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ACHD Draