ACHD Comments.,,# ~ ~~ Ada C '
HD ounty Highway District
31 B East 37th Street
Susan S. Eastlake 1st ~ce President Garden City ID 83714-6499
Dave Bivens, 2nd Vice President Phone (208) 387-6100
David E. Wynkoop, Commissioner FAX (208) 387-6391
John S. Franden, Commissioner
E-mail: tellus~CHD.ada.id.us
Apri13, 2003
TO: Meridian Fire Department
540 E. Franklin Road
Meridian, ID 83642
SUBJECT: MCZC03-014
Fire Department Safe-House/Education Facility
East of Locust Grove/Leigh Field
On November 6, 2002, the Ada County Highway District Commissioners acted on MPP02-023/MCUP02-
035/Education Campus Subdivision. The conditions and requirements also apply to MCZC03-014.
If you have any questions, please feel free to contact this office at (208) 387-6170.
Senior Developm~nt~nalyst
Planning & Development
Cc: Planning & Development/ChronlProject File
Planning & Development Services City of Meridian
Construction Services
Drainage/L7tilities
Joint School District #2, 911 Meridian Road, Meridian, ID 83642
Ada County Highway District
Right-of-Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that it generates large volumes of traffic and is
located within the north Meridian Planning Area. This item is scheduled to be on the consent agenda on
November 6, 2002. Tech Review for this item was held with the applicant on October 18, 2002. Please refer
to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177,
atuning@achd. ada. id. us
File Numbers: Education Campus Subdivision / MPP02-023 / MCUP02-035
Site address: 3800 North Locust Grove Road
Owner/Applicant: Meridian Joint School District #2
911 Meridian Road
Meridian, Idaho 83642
Representative: JUB Engineers, Inc.
250 Beechwood Avenue, Suite 201
Boise, Idaho 83709
Application Information
The applicant is requesting conditional use and preliminary plat approval fora 3-lot commercial subdivision
on 39.23-acres. The applicant is proposing to construct a new Meridian School District Educational Campus
that will include one elementary school, two senior high charter schools, two senior high professional
technical high schools and one District administration building. This project is anticipated to be phased
beginning with the elementary school and ending with the Administrative building. The elementary school is
planned to be operational in September of 2003.
Acreage: 39.23
Current Zoning: R-4
Proposed Zoning: R-4
Proposed buildable lots: 2
Proposed common lots: 1
Vicinity Map
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 2,816 additional vehicle trips per day (0
existing) based on the submitted traffic study.
2. Impact Fees: The impact fee rate from the fee tables for these uses are:
There is no impact fee associated with elementary and senior high schools at this time.
The impact fee for the administrative office has been classified as Government Office, which is
$2,505.00 per thousand square feet of gross building area.
The impact fee determination is based on the impact fee ordinance in effect at this time.
3. Trafffc Impact Study: A traffic impact study was required with this application. The following is a
summary of the findings:
^ The proposed development is projected to generate an average daily traffic (ADT) of 2,816
vehicles per day (vpd), of which the peak hour traffic (PHT) is 621 vehicles per hour (vph).
^ As a result of the site build-out, traffic on the vicinity roadways is expected to increase as follows:
traffic on Ustick Road west of Locust Grove Road may increase by 300 vpd: traffic on Ustick
Road east of Locust Grove Road may increase by 800; McMillan Road west of Locust Grove
Road may increase by 200 vpd: McMillan Road east of Locust Grove may increase by 700 vpd:
Locust Grove may increase by 2,700 vpd.
^ The overall intersection of Locust Grove Road and Ustick Road is currently operating at a LOS C
with a delay of 22 seconds in the PM peak hour, and a LOS B with a delay of 20 seconds in the
AM peak hour. At build-out of the educational campus site, the intersection will continue to
operate at LOS C with a delay of 35 seconds in the PM peak hour, and at a LOS C with a delay of
31 seconds in the AM peak hour.
^ The overall intersection of Locust Grove Road and McMillan Road is currently operating at a LOS
B with a delay of 14 seconds in the PM peak hour, and a LOS B with a delay of 11 seconds in the
AM peak hour. At build-out of the educational campus site, the intersection will continue to
operate at LOS F with a delay of 155 seconds in the PM peak hour, and at a LOS F with a delay
of 80 seconds in the AM peak hour.
^ The south site access intersection on Locust Grove operates at an acceptable level of service
with acceptable vehicular delays with atwo-way stop controlled intersection. The south access
on Locust Grove Road should be designed with an exclusive left-turn lane, and aright-turn lane.
^ The north site access intersection on Locust Grove is anticipated to operate at an LOS F with a
delay of 130 seconds in the PM peak at the site access approach with atwo-way stop controlled
intersection. This site access intersection is anticipated to operate at a LOS D with a delay of 30
seconds in that AM peak at the site access approach.
