Meadow Lake Village CZC 07-110V1'
NOTE: This is not a Building
Permit. Prior to any construction,
CITY of you should contact the Building
Department at (208) 887-2211 to
N4permits
verify if any additional
V
IDAHO and/or inspections will be
required by the Meridian Building
ger, Department.
CERTIFICATE OF ZONING COMPLIANCE
REVISED*
Date: 3-08-45 May 31, 2007
Project Name: Meadow Lake Village- 64 -unit Assisted Living Center, (2) 63 tmit Senior.-
r_, „a
Project Address: Lot 2 Block 1 Touchmark Living Centers Subdivision#1
Proposed Use: Continued Care Retirement Community
Owner: Fairview Lakes LLC
Applicant: LRS Agehiteets, Dan Pufgiel and Teuelffnar-k of the Tr-easufe Valley, N4
Mitehell(888-22-774 Scott Henderson
Zoning:
Conditions of Approval:
Project is subject to all current City of Meridian ordinances and the issuance of this permit does
not release the applicant from any previous requirements of the other permits issued for this site.
The applicant must comply with the conditions of the annexation, plat, planned development,
and development agreement for Touchmark Living Centers. The issuance of this permit does
not release the applicant from any requirements of the approved Conditional Use (CUP -04-014
and CUP -03-005) permits issued for this site. This revised permit only applies to the Assisted
Living Building portion of Meadow Lake Village (see revised site plan). Individual
Certificates of Zoning Compliance must be applied for on all subsequent buildings and
landscape areas associated with Meadow lake Village prior to Planning Department
approval of occupancy.
Landscaping_ The Landscape Plan is approved per the plan prepared by South Landscape
Architecture labeled Sheet L0.0, L1.0, L1.1, L1.2, L1.3, and L1.4 project 204027 Dated 2 28 nc
revised December 7, 2006 and stamped "approved" on 03-08 05 May 31, 2007 by the Meridian
Planning & Zoning Department. The approved plan is consistent with the plan for the
Meadowlake Village Conditional Use permit and is not to be altered without prior written
approval of the Planning & Zoning Department. No field changes to site plan permitted; prior
written approval of all material changes is required.
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, MERIDIAN, IDAHO 83642
(208) 884-5533 — Fax 888-6854
Site Plan: The Site Plan is approved per the plans prepared by LRS Architects, Dan Purgiel
labeled Sheet ALL, project 204027 dated 2 24 revised December 7, 2006 and stamped
"approved" on 03 0-05 May 31, 2007 by the Meridian Planning & Zoning Department with no
changes. The approved site plan is not to be altered without prior written approval of the
Planning & Zoning Department. NOTE: Openings (doors, windows, etc.) and their protection
shall be located and constructed to meet current building code (see Building Department for
more building code).
Irri ag_tion: An underground, pressurized irrigation system must be installed to all landscape
areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28.
Curbing: Per MCC 12-13-7-9, all 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.
Protection of Existing Trees: Any existing trees on site must be protected in accordance with
the Tree Preservation section of the City's Landscape Ordinance. Per MCC 12-13-13-4,
coordinate with the Parks Department Arborist (Elroy Huff) for approval of protection measures
prior to construction. Any severely damaged tree must be replaced in compliance with MCC
12-13-13-6.
Parking: Off-street parking is approved as shown on the approved site plan. In accordance with
MCC 11-13-5, all standard parking stalls must be constructed 9 feet by 19 feet minimum and
drive aisles must be at least 25 -feet wide. The project engineer/architect shall certify that the
number and size of handicap -accessible spaces conforms to the Americans with Disabilities Act
(ADA). Handicap accessible stalls must have signage in accordance per ADA.
Sidewalks: All sidewalks shall be constructed as submitted and in accordance with MCC 12-5-
2.K. 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 the MCC.
Lim: Lighting shall not cause glare or impact the traveling public or neighboring
development.
Signage: No signs are approved with this CZC. All signs will require a separate sign permit
in compliance with the sign ordinance.
Trash Enclosure: Any dumpster(s) must be screened in accordance with MCC 11-12-1.C.
Trash enclosures must be built in the location and to the size approved by SSC.
Handicap -Accessibility: The structure, site improvements and parking must be in compliance
with all federal handicap -accessibility requirements.
ACHD 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 and Zoning staff for approval
prior to the issuance of a building permit. The applicant shall be responsible for meeting the
requirements of ACHD as they pertain to this development.
