant should be required to install school zone flashers, signage and striping on Peak Avenue abutting the site prior to the opening of the school this year, consistent with the recommendations in the school site checklist. As part of ACHD's action on Apex Southeast Subdivision, that applicant was required to construct Peak Avenue as a local roadway, a 54-foot wide street section with a continuous 12- foot wide center landscape island, two 21-foot wide travel lanes with vertical curb, gutter, an 8- foot wide planter strip and 5-foot wide detached concrete sidewalks within 81-feet of right-of- way abutting the site. The school site checklist does not recommend any additional improvements on Peak Avenue abutting the site. Therefore, staff recommends no additional improvements or right-of-way dedication be required on Peak Avenue abutting the site. 5. Crosswalks Consistent with the school site checklist recommendations, the applicant should be required to stripe and sign crosswalks at the intersection of Capstone Avenue and Tower Street crossing the east leg and south legs of the intersection and provide crossing guards. The applicant should also be required to stripe a crosswalk across Peak Avenue, just north of its intersection with Tower Street and provide crossing guards, as proposed. ACHD will not provide reimbursement for the costs associated with the crosswalk striping and signage. Staff agrees with the applicant's proposal to install a crosswalk and provide crossing guards to assist students crossing the south parking lot driveway on Vertex Way/Tower Street (Bloomerang Avenue). 9 Gem Prep South MER21-0010/H-2021-0020 6. Driveways 6.1 Vertex Way (Bloomerang Avenue) and Tower Street a. Existing Conditions: Vertex Way (Bloomerang Avenue) and Tower Street are not yet constructed abutting the site. 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. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high -volume driveways (100 VTD or more) to a maximum width of 36-feet and low -volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high - volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low -volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to 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 has proposed to construct a 27-foot wide curb return type driveway from the site onto Vertex Way (Bloomerang Avenue) that is located 270-feet south of Lake Hazel Road. The applicant has also proposed to construct a 27-foot wide curb return type driveway onto Tower Street that aligns with Capstone Avenue. d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed. The driveways proposed with this development were approved by staff with constructions plans to construct Vertex Way (Bloomerang Avenue) and Tower Street with Apex Southeast Subdivision based on the findings of the school site checklist for Gem Prep South. 10 Gem Prep South M ER21-0010/H-2021-0020 6.2 Peak Avenue a. Existing Conditions: Peak Avenue has not yet been constructed abutting the site. 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 has proposed to construct one 27-foot wide curb return type driveway from the site onto Peak Avenue located 220-feet north of Tower Street. d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed. The driveway on Peak Avenue proposed with this development was approved by staff with constructions plans to construct Peak Avenue with Apex Southeast Subdivision based on the findings of the school site checklist for Gem Prep South. 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 Lake Hazel Road is classified as a principal arterial roadway, Vertex Way/Tower Street (Bloomerang Avenue) is classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways. D. Site Specific Conditions of Approval 1. Install school zone flashers, signage and striping on Vertex Way/Tower Street (Bloomerang Avenue) and Peak Avenue abutting the site consistent with the school site checklist recommendations prior to the opening of the school this year. 11 Gem Prep South MER21-0010/H-2021-0020 2. Stripe and sign crosswalks at the intersection of Capstone Avenue and Tower Street that cross the east leg and south legs of the intersection and one crossing on Peak Avenue, just north of Tower Street, consistent with the school site checklist recommendations. 