^ The intersection of Ustick Road/Locust Grove Road meets the peak hour signal warrant for the
2012 background traffic conditions. The intersection will continue to meet the peak hour signal
warrant for the 2012 site build-out traffic conditions. Based on the data available at the time of
this study, the existing signal and intersection configuration will have adequate capacity for the
2012 build-out conditions.
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^ The intersection of Locust Grove Road/McMillan Road meets the peak hour signal warrant for the
2012 background traffic conditions. The intersection will continue to meet the peak hour signal
warrant for the 2012 site build-out traffic conditions. A detailed analysis will be needed when the
projected traffic volumes are reached before installing a signal.
^ Locust Grove Road requires left-turn and right-turn deceleration lanes for traffic turning into the
site at both access intersections. Both site access intersections should have an exclusive left-turn
lane with a through and right-turn lane.
^ Locust Grove Road, McMillan Road, and Ustick Road have adequate existing capacity to handle
the traffic from the educational campus 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.
^ The McMillan Road/Locust Grove Road intersection needs to be improved with widening of all
four approaches for acceptable operation in 2012 for both build-out and non-build out conditions.
The widening should include left-turn lanes on all approaches. Additional right-turn lanes are'
optional, but will further improve the intersection operation.
^ The intersection of Locust Grove Road/North Access intersection meets the peak hour signal
warrant for the 2012 build-out scenario. With the installation if a signal at this intersection, and no
geometric modifications the intersection will be under capacity. A detailed analysis will be needed
when the projected traffic volumes are reached before installing a signal.
• The anticipated traffic volume at the south approach is 1,100 vpd, while the traffic volume at the
northern approach is 3,000 vpd. The roadway leading to the northern approach should be
classified as a collector street, and built to Collector Street Standards to the eastern elementary
school approach. The roadway should be built to Local Street standards east of the elementary
school. Access should be designated in accordance with the ACHD's access requirements.
^ All site access locations meet the ACHD's policy requirements.
Roadway Capacity Analysis on Vicinity Roadways:
3
Grove Site Arterial
Locust
Grove S/ Ustick 11,300 11,700 14,000 2-Lane Minor
Arterial Under
Intersection Capacity:
* -Currently Signalized
In addition to the submitted traffic impact study for this site, staff has included the executive summary
of Washington Group International's regional (North Meridian) traffic impact study.
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 (ACRD) for 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.
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• 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 and 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 tum 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.
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
ACRD will pay out-of-pocket to acquire the right-of-way.
4. Site Information: The site is currently vacant
5. Description of Adjacent Surrounding Area:
a. North: Heritage Subdivision
b. South: Summerfield Subdivision
c. East: 102-acre vacant parcel
d. West: Heritage Commons Subdivision
6. Impacted Roadways
Locust Grove Road
Frontage:
Functional Street Classification
Traffic count:
Level of Service:
Speed limit:
Mc Millan Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
980-feet
Minor arterial
South of McMillan Road was 4,719 on 6/28/01
North of Ustick Road was 5,709 on 6/20/01
Better than "C"
35 MPH
0-feet
Minor arterial
West of Locust Grove Road was 3,598 on 6-20-01.
East of Locust Grove Road was 5,135 on 6-20-01.
Better than "C"
35 MPH
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Ustick Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
0-feet
Minor arterial
West of Locust Grove was 6,510 on 6-20-01.
East of Locust Grove was 7,640 on 6-20-01.
Better than "C"
35 MPH
7. Roadway Improvements Adjacent To and Near the Site
Locust Grove Road is improved with 24-feet of pavement with no curb, gutter or sidewalk abutting the
site. Locust Grove Road will have a 5-foot detached sidewalk constructed on the west side of Locust
Grove Road as a part of the Heritage Commons Subdivision.
McMillan Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
Ustick Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
8. Existing Right-of-Way
Locust Grove Road currently has 50-feet of right-of-way abutting the site (25-feet from centerline).
9. Site History
The District has not previously reviewed this site.
10. Five Year Work Program
There are not any roadway projects that are scheduled within this area that have been programmed
in the District's Five Year Work Program.
11. Other Development in Area
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 upwards of 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. 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 plat application fora 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
• On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
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dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
• On July 17, 2002, the Commission approved a request for approval for an annexation and
rezone fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application fora 144•lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
• On September 11, 2002, the Commission approved a preliminary plat application fora 49-
lot residential subdivision on 7.30-acres (Tully Cove Subdivision).
• On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-
acres (Cobblefield Crossing Subdivision).
Due to the large number of inquiries and submitted development applications 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,
ACRD 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. Education Campus 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.
B. Findings for Consideration
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.