Certificate of Occupancy: All required improvements must be complete prior to obtaining
a Certificate of Occupancy. A Temporary Certificate of Occupancy may be 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. No occupancy will be granted until the final plat for the property
is recorded.
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, MERIDIAN, IDAHO 83642
(208) 884-5533 — Fax 888-6854
Plan Modifications: The approved Site Plan and Landscape Plan, stamped "approved" on 03-
08 05 May 31, 2007 are not to be altered without prior written approval of the Planning &
Zoning Department. No significant field changes to the site or landscape plans are permitted;
prior written approval of all changes is required.
Jenn ✓eatch
Assistant City PJner
*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 letter shall expire one (1)
year from the date of issuance if work has not begun.
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, MERIDIAN, IDAHO 83642
(208) 884-5533 — Fax 888-6854
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Type,of Review Requested (check all that apply)
❑ Accessory Use
cternative Compliance
rtificate of Zoning Compliance
❑ Conditional Use Permit Minor Modification
❑ Design Review
❑ Private Street
❑ Property Boundary Adjustment
❑ Short. Plat
❑ Temporary Use Certificate of Zoning Compliance
❑ Time Extension (Director)
❑ Vacation
❑ Other
Planning Department
ADMINISTRATIVE REVIEW APPLICATION
Applicant Information
Applicant name: -wa�Aii . Phone: ?49 - 6 3 / -C y S"L
Applicant address: 6 2 o o IV , nI e ����. OT_ f10 ,'� L"/7 Zip: ,?3 213
Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned AOther Cehi�a�
Owner name: i^�«c Ma,Phone: gee - 2 277
Owner address: Po &X. lass � Iyei W,oZip: 9,3,� po
Agent name (e.g., architect, engineer, developer, representative): 0a" 10Cleg /
Firm name: 4/2-s z 14,Vr,? r Phone:
Address: //4/ it, e /i»O n S� r� �z /on ��,.,! �/2 Zip: 9-) Z o s -
Primary contact is: 0 Applicant ❑ Owner ❑ Agent ❑ Other
- k4
Contact name: Phone: 2-eg -.43
E-mail:-�e er le, x 0 -,'om el re r» Fax: 209- 2 Z c-- BQo )
Subject Property Information
wo rWY Location/street.address: 4e7� 2 1_ AZe, le- d Tn,,A ora,,A r
%i►'1 Assessor's parcel number(s): -5- i / el/ -7_ a o
Township, range, section: -r-A`C /6 3N Total acreage:
Current land use: Current zoning district: 1-'-o
660 E. Watertower Lane, Suite 202 - Meridian, Idaho 83642
Phone:. (208) 884-5533 - Facsimile: (208) 888-6854 - Website: www.meridiancity.org
1 (Rev. 9/21/06)
Project Description
Project/subdivision name: ��/.�. iCr ���r /1�i��r.wc..f //Yrd/�
General description of proposed project/request: 7 (('071+} _ 0 SS ir-le el vl X 7 9 t. %. A
Proposed zoning district(s): 4-0 -O
Acres of each zone proposed: 1.q
Type of use proposed (check all that apply):
l Residential 13"Commercial ❑ Office ❑ Industrial ❑ Other
Amenities provided with this development (if applicable): Gea]�GT ra.z - ��.. S�o� z r cxf�.•:� io�S6s
Who will own & maintain the pressurized irrigation system in this development?
Which irrigation district does this property lie within? 444
Primary irrigation source: G P- %JI Secondary:
Square footage of Iandscaped,areas to be irrigated (if primary or secondary point of connection is City water):
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: ss 2 or more Bedrooms: 7
Minimum square footage of structure(s) (excl. garage): Proposed building height: _
Minimum property size (s.f): Average property size (s.f.):
Gross 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): la 14Jt
Type of dwelling(s) proposed: ❑ Single-family ❑ Townhomes ❑ Duplexes IgMulti-family
Non-residential Project Summary (if applicable)
Number of building lots: i Other lots:
Gross floor area proposed: 2 6 3 3 T Existing (if applicable):X14
Hours of operation (days and hours): Building height:
Percentage of site/project .devoted to the following:
Landscaping: Building: Paving:
Total number of employees: Maximum number of employees at any one time:
Number and ages of students/children (if applicable): Seating capacity:
Total number of parking spaces provided: Number of compact spaces provided:
Authorization
Print applicant name: -5,-
Applicant
Applicant signature: Date: /_ ZT 1.-
660 E. Watertower Lane, Suite 202 Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile;. (208) 888-6854 • Website: www.meridiancity.org
