2022-07-01 ACHD "60ACHD
Mary May, President
Alexis Pickering,Vice-President
CIO
�o Jim D. Hansen,2n Vice President
{j c Kent Goldthorpe,,Commissioner
Dave McKinney,Commissioner
July 1, 2022
To: Macy Lui, via email
The Land Group
462 E. Shore Drive, Ste 100
Eagle, ID 83616
Subject: MER22-0088/ H-2022-0031
23111 E. Lanark Street
Meridian Academy Play Field
The applicant is requesting approval of a rezone of 8 acres from I-L (Light Industrial) to C-G
(General Retail & Service Commercial) to allow for the future expansion of a sports field located
on the southern portion of the site. The applicant's rezone proposal is consistent with the City of
Meridian's future land use map which designates this site as Civic.
A. Findings of Fact
1. Site History
On September 13, 2006, the Ada County Highway District Commission approved MSHP-06-004
for the development of a two lot subdivision on 12 acres for this site (Attached). As part of the
Commission approval in 2006, the Commission determined it was important for the roadway,
Lanark Street, to be extended through the site to provide an eventual connection to Lanark Street
to the east of the site; however, the Commission did not require the construction of the roadway
but decided the applicant shall be required to dedicate 54-feet of right-of-way as part of the platting
process to allow for the future construction of Lanark Street. The applicant did not move forward
with the platting process as the site exists today as a single parcel; and the City has not required
dedication of right-of-way. Therefore, the required right-of-way dedication for Lanark Street did
not occur.
2. Master Street Map (MSM)
Since approving the short plat in 2006 on this site, the Master Street Map was adopted by ACHD
in collaboration with the land use agencies in Ada County to better meet future transportation
needs for all modes. The MSM is also a key tool that is used for project development, scoping,
and is directly tied to the ACHD Integrated Five Year Work Plan and Capital Improvements Plan.
Lanark Street was designated on the MSM as a "future collector" through this site, at the request
of the City of Meridian. With the right-of-way preservation for Lanark Street as part of this
development application there is only one parcel remaining directly adjacent to the east that ACHD
would need to acquire right-of-way to allow for the construction of Lanark Street to provide
connectivity from Eagle Road to Locust Grove Road.
ACHD Policy Section 3111.1 requires that the Master Street Map guide the right-of-way
acquisition, collector street improvements, and specific roadway features required through
development. The MSM identifies Lanark Street as a new industrial collector roadway (dashed
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achd.ada.id.us
yellow line) that should align with Lanark Street abutting the site's west property line and continue
through the property stubbing to the east. This segment of Lanark Street is designated in the MSM
as an industrial collector with a 40-foot street section within 54-feet of right-of-way.
1 nark St
Iry
Franklin Rd rM -
Additionally, the MSM identifies a new north/south collector that should intersect Franklin Road
and align with Hickory Way on the south side of Franklin Road across from the site and continue
north through the property to intersect Lanark Street. This segment of roadway is designated in
the MSM as an industrial collector with a 40-foot street section within 54-feet of right-of-way.
Although the MSM identifies a new industrial collector roadway (dashed red line) at the site's east
property line, staff recommends that the new collector roadway not be constructed as part of a
future development application. This is due to the fact that the existing buildings within the site
are constructed within the area of the collector roadway location and the entrance portion of the
roadway is located on the small parcel directly adjacent to the east and south of the site making it
infeasible to -
construct, the
collector is not -r; j
necessitated by fxr-aFM� �rr{
this application ,F` —
i� ra ;�Es. rcr ..• �.
and the intended 1 �• — 1 r � �V o
use of this �� _
�r
collector was to - -
provide access r
from Franklin
Road to Lanark
Street and Olson � _. .�. r = •
Avenue, located
east of the site
s -
provides access
-
from Franklin
Road to Lanark
Street.
3. Staff Recommendation
Consistent with ACHD's current policies the applicant should be required to dedicate 58-feet
of right-of-way and extend Lanark Street into the site as a 40-foot wide collector street section
with vertical curb, gutter and 7-foot wide attached or 5-foot wide detached concrete sidewalk
to stub to the site's east property line in alignment with Lanark Street to the east.
The applicant should be required to provide a permanent right-of-way easement to 2-feet
behind back of sidewalk for detached sidewalks located outside of the dedicated right-of-way.
Sidewalk shall be located wholly within right-of-way or wholly within an easement.
The applicant should be required to provide a temporary cul-de-sac turnaround at the terminus
of Lanark Street, as it extends greater than 150-feet in length. The temporary cul-de-sac
turnaround should be paved with a minimum 50-foot turning radius and a temporary turnaround
easement should be provided to the District for those portions of the cul-de-sac which extend
beyond the dedicated street right-of-way. Install a sign at the terminus of the stub street stating
that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENDED IN THE FUTURE."
B. Site Specific Conditions of Approval
This application is for a rezone only. The District may add additional findings for consideration
when it reviews a specific development application. Site Specific Conditions will be established at
that time.
1. Dedicate 58-feet of right-of-way for Lanark Street through the site to align with Lanark Street to the
east. Construct Lanark as a 40-foot wide collector street section with vertical curb, gutter and 7-
foot wide attached or 5-foot wide detached concrete sidewalk to stub to the site's east property
line in alignment with Lanark Street to the east.
2. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for detached
sidewalks located outside of the dedicated right-of-way. Sidewalk shall be located wholly within
right-of-way or wholly within an easement.
3. Provide a temporary cul-de-sac turnaround at the terminus of Lanark Street, as it extends greater
than 150-feet in length. Pave the temporary cul-de-sac turnaround with a minimum 50-foot turning
radius and provide a temporary turnaround easement to the District for those portions of the cul-
de-sac which extend beyond the dedicated street right-of-way.
4. Install a sign at the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR
ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
5. Submit civil plans to ACHD Development Services for review and approval.
6. ACHD plan acceptance and verification of impact fees are required prior to issuance of a building
permit.
7. Comply with all Standard Conditions of Approval.
C. 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
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.
D. 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.
If you have any questions, please feel free to contact me at (208) 387-6218.
Sincerely,
'A�L
Dawn Battles
Planner
Development Services
cc: City of Meridian (Alan Tiefenbach), via email
VICINITY MAP
jwlk
r.
E LanaX —
.._
.E.Franklin Rd 16
- - -W+
9 r
' } KIN
.
fir, r ,.a s RoFtili.
SITE PLAN
Existing Railroad Tracks
.4
x o
Ott
[01
- 'IIIrL
E Lanark Sl
C7 _
CL
14
�p a
Co -
3 2. T
16 dr a
_T
n
�N
3
E Franklin Rd
cn r
a =•fool
R �
2
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.