As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5-
foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be adequate to
accommodate the projected traffic volumes on Locust Grove Road. Due to the fact that the North
Meridian Traffic Plan recommended a 70-foot right-of--way on Locust Grove Road and the
Commission has supported the recommendations in the past, staff is recommending that the
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applicant dedicate 70-feet of right-of--way (35-feet from centerline) as opposed to 96-feet of right-of-
way (48-feet from centerline).
2. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector streets (7204.6.5).
The applicant should construct 5-foot concrete sidewalk abutting the site on Locust Grove Road. The
sidewalk should be located 2-feet within the new right-of--way. If the sidewalk should meander
outside of the right-of--way, the applicant should provide the District with an easement.
3. Roadway Offsets
District policy 7204.11.6 states that the optimum spacing for collector intersections along arterial
roadways is 1,700-feet to allow adequate signal spacing. The minimum spacing that is acceptable for
collector intersections along arterials is 1,300-feet.
The applicant is proposing to construct East Heron's Crossing Drive at the north property line (at the
half mile). This roadway location meets District policy and should be approved with this application.
4. Roadway Street Sections
District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section within
70-feet of right-of--way. This right-of--way width would allow for two 11-foot travel lanes, an 11-foot
center-turn lane, 6-foot bike lanes, curb, gutter, 5-foot planter strip with a 5-foot detached concrete
sidewalk.
The Commission has recently reviewed and approved an alternative collector roadway. The collector
roadway is a reduced street section that has a 33-foot street section with curb, gutter, 5-foot detached
sidewalk and bike lanes with no parking.
According to the submitted traffic impact study, East Heron's Crossing Drive should be constructed as
a collector roadway.
The applicant is proposing to construct East Heron's Crossing Drive as a 3-lane collector roadway
that tapers to a 2-lane collector roadway.
The applicant is proposing to construct East Heron's Crossing Drive (from Locust Grove Road to the
driveway that is proposed to be located approximately 2,300-feet east of Locust Grove Road) as a
46-foot street section with three travel lanes, curb, gutter, 5-foot bike lanes, and 5-foot concrete
sidewalk within 56-feet of right-of--way. The applicant has proposed that the sidewalk located on the
south side of East Heron's Crossing Drive be detached and placed within an easement. The
proposed street section meets District policy and is approved with this application.
The applicant is proposing to construct East Heron's Crossing Drive (from the driveway that is
proposed to be located approximately 2,300-feet east of Locust Grove Road to the east property line)
as a 36-foot street section with curb gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
The proposed street section is the standard street section for a local residential roadway. Due to the
fact that East Heron's Crossing Drive is proposed to stub to the east property line to a vacant 102-
acre parcel, staff recommends that the roadway be constructed as a 2-lane collector roadway. Staff
recommends that the 2-lane collector roadway be constructed as a 33-foot street section with curb,
gutter, 5-foot detached sidewalk and bike lanes with no parking on either side. This alternative street
section will accommodate future traffic volumes traveling from the east, will reduce the pavement
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width of the road, will allow the construction of striped bike lanes, and will remain within the proposed
right-of-way (50-feet).
Any costs associated with the construction of East Heron's Crossing Drive should be borne by the
applicant due to the fact that the Education Campus Subdivision requires the construction of the
roadway to accommodate traffic volumes throughout the development.
5. 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 East Heron's Crossing Drive as a stub street that will extend
to the east property line approximately 610-feet south of the north property line. Staff is supportive of
this location. Due to the fact that this roadway will be greater than 150-feet in depth, the applicant
should construct a temporary turnaround at the terminus of the roadway and install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6. Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
20 to align or offset a minimum of 105-feet from any existing or proposed driveway.
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
25 to align or offset a minimum of 105-feet from any existing or proposed driveway.
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.
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.
The applicant is proposing to construct one driveway to intersect Locust Grove Road approximately
570-feet south of the north property line. This driveway is proposed to align with East Heritage Place
(a roadway that was approved on April 17, 2002 with the Heritage Commons Subdivision). This
driveway meets District policy and should be approved with this application.
The applicant is proposing to construct five driveways on East Heron's Crossing Drive.
The applicant is proposing to construct a 25-foot wide driveway on the south side of East Heron's
Crossing Drive approximately 290-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
The applicant is proposing to construct a 40-foot wide driveway on the south side of East Heron's
Crossing Drive approximately 630-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
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The applicant is proposing to construct a 25-foot wide driveway on the south side of East Heron's
Crossing Drive approximately 920-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
The applicant is proposing to construct a 30-foot wide driveway on the north side of East Heron's
Crossing Drive approximately 1,060-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
The applicant is proposing to construct a 25-foot wide driveway on the south side of East Heron's
Crossing Drive approximately 2,020-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
The applicant is proposing to construct a 30-foot wide driveway on the north side of East Heron's
Crossing Drive approximately 2,300-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
7. 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.
