Treasure Valley Pediatrics CZC 02-067HUB OF' TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
(208) 288-2499 • Fax 288-2501
Robert D. Cowie CITY OF MERIDIAN ~ woRxs
Crrl' COUNCIL MEMBERS BUILDING DEPARTMENT
~, BiM 33 EAST IDAHO (208) 887-2211 • Fax 887-1297
Tammy deweecd MERIDIAN, IDAHO 83642 PLANNING ~vD zoNING
Cherie McCaadless (208)888-4433 • FAX (208) 887-4813 DEPARTMENT
City Clerk Office Fax (208) 888-4218 (208) 884.5533 • FAX 888.6854
William L.M. Nary
CERTIFICATE OF ZONING COMPLIANCE*
Date: December 19 2002
Owner: Treasure Vallev Podia+rics
Applicant: Z.GA Architects Contact' Steve Turnev 345-8872
Address: 1620 Celebration avenue
Proposed Use: Pediatric office and associated improvements
Zoning: L-O -
Comments:
Conditions of roval• Project is subject to all curreirt City Ordinances and conditions of approval
for the Education Campus. The issuance of this permit does not release the applicant from
any requirements of the approved Conditional Use Permit (File No. CUP-02-034) and the
recorded Development Agreement for the subject property.
No signs are approved with this CZC. All signs will require a separate sign permit in
compliance with the sign ordinance.
Land~nitut: The submitted Landscape Plan, prepared by Jensen Bens (dated 12-18-02) is approved
as submitted with the following redline correction:
1. The two Vanderwolf pines located in the SW coiner' of the lot shall be replaced with
Prariefire Crabapples.
The approved landscape plan 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.
An underground, pressurized irrigation system must be installed to all landscape areas per
the specifications provided.
~ri~g: Per Ordinance 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.
Parkintz: Off-street parking is approved as shown on the approved ate plan. A11 standard Parking
stalls must be 9 x 19 minimum and drive aisles must be at least 25 feet wide. Project
engineer'/architect shall certify that the number and size of handicap-accessible spaces
conforms to the Americans with Disabilities Act.
Li t :Lighting shall not cause glare or impact the traveling public or neighboring development.
Trash Enclosure: All dumpsters must be screened from view and not be visible by the public or from
adjacent properties. Trash enclosure must be built in the location and size as approved by
SSC.
Handicap-Accessibility: The structure, site improvements and parking must be in compliance with all
federal handicap-accessibility requirements.
ACRD Accent~nce: Applicant shall be responsible for meeting the requirements of ACRD as they
pertain to this development. 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 ACRD
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.
Certificate of Occu~~y: 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.
Plan Modification: The approved Site Plan and Landscape Plan, stamped 12/19/02 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.
FF/CL: The Findings of Fact and Conclusions of Law (FF/CL) shall be adopted by the City Council
prior to the issuance of the building permit. If there are any modifications to the FF/CL a new
Certificate of Zoning Compliance shall be required.
G
Dave McKinnon
Planner II
*This letter does not indicate compliance with requirements of other deparhuentslagencies, inchrding, but not limited to,
Ada County Highway District, Central District Health Deparrrnent, affected irrigation district(s), Meridian Sewer,
Water, Building or Fire Departments, Sanitary Services Co., etc. This letter shall expire one (1) year firm the date of
issuance if work has not begun.
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CITY OF MERIDIAN
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660 E. ~"'~ ~+ 8be. 202,
(208)884-5533 Plion~ / ~08)ggg,.68S4 Fax
(Section 11-19-1, ZomaB ~ Dcvolopmeyx~
pROlECT NAME:
APPLICANT;
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Architects and Planners
565 West Myrtle Street, Suite 225,
~ Boise, Idaho 83702
Phone (208)345-8872 Fax: (208)343-7162
TO: City of Meridian
Planning and Zoning
LETTER OF TRANSMITTAL
ATTENTION: Dave Mckinnon
RE: Treasure Valley Pediatrics
WE ARE SENDING YOU:
^ Attached ^ Under separate cover via the following items
^ Shop drawings ^ Prints ^ Plans ^ Sample ^ Specifications
^ Copy of letter ^ Change Order ^
COPIES DATE NO. DESCRIPTION
4 12.18.02 30x42 site lan
4 12.18.02 30x42 landsca a lan4
THESE ARE TRANSMITTED as checked below:
^ For Approval ^ Accepted as submitted ^ Resubmit copies for approval
^ For your use ^ Accepted as noted ^ Submit copies for distribution
^ As requested ^ Not Accepted -Resubmit ^ Return corrected prints
^ For review and comments ^
^ FOR BIDS DUE 20 ^ PRINTS RETURNED AFTER LOAN TO US
REMARKS:
COPY TO:
C: IPROJEC7SI
SIGNED:
Eric Anderson
11/19/02 8:13 AM
If enclosures are not as noted. Kindly notify us at once.
