Findl Building CZC 07-064f
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NOTE: This is not a Building Permit.
Prior to any construction, you shall
contact the Building Department at
(2081887-2211 to verify if any additional
permits and/or inspections will be
required by the Buildins Department.
CERTIFICATE OF ZONING COMPLIANCE*
Date: March 30.2007
Project Name: Findl Building - CZC-07-064
Owner: RS Hosac /Monterey, LLC
Site Address: Hastings Subdivision No. 2 (Portion of Lot 46, Block 49, Lochsa Falls Subdivision No. 12)
Proposed Use: Future Preschool
Zoning:
Comments:
Conditions of Approval: Project is subject to all current City of Meridian ordinances and conditions of approval
for the Lochsa Falls / Hastings No. 2 development. Issuance of this permit does not release the Applicant from any
previous requirements of the other permits issued for this site. The issuance of this permit does not release the
applicant from any requirements of the approved Planned Development (CUP-02-012) and Preliminary Plat for
Lochsa Falls Subdivision (PP-02-009), Final Plat for Lochsa Falls Subdivision No. 12 (FP-04-007), and the Short
Plat for Hastings Subdivision No. 2 (SHP-06-002), as well as any Development Agreements in effect for this site.
Because specific users for this building are not proposed at this time, any future tenant(s) must obtain tenant
improvement sign off from the Planning Department, prior to occupancy.
Site Plan: The site plan prepared by Tomlinson Designs and dated March 15, 2007, is approved (stamped
"Approved" on March 30, 2007, by the Meridian Planning Department) with no changes. The approved site plan is
not to be altered without prior written approval ofthe Planning Department. Please note the fencing requirements
for play areas, as described below.
Landscaping Plan: The landscape plan prepared by Tomlinson Designs and dated March 15, 2007, is approved
(stamped "Approved" on March 30, 2007, by the Meridian Planning Department) with no changes. The approved
landscape plan is not to be altered without prior written approval of the Planning Department. No field changes to
landscape plan permitted; prior written approval of all material changes is required.
Prior to final inspection and sign off for this project, a written Certificate of Completion shall be submitted to the
Planning Department, prepared by a landscape architect, landscape designer, or qualified nurseryman responsible
for the landscape plan upon completion of the landscape installation. The Certificate of Completion shall verify
that all landscape improvements; including plant materials and sprinkler installation, are insubstantial compliance
with the approved landscape plan.
Elevations: The Elevations prepared Tomlinson Designs and dated January 21, 2007, are approved with no changes
from the Planning Department. The approved elevations are not to be altered without prior written approval of the
Planning Department.
Fencing: Per UDC 11-4-3-9B, all outdoor play areas shall be completely enclosed by, at minimum, a sig-foot
(6') nonscalable fence to protect the children, and to provide screening for adjacent properties. The fencing
material shall meet the swimming pool fence requirements of the building code, in accord with Title 10 of
Meridian City Code. Any required or proposed fencing shall be installed with current fencing standards as
defined in UDC 11-3A-7. All fencing must be installed prior to receipt of the Certificate of Occupancy.
P1ayEquipment: Per UDC 11-4-3-9, any outdoor play equipment that measures over six feet (6') in height
shall not be located within any required yard setback.
Irri atg ion: An underground, pressurized irrigation system must be installed to all landscape areas per the approved
specifications and in accordance with UDC 11-3A-15.
Protection of Existing Trees: Any existing trees on site must be protected or mitigated for in accordance with the
Tree Preservation section of the City's- Landscape Ordinance. Per UDC 11-3B-10, coordinate with the Parks
Department Arborist (Elroy Huff, 888-3579) for approval of protection/relocation measures for the existing trees
prior to construction. Any severely damaged tree must be replaced in compliance with UDC 11-3B-10-C.5.
Parkin: The proposed parking areas shall be paved and striped in accordance with UDC 11-3B. Project
engineer/architect shall certify that the number and size ofhandicap-accessible spaces conforms to the Americans ,
with Disabilities Act (ADA). Handicap accessible stalls must have signage in accordance per ADA.
Curbing: Per UDC 11-3C-SB-4, all sidewalks and landscape areas adjacent to driveways, parking lots, or
other vehicle use areas, must be protected by curbing, wheel stops, or other approved protective devices.
Curbing may be cut to allow for storm water runoff.
Sidewalks: All sidewalks shall be constructed in accordance with 11-3A-17. Sidewalks shall be constructed prior
to occupancy.
Drainage: Storm water drainage swales shall not have a slope steeper than 3:1, shall be fully vegetated, and shall
be designed in compliance with UDC 11-3B-1 l and UDC 11-3A-18.
Li tin :Lighting shall not cause glare or impact the traveling public or neighboring development and
comply with lighting standards as defined in UDC 11-3A-11.
Si~na~e: No signs are approved with this CZC. All business signs will require a separate sign permit in
compliance with UDC 11-3D.
Trash Enclosure: All dumpster(s) must be screened in accordance with UDC-11-3A-12. Trash enclosures must be
built in the location and to the size approved by SSC.
Handicap-Accessibility: The structure, site improvements, and parking areas must be in compliance with all
federal handicap-accessibility requirements.
ACRD Acceptance: All impact fees, if any, shall be paid prior to the issuance of a building permit. If any changes
must be made to the site plan to accommodate the ACHD requirements, a new site plan shall be submitted to the
City of Meridian Planning staff for approval prior to the issuance of a building permit.
Certificate of Occupancy All required improvements must be complete prior to obtaining a Certificate of
Occupancy. A written certificate of completion shall be prepared by the landscape architect, landscape designer or
qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The
Certificate of Completion shall verify that all landscape improvements, including plant materials and sprinkler
installation, are in substantial compliance with the approved landscape plan. A Temporary Certificate of
Occupancy maybe obtained by providing surety to the City in the form of a Letter of Credit or cash in the amount
of 110% of the cost of the remaining improvements. A bid must accompany any request for Temporary Occupancy.
Plan Modifications: Except for the changes mentioned above, the approved site and landscape Plans, stamped
"Approved" on March 30, 2007, and elevations, are not to be altered without prior written approval ofthe Planning
Department. No significant field changes to the site or landscape plans -are. permitted; prior written approval of all
changes is required.
Amanda Hess, Associate City Planner
*This letter does not indicate compliance with requirements of other departments/agencies, including, but not limited to, Ada County
Highway District, Central District Health Department, affected irrigation district(s), Meridian Sewer, Water, Building or Fire
Departments, Sanitary Services Co., etc. This permit shall expire one (1) year from the date of issuance if work has not begun.