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June 20, 2007
TO: Scott Henderson
6200 N. Mecker PI.
Boise, ID 83713
SUBJECT: MCZC-07-110
64 Unit Assited living
350 S. Arbor Ln.
John S. Franden, President
Rebecca W. Arnold, Vice President
Sherry R. Huber, Commissioner
David Bivens, Commissioner
Carol A. Mckee, Commissioner
--�CEIVEI)
JUN 2 5 2ool
Cite OfMeridian
City Clerk Office
On 4-8-2003, the Ada County Highway District Commissioners acted on MCUP03-005 for Meadow
Lake Vilage Subdivision. The conditions and requirements also apply to MCZC-07-110.
• Prior to final approval you will need to submit plans to the ACHD 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 & 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
LRS Architects
1121 SW. Salmon St. Ste. 100
Portland, OR 97205
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
.,,aptACHIQ
,.
limililLAda County Highway District
Kignl-of-YYay m Levetupineiit "epurtmeiu
Planning Review Division
This application does not require Commission action due to the fact that the Commission has approved the
conceptual plan and the vehicle trips that are anticipated to be generated by this development. This item is
approved at the staff level as of Tuesday, April 8, 2003. Tech Review for this item was held with the applicant
on Friday, April 4, 2003. Please refer to the attachment for appeal guidelines. Staff contact: Andrea N.
Tuning, 208-387-6177, atuning@achd.ada.id.us
File Numbers: Meadow Lake Village Subdivision/MCUP03-005
Site address: East of Eagle Road between Franklin Road and 1-84
Owner/Applicant: Touchmark of the Treasure Valley, LLC
PO Box 1355
Meridian, Idaho 83642
Representative: Hummel Architects, PA
2785 Bogus Basin Road
Boise, Idaho 83702
Application Information
The applicant is proposing to construct a mixed-use planned unit development containing, single-family
residential, multi -family housing, office and commercial facilities on 138 -acres. The site is located on the
south side of Franklin Road just east of Eagle Road.
Acreage: 138 -acres
Current Zoning: L -O
Proposed Zoning: L -O
Vicinity Map
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 9,024 additional vehicle trips per day
(30 existing) based on the submitted traffic impact study (submitted in 1999).
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was required with the previous conceptual development
application. The following is a summary of the findings:
In 1999 the applicant submitted a traffic analysis for this project MCUP99-39, which District staff has
reviewed and accepted.
The key findings of the analysis include:
1. Under the proposed site plan, the proposed project is expected to generate 9,024 daily vehicle
trips at full build -out.
2. The proposed site plan includes two street connections to Franklin Road, located at one-third
mile intervals in accordance with accepted signal locations on the arterial. These intersections
will align with previously established intersection locations.
3. The western connection to Franklin Road requires a traffic signal under project build out
conditions. With the design recommendations provided in the traffic analysis, the street
intersection will operate at an acceptable level of service (LOS D) through 2010.
4. The eastern connection to Franklin Road also requires a traffic signal under project build out
conditions. With the design recommendations provided in the traffic analysis, the intersection
will operate at an acceptable LOS C through 2010.
5. The submitted traffic analysis does not indicate that any of the internal roadways will be public
streets but the submitted site plan shows some of them as public streets. The developer has
indicated to District staff that they are considering constructing a public street from Franklin Road
to the south that would connect into the Montvue Subdivision's east property line. The site plan
is still undergoing revisions by the developer. The City of Meridian is requiring all private streets
to be constructed to ACHD standards. Staff supports the construction of public streets within the
proposed project for at least the primary streets.
6. The submitted site plan shows a private street connection between the subject property and St.
Luke's property. This connection greatly reduces the impact on the Eagle Road/Franklin Road
intersection from development of this property. Staff supports this connection.
7. A major irrigation canal and an existing residential subdivision to the east prohibit street
extensions or connections in that direction and 1-84 abuts the property on the south.
8. The Franklin Road/Cloverdale Road intersection operates at an acceptable LOS C under current
conditions.
9. The Franklin Road/Cloverdale Road intersection will operate at an unacceptable LOS F under
Year 2010 conditions with or without the construction of the proposed development. Additional
turn and through lanes are needed to bring this intersection up to LOS E. The Franklin
Road/Cloverdale Road intersection is not listed for reconstruction in the current Five Year Work
Program.
10. The Franklin Road/Eagle Road intersection operates at the very worst of LOS E under current
conditions, which is marginally acceptable.
11. The Franklin Road/Eagle Road intersection will operate at an unacceptable LOS F under Year
2010 conditions. Additional turn and through lanes are needed to bring this intersection up to
:1!
LOS E. The Eagle Road/Franklin Road intersection is not listed for reconstruction in the current
Five Year Work Program.
12. Trip generation rates for retirement communities are well below that of conventional single-family
homes. Retirement communities (ITE Code 250 with a sample size of 6) exhibit trip rates of 0.27
vehicle trips and 2.83 vehicle trips for peak hour and daily conditions respectively. For
comparison, single-family residences (ITE Code 210 with a sample size of 294 observations)
exhibit trip rates of 1.01 vehicle trips and 9.57 vehicle trips for peak hour and daily conditions
respectively. Residents of retirement communities generate far fewer vehicle trips than standard
single-family residential communities.
Site Information: The site originally had three existing single-family residential homes on the site.
The homes have been removed from the site.
5. Description of Adjacent Surrounding Area:
a. North: 1-84
b. South: Commercial
c. East: Residential (Edgeview Estates)
d. West: Residential and Commercial (Montvue Subdivision and St Lukes Hospital)
6. Impacted Roadways
Franklin Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Eagle Road
3,035 -feet
Principal arterial
15,018 east of Eagle Road on 2-20-02
Currently "E"
Frontage: None
Functional Street Classification: Principal arterial
Traffic count: 42,307 south of Franklin Road on 2-20-02
Level of Service: "F"
1-84
Frontage: 1,900 -feet
Functional Street Classification: Principal arterial
7. Roadway Improvements Adjacent To and Near the Site
Franklin Road is currently improved with 2 to 3 traffic lanes with no curb, gutter or sidewalk abutting
the site.
Eagle Road is currently improved with 5 -traffic lanes with no curb, gutter or sidewalk.
8. Existing Right -of -Way
Franklin Road has 80 -feet to 100 -feet of right-of-way (40 to 50 -feet from centerline on the south side
of Franklin Road)
9. Existing Access to the Site
The site currently has access to a roadway that intersects with Franklin Road approximately 700 -feet
east of the west property line. This roadway was previously platted as Touchmark Subdivision.
3
10. Site History
The District reviewed and approved a concept plan for Touchmark Subdivision in 1999. This
application includes additional parcels and is reconfigured with additional commercial/retail/office on
Franklin Road.
11. Five Year Work Program
Franklin Road from Main Street to Five Mile Road will be improved within the upcoming years.
Franklin Road from Main Street to 1,100 -feet east of Eagle Road is to be improved to a 5 -lane
roadway with curb, gutter and 5 -foot sidewalk. This is scheduled within the District's Five Year Work
Program for the year of 2004.
Franklin Road from 1,100 -feet east of Eagle Road to Cloverdale Road is to be improved to a 4 to 5 -
lane roadway with curb, gutter and 5 -foot sidewalk. This is scheduled within the District's Five Year
Work Program for the year of 2008.
Franklin Road from Cloverdale Road to Five Mile Road is to be improved to a 5 -lane roadway with
curb, gutter and 5 -foot sidewalk. This is scheduled within the District's Five Year Work Program for
the year of 2008.
B. Findings for Consideration
1. Right -of -Way and Sidewalk
Franklin Road is listed as a proposed project in the District's currently adopted Five -Year Work
Program and in the currently adopted 20 -year Capital Improvements Plan. As such, the applicant
may receive reimbursement for dedicated right-of-way from available collected impact fees.
The Board of Commissioners authorizes the expenditure of available collected impact fees, or other
District funds, if available, for the purchase of right-of-way dedicated by the applicant, with the
applicant constructing a sidewalk as described below. However, if funds cannot be secured, the
applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development project)
48 -feet of right-of-way from the centerline of Franklin Road, and construct a minimum 5 -foot wide
concrete sidewalk along Franklin Road, located a minimum of 41 -feet from the centerline of the right-
of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk
along Franklin Road, located a minimum of 41 -feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Provide a road trust deposit in the amount of $60,700.00, to be used for future sidewalk
construction along the applicant's property.
2. Roadway Offsets
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).
4
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 125 -feet from
another local roadway (measured centerline to centerline).