8. Turn Lanes
According to the submitted traffic impact study, Locust Grove Road requires left-turn and right-turn
deceleration lanes for traffic turning into the site at both access intersections.
Due to the lack of right-of--way that the District currently owns, the applicant should not be required to
construct an exclusive left tum lane on Locust Grove Road for either access.
The applicant should construct a right turn deceleration lane on Locust Grove Road at the East
Heron's Crossing Drive intersection. The applicant should coordinate the design of the lanes with the
District's Traffic Services Department, 387-6140.
The applicant should construct a right turn deceleration lane on Locust Grove Road at the driveway
proposed to be located approximately 570-feet south of the north property line. The applicant should
coordinate the design of the lanes with the District's Traffic Services Department, 387-6140.
9. No Other Access
Other than the access points specifically approved with this application, direct lot access Locust
Grove Road and East Heron's Crossing Drive is prohibited. These restrictions should be noted on
the final Plat.
10. Special Notification to the Applicant and the City of Meridian
"ACRD has approved the proposed preliminary plat in accordance with the Site Specific
Requirements. At the time of the approval, the Commission found that the current roadways are
adequate to accommodate the projected traffic from this development. ACHD is concerned that the
cumulative effect of the number of trips generated from this development in combination with several
other new development applications will result in a substantial increase in future traffic on the existing
infrastructure. ACHD anticipates that future development applications in this related area may require
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system improvements. In addition, ACHD anticipates that there will be significant delay in making
any such system improvements because there is a lack of known funding sources."
It appears that the internal parking configuration as it is proposed, will promote cut through traffic.
District staff is concerned that traffic will utilize the drive aisle that is within the parking lot to travel
from Locust Grove Road to East Heron's Crossing Drive. To eliminate the potential for cut through
traffic, the applicant should redesign the parking lot configuration.
C. Site Specific Conditions of Approval
Dedicate 35-feet of right-of--way from the centerline of Locust Grove 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 Locust Grove Road located 2-feet within the right-of--way.
If the sidewalk meanders outside of the right-of--way, provide an easement for the sidewalk.
3. Construct East Heron's Crossing Drive at the north property line (at the half mile), as proposed.
4. Construct East Heron's Crossing Drive (from Locust Grove Road to the driveway that is proposed to
be located approximately 2,300-feet east of Locust Grove Road) as a 46-foot street section with three
travel lanes, curb, gutter, 5-foot bike lanes, and 5-foot detached concrete sidewalk (or 7-foot attached
concrete sidewalk) within 56-feet of right-of--way, as proposed. Provide the District with an easement
for the sidewalk on the south side of East Heron's Crossing Drive.
5. Construct East Heron's Crossing Drive (from the driveway that is proposed to be located
approximately 2,300-feet east of Locust Grove Road to the east property line) as a 33-foot street
section with curb, gutter, 5-foot sidewalk and bike lanes with no parking on either side.
6. Construct East Heron's Crossing Drive as a stub street that will extend to the east property line
approximately 610-feet south of the north property line, as proposed. Construct a temporary
turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
7. Construct a driveway to intersect Locust Grove Road approximately 570-feet south of the north
property line, as proposed.
8. Construct a 25-foot wide driveway on the south side of East Heron's Crossing Drive approximately
290-feet east of Locust Grove Road, as proposed.
9. Construct a 40-foot wide driveway on the south side of East Heron's Crossing Drive approximately
630-feet east of Locust Grove Road, as proposed.
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10. Construct a 25-foot wide driveway on the south side of East Heron's Crossing Drive approximately
920-feet east of Locust Grove Road, as proposed.
11. Construct a 30-foot wide driveway on the north side of East Heron's Crossing Drive approximately
1,060-feet east of Locust Grove Road, as proposed.
12. Construct a 25-foot wide driveway on the south side of East Heron's Crossing Drive approximately
2,020-feet east of Locust Grove Road, as proposed.
13. Construct a 30-foot wide driveway on the north side of East Heron's Crossing Drive approximately
2,300-feet east of Locust Grove Road, as proposed.
14. Pave the driveways their 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.
15. Provide a minimum turning radius of 45-feet for all turnarounds.
16. Construct a right turn deceleration lane on Locust Grove Road at the East Heron's Crossing Drive
intersection. Coordinate the design of the lanes with the District's Traffic Services Department, 387-
6140.
17. Construct a right turn deceleration lane on Locust Grove Road at the driveway proposed to be
located approximately 570-feet south of the north property line. Coordinate the design of the lanes
with the District's Traffic Services Department, 387-6140.
18. Other than the access points specifically approved with this application, direct lot access Locust
Grove Road is prohibited. These restrictions shall be noted on the final Plat.
19. Comply with all Standard Conditions of Approval.
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 Construction Services at 387-6280 (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.
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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 #195, 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. 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 ACRD 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.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD 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 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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Meridian Education Campus
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