ACHD Comments Foundations CZCf ~~~~3
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(i'oowrwr~`ed~'o ~cP.
July 17, 2008
TO: Foundations Academy
P.O. Box 2701
Boise, ID 83701
REP: . LKV Architects- Wayne Thowless
2400 E. Riverwalk Dr.
Boise, ID 83706
SUBJECT: MCZC-08-060 /MDES-08-021
Foundations Academy
6100 N. Locust Grove Rd.
Carol A. McKee, Pr~ident
Sherry R. Huber, lst Vice Praident
Dave Bivens, 2nd ~ce Pr~ident
John S. Franden, Commissioner
Rebecca W. Amold, Commissioner
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On November 14, 2007, the Ada County Highway District acted on MPP-07-021 for Three Comers. The
conditions and requirements also apply to MCZC-08-060 /MDES-08-021.
• Prior to final approval you will need to submit construction plans to the ACHD
Development Review Department to insure compliance with the conditions identifled above
or for traftic impact fee assessment. This is a separate review process that requires direct
plans submittal to the Development Review staff at the Highway District,
• A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a
building permit, Contact ACHD Planning ~ Development Service~ at 387-6170 for
information regarding impact fees.
If you have any questions or concems please feel free to contact this office at (208) 387-6177.
Sincerely,
~~~~~U~
Chelsee Kucera
Right-of-Way and Development Services
CC:
Project File
City of Meridian
Ada County Highway District • 3775 Adams Street • Garden Gty, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achd.ada.id.us
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 ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this se~tion 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
of Highway Systems, 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 ROWDS 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 ROWDS 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.
Development Process Checklist
~Submit a development application to a City or to the County
~The City or the County will transmit the development application to ACHD
~The ACHD Planning Review Division will receive the development application to review
~The Planning Review Division will do one of the following:
^Send a"No Review" letter to the applicant stating that there are no site speciflc requirements at this time.
~Send a"Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also apply to
this development application.
^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.
~The Planning Review Division will hold a Technlcal Review meeting for all Staff and Commission Level reports.
^For ALL development applications, including those receiving a"No Review" or "Comply With" letter.
• The applicant should submit a set of engineered plans directly to ACHD for review by the Development Review
Divislon 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 calculation.)
• 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 (Zone)
^ D~iveway or Property Approach(s)
• Submit a"Driveway Approach RequesY' form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week tumaround for this approval.
^ Working in the ACHD Rlght-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 8~ 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 8 Erosion Submittal
• At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative 8~ Plat, done by a Certfied Plan
Designer, must be tumed into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
^ Idaho Power Company
• ~c 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
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
Raght-of-Way & Devedopment Services Department
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ProJect/File: Three Corners/MPP-07-021/MAZ-07-017
This is a rezone, annexation, and preliminary p/at application for 33 residential lots,
10 commercial lot, 14 common lots, and one private schoo/ on approximate/y
39 acres.
Lead Agency:
Site address:
Staff
Approval:
City of Meridian
6380 Locust Grove Road
November 14, 2007
Applicant: David Dean
1746 E. Dunwoody Ct.
Meridian, ID 83642
Representative: Toothman - Orton Engineering - Tim
Mokwa
9777 Chinden Bivd
Boise, ID 83714
StafF Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallace@achd.ada.id.us
Tech Review: November 13, 2007 Via E- mail
Application Information:
Acreage:
Current Zoning:
Proposed Zoning:
Residential Lots:
Commercial Lots:
Common Lots:
Private School:
39
RUT
C-C, R-8, 8~ R-2
33
10
14
1
A. Findinqs of Fact
Existing Conditions
Site Information: The site is currently consists of one bam and vacant land.
Three Corners/MPP-07-021/MAZ-07-017
2. Descri tion of Ad'acent SuITOUndin Area:
Direction Land Use Zonin
North Sin le-famil residential R-1-P
South Rural Urban Transition RUT
East Sin le-famil residential R-1
West Rural Urban Transition RUT
3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site
• Chinden Blvd is currently improved with 3 traffic lanes, and no curb, gutter, or sidewalk abutting
the site. There is 78-feet of right-of-way existing for Chinden Blvd (40-feet from centerline).
Chinden Blvd (SH-20/26) is under the jurisdiction of the Idaho Transportation Department.
• Locust Grove Road is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk
near the site. There is 70-feet of right-of-way existing for Locust Grove Road (35-feet from
centerline).
• The intersection of Locust Grove and Chinden is striped for 3-lanes at the north and east
approaches and signalized.
4. Existing Access: There is no defined access point to this property.
5. Site History: ACHD previously reviewed this site as a comprehensive plan amendment in
October 2007.
Development Impacts
6. Trip Generation: This development is estimated to generate 2,321 additional vehicle trips
day based on the submitted traffic impact study.
7. 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.