The applicant is proposing to construct a public road to intersect Franklin Road approximately 670 -
feet west of the east property line. This roadway location meets District policy and should be
approved with this application.
The City of Meridian has expressed an interest in having the roadway abutting the commercial portion
of the site be constructed as a public roadway. If the roadway abutting the commercial portion of the
site is constructed as a public roadway, the roadway exceeds the minimum offsets required for a
commercial roadway and should be approved with this application.
3. Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5 -acres 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 traffic 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.
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 City of Meridian has expressed an interest in a public roadway that abuts the commercial portion
of the subdivision. District staff is supportive of a public roadway in this location. If the applicant
constructs the roadway abutting the commercial portion of the subdivision as a public roadway, the
applicant should construct the roadway as a 40 -foot street section with vertical curb, gutter and 5 -foot
sidewalk within 54 -feet of right-of-way. This street section will provide for a 3 -lane roadway and will
accommodate higher traffic volumes.
If the applicant constructs the internal residential roadways as public streets, the applicant should
construct the roadways in a minimum of 50 -feet of right-of-way with a street section that meets
District policy.
4. Private Roads
District policy 7205.6, other jurisdictions in Ada County establish the requirements for private streets.
The District retains authority and will review the proposed intersection of a private and public street
for compliance with District intersection policies and standards.
If the City of Meridian approves private roads within this development, the applicant shall be required
to pave the private roadways a minimum of 20 to 24 -feet wide and at least 30 -feet into the site
beyond the edge of pavement of the public transportation system and install pavement tapers with
15 -foot curb radii abutting the existing roadway edge. The applicant shall provide a plan showing
how the private road grade meets the public road. District Policy requires a design approach speed
of 20 MPH and a maximum intersection approach grade of 2% for at least 40 -feet.
5
Street name and stop signs are required for the private road. The signs may be ordered through the
District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will be
accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACRD:
• Dedicate a minimum of 50 -feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels (if it is determined to bee needed).
5. Turnarounds
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.
6. Roundabouts
The applicant is proposing to construct roundabouts within the site.
The roundabouts should be designed with 21 -foot street sections on either side of the center island.
The applicant will be required to dedicate sufficient right-of-way on either side of an island.
Coordinate the size and design of the roundabout with traffic services staff.
7. Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
35 to align or offset a minimum of 150 -feet from any existing or proposed driveway.
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
40 to align or offset a minimum of 185 -feet from any existing or proposed driveway.
District policy F2 -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).
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35 -feet. Most commercial driveways will be constructed as curb -cut type
facilities if located on local streets. Curb return type driveways with 15 -foot radii will be required for
driveways accessing collector and arterial roadways.
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.
The applicant has not proposed any access to Franklin Road.
The applicant has proposed a number of driveways to intersect with the roadway that parallels
Franklin Road and abuts the commercial portion of the site. If the roadway is constructed as a public
road, the applicant should locate all driveways to be a minimum of 50 -feet from any roadway
intersection.
8. 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 a public roadway that stubs to the east property line
approximately 400 -feet south of Franklin Road. Staff is supportive of the location of this stub street.
Due to the fact that this stub street will be greater than 150 -feet in depth, the applicant should provide
a temporary turnaround with a temporary easement provided to the District at the end of the stub
street. The applicant should also install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a public roadway that stubs to the west property line
approximately 780 -feet south of Franklin Road. Staff is supportive of the location of this stub street.
Due to the fact that this stub street will be greater than 150 -feet in depth, the applicant should provide
a temporary turnaround with a temporary easement provided to the District at the end of the stub
street. The applicant should also install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant has proposed a connection to the St. Luke's driveway at the applicant's west property
line. The applicant should not construct this connection as a public roadway due to the fact that the
St. Luke's driveway is a private driveway and the District does not have permission to utilize this
driveway as a connection to Eagle Road. If the applicant would like to construct this connection as a
private road, the applicant should enter into a cross -access agreement from St. Luke's obtaining
written permission to utilize the private driveway as a connection to Eagle Road.
9. 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.
10. 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 the traffic island
should maintain a minimum of a 29 -foot street section. The design should be reviewed and approved
by ACHD's Development staff.
If the applicant constructs a knuckle on a public roadway, the applicant should construct the knuckle
to be a minimum of 4 -feet wide with a minimum area of 100 -square feet and designed to safely
channel traffic. Maintain a minimum of a 29 -foot street section. The design should be reviewed and
approved by ACHD's Development staff.