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' ~..; Type of Review Requested (check all that apply)
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~~ ~`°' ^ Accessory Use STAFF USE ONLI':
^ Alternative Compliance
® Certificate of Zoning Compliance File number(s): ~ 2 C ~~~ -b6'~
^ Conditional Use Permit Minor Modification
B Design Review ,
^ Private Street Project name:
^ Property Boundary Adjustment Date filed: ~"~~ 1~ Date comp ete:
^ Short Plat
^ Temporary Use Certificate of Zoning Compliance Assigned Planner: t~ ut ~ ~~ ~-e S~
^ Time Extension (Director)
^ Vacation Related files:
^ Other
e>,pplicant Inforutation
Applicant name: RS Hosac,~11 Phone: 322-5410
Applicant address: 10221 W. Emerald, Suite 100 Zip; 83704
Applicant's interest in property: ®Own ^ Rent /^ Optioned ^ Other
Owner name: RS Hosac,Jwgl~~~~- •~.~~, l/1/~
Owner address: 10221 W. Emerald, Suite 100
Agent name (e.g., architect, engineer, developer, representative): Jason Tomlinson
Firm name: Tomlinson Designs
Address: 335 W State Street, Suite C
Primary contact is: ^ Applicant ^ Owner ^ Agent ^ Other
Contact name: Bill Carter
E-mail: Bill@hosac.com
Phone: 322-5410
Zip: 83704
Phone: 938-7012
Zip: 83616
Phone: 322-5410
Fax: 322-3337
Subject Property Itafarmatlion
Loeation/street address: Comer of Chinden and Long Lake Way
Assessor's parcel number(s): TBD
Township, range, section:
Current land use:
vacant
Planning Department
ADMINISTRATIVE REVIEW APPLICATION
Total acreage: .65 acres
Current zoning district:
L-O
660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancit .Lore
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Project description
Project/subdivision name: Hastings Subdivison Phase 2
General description of proposed project/request: Shell building for future preschool
Proposed zoning district(s): L-0
Acres of each zone proposed: 2.11 acres
Type of use proposed (check all that apply):
^ Residential ^ Commercial ^ Office ^ Industrial ^ Other
Amenities provided with this development (if applicable): 3,680 sf fenced play area
Who will own 8t maintain the pressurized irrigation system in this development? building owner
Which irrigation district does this property lie within? Settler's Irrigation District
Frimary irrigation source: Pressurized imgation Secondary: Domestic water
Square footage of landscaped areas to be irrigated (if primary or secondary point of cormection is City water): 8400
Residential Project Summary (if applicable)
Number of residential units: Number of building lots:
Number of common and/or other lots:
Proposed number of dwelling units (for multi-family developments only):
1 Bedroom: 2 or more Bedrooms:
Minimum square footage of structure(s) (excl. garage): Proposed building height:
Minimum property size (s.f): Average property size (s.f.):
GLOSS density (DU/acre-total land): Net density (DU/acre-excluding roads & alleys):
Percentage of open space provided: Acreage of open space:
Percentage of useable open space: (See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: ^5ingle-family ^ Townhomes ^ Duplexes ^Muiti-family
Ivon-residential Project Sul>4u~tary (if applicable)
Number of building lots: 1 Other lots:
Gross floor area proposed: 7000 Existing (if applicable):
Hours of operation (days and hours): 7:30 am- 6:00 pm Building height: 28'-0"
Percentage of site/project devoted to the following:
Landscaping: 28% Building: 25% Paving: 46%
Total number of employees: 8 Maximum number of employees at any one time: 8
Nutnber and ages of students/children (if applicable): infant-6 Seating capacity:
Total number of parking spaces provided: 31 Number of compact spaces provided: 0
Authorization
Print applicant nar{ie: Jason~~'omlinsort~ ~ '
Applicant signature. Date: 3!14/2007
660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642
Phone: (208) 884-5533 + Facsimile: (208) 888-6854. • Website: wwtiv.meridiancity.ore
Administrative Design Review
Building #4
Findl Building
Hastings Subdivision Phase 2
1. Architectural Character
A. North Elevation (Chinden exposure). To 0o ine is 75'-2" with a 21'-6"
roof bump out or 30% relief There are modulations in the facade where the EIFS
meets the roof (2'-6" built up fascia, doubled stepped) and where the EIFS meets
the cultured stone base. 1~'
B. The main building entrance is defined with ~S'-0" porte cochere supported by
EIFS columns with cultured stone bases.
C. The building has a double hipped roof with 2'-6" overhanging eaves satisfying
the roof design requirements.
D. This requirement is satisfied by the use of both EIFS and cultured stone on the
facade.
E.The ground level mechanical equipment shall be screened at a height of 30"tall
with a EIFS wall matching the color and texture of the main building facade.
2. Color and Materials. Stucco and cultured stone are the elemants utilized.
3. Parking Lots. None of the parking for this building abuts the adjacent streets.
4. Pedestrian Walkways
A. An 8' wide continuous walkway has been provided form the building
entrance, across the site, connecting to the public perimeter sideway along
Everest street.
B. The internal pathway has been distinguished from adjacent asphalt through the
use of scored concrete.
C. This requirement does not apply.
D. This requirement does not apply.
This building has been design to match the two existing buildings on the site in order to
promote continuity throughout the site.
Property Use Narrative
Building #4 (Findl Building)
Lochsa Falls Business Park
Hastings Subdivision Phase 2
This building is one of the six buildings located in the Lochsa Business Park, Hastings
Subdivision, developed by R.S. Hosac Inc. Two of the buildings in this development
have already been constructed in Phase I. This building, included in Phase II, will meet
the high standards of design set by the existing structures. Form, materials, and the colors
proposed are intended to be in the same genre of those existing in order to promote
consistency throughout development. Small deviations in shape and design allow this
building to be identifiable to the user while navigating the business park. By being
located directly adjacent to the Lochsa Falls residential development, high volume traffic
is expected so the orientation of the building on the site promotes ideal traffic circulation.
The use of well planned landscaping that will tie the entire site together.
This building's North Elevation has direct exposure to Chinden road, an entrance corridor
to the city of Meridian. This elevation, along with the rest of the building, recognizes that
because it lies upon this entrance corridor, the high standard of design set forth by the
city is acknowledged and achieved in the design of this building. The intent of such a
standard will promote growth and the beautification of the community. The
Administrative Design Review necessitated by this building's location. accompanies this
Certificate ofZoning Compliance Application.
This property is zoned L-O. The building will have a "B" occupancy for office use.
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April 13, 2007
TO:
RS Hosac
10221 W. Emerald, Ste. 100
Boise, ID 83704
SUBJECT: MCZC-07-064
final bldg.
Chinden & Long Lake Way
John S. Franden, President
Rebecca W. Amold, Vice President
Sherry R. Huber, Commissioner
David Bivens, Commissioner
Carol A. Mckee, Commissioner
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On 5/22/2002, the Ada County Highway District Commissioners acted on MAZ-02-010/MPP-02-
009/MCUP-02-012 for Lochsa Falls Subdivision. The conditions and requirements also apply to MCZC-
07-064.
• Prior to final approval you will need to submit plans to the ACRD Development Review
Department.
• A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a
building permit. Contact ACHD Planning 8 Development Services at 387-6170 for
information regarding impact fees.
If you have any questions or concerns please feel free to contact this office at (208) 387-6177.
Sincerely,
~~~~'
Chelsee Kucera
Planning Intern
Right-of-Way and Development Services
CC: Project File
Lead Agency: City of Meridian
Tomlinson Designs -Jason Tomlinson
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
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Ada County Highway District
1C1gnL-O,J-YYay a Ueve[u(~n[eita Lepuranaeiaa
Planning Review Division
This application requires Commission action due to the fact that the development is 862 single-
familydwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station,
1 city park and 1 private park. Lochsa Falls Subdivision is scheduled to be on the consent agenda
on May 22, 2002 at 6:30 pm. Tech Review for this item was held with the applicant on Friday, May
3, 2002. Please refer to attachment for Request for Reconsideration guidelines. Andrea N. Tuning,
Principal Development Analyst, 208-387-6177 phone, 208-387-6393 fax.
File Number(s): Lochsa Falls Subdivision / MAZ-02-010 / MPP-02-009 / MCUP-02-012
Site address: Between Linder Road and Ten Mile Road and McMillan Road and
Chinden Boulevard
Owner/Applicant: Farwest LLC
Daniel Gibson
4487 North Dresden Place, Suite 102
Garden City, Idaho 83714
Representative: Becky Bowcutt
1405 West Chance Court
Eagle, Idaho 83616
Application Information
The applicant is proposing to construct an 876-lot mixed-use subdivision on 354.38. The
subdivision consists of 862 single-family residential lots, 11 office lots, 1 commercial lot, 1 fire
station, 1 private park, 1 City park and 59-common lots.
Acreage: 354.38
Current Zoning: RUT
Proposed Zoning: R-4
Proposed buildable lots: 876
Proposed common lots: 59
Vicinity Map
A. Findings of Fact
1. Commission Action on May 22, 2002: This item was originally scheduled for the May 22,
2002 consent agenda. At the request of Greg Johnson, the item was moved to the regular
agenda for discussion regarding the location of Cayuse Creek Drive as it intersects Linder
Road. Mr. Johnson was requesting that the Commission require the applicant to relocate
Cayuse Creek Drive to the south to align with a possible driveway/street for a future high
school site on the east side of Linder Road. Mr. Johnson does not own the parcel that he
was requesting the street align with. The Commission approved the location of Cayuse
Creek Drive as proposed, and indicated that should the developer of Lochsa Falls choose to
move the location of the street, then staff had the authority to approve a relocation of the
street, in accordance with District policy.
The applicant requested that the Commission approve a pathway on Cayuse Creek Drive
from Linder Road to the traffic circle, in lieu of sidewalk on both sides of the roadway. The
Commission directed staff to work with the applicant on a possible alternative street section
for that segment of roadway. The Commission noted that such an alternative would require
a waiver of policy, and granted staff the authority to make such a waiver with this
development. If staff and the developer cannot come to an agreement on an alternative
section, then the standard requirement, as noted in this staff report, will not be changed.
The applicant and District staff have come to an agreement regarding an approved pathway
on Cayuse Creek Drive. The applicant has proposed to construct a 10-foot wide asphalt
pathway on the south side of Cayuse Creek Drive extending from Linder Road to the
roundabout in lieu of 5-foot concrete sidewalk on both sides of the roadway. The applicant
has proposed to construct pedestrian crossings (constructed out of brick pavers) to provide
pedestrians the opportunity to move from the north side of the development to the asphalt
pathway on Cayuse Creek Drive. The proposed pedestrian crossings are proposed to be
located at the Moose Creek Street and Cayuse Creek Drive intersection, Dry Bar Way and
Cayuse Creek Drive intersection and Fish Creek Court and Cayuse Creek Drive intersection.
This design is consistent with past Commission action and is approved with this application.
The applicant must provide an easement for the pathway and the pathway must be owned
and maintained by the Homeowners Association.
2. Trip Generation: This development is estimated to generate 12,480 additional vehicle trips
per day (20 existing) based on the submitted traffic study.
3. Traffic Impact Study: A traffic impact study was required with this application. The
following is a summary of the findings:
This Development is projected to be built-out by the year 2010. The following are the
principal findings and recommendations of the study as provided by the Traffic Engineer, and
reviewed by the ACHD Transportation Engineer:
• As a result of the build-out, traffic on the vicinity roadways is expected to increase
as follows: traffic on Ten Mile Road and Linder Road may increase each by 1,248
2
vpd; traffic on Chinden Boulevard may increase by 3,495 vpd; traffic on McMillan
Road may increase by 2,746 vpd.
The North Meridian Study expects a trip capture up to 10% within each 1 square
mile section. As more non-residential uses are developed within T4N R1W
Section 26, 10% of the site-generated trips will be retained within the section. For
the purposes of this report, 90% of the project trip generation is used for
assignment on the arterial roads and 10% is retained within the section.
• Background traffic for the year 2010 was obtained by factoring the existing traffic
and adding the traffic from Bridgetower and the Keltic Heights developments. The
existing traffic was projected at an annual growth factor of 2% on Ten Mile Road
and Linder Road, and 1 % on Chinden Boulevard. This was obtained from the
North Meridian Area Study.
• Existing Traffic Volumes on site vicinity were obtained from the North Area
Meridian Traffic Study published by WIS.
• The Chinden Boulevard Corridor Study completed on June 21, 1999 shows
Chinden Blvd. between Ten Mile Road and Linder Road with three access points
per side per mile. The intersection at Linder Road is signalized. The intersection
at Ten Mile Road is controlled by a 2-way stop sign.
• The overall intersection of Linder Road and Chinden Boulevard (signal controlled)
is currently operating at a LOS F with a delay of 100 seconds. At build-out of the
Lochsa site, the intersection will continue to operate at LOS F with a delay of 220
seconds.
• The overall intersection of Linder Road and McMillan Road (4-way stop controlled)
is currently operating at a LOS B with a delay of 11 seconds. At build-out of the
Lochsa site, the intersection is projected to operate at a LOS F with a delay of 153
seconds.
• At the Ten Mile Road/McMillan Road intersection (2-way stop controlled), under
current conditions, McMillan is projected to operate a LOS B or better with a delay
of 11 seconds or better. At build-out of the Lochsa site, Ten Mile is projected to
operate a LOS F with a delay of 83 seconds.
• At the Ten Mile/Chinden Boulevard intersection (2-way stop controlled), under
current conditions, Ten Mile is projected to operate at LOS C or better with a delay
of 18 seconds or better. At build-out of the Lochsa site, Ten Mile is projected to
operate at a LOS F with a delay of 203 seconds.
• All of the site access intersections operate at an acceptable level of service with
acceptable vehicular delays.
3
• The intersection of McMillan Road/ Linder Road marginally meets the peak hour
signal warrant for the existing no-build traffic conditions. The intersection will
continue to meet the peak hour signal warrant for the 2010 build out traffic
conditions. A detailed analysis will be needed when projected traffic volumes are
reached before installing a signal. With or without a signal installation, the
intersection needs to be improved with widening of all four approaches.
• Chinden Boulevard requires center left turn lanes and right turn deceleration lanes
for traffic turning into the site at both access intersections.
• Linder Road requires center left turn lanes and right turn decelerations lanes for
traffic turning into the site at both access intersections.
• McMillan Road requires center left turn lanes for traffic turning into the site at its
access intersection. McMillan Road requires right turn deceleration lane for traffic
turning into the site at the roadway intersection.
• Linder Road, McMillan Road, and Ten Mile Road have adequate existing capacity
to handle the traffic from Lochsa project at build out. These roads will not have
adequate capacity to handle the build out of the 12-square- mile North
Meridian Planning Area at 2020. Any improvements on these roadways should
be based on the recommendations of the North Meridian Traffic Study.
• Chinden Boulevard will nearly be at capacity to handle the traffic from the Lochsa
project. Chinden Blvd. will not have adequate capacity to handle the build out of
the 12-square mile North Meridian Planning Area at 2020. Chinden Blvd. should
be improved based on the recommendations for the North Meridian Area Traffic
Study.
The Chinden Blvd./Cinder Road intersection needs to be improved with widening of
all four approaches for acceptable operation. The widening should include
additional through lanes on Chinden Blvd and left turn lanes on Linder Road.
Additional right turn lanes are optional, but will further improve the intersection
operation. Any improvements on these roadways should be based on the
recommendations of the North Meridian Traffic Study.
• The Chinden Blvd./Ten Mile Road intersection needs to be improved with widening
of the northbound approach for acceptable operation. This widening should
include a left turn lane on Ten Mile Road. A detailed analysis will be needed when
the projected traffic volumes are reached before installing a signal. Any
improvements on these roadways should be based on the recommendations of the
North Meridian Traffic Study.
• With or without a signal installation, Linder Road/McMillan Road intersection needs
widening on all four approaches. Center left turn should be constructed at this
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intersection before signal installation. Any improvements on these roadways
should be based on the recommendations of the North Meridian Traffic Study.
The Ten Mile Road/McMillan Road intersection needs to be improved with
widening of the westbound approach for acceptable operation. The widening
should include an additional left turn lane on McMillan Road. Any improvements on
these roadways should be based on the recommendations of the North Meridian
Traffic Study.
• The Chinden Blvd./East Access intersection meets the peak hour signal warrant
for the 2010 site build out scenario. If a right turn lane on the access approach
and an acceleration lane on Chinden Blvd. are provided, the effect on the right
turning traffic from the accesses can be eliminated and consequently the
intersection will not meet the peak hour signal warrant. If a signal must be
installed, the west access should be signalized and the traffic from the east access
be diverted to the west access intersection.
• Most of the internal streets have daily traffic projections lower than 1000 vpd. A
small segment of an internal street where the traffic projections exceed 1000 vpd is
shown in Figure 7. Access to the residential lots should be designed in
accordance with the ACHD's access requirements.
• The capacity analysis of the roundabout shows that it has adequate capacity to
accommodate the build out of the Lochsa Subdivision with an acceptable LOS,
and only minor delays.
Other Vicinity Developments:
ACHD has approved Bridgetower Subdivision in 4N 1W sections 26 and 35 for
construction. Traffic from Bridgetower Subdivision is included in the background
traffic. A traffic impact study published by WIS on the Bridgetower Subdivision was
used to extract land use and trip generation characteristics of the development. All
phases of Bridgetower are expected to be completed by 2010 and are included for
background traffic purposes.
ACHD had also approved Keltic Heights Subdivision in 4N 1W section 25 for
construction. Traffic from Keltic Heights subdivision is included in the background
traffic. A traffic study published by Dobie Engineering, Inc. on the Keltic Heights
subdivision was used to extract land use and trip generation characteristics of the
development. The development is expected to be fully developed by the year 2005.
^ The build out year for this study was assumed as 2010. Only the weekday pm peak
hour period between 4-6 pm was analyzed so the site impacts. The study assumes
that the Ten Mile river crossing will not be complete until after 2010.
4. Site Information:
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The site is currently functioning as agricultural and single-family residential.
5. Description of Adjacent Surrounding Area:
• North: Spur Wing Golf Course
• South: Brandt Subdivision (single-family residential)
• East: Single-family residential /agricultural
• West: Single-family residential /agricultural
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Impacted Roadways
Chinden Boulevard
Frontage: 1,900-feet
Functional Street Classification: Principal arterial
Traffic count: East of Ten Mile Road was 10,527 on 10-11-00
Level of Service: "C" / "D"
Speed limit: 55
Nearest intersection: Chinden Boulevard and Linder Road intersection.
Linder Road
Frontage: 2,475-feet
Functional Street Classification: Minor arterial
Traffic count: South of Chinden Boulevard was 6,182 on 6-6-00.
Level of Service: Better than "C"
Speed limit: 50
Nearest intersection: Chinden Boulevard and Linder Road intersection.
McMillan Road
Frontage: 1,340-feet
Functional Street Classification: Minor arterial
Traffic count: west of Linder Road 1,133 on 9-13-00
Level of Service: Better than "C"
Speed limit: 50
Nearest intersection: Ten Mile Road and McMillan Road
Ten Mile Road
Frontage: 685
Functional Street Classification: Minor arterial
Traffic count: South of Chinden Boulevard was 505 on 10-11-00
Level of Service: Better than "C"
Speed limit: 50
Nearest intersection: No entrances onto en Mile Road is proposed at this time
(the site abutting Ten Mile will be the City Park) and the
site is not near an intersection.
6. Roadway Improvements Adjacent To and Near the Site
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Chinden Boulevard, Linder Road, McMillan Road and Ten Mile Road are rural street sections.
^ Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or
sidewalk.
^ Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb,
gutter or sidewalk abutting the site.
^ McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no
curb, gutter or sidewalk abutting the site.
^ Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no
curb, gutter or sidewalk abutting the site.
7. Existing Right-of-Way
Chinden Boulevard has 67-feet of existing right-of-way (25-feet from centerline).
Linder Road has 50-feet of right-of-way (25-feet from centerline).
McMillan Road has 50-feet of right-of-way (25-feet from centerline).
Ten Mile Road has 50-feet of right-of-way (25-feet from centerline).
8. Existing Access to the Site
There are no public roadways currently entering the site.
9. Site History
There have been no previous applications for this site previously.
10. Five Year Work Program
There are no plans within the District's Fiver Year Work Program at this time. This site is
located within the North Meridian Planning area.
11.Other Development in Area/Miscellaneous
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include 700 to 900 residential lots, schools,
office/commercial lots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
• On October 17, 2001, the Commission approved a rezone application and a sketch, plat
for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots.
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The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family
subdivision on 452.16-acres.
• On October 17, 2001 the Commission approved a rezone and preliminary plat application
for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
• On November 7, 2001 the Commission approved rezone and annexation application for
370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175'.91
acres and conditional use approval for a total of 692 single-family residences, 59 senior
housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower
Subdivision).
• On February 6, 2002, the Commission approved a preliminary plat application fora 272-
lot residential subdivision on 78-acres (Baldwin Park).
• On April 17, 2002, the Commission approved a preliminary pat application fora 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
Due to the large number of inquiries in this area, staff and the development community
realized that the potential for development in this area is extreme and the traffic impact '.
studies that each individual developer was submitting did not include the major surrounding
developments that are "in the works". If staff examines each development individually,'. the
roadway system appears adequate, but when staff begins to add in a second or third large-
scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road,
Ten Mile Road, Linder Road) reach their 2020 planning thresholds.
Based on development patterns in this area, and the concern surrounding the abutting
roadways, ACHD hired Washington Group to conduct a traffic impact study of the
northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian
Road to one-half mile west of Black Cat Road.
One option for funding improving these roadways is the implementation of an extra-ordinary
impact fee overlay district. Lochsa Falls Subdivision may also be subject to any extraordinary
fees that the District may impose.
The second phase of the study, the economic phase has been initiated and will focus on the
cost of the improvements deemed necessary by the study, including right-of-way costs. The
outcome of the economic study has provided the District with an estimate of the costs to
improve the roadways in the North Meridian Planning Area to handle the traffic generated by
the proposed developments in the area. This final estimated cost is not yet available, as staff
is still reviewing street section options that may reduce the right-of-way costs.
The following Executive Summary is from the completed North Meridian Traffic Study. It
examines the improvements that are anticipated within the North Meridian Planning Area:
EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY
The proposed 12-square mile study area between US 20/26 and Ustick Road and
between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and
sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACHD) for
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anticipated development build out. The following are the principal findings and
recommendations of the study:
• By the year 2020 the study area is anticipated to develop an additional 17,599
dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings,
12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of
church buildings, and approximately 60 acres of park.
• The build out scenario of the study area is projected to generate an average daily
traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT)
will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the
trips remain internal within each section, and 6% of the trips are pass-by trips.
• The distribution of the traffic from all of the study area sections indicate that
approximately 30% traffic directed towards south, 27% of the traffic directed towards
east, 21 % of the traffic directed towards west and north. The remaining 22% of the
traffic is distributed within the study area.
• At build out, traffic on the arterials is expected to significantly increase (see Table 4).
• All of the arterial intersections in the study area are currently operating at acceptable
level of service of "C" or better.
• By the year 2020, the majority of study intersections are projected to meet the peak
hour traffic signal warrant.
• A proportionate share of the impacts of the individual sections at each of the study
area arterial intersections is summarized in Table 6.
• Several mid-mile intersections may warrant traffic signals due to the heavy left turn
traffic volume.
• Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns
lanes may be required at some access and arterial intersections.
• McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is
forecasted with a 3-lane section west of Black Cat. At arterial intersections and at
access intersections right turns lanes may be necessary.
• Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is
forecasted with a 3-lane section west of Black Cat. At arterial intersections sand at
access intersections right turns lanes may be necessary.
• Linder Road forecasted with a 5-lane section in the study area. At arterial intersections
and at access intersections right turns lanes may be required.
• McDermott Road is forecasted with a 3-lane section in the study area. At arterial
intersections and at access intersections turn lanes may be required.
• Black Cat Road is forecasted with a 3-lane section in the study area. At arterial
intersections right turn lanes may be required.
• Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial
intersections and at access intersections turn lanes may be required.
• Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of
McMillan in the study area. At arterial intersections right turn lanes may be required.
• Locust Grove Road requires a 3-lane section in the study area. At 'arterial
intersections right turn lanes may be required. At Ustick Road a 5-lane section is
forecasted.
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Staff recognizes that the amount of right-of-way dedicated with these improvements is
overwhelming, and that ACRD may not have the funds to purchase such a large amount
of right-of-way. In this situation it is likely that impact fee offset agreements will be utilized
to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-
way.
B. Findings for Consideration
Future Parcels
The applicant has included three lots that wilt be required to submit a conditional use application
or a design review application in the future. The lots include the proposed fire station, the
proposed City Park and the proposed multi-family lot located on North Goddard Creek Way.
Once a formal application has been submitted for the proposed parcels, the District will approve
driveway locations in accordance with District policy. Due to the fact that these parcels are a
part of the plat, the District will acquire right-of-way and roadway improvements to the parcels.
2. Right-of-Way
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.
The applicant should dedicate 48-feet of right-of-way from the centerline of Linder Road, Ten
Mile Road and McMillan Road abutting the parcel by means of a warranty deed. 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 ACRD 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 owner will be
paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD
right-of-way if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with ACHD Ordinance #195.
The applicant has expressed an interest in dedicating less right-of-way (38-feet from centerline)
and placing the sidewalk on Linder Road Ten Mile Road and McMillan Road within an
easement. The District is supportive of the applicant dedicating the amount of right-of-way that
is required for the construction of the roadway due to the fact that the District may construct the
roadway without having to compensate the applicant for additional right-of-way. The applicant
should dedicate an adequate amount of right-of-way (38-feet from centerline) that can
accommodate one half of a 72-foot street section with curb, gutter and a 2-foot utility easement
with an easement for the 5-foot concrete sidewalk. On August 28, 2002, the Commission voted
to approve the above requested modification.
State Highway 20/26 is under the jurisdiction of ITD. The applicant should contact ITD to.
determine if any right-of-way will be acquired in association with this development.
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3. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and
arterial roadways (7204.6.5).
The applicant should construct 5-foot concrete sidewalk abutting the property on McMillan Road,
Ten Mile Road and Linder Road. The sidewalk should be constructed 2-feet within the new
right-of-way. If the sidewalk is proposed to meander of outside of the right-of-way, the applicant
should provide an easement to the District.
4. Main Entrances
District policy 7204.11.5, requires collector roadways to align or offset a minimum of 1,300-feet
from an arterial to allow for adequate spacing between signals.
District policy 7204.11.6, requires residential collector roadways to align or offset a minimum of
300-feet from any proposed or existing roadway.
The applicant is proposing to construct a main entrance, North Goddard Creek Way, to intersect
McMillan Road approximately 1,100-feet east of the west property line (approximately at the
half-mile). The applicant is proposing to construct this roadway as a collector roadway.
The applicant is proposing to construct a main entrance, West Cayuse Creek Drive, to intersect
Linder Road located approximately 1,350-feet north of the south property line (approximately the
half-mile). The applicant is proposing to construct this roadway as a collector roadway.
The applicant is proposing to construct a main entrance, Wild Goose Drive, to intersect Linder
Road at the south property line. The applicant is proposing to construct this roadway as a
residential collector.
The proposed locations of North Goddard Creek Way, West Cayuse Creek Drive and Wild
Goose Drive meet District policy and should be approved with this application.
The applicant is proposing to construct a main entrance, North Lochsa Way, to intersect with
Chinden Boulevard (State Highway 20/26) located at the west property line (approximately the
half-mile).
The applicant is proposing to construct a main entrance, North Dry Bar Avenue, to intersect with
Chinden Boulevard (State Highway 20/26) located approximately 750-feet west of the east
property line.
Chinden Boulevard is under the jurisdiction of ITD, the applicant should contact ITD regarding
the location and the future signalization North Lochsa Way and North Dry Bar Avenue.
5. Center Turn Lanes and Pavement Tapers
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn
lane to be constructed to provide a minimum of 100-feet of storage with shadow tapers for both
the approach and departure directions. Coordinate the design of the turn lane with District staff.
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District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying
basis contingent upon the posted speed limit. Coordinate the design of the taper with District
staff.
The submitted Traffic Impact Study shows that the traffic generated by the site requires the
construction of center turn lanes and right-turn deceleration lanes (tapers) on Linder Road for
West Cayuse Creek Drive and West Wild Goose Drive.
The submitted Traffic Impact Study shows that the traffic generated by the site requires the
construction of center turn lanes and right-turn deceleration lanes (tapers) on McMillan Road for
North Goddard Creek Way.
The applicant should construct a center turn lane on Linder Road for West Cayuse Creek Drive
to provide a minimum of 100-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with District staff.
The applicant should construct a center turn lane on Linder Road for West Wild Goose Drive to
provide a minimum of 100-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with District staff.
The applicant should construct a center turn lane on McMillan Road for North Goddard Creek
Way to provide a minimum of 100-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with District staff.
The applicant should construct right-turn deceleration lanes (tapers) on Linder Road for West
Cayuse Creek Drive and West Wild Goose Drive. Coordinate the design of the taper with District
staff.
The applicant should construct right-turn deceleration lanes (tapers) on McMillan Road for North
Goddard Creek Way. Coordinate the design of the taper with District staff.
6. Street Sections
Internal local residential roadways
District policy 72-F1A, allows local residential public roads with a 33-foot street section with
parking on both sides of the roadway, if the amount of vehicle trips per day on the street does
not exceed 1,000 and the appropriate fire department (Meridian Fire Department) reviews and
approves the street section. The proposed density of development that will utilize the intemal
local residential streets is anticipated to generate less than 1,000 vehicle trips per day.
The applicant is proposing to construct all of the internal local residential streets as 33-foot street
sections with 4-foot detached sidewalks.
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The applicant should construct the internal local residential roadways as a 33-foot street with
curb, gutter and 4-foot wide detached concrete sidewalk within 50-feet of right-of-way with
parking on both sides of the roadway contingent upon approval from the Meridian Fire
Department.
Internal commercial /Industrial roadways
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-
feet of right-of-way.
The applicant is proposing to construct North Dry Bar Avenue as a 33-foot street section with
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
The applicant should construct North Dry Bar Avenue as a 40-foot street section with curb,
gutter and 5-foot concrete sidewalk within 54-feet of right-of-way abutting the commercial
development (approximately 350-feet).
Internal residential collector roadways
The applicant is proposing to construct West Ballinger Way (the entire length - 150-feet) and
West Wild Goose Drive (Linder Road extending west for approximately 470-feet) as residential
collector streets with no front-on housing, because the anticipated traffic volumes exceed 1,000
vehicle trips per day.
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed
as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on
housing. The access restrictions for these street segments should be stated on the final plat.
Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the
signage plan with District staff.
West Ballinger Way and West Wild Goose Drive should be constructed as 36-foot street
sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing. The
access restrictions for these street segments should be stated on the final plat. Parking should
be prohibited on these street segments. Coordinate the signage plan with District staff.
Internal collector roadways
District policy 72-F1A allows collector roadways with 29-foot street sections with vertical curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of--way with parking prohibited on both
sides of the roadway. The applicant has inquired about a collector roadway street section that
includes bike lanes. Staff has concluded that a 33-foot street section can accommodate two 11-
foot traffic lanes and two 4-foot bike lanes.
The submitted Traffic Impact study determined that West Cayuse Creek Drive, North Goddard
Creek Way and North Lochsa Way (the proposed collector roadways) are warranted by this
development. The traffic study also noted that the mid-mile collector warrants for a connection
onto Ten Mile Road were not met.
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The applicant is proposing to construct the collector roadways (West Cayuse Creek Drive, North
Goddard Creek Way, North Lochsa Way) within the site as 33-foot street section with curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
The applicant has proposed to construct a 10-foot wide asphalt pathway on the south side of
Cayuse Creek Drive extending from Linder Road to the roundabout in lieu of 5-foot concrete
sidewalk on both sides of the roadway. The applicant has proposed to construct pedestrian
crossings (constructed out of brick pavers) to provide pedestrians the opportunity to move from
the north side of the development to the asphalt pathway on Cayuse Creek Drive. The
proposed pedestrian crossings are proposed to be located at the Moose Creek Street and
Cayuse Creek Drive intersection, Dry Bar Way and Cayuse Creek Drive intersection and Fish
Creek Court and Cayuse Creek Drive intersection. This design is consistent with past
Commission action and is approved with this application. The applicant must provide an
easement for the pathway and the pathway must be owned and maintained by the Homeowners
Association.
7. Driveways
District policy F2-F5, requires driveways located on collector or arterial roadways with a speed
limit of 50 to align or offset a minimum of 255-feet from any existing or proposed driveway.
District policy 72-F4 (2) requires driveways on commercial /industrial roadways to offset any
existing or proposed street intersection a minimum of 50-feet.
The applicant is proposing to construct two shared driveways intersecting McMillan Road.
• The first driveway location is proposed to be located on McMillan Road approximately
250-feet east of the west property line.
• The second driveway location is proposed to be located on McMillan Road
approximately 725-feet east of the west property line.
The applicant is proposing to construct a 25-foot shared access driveway intersecting North
Goddard Creek Way. The driveway location is proposed to be located approximately 420-feet
north of McMillan Road extending to the west property line.
The 30-foot wide driveway that is proposed to be located on McMillan Road approximately 250-
feet east of the west property line meets District policy and should be approved with this
application.
The 30-foot wide driveway that is proposed to be located on McMillan Road approximately 725-
feet east of the west property line meets District policy and should be approved with this
application.
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The 25-foot driveway that is proposed to be located on North Goddard Creek Way
approximately 42-feet north of McMillan Road extending to the west property line meets District
policy and should be approved with this application.
The applicant is proposing to construct two shared driveways that are proposed to intersect with
North Dry Bar Avenue approximately 350-feet south of Chinden Boulevard. The two driveways
are proposed to align with one another with one extending east from North Dry Bar Avenue and
the other extending west from North Dry Bar Avenue.
The two proposed 25-foot shared driveways that intersect North Dry Bar Avenue approximately
350-feet south of Chinden Boulevard meet District policy and should be approved with this
application.
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 all abutting roadways and install pavement tapers with 15-foot radii abutting the
existing roadway edge.
8. Roadway Offsets
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).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires residential collector roadway to align or offset a minimum of
200-feet from a collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires residential collector roadway to align or offset a minimum of
200-feet from a collector roadway (measured centerline to centerline).
9. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood
circulation and to provide access to adjoining parcels. District policy also requires temporary
turnarounds with a temporary easement provided to the District at the end of stub streets that
serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct thirteen stub streets to the surrounding parcels.
15
• The applicant is proposing to construct West Apgar Drive to the east property line
approximately 400-feet north of McMillan Road.
• The applicant is proposing to construct West Wapoot Court to the east property line
approximately 1,100-feet north of McMillan Road.
• The applicant is proposing to construct Parachute Hill Avenue to the south property line
approximately 600-feet east of the west property line.
• The applicant is proposing to construct North Chimney Peak Avenue to the south
property line approximately 1,650-feet east of the west property line.
• The applicant is proposing to construct West Cedar Grove Street to the east property line
approximately 650-feet north of the south property line.
• The applicant is proposing to construct North Gertie Place to the north property line
approximately 100-feet west of the east property line.
• The applicant is proposing to construct West Boulder Bar Street to the west property line
approximately 500-feet south of Chinden Boulevard.
• The applicant is proposing to construct West Tango Creek Street to the west property line
approximately 1,025-feet south of Chinden Boulevard.
• The applicant is proposing to construct North Powell Creek Avenue to the north property
line approximately 2,050 feet east of the west property line.
• The applicant is proposing to construct West Glade Creek Street to the west property line
approximately 1,500-feet south of Chinden Boulevard.
• The applicant is proposing to construct West Anatole Street to the west property line
approximately 2,350-feet north of McMillan Road.
• The applicant is proposing to construct West Whitehouse Street to the west property line
approximately 1,800-feet north of McMillan Road.
• The applicant is proposing to construct West Divide Creek Street to the west property line
approximately 1,025-feet north of McMillan Road.
The applicant should construct thirteen stub streets, as proposed.
The applicant should be required to provide a paved temporary turnaround with a temporary
easement provided to the District at the end North Gertie Place, West Glade Creek Street and
West Wapoot Court with a sign at the terminus of the roadway stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design
of the turnaround with District staff.
10.Islands
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the
public right-of-way dedicated by this plat should be owned and maintained by a homeowners
association. Notes of this should be required on the final plat.
The applicant is proposing to construct several islands throughout the subdivision.
11. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an
island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a
minimum area of 100-square feet and designed to safely channel traffic. The roadway around
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the traffic island should maintain a minimum of a 29-foot street section. The design should be
reviewed and approved by ACHD's Planning and Development staff.
The applicant is proposing to construct one knuckle on North Goddard Creek Way located
approximately 700-feet north of McMillan Road.
The proposed knuckle on North Goddard Creek Way located approximately 700-feet north of
McMillan Road meets District policy and should be approved with this application.
12. Roundabouts
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require that
roundabouts be designed with 21-foot street sections on either side of the center island. The
applicant will be required to dedicate the roadway right-of-way plus the additional width of the
island. Coordinate the size and design of the roundabout with traffic services staff.
The applicant is proposing to construct a round about at the intersection of North Locsa Way,
North Goddard Creek Way and West Cayuse Creek Way as a traffic calming measure and as an
amenity to the subdivision.
13. Cul-de-sacs
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning
radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street
section on either side of any proposed center islands within the turnarounds. The medians
should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area.
Dedicate 54-feet of right-of-way plus the additional width of the median.
The applicant is proposing to construct several cul-de-sac turnarounds throughout the
subdivision.
14. Special Recommendation to the City
The applicant is proposing to provide access to the out parcel via a driveway off of West Wapoot
Court. The out parcel should be required to take access of the internal roadway system as
opposed to continuing to access McMillan Road.
15. Special Recommendation to the Applicant
In order to reduce trips to and from the residential portion of this development, it is
recommended that upon occupancy the Home Owners Association provide new residents with
information on alternative transportation and the commute options available. Commuteride staff
will coordinate this effort with the applicant. For more information contact Ms. Catherine
Sanchez at 387-6162.
It is also recommended that the applicant cooperate with Valley Inter-area Transportation to
preserve the right-of-way for future bus shelters and a bus pull-out at Block 20, Lot 1. For more
information contact Mr. Kevin Bittner at 846-8547.
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In order to reduce trips to and from the commercial portion of this development, it is
recommended that the applicant dedicate at least 10 parking spots to be used as a Park and
Ride, lot. It is recommended the site be located near the North Chinden entrance adjoining
Block 55, Lot 22. It is also recommended the applicant consider providing bicycle facilities at
both proposed office space locations.
It is recommended that tenants occupying the proposed buildings be required to provide an
Alternative Transportation Program for employees prior to issuance of a building permit. The
applicant shall provide an annual report to ACHD Commuteride on program participation.
Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For
more information contact Ms. Catherine Sanchez at 387-6162.
C. Site Specific Conditions of Approval
. Dedicate 48-feet of right-of-way from the centerline of Linder Road, Ten Mile Road and McMillan
Road abutting the parcel by means of a warranty deed. 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 ACRD 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 owner will be paid the fair market
value of the right-of-way dedicated which is an addition to existing ACRD right-of-way if the
owner submits a letter of application to the impact fee administrator prior to breaking ground, in
accordance with ACRD Ordinance #195.
OR
Dedicate 38-feet of right-of-way from the centerline of Linder Road, Ten Mile Road and McMillan
Road abutting the parcel by means of a warranty deed. 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 owner will be paid the fair market
value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the
owner submits a letter of application to the impact fee administrator prior to breaking ground, in
accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195).