8. Impacted Roadways:
Roadway Frontage Functional
Classification Traffic Count Level of
Service* Speed
Limit
Chinden Blvd 1,295' Expressway 24,317 east of Exceeds 50 MPH
Locust Grove in °E°
September 2007
Locust Grove 1,288' MinorArterial 5,951 south of Better 35 MPH
Road Chinden in than
Se tember 2007 "C°
*Acceptable level of service for a iwo-lane minor arterial roadway is °D" (14,000 VTD).
"Acceptable level of service for a three-lane expressway is °E° (18,500 VTD).
9. Capital Improvements PIaNFive Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program or the District's Capital Improvement Plan (CIP).
2 Three Corners/MPP-07-021/MAZ-O7-017
B. Findinqs for Consideration
1. Traffic Impact Study
Below is an executive summary of the submitted traffic impact study prepared by Dobie
Engineering:
• The proposed site access includes 2 all-movement access to Locust Grove Road. No Direct
access to Chinden (US 20/26) is proposed.
• The US 20/26 intersection with Locust Grove Road now operates with moderate traffic
congestion and ATD volumes are approaching the highway capacity of US 20/26.
• The proposed site access will conform to acceptable traffic capacity standards. The
average queue for vehicles exiting the site will be less than 1 vehicle and the queue back-up
extending south from the Chinden signal will not block either of the site access.
• The site access will not generate sufficient turning traffic to warrant a right-turn deceleration
lane on Locust Grove Road. The left-lane warrants are met for the business park and
school site.
• The Chinden/Locust Grove intersection will exceed the capacity of the existing lane
geometry by 2015, and through lane improvements will be needed to accommodate regional
traffic growth as identified in the COMPASS Long Range Transportation Plan.
Recommendations
• A two-way left-tum lane will need to b on Locust Grove Road at the main subdivision
entrance (East Three Comers Trail) and the school site to accommodate projected traffic.
The existing northbound LT should be extended as a TINLTL to south of the school
entrance.
2. US 20/26 - Chinden Boulevard
US 20/26 - Chinden Blvd is under the jurisdiction of the Idaho Transportation Department (ITD).
Staff Comment/Recommendation: US 20/26 - Chinden Blvd is under the jurisdiction of the Idaho
Transportation Department (ITD). The applicant, the City of Meridian, and ITD should work
together to determine if additional right-of-way or improvements are necessary on US 20/26 -
Chinden Blvd. District staff would not be supportive of direct lot access to US 20/26 - Chinden
Blvd.
3. Locust Grove Road
Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes.
Applicant's Proposal: The applicant has proposed to construct a 5-foot detached sidewalk 28-
feet from the centerline of Locust Grove Road abutting the site.
Staff Comment/Recommendation: As a part of the North Meridian TrafFc Plan, it was noted
that a 3-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes within
70-feet of right-of-way would be adequate to accommodate the projected traffic volumes on Locust
Grove Road. Due to the fact that the North Meridian Tra~c Plan recommended a 70-foot right-of-
way on Locust Grove Road and the Commission has supported the recommendations in the past,
3 Three Corners/MPP-07-021/MAZ-07-017
staff is recommending a total right-of-way width of 70-feet as opposed to 96-feet of right-of-way (48-
feet from centerline).
However, the North Meridian Traffic Plan and the submitted traffic impact study identify a need for
increased capacity at the intersection of Locust Grove and Chinden. The North Meridian Traffic
Plan recommends a northbound right-tum lane. Therefore, the applicant will be required to
dedicate a total of 47-feet of right-of-way from centerline of Locust Grove Road, from the Locust
Grove/Chinden Intersection approximately 100-feet south. The right-of-way will then taper to 35-
feet from centerline for the remainder of the site frontage on Locust Grove Road.
As identified in the submitted traffic impact study the applicant will be required to construct a center
left-tum lane on Locust Grove Road at the site approaches for E. Three Comers Trail and the
school. The applicant will not be compensated for any additional right-of-way dedication need to
construct the center left-tum lanes.
The applicant's proposal for a 5-foot detached concrete sidewalk abutting the site meet's District
Policy. The sidewalk will need to be located 40-feet from the centerline of Locust Grove Road for
the first 100-feet south of the Locust Grove/Chinden intersection. The sidewalk will then taper to
28-feet from the centerline of the roadway.
4. Roadway Offsets
Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a
minimum of 300-feet from an arterial roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
Applicant's Proposal: The applicant has proposed one roadway to intersect Locust Grove Road,
E. Three Comers Trail, located approximately 450-feet (measured property line to centerline) south
of the north property line. The applicant has proposed to construct one 30-foot driveway approach
on Locust Grove Road located approximately 750-feet (measured property line to near edge) south
of the north property line. This driveway is proposed to align centerline to centerline with an
approach on the west side of Locust Grove Road.