Site Review/Conforming
Elements Comments Complete
~]
* Project must comply with all approved permits, plats or Development. Agreements associated with
the lot or arcel.
1. Zoning District (permitted use, CUP,
A UP, variance, etc.
2. Flood lain District
3. Landsca in
Must be in compliance with the
the Landsca a Ordinance
4.Off-Street Par'n v'
a # of Stalls dimensions, etc
b) Handicap Stalls (van accessible, aisles,
sinae
c) Aisles (width, location) ,
5. Trash Areas
a Location ~'
b 3-Side Screenin
6. Under round Irri ation /
7. Sidewalks/Paths t-/
8. Streets (12/W dedications, etc.)
9. Lot Requirements ~~
a) Lot Area (note restrictions on use of
undevelo ed ortion o lot
b) Street Frontage ~/
c) Setbacks ,~
d) Coverage
10. Fencing
11. Fee of $60.00
1. ACHD approval letter required for curb cuts, road widening, for all new projects.
2. Pressurized irrigation can be waived by City Council only if no water rights exist to subject
property or developer deeds land to City for a well.
3. City will permit one hook-up to municipal water for irrigation per site.
3. Trees must not be planted in City water or sewer easements.
4. Applicant must submit a copy of recorded deed or plat as evidence of the road d_edicatioprior
to CZC issuance.
6 Rev. 2/1/0?
CERTIFICATE OF ZONING COMPLIANCE & PLAN REVIEW CHECKLIST
City of Meridian
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David E. Wynkoop, President
Dave Bivens 1st Vce President 318 East 37th Street
Judy Peavey-Derr, 2nd ~ce President Garden City ID 83714-6499
Susan S. Eastlake, Comnssioner Phone (208) 387-6100
Sherry R. Huber, Commissioner FAX (208) 387-6391
E-mail: tellus~ACHD.ada.id.us
January 8, 2003
TO: Treasure Valley Pediatrics
305 E. Jefferson, Ste. 10
Boise, ID 83712
SUBJECT: MCZC-02-067
Pediatrics Office
1620 Celebration Avenue
On May 3, 2000, the Ada County Highway District Commissioners acted on Resolution Business Park
Subdivision (MAZ00-004/MCUP00-016/MCUP00-017). The conditions and requirements also apply to
MCZC-02-067.
If you have any questions, please feel free to contact this office at (208) 387-6170.
incerely
Craig Hood
Development Analyst
Planning & Development
Cc: Planning & Develo ment/Chron/Project File
Construction Services
Drainage/Utilities
Resolution Business Park, LLC, 1908 Jennie Lee Drive, Idaho Falls, ID 83405
Treasure Valley Engineers, 1117 Caldwell Blvd., Nampa, ID 83651
• •
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat -Resolution Business Park / Locust Grove Rd/Overland Road
MAZ00-004/MCUP00-015/MCUP00-016/
MCUP00-017
An application for a preliminary plat has been submitted to the City of Meridian fora 17-lot residential
and commercial subdivision on 107.06-acres. The applicant is also requesting conditional use and
rezone approval. The City has forwarded the application to ACRD for review and comment. The site
is located at the southeast corner of Overland Road and Locust Grove Road. This development is
estimated to generate 9,430 additional vehicle trips per day based on the submitted traffic study.
Roads impacted by this development: Locust Grove Road
Overland Road
ACRD Commission Date -May 3, 2000 - 12:00 p.m.
Resolution Subdivision
Page 1
Facts and Findings:
A. General Information
Owner - G.I. Voigt
Applicant -Same
R-4, RT -Existing zoning
L-O, C-G -Requested zoning
107.06 -Acres
17 -Proposed lots
200 -Proposed multi-family dwelling units
346,000 -Square feet of proposed building
125,000-square feet of Office building
145,000-square feet of Retail building
57,000-square feet of an Ice Rink
19,000-square feet of Day Care Center
Meridian High School
2,300 -Total lineal feet of proposed public streets
286 -Traffic Analysis Zone (TAZ)
West Ada -Impact Fee Service Area
Meridian -Impact Fee Assessment District
Locust Grove Road
Minor arterial with bike lane designation
Traffic count 3,552 on 7-16-99
A-Existing Level of Service
C-Existing plus project build-out Level of Service
950-feet of frontage
50 to 70-feet existing right-of--way (25-feet from centerline)
96-feet required right-of--way (48-feet from centerline)
Locust Grove Road is improved with two lanes with no curb, gutter or sidewalk. The segment
of Locust Grove Road abutting the site is not listed in the current Five Year Work Program for
reconstruction.
Overland Road
Minor arterial with bike lane designation
Traffic count 11,422 on 11-30-99 (west of Eagle Road)
Traffic count 9,916 on 11-23-99 (west of Locust Grove Road)
D-Existing Level of Service
E-Existing plus project build-out Level of Service
2,640-feet of frontage
50 to 70-feet existing right-of--way (25-feet from centerline)
96-feet required right-of--way (48-feet from centerline)
Resolurion Subdivision
Page 2
Overland Rod is improved with two lanes with no curb, gutter or sidewalk. The segment of
Overland Road abutting the site is listed in the current Five-Year Work Program for
reconstruction to 5-lane in FY (2004).
Blue Tick Street/Brandys Jewel Street
Local streets with no bike lane designation
No traffic count available
50-feet of frontage
50-feet existing right-of--way (25-feet from centerline)
50-feet required right-of--way for their extensions
Blue Tick Street and Brandys Jewel Street are improved as 37-foot street section with curb,
gutter and sidewalk.
B. On March 27, 2000, the District Planning and Development staff inspected this site and
evaluated the transportation system in the vicinity. On March 31, 2000, the staffmet as the
District's Technical Review Committee and reviewed the impacts of this proposed development
on the District's transportation system. The results of that analysis constitute the following Facts
and Findings and recommended Site Specific Requirements.
C. Locust Grove Road has 3,522 existing vehicle trips per day, which is a Level of Service A (LOS
A). An acceptable Level of Service for this segment of roadway is D (LOS D) or 14,000 vehicle
trips per day. The proposed application will add approximately 3,000 vehicle trips per day on
Locust Grove Road.
D. Current traffic counts indicate that Overland Road carries 11,422 vehicle trips per day (VTD).
The planning threshold for Overland Road is 14, 000 VDT with its current configuration. When
Overland Road is rebuilt to five lanes, the planning threshold for Overland Road will be 33,000
VTD. The proposed application will add approximately 6,000 vehicle trips per day on Overland
Road, therefore the existing, plus project traffic exceeds the planning threshold of Overland Road
with its current configuration. When Overland Road is rebuilt to five-lanes, the roadway will be
adequate to accommodate the traffic generated from this site.
E. The Eagle Road/Overland Road intersection operates at a Level of Service E/F threshold, and is
listed as one of 100 critical intersections in Ada County. The subject site's additional traffic will
exacerbate the traffic problems at the intersection. The District has already initiated a project (to
be started within the next few months) to provide additional turn lanes and make other capacity
enhancements to improve the intersections' operating characteristics. The improvement plans
have not been finalized but the anticipation is for a substantial increase in capacity.
F. The Meridian Road/Overland Road intersection operates at a Level of Service F (LOS F), and is
listed as one of 100 critical intersections in Ada County. The subject site's additional traffic will
exacerbate the traffic problems at the intersection.
G. A traffic study was submitted for the Resolution Subdivision site development plan. The key
findings of the traffic study include the following:
Resolurion Subdivision
Page 3
•
• The proposed development is expected to generate 12,495 total daily vehicle trips. An
estimated 3,045 trips are pass-by trips, leaving 9,430 new daily vehicle trips added to
the adjacent roadway system.
• The Meridian Road/Overland Road intersection currently operates at Level of Service
(LOS) F. Because Meridian Road is a principal arterial, LOS E is acceptable under
current District policy. The intersection exceeds the allowable Level of Service.