3. Construct one paved 27-foot wide curb return type driveway from the site onto Vertex Way (Bloomerang Avenue) located 270-feet south of Lake Hazel Road, as proposed, consistent with the approved construction plans to construct Vertex Way (Bloomerang Avenue) for Apex Southeast Subdivision. 4. Construct one 27-foot wide paved curb return type driveway from the site onto Tower Street that aligns centerline to centerline with Capstone Avenue, as proposed, consistent with the approved construction plans to construct Tower Street with Apex Southeast Subdivision. 5. Construct one 27-foot wide paved curb return type driveway from the site onto Peak Avenue located 220-feet north of Tower Street, as proposed, consistent with the approved construction plans to construct Peak Avenue with Apex Southeast Subdivision. 6. Other than the access specifically approved with this application, direct lot access is prohibited to Lake Hazel Road, Tower Street and Vertex Way (Bloomerang Avenue). 7. The Gem Prep shall be responsible for all costs associated with the design, hardware, and construction of any pedestrian facilities needed to accommodate future pedestrian needs of the school. This includes flashing beacons, crosswalk striping and signage, and HAWK signals or RRFBs. 8. 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. 9. Assessment of impact fees is required prior to issuance of a building permit. 10. 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 12 Gem Prep South MER21-0010/1-1-2021-0020 ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 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. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines OR Appeal Guidelines 13 Gem Prep South MER21-0010/1-1-2021-0020 VICINITY MAP 14 Gem Prep South M ER21-0010/H-2021-0020 SITE PLAN CllAPBA'TPC el -R•4 f1d aN1Er MEDE'R WW r• E N [ONFR Ayo,,,�,ylM OfiNSlrV FFfDEhFNgL famN uslnI REBI xN uA. Ream RA811C 'q�• r� °� — BYYWEEIYl1ftlY GWLLVN®'l1B IfL E- LAKE HAZEL RD. --------------- Y 4Y 1-- r� tl -- ❑ '. 1 —�� ��'�u4_v r'._e _ ..k .: Iw'Aefrwer' '.• - - aRwniirux EfAI(P] a RIY GYgN I I I FRY.Z6 .. IXFN } 12 R4QE @ NO MT ` i. f�1 'hk � mTl e Rf � I flr M�E�"Ar S:'. IWNflEPP[ 5.915P� W I SmNffMiHt.l11 �PRCP(dm RAY [% p� \ Q I 11rLCfu1! ® C[IURPM MT�7Np: EY' f yy�� IUTLLU LY3Mld21Rliv RL'3ANES5 fifSTRlCY f Q 7-I iRlg6 rnpRprEp � . , LLR '. I � I KAVVLYTEI�BYlp�l x %� :: V15YPA/LWn'1E � ` f ,�0�! ��_I• E4lnMrG9 I� � _ _ r"�lurxea P � �a••, F�Nn IXN1'1 E. Rx ! I sTOR @TPTW _!__ga,11ri�E �'. CIIR$Afr WNW A$ nAP.4au.[E _ meawl, aR7r;17!•,QaSIDffi!7!u �� 4d // W Z � GEIER4l NOTES: L+ R B tt R x1 rpy RMg 4P0E 4S[F 1YW EM/BTERFR OfuE - 1 � �— � � RFiHttt]A9WR&mTLullEliTINFVII FaR OEr,wncreunuxn ac o.aaac 5_ TOWER 5T. avnwa l aENR wpR RusEmvfa .rE NOR �mR m ur r v �s n es nnNaEler _ nwlae rex ,. CLw ` �xoa anf aw[r'+1 1. 71 -•' caNlperr pf REmoeneAu Ir:lAno ofA.uRs lar a<na ae RARINR R3N[E _ T[ a1x.R aNnek1l.Y! IS eWl® ib NAIf! fX! lAlulltN IA .A� WN EN—Y&AG:&8 NELFfGY{f[NANNS R-0 m TE lAfd]IPNIELREOLfO4 -0]X�YL -- ` � MRAUfM L�R'er17'RE3fL1d'A7W. RAYAulEES fH.11F➢mFFSlIr61ilO9FRREYFALTILNn6 xWE .� -- -- -- --- CaNI@k'f� P l6iPoldFlE TO OORONlI1E 111 811E VRIIY (LYI'E'T w' Q �s 1fE [trAR�f NR 9xai Rfia Kxh ,dOAiNrI YE E,PwiltrF V Ei08lN H RrIRxRC SEVER iYL 9P01 >F1,Pf Alp 0.r11rpC�i rLYF,' l fa1fiRNA:irTa CPlIgCi En[4®tHiR,•Yh P904B'1M'1F4 I JLL PYdf[fb PXPS11 m9.YI(AEIE 0.161Ni WTER AE i0 E1CC SF 0.i jj � � OinfRmlEFD1EQ I. Ef � SVNClERCIft•fA 11V1miPN TER4fCNEGTM!®TE ACWf8R9Vi£lBll. xE Awpert rARansauu�•xoE s-w>wR R1WLN3EWT8NRLL rE Vm RE u0 BWIBI ffEE YNfS x 9uE EnCx flfFfR fHSE 9VKE 3Yu BE 15 Gem Prep South MER21-0010/H-2021-0020 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. 16 Gem Prep South MER21-0010/H-2021-0020 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 application 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. 17 Gem Prep South MER21-0010/H-2021-0020 Request for Appeal of Staff Decision 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 charged 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. 18 Gem Prep South MER21-0010/H-2021-0020 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 11:00 a.m. 2 days prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 19 Gem Prep South MER21-0010/H-2021-0020