Staff Comment/Recommendation: The applicant's proposal meets District policy, as both access
points to intersect Locust Grove Road align with existing access points on the west side of the
roadway and all of the intemal roadways meet or exceed District offset policy.
5. Entry Road (E. Three Corners Trail)
Right-of-Way and Street Section Pollcy: District policy requires 54-feet of right-of-way on
industrial/commercial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a
3-lane roadway with curb, gutter and 5-foot wide concrete sidewalks.
Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4-
feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The
roadway on either side of the traffic island should maintain a minimum of a 21-foot street section.
Applicant's proposal: The applicant has proposed to construct E. Three Comers Trail, an entry
road proposed to intersect Locust Grove Road with two 21-foot travel lanes, 9-foot center
landscape islands, vertical curb, gutter, 6-foot planter strips, and 4-foot detached concrete
sidewalks within 64-feet of right-of-way. The roadway then tapers to a reduced residential street
section as it become intemal to the site.
4 Three CornerslMPP-07-021/MAZ-07-017
Staff Comment/Recommendation: The applicant's proposal meets District policy; however the
applicant will be required to construct 5-foot wide concrete sidewalks instead of 4-foot sidewalks as
proposed. The applicant will be required to provide an easement for any segment of the sidewalk
located outside of the right-of-way. The applicant will be required to modify the center landscape
island proposed to be located at the intersection of Locust Grove Road to allow for left and right
tum movements out of the development. Provide a minimum 21-foot street section on either side of
the proposed center landscape islands.
6. Internal Streets
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
' and 5-foot wide concrete sidewalks.
Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is
less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet
with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-
curb. Variations of this width may be allowed, depending on tra~c volumes forecast to be
generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless
they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of
4-feet in width.
Reduced Street Section Policy: District policy 7204.4.1 states that right-of-way widths for all
streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to
the District to approve a street with a right-of-way width less than 50 must prove by clear convincing
evidence that the facts and circumstances of the development waRant a finding of an exceptional
case. The applicant must show that the roadway will be used for residential purposes, there will be
no possibility that the street will be extended in the near future and the traffic volumes on the street
are not forecast to exceed 200 vehicle trips per day.
District policy7240.4.3 allows a developer to construct a local urban residential street with a
reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy
requires Fire Department approval from use of reduced street sections and restricts parking on
reduced street sections.
Turnaround Policy: District policy 7205.2.1 requires tumarounds to be constructed to provide a
minimum tuming radius of 45-feet. Landscape and parking islands may be constructed in
tumarounds if a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-feet are
provided. The pavement width shall be sufficient to allow the tuming around of a standard
AASHTO SU design vehicle without backing.
Applicant's Proposal: The applicant has proposed to construct E. Three Comers Trail and E.
Hawk Creek Ct. as a 29-foot street section with vertical curb, gutter, 6-foot planter strip, and 4-foot
detached concrete sidewalk within 50-feet of right-of-way. The applicant has proposed to construct
N. Sweet Valley Circle as a 29-foot street section with vertical curb, gutter, and 5-foot attached
concrete sidewalk within 42-feet of right-of-way. The applicant has proposed to construct one cul-
de-sac tumaround with a center landscape island.
Staff Comment/Recommendation: The applicant's proposal for the intemal streets meets District
policy; however the applicant will be required to construct 5-foot wide concrete sidewalks instead of
4-foot sidewalks on E. Three Comers Trail and E. Hawk Creek Ct. The applicant will be required to
provide an easement for any segment of the sidewalk located outside of the right-of-way and to
provide a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-feet for the
5 Three Corners/MPP-07-021/MAZ-07-017
cul-de-sac turnaround. The applicant will need to obtain fire department approval for use of the
reduced street sections.
7. Stub Streets
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. If a street ends at the
development boundary, it shall meet the requirements of sub section 7205, "non-continuous
streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7204.5, 7204.6 and 7204.7, 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.°
Applicant Proposal: The applicant has proposed one stub street to the south. The stub street is
proposed to be located as follows:
• Stub Street to the south, E. Three Corners Trail, to be located approximately 1,070-feet
(measured property line to centerline) east of the west property line. The applicant has
proposed to construct a temporary tumaround at the end of the stub street on the property
to the south.
Staff Comment/Recommendation: The applicant's proposal meeYs District policy.
8. Driveways
Driveway Location Policy: District policy 72-F4 (1) and 72-F4 (2), requires driveways located on
commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of
50-feet (measured near edge to near edge).
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems
due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, 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 with 15-foot radii abutting
the existing roadway edge.
Driveway Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic
volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be
constructed as curb-cut type facilities if located on local streets. Curb retum type driveways with 15-
foot radii will be required for driveways accessing collector and arterial roadways.