• Under "existing plus project" traffic volumes (Year 2005), the Meridian Road/Overland
Road intersection is expected to operate at Level of Service (LOS) F. The District has
currently programmed a project to upgrade Overland Road to create additional capacity.
The design and magnitude of the improvements have not yet been determined. Because
Meridian Road is a principal arterial, LOS E is acceptable under current District policy.
• The Locust Grove Road/Overland Road intersection currently operates at an overall
Level of Service (LOS) A. The intersection is STOP controlled only on the two Locust
Grove Road approaches. Left turns from northbound Locust Grove on to westbound
Overland Road operate at an LOS F condition. If a traffic signal were constructed with
the existing traffic volumes and roadway geometry, the intersection would operate at an
overall LOS B.
• Under the existing traffic volumes, Locust Grove Road
operates at an arterial LOS of A with volume-to-capacity ratios of less than 0.35 during
peak hour conditions.
• The Year 2020 traffic forecast of 18,000 vehicles per day for Overland Road indicates
the need to widen the roadway from two to five lanes. The widening is desirable from
an operational and safety standpoint and is required within 500 feet of the Eagle Road
intersection.
• The Year 2020 traffic forecast of 8,700 vehicles per day for Locust Grove Road does
not indicate the need to add capacity.
• The forecast traffic volumes at the Locust Grove Road intersection with Overland Road
justify a traffic signal under existing plus project traffic volumes. The applicant should
be required to provide 25-percent of the cost for the traffic signal, which is $37,500.00.
The District will construct the traffic signal when it is warranted.
• The site driveways on Overland Road are expected to have traffic volumes low enough
that traffic signals are not needed.
• The new public street intersection on Overland Road is expected to have traffic volumes
that warrant a traffic signal. The applicant should be required to provide 75-percent of
the cost to construct the traffic signal, which is $112,500.00 (total cost is $150,000).
The District will construct the traffic signal when it is warranted.
• The site driveway intersections on Locust Grove Road are expected to have traffic
volumes low enough that traffic signals are not needed, however, all the intersections on
Locust Grove Road will require the construction of a center turn lane.
• All the intersections on Overland Road will require the construction of a center turn
lane. Due to the locations of the intersections and the taper lengths required for the turn
lanes, the applicant would be required to add another traffic lane on Overland Road
abutting the entire site.
Resolurion Subdivision
Page 4
i •
The consultant was not aware of ACHD's project to widen the Overland Road/Eagle
Road intersection when the TIS was performed. The Eagle Road/Overland Road
intersection was identified to operate at Level of Service (LOS) F under existing and
build out conditions. The District is adding turn-lanes at the intersection this fiscal~year,
which will improve the operations of the intersection to an adequate Level of Service D
(LOS D). Overland Road is scheduled for reconstruction from two to five lanes in FY
2004. When the roadway is reconstructed to five lanes, the intersection will operate at
an adequate Level of Service C (LOS C).
H. The applicant is proposing a stub street to the south property line located 1,000-feet west of the
east property line. District Staff supports the location of the stub street. The applicant should
provide a paved temporary turnaround at the end of the stub street with a temporary easement
provided to the District. The applicant should be required to install 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.
I. The applicant is proposing a stub street to the east property line located 400-feet south of
Overland Road. District Staff supports the location of the stub street. The applicant should
provide a paved temporary turnaround at the end of the stub street with a temporary easement
provided to the District. The applicant should be required to install 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.
J. The improvement of Overland Road abutting this development is included in the District's
current Five Year Work Program. District policy requires the applicant to provide a $52,800.00
deposit to the Public Rights-of--Way Trust Fund for the cost of constructing a 5-foot wide
concrete sidewalk on Overland Road abutting the parcel (approximately 2,640-feet) prior to
District approval of a final plat, whichever occurs first.
K. The improvement of Locust Grove Road abutting this development is not included in the
District's current Five Year Work Program. District policy requires the applicant to construct a
5-foot wide concrete sidewalk on Locust Grove Road abutting the parcel prior to District
approval of a final plat. The sidewalk should be located two feet within the new right-of--way of
Locust Grove Road. Coordinate the location and elevation of the sidewalk with District staff.
L. The applicant is proposing two driveways on Locust Grove Road. The driveways are located as
follows:
• The northern driveway is proposed to be located 440-feet south of Overland
Road.