2. Construct 5-foot concrete sidewalk abutting the property on McMillan Road, Ten Mile Road and
Linder Road. The sidewalk shall be constructed 2-feet within the new right-of-way. If the
sidewalk is proposed to meander of outside of the right-of-way, the applicant shall provide an
easement to the District.
3. Construct a main entrance, North Goddard Creek Way, to intersect McMillan Road
approximately 1,100-feet east of the west property line (approximately at the half-mile).
4. Construct a main entrance, West Cayuse Creek Drive, to intersect Linder Road located
approximately 1,350-feet north of the south property line (approximately the half-mile).
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5. Construct a main entrance, Wild Goose Drive, to intersect Linder Road at the south property
line.
6. Construct a center turn lane on Linder Road for West Cayuse Creek Drive to provide a minimum
of 100-feet of storage with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn lane with District staff.
7. Construct a center turn lane on Linder Road for West Wild Goose Drive to provide a minimum of
100-feet of storage with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn lane with District staff.
8. Construct a center turn lane on McMillan Road for North Goddard Creek Way to provide a
minimum of 100-feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design of the turn lane with District staff.
9. Construct right-turn deceleration lanes (tapers) on Linder Road for West Cayuse Creek Drive
and West Wild Goose Drive. Coordinate the design of the taper with District staff.
10. Construct right-turn deceleration lanes (tapers) on McMillan Road for North Goddard Creek
Way. Coordinate the design of the taper with District staff.
11. Construct the internal local residential roadways as a 33-foot street with curb, gutter and 4-foot
wide detached concrete sidewalk within 50-feet of right-of-way with parking on both sides of the
roadway contingent upon approval from the Meridian Fire Department.
12. Construct North Dry Bar Avenue as a 40-foot street section with curb, gutter and 5-foot concrete
sidewalk within 54-feet of right-of-way abutting the commercial development (approximately 350-
feet).
13. Construct West Ballinger Way and West Wild Goose Drive as 36-foot street sections with curb,
gutter and 5-foot wide concrete sidewalks with no front-on housing. The access restrictions for
these street segments shall be stated on the final plat. Parking shall be prohibited on these
street segments. Coordinate the signage plan with District staff.
14. Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa Way a 33-foot
street section with a 4-foot bike lane, curb, gutter and 5-foot concrete sidewalk within 50-feet of
right-of-way. Submit written approval from the Meridian Fire Department. (Per the Commission
action of May 22, 2002, the applicant may construct an alternative street section with a pathway
on Cayuse Creek Drive, with staff approval. Please see item number 6 on pages 13 and 14.)
15. Construct a 30-foot wide driveway located on McMillan Road approximately 250-feet east of the
west property line meets District policy and should be approved with this application.
16. Construct a 25-foot shared access driveway intersecting North Goddard Creek Way
approximately 420-feet north of McMillan Road extending to the west property line.
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17. Construct two shared driveways (one extending east; one extending west) located on North Dry
Bar Avenue approximately 350-feet south of Chinden Boulevard.
18. Construct thirteen stub streets to the surrounding parcels.
• The applicant is proposing to construct West Apgar Drive to the east property line
approximately 400-feet north of McMillan Road.
• The applicant is proposing to construct West Wapoot Court to the east property line
approximately 1,100-feet north of McMillan Road.
• The applicant is proposing to construct Parachute Hill Avenue to the south property line
approximately 600-feet east of the west property line.
• The applicant is proposing to construct North Chimney Peak Avenue to the south
property line approximately 1,650-feet east of the west property line.
• The applicant is proposing to construct West Cedar Grove Street to the east property line
approximately 650-feet north of the south property line.
• The applicant is proposing to construct North Gertie Place to the north property line
approximately 100-feet west of the east property line.
• The applicant is proposing to construct West Boulder Bar Street to the west properly line
approximately 500-feet south of Chinden Boulevard.
• The applicant is proposing to construct West Tango Creek Street to the west property line
approximately 1,025-feet south of Chinden Boulevard.
• The applicant is proposing to construct North Powell Creek Avenue to the north property
line approximately 2,050 feet east of the west property line.
• The applicant is proposing to construct West Glade Creek Street to the west property line
approximately 1,500-feet south of Chinden Boulevard.
• The applicant is proposing to construct West Anatole Street to the west property line
approximately 2,350-feet north of McMillan Road.
• The applicant is proposing to construct West Whitehouse Street to the west property line
approximately 1,800-feet north of McMillan Road.
• The applicant is proposing to construct West Divide Creek Street to the west property line
approximately 1,025-feet north of McMillan Road.
19. Provide a paved temporary turnaround with a temporary easement provided to the District at the
end North Gertie Place, West Glade Creek Street and West Wapoot Court and a sign at the
terminus of all of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with
District staff.
20.Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this are required on the
final plat.
21. Construct one knuckle on North Goddard Creek Way located approximately 700-feet north of
McMillan Road. The island within the knuckle shall be constructed a minimum of 4-feet wide
with a minimum area of 100-square feet and designed to safely channel traffic. The roadway
around the traffic island shall maintain a minimum of a 29-foot street section. The design shall
be reviewed and approved by ACHD's Planning and Development staff.
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22. Construct a round about at the intersection of North Locsa Way, North Goddard Creek Way and
West Cayuse Creek Way with 21-foot street sections on either side of the center island.
Coordinate the size and design of the roundabout with traffic services staff.
23. Turnarounds shall be constructed to provide a minimum turning radius of 45-feet. The applicant
will be required to provide a minimum of a 29-foot street section on either side of any proposed
center islands within the turnarounds. The medians shall be constructed a minimum of 4-feet
wide to total a minimum of a 100-square foot area. Dedicate 54-feet of right-of-way plus the
additional width of the median.
24. The applicant shall enter into a development agreement with ACRD that outlines right-of-way
acquisition, costs, timing and payment; and shall also include an agreement that this
development shall be subject to any extraordinary impact fee, LID or other funding source
established by the District to improve the surrounding roadways; or shall be subject to the
development's proportionate share of surrounding roadway improvements as established by the
applicant's traffic impact study.
25. Comply with requirements of ITD for State Highway 20/26 (Chinden Boulevard) 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 District III Traffic Engineer Michael Garz at 334-8340.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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. 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.
5. 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.
6. 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.
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7. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #195, also known as Ada County Highway District Road Impact
Fee Ordinance.
8. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) 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.
9. 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.
10. 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 all 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 awaiver/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.
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 and pedestrian transportation system within the
vicinity impacted by the proposed development.
Attachments
1. Vicinity map
2. Submitted site plan
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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 3:00 p.m. on the day 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.
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LOCHSA FALLS SUBDIVISION
862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1
fire station, 1 cify park and 1 private park.
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