Applicant's Proposal: The applicant has proposed one 53-foot driveway to intersect E. Three
Comers Trail, located approximately 200-feet east of the west property line to provide access to the
school site.
StafF Comment/Recommendation: The location of the proposed driveway meets District policy,
however the driveway width will be restricted to a maximum of 36-feet. The applicant will 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 with 15-foot radii abutting the existing
roadway edge.
9. Tree Planters
Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters
less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the
6 Three Corners/MPP-07-021/MAZ-07-017
policy requires a minimum planter width of 6-feet for class I I tress with the installation of root
bamers on both sides of the planter strip or a minimum planter width of 8-feet without the
installation of a root barrier. The policy also requires Class I and Class III trees to provide a
minimum planter width of 10-feet.
10. Other Access
Locust Grove Road is classified as a minor arterial roadway. US 20/26 - Chinden Blvd is classified
as an expressway. Other than the access specifically approved with this application, direct lot
access is prohibited to these roadways and should be noted on the final plat.
C. Site Specific Conditions of Approval
1. Comply with requirements of ITD and City of Meridian for the US 20/26 - Chinden Blvd frontage.
Submit to the District a letter from ITD regarding said requirements prior to District approval of the
final plat or issuance of a building permit (or other required permits), whichever occurs first.
Contact the Distri~t III Traffic Engineer at 334-8340.
2. Dedicate 47-feet of right-of-way from the centerline of Locust Grove Road for the first 100-feet
south of the Locust Grove/Chinden intersection abutting the parcel. The right-of-way purchase and
sale agreement and deed must be completed and signed by the applicant prior to scheduling the
final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other
required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way
dedication after receipt of all requested material. The District will purchase the right-of-way which is
in addition to existing right-of-way from available Comdor Preservation Funds.
3. Construct center left-tum lanes on Locust Grove Road at the site approaches for E. Three Comers
Trail and the school.
4. Construct a 5-foot concrete sidewalk 40-feet from the centerline of Locust Grove Road for the first
100-feet south of Locust Grove/Chinden intersection. The sidewalk will then taper to 28-feet from
centerline, as proposed. Provide an easement for any segment of the sidewalk located outside of
the right-of-way.
5. Construct one roadway to intersect Locust Grove Road, E. Three Comers Trail, located
approximately 450-feet south of the north property line, as proposed.
6. Construct one 30-foot driveway approach on Locust Grove Road located approximately 750-feet)
south of the north property line, as proposed. 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 with 15-foot
radii abutting the existing roadway edge.
7. Construct E. Three Corners Trail from its intersection with Locust Grove back to its transition to a
residential roadway with two 21-foot travel lanes, 9-foot center landscape islands, vertical curb,
gutter, 6-foot planter strips, and 4-foot detached concrete sidewalks within 64-feet of right-of-way,
as proposed. Provide a minimum 21-foot street section on either side of the center landscape
islands. Provide an easement for any segment of the sidewalk located outside of the right-of-way.
8. Construct the residential section of E. Three Comer Trail as a 29-foot street section with vertical
curb, gutter, 6-foot planter strip, and 5-foot detached concrete sidewalk within 50-feet of right-of-
way. Provide an easement for any segment of the sidewalk located outside of the right-of-way.
7 Three Corners/MPP-07-021/MAZ-07-017
9. Construct E. Hawk Creek Ct. as a 29-foot street section with vertical curb, gutter, 6-foot planter strip
and 5-foot detached concrete sidewalk within 50-feet of right-of-way. Provide an easement for any
segment of the sidewalk located outside of the right-of-way.
10. Construct N. Sweat Valley Circle as a standard 29-foot street section within 42-feet of right-of-way,
as proposed.
11. Construct one cul-de-sac tumaround with center landscape island, as proposed. Provide a
minimum inside curb radius of 28-feet, and a minimum outside radius of 45-feet for the cul-de-sac
tumaround.
12. Construct one stub street to the south, E. Three Comers Trail, located approximately 1,070-feet
east of the west property line, as proposed. Construct one temporary tumaround on the property to
the south, as proposed.
13. Construct one driveway to intersect E. Three Comers Trail, located approximately 200-feet east of
the west property line, as proposed. 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 with 15-foot radii
abutting the existing roadway edge. The driveway will be restricted to a maximum width of 36-feet.
14. Other than the access specifically approved with this application, direct lot access is prohibited to
Locust Grove Road and Chinden Blvd shall be noted on the final plat.
15. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
rig ht-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borr~e
by the developer.
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. Comply with the District's Tree Planter Width Interim Policy.
6. 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.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
8 Three Corners/MPP-07-021/MAZ-07-017
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
11. 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 finro full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Trafflc Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. 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 the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with atl rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
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.
Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordination
4. Request for Reconsideration Guidelines OR Appeal Guidelines
5. Development Process Checklist
9 Three CornerslMPP-07-021/MAZ-07-017
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