• The southern driveway is proposed to be located 690-feet south of Overland
Road.
Peacock Street intersects Locust Grove Road from the west approximately 550-feet south of
Overland Road and Labrador Street approximately 1,100-feet south of Overland Road. District
policy requires the applicant to locate driveways on Locust Grove Road a minimum of 440-feet
Resolution Subdivision
Page 5
•
south of Overland Road and 220-feet from the streets on the west side of Locust Grove Road.
The applicant's proposed driveways do not meet the required offset from Peacock Street on the
west side of Locust Grove Road. The applicant should be required to locate the northern
driveway to align with Peacock Street to west, and the southern driveway should be located 75-
feet north of the south property line. The driveways should be constructed 30 to 35-foot wide
with 15-foot radii pavement tapers abutting the roadway. The applicant should be required to
provide 100-feet of stacking for both the inbound and out-bound travel lanes for the driveway.
Coordinate the design of the driveways with District staff.
M. The applicant is proposing three driveways on Overland Road. The driveways are located as
follows:
• 480-feet east of Locust Grove Road: based on the submitted traffic study the
applicant should be required to provide a minimum of 50-feet of stacking for
this driveway.
• 930-feet east of Locust Grove Road: based on the submitted traffic study the
applicant should be required to provide a minimum of 50-feet of stacking for
this driveway.
• 1,280-feet east of Locust Grove Road: based on the submitted traffic study the
applicant should be required to provide a minimum of 100-feet of stacking for
this driveway.
All the driveways align with existing driveways on the north side of the road, which meets
District policy. The driveways should be constructed 30 to 35-feet wide with 15-foot radii
pavement tapers abutting the existing roadway edge.
N. The applicant is proposing to construct two public roads off Overland Road. The roads are
proposed to be located:
• 320-feet west of the east property line: based on the submitted traffic study the
applicant should be required to locate driveways off this public street a
minimum of 100-feet south of Overland Road. The roadway should be
constructed as a 40-foot street section with curbs gutters and 5-foot wide
concrete sidewalks within 58-feet ofright-of--way.
• 850-feet west of the east property line: based on the submitted traffic study this
roadway should be signalized and driveways on this roadway should be located a
minimum of 175-feet south of Overland Road and consecutive driveways should
be required to align or offset a minimum of 150-feet. The roadway should be
constructed as a 46-foot street section with curbs, gutters, and a 5-foot wide
concrete sidewalk within 64-feet ofright-of--way. This road should be
signalized. The applicant should be required to construct a signal for the new
intersection. Coordinate the design of the signalized intersection with District
staff. The District should provide 25-percent of the cost of the signal.
• The applicant is proposing aneast/west road located 400-feet south of Overland
Road: the applicant should be required to locate driveways on the new roadway a
minimum of 50-feet from a public street intersection. The applicant is proposing
Resolution Subdivision
Page 6
•
a traffic circles within the roadway. The street section around the traffic circle
should be constructed 29-feet wide. A YIELD sign should be installed at all
approaches into the islands and directional islands should be constructed in the
street approaches to the traffic circles to guide motorists in the proper direction.
The pedestrian crossings shall be located at the intersection to improve
pedestrian/vehicular recognition and safety. Coordinate the traffic control plan
and location of the pedestrian crossings with District staff.
In order to provide safe turning movements into the driveways and streets on Overland Road and
avoid a continuous meandering travel path a continuous turning lane is required from Locust
Grove Road to the east property line. The design will provide turning movement at all driveways
and streets through and including Locust Grove and new east-west street.
O. ACHD's Park & Ride Division Staff have indicated the need for a park and ride location at the
applicant's site. The District requests that applicant grant the District an easement fora 10 to 12-
space Park & Ride area at this site. Commuteride staff will contact the applicant to coordinate
the location of the Park & Ride area.
P. In order to reduce trips to and from this development it is recommended that Tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACRD on employee participation. Commuteride staff
will coordinate the Alternative Transportation Program with the applicant. For more information
contact Pat Nelson at 387-6160.
Q. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TMO) that is formed with a
boundary that includes this site or is adjacent to this development.