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11. Gates
District policy 7207.9.2 requires gated driveways and roadways with daily traffic volumes greater than
1,000 but less than 2,000 vehicles to provide a minimum 50 -foot storage distance. The storage area
will be measured from the edge of pavement of the main street.
District policy 7207.9.2 requires gated driveways and roadways with daily traffic volumes greater than
2,000 but less than 7,500 vehicles to provide a minimum 100 -foot storage distance for outbound
travel and a minimum 50 -foot storage distance for inbound travel. The storage area will be measured
from the edge of pavement of the main street.
District policy 7207.9.2 requires gated driveways and roadways with daily traffic volumes greater than
7,500 vehicles to provide a minimum storage distance. The design and the capacity of the storage
distance will require a site-specific analysis to determine the needed storage distance. The storage
area will be measured from the edge of pavement of the main street.
12. Other Access
Franklin Road is a classified roadway. Other than the specific access points that have been
approved with this application, direct access to Franklin Road is prohibited unless otherwise
approved by the District.
C. Special Note to the City of Meridian
The City of Meridian is recommending that the roadway proposed to parallel Franklin Road (between
the two roundabouts) be constructed as a public roadway. The District is supportive of the roadway
being public. If the roadway is required to be constructed as a public roadway, the applicant should
construct the roadway to District standards. (see finding for consideration #3 on page 5)
D. Site Specific Conditions of Approval
The applicant shall do one of the following:
Dedicate by donation (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development project)
48 -feet of right-of-way from the centerline of Franklin Road, and construct a minimum 5 -foot wide
concrete sidewalk along Franklin Road, located a minimum of 41 -feet from the centerline of the right-
of-way.
Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk along
Franklin Road, located a minimum of 41 -feet from the centerline of the right-of-way, in an easement
provided to the District.
Provide a road trust deposit in the amount of $60,700.00, to be used for future sidewalk construction
along the applicant's property.
2. Construct a public road to intersect Franklin Road approximately 670 -feet west of the east property
line, as proposed.
3. If the applicant constructs the roadway abutting the commercial portion of the subdivision as a public
roadway, construct the roadway as a 40 -foot street section with vertical curb, gutter and 5 -foot
sidewalk within 54 -feet of right-of-way.
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4. If the applicant constructs the internal residential roadways as public streets, construct the roadways
in a minimum of 50 -feet of right-of-way with a street section that meets District policy.
5. If the City of Meridian approves private roadways within this development, pave the private roadways
a minimum of 20 to 24 -feet wide and at least 30 -feet into the site beyond the edge of pavement of the
public transportation system and install pavement tapers with 15 -foot curb radii abutting the existing
roadway edge. Provide a plan showing how the private road grade meets the public road. Street
name and stop signs are required for the private road. Verification of the correct, approved name of
the road is required.
6. Provide a minimum turning radius of 45 -feet for all residential roadways.
7. All roundabouts shall be designed with 21 -foot street sections on either side of the center island.
Dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the
roundabout with traffic services staff.
8. If the internal roadways are constructed as public roadways, locate all driveways to be a minimum of
50 -feet from any roadway intersection. 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. Construct a public roadway that stubs to the east property line approximately 400 -feet south of
Franklin Road, as proposed. Provide a temporary turnaround with a temporary easement provided to
the District at the end of the stub street. Install a sign at the terminus of the roadway stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
10. Construct a public roadway that stubs to the west property line approximately 780 -feet south of
Franklin Road. Staff is supportive of the location of this stub street, as proposed. Provide a
temporary turnaround with a temporary easement provided to the District at the end of the stub street.
Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
11. 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 shall be required on the final plat.
12. If the applicant constructs a knuckle on a public roadway, construct the knuckle to be a minimum of 4 -
feet wide with a minimum area of 100 -square feet and designed to safely channel traffic. Maintain a
minimum of a 29 -foot street section. The design shall be reviewed and approved by ACHD's
Development staff.
13. All gated driveways and roadways will be required to provide a minimum storage distance. The
design and the capacity of the storage distance will require a site-specific analysis to determine the
needed storage distance.
14. Other than the specific access points that have been approved with this application, direct access to
Franklin Road is prohibited unless otherwise approved by the District.
15. Comply with all Standard Conditions of Approval.
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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. 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.
5. 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.
6. 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.
7. 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.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. 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 (1-800-342-1585) 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.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of 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.
11. 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 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.
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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 and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
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.
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