R. A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and
public transportation providers to increase the use of alternative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
S. District policy states that direct access to arterials and collectors is normally restricted and that
the developer shall try to use combined access points. In accordance with District policy the
applicant should be required to provide a recorded cross access easement among the lots within
the proposed subdivision for use to access the public streets prior to issuance of a building permit
(or other required permits).
T. The applicant should be required to construct a center turn lane on Locust Grove Road abutting
the entire site. Coordinate the design of the turn lane with District staff.
Resolurion Subdivision
Page 7
•
U. The applicant should be required to construct a center turn lane on Overland Road abutting the
entire site. Coordinate the design of the turn lane with District staff.
V. Graveled driveways abutting public streets create maintenance problems due to gravel being
tracked onto the roadway. In accordance with past action by the District the applicant should be
required to pave all driveways their full width and at least 30-feet into the site beyond the edge of
pavement of Overland Road and Locust Grove Road and install pavement tapers with 15-foot
radii abutting the existing roadway edge.
W. In accordance with District policy, stub streets to the undeveloped parcels abutting this site may
be required upon review of a future application for this site.
X. As required by District policy, restrictions on the width, number and locations of driveways, may
be placed on future development of this parcel.
Y. In accordance with District policy, stub streets to the school parcel abutting this site should be
extended upon review of a future application for this site.
z. Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will require improvement in order to accommodate the additional
traffic generated by this proposed development. The Overland Road/Meridian Road intersection
currently operates at deficient Level of Service F (LOS F), and is listed as one of the 100 critical
intersections in Ada County. The reconstruction of the intersection by the District is not listed in
ACHD's Five year Work Program.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Special Recommendation to City of Meridian:
In order to reduce trips to and from this development it is recommended that tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride
staff will coordinate the Alternative Transportation Program with the applicant. For more
information contact Ms Pat Nelson at 387-6160.
2. In order to reduce trips to and from this development, the tenants occupying the proposed
building(s) should be required. to participate in any Transportation Management Association
(TMA) or Transportation Management Organization (TMO) that is formed with a boundary that
includes this site or is adjacent to this development.
3. ACHD's Park & Ride Division Staff have indicated the need for a park and ride location at the
applicant's site. The District requests that applicant grant the District an easement fora 10 to
12-space Park & Ride area at this site. Commuteride staff will contact the applicant to
coordinate the location of the Park & Ride area.
Resolution Subdivision
Page 8
4. The transportation system will require improvement in order to accommodate the
additional traffic generated by additional development. The Overland Road/Meridian
Road intersection currently operates at a deficient Level of Service F (LOS F), and is
listed as one of 100 critical intersections in Ada County. Additional traffic will exacerbate
the traffic problems at the intersection. The reconstruction of the Overland
Road/Meridian Road Street intersection is not currently listed in ACHD's Five year Work
Program.
Site Specific Requirements:
1. Dedicate 48-feet ofright-of--way from the centerline of Overland Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed 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 compensated for all right-of--way dedicated as an addition to existing right-
of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with Section
15 of ACHD Ordinance #193.
2. Dedicate 48-feet ofright-of--way from the centerline of Locust Grove Road abutting the parcel
by means of recordation of a final subdivision plat or execution of a warranty deed 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 compensated for all right-of--way dedicated as an addition to existing right-
of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with Section
15 of ACHD Ordinance #193.
3. Provide a stub street to the south property line located 1,000-feet west of the east property line.
Provide a paved temporary turnaround at the end of the stub with a temporary easement
provided to the District. Install 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.
4. Provide a stub street to the east property line located 400-feet south of Overland Road. Provide
a paved temporary turnaround at the end of the stub with a temporary easement provided to the
District. Install 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.
5. Provide a $112,500.00 deposit to the Public Rights-of--Way Trust Fund for 75-percent of the
cost to construct a traffic signal on Overland Road for the new collector roadway. The District
will construct the signal when it is warranted.
6. Provide a $37,500.00 deposit to the Public Rights-of--Way Trust Fund for 25-percent of the cost
of constructing a traffic signal at the Overland Road/Locust Grove Road intersection. The
District will construct the signal when it is warranted.
Resolution Subdivision
Page 9
7. Provide a $52,800.00 deposit to the Public Rights-of--Way Trust Fund for the cost of
constructing a 5-foot wide concrete sidewalk on Overland Road abutting the parcel
(approximately 2,640-feet) prior to District approval of a final plat, whichever occurs first.
8. Construct a 5-foot wide concrete sidewalk on Locust Grove Road abutting the parcel prior to
District approval of a final plat. Locate the sidewalk two feet within the new right-of--way of
Locust Grove Road. Coordinate the location and elevation of the sidewalk with District staff.
9. Locate two driveways on Locust Grove Road as follows:
• The northern driveway shall be located 550-feet south of Overland Road to align
with Peacock Street to the west.
• The southern driveway shall be located 75-feet north of the south property line.
The driveways shall be constructed 30 to 35-foot wide with 15-foot radii pavement tapers
abutting the roadway. Provide 100-feet of stacking for both the inbound and out-bound travel
lanes for the driveways. Coordinate the design of the driveways with District staff.
10. Locate three driveways on Overland Road as follows:
• 480-feet east of Locust Grove Road: provide a minimum of 50-feet of stacking
for this driveway.
• 930-feet east of Locust Grove Road: provide a minimum of 50-feet of stacking
for this driveway.
• 1,280-feet east of Locust Grove Road: provide a minimum of 100-feet of
stacking for this driveway.
The driveways shall be constructed 30 to 35-feet wide with 15-foot radii pavement tapers
abutting the existing roadway edge..
11. Locate two public roads as follows:
• off Overland Road 320-feet west of the east property line: locate driveways off
this public street a minimum of 100-feet south of Overland Road. The roadway
shall be constructed as a 40-foot street section with curbs gutters and 5-foot wide
concrete sidewalks within 58-feet ofright-of--way.
• off Overland Road 850-feet west of the east property line: driveways off this
roadway shall be located a minimum of 175-feet south of Overland Road and
consecutive driveways are required to align or offset a minimum of 150-feet.
The roadway shall be constructed as a 46-foot street section with curbs, gutters,
and a 5-foot wide concrete sidewalk within 64-feet ofright-of--way. The
applicant shall be required to construct a signal for the roadway/Overland Road
intersection. Coordinate the design of the signalized intersection with District
staff.
Resolution Subdivision
Page 10
12. Locate an east/west road 400-feet south of Overland Road: locate driveways on the east/west
roadway a minimum of 50-feet from a public street intersection. The traffic circle within the
roadway shall be constructed to provide a minimum of 29-feet wide street section around the
traffic circle. A YIELD sign shall be installed at all approaches into the island and a directional
island shall be constructed in the street approaches to the traffic circle to guide motorists in the
proper direction. The pedestrian crossings shall be located at the intersection to improve
pedestrian/vehicular recognition and safety. Coordinate the design of the buffer circle, the
traffic control plan and location of the pedestrian crossings with District staff.
13. As required by District policy, restrictions on the width, number and locations of driveways,
shall be placed on future development of this parcel.
14. Construct a center turn lane on Overland Road and Locust Grove Road abutting the entire site.
15. In accordance with District policy, stub streets to the school parcel abutting this site should be
extended upon review of a future application for this site.
16. Other than the access points specifically approved with this application, direct lot or parcel
access to Overland Road and Locust Grove Road is prohibited. Lot access restrictions, as
required with this application, shall be stated on the final plat.
Standard Requirements:
1. A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACRD Planning and Development Supervisor. The reauest
shall specifically identify each reauirement to be reconsidered and include a written explanation
of why such a reauirement would result in a substantial hardship or inequity The written
request shall be submitted to the District no later than 9.00 a m on the day scheduled for
ACRD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
2. After ACRD Commission action, any request for reconsideration of the Commission's action
shall be made in writing to the Planning and Development Supervisor within six days of the
action and shall include a minimum fee of $110.00. The request for reconsideration shall
specifically identify each reauirement to be reconsidered and include written documentation of
data that was not available to the Commission at the time of its original decision The request
for reconsideration will be heard by the District Commission at the next regular meeting of the
Commission. If the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission meeting at which the reconsideration will be heard.
Resolution Subdivision
Page 11
~ ~
Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #193, also known as Ada County Highway District Road Impact
Fee Ordinance.
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.
7. 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 ACRD conduits (spare or filled) are
compromised during any phase of construction.
8. 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.
9. 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.
Conclusion of Law:
1. 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.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted bv:
Commission Action:
Planning and Development Staff May 3, 2000
Resolution Subdivision
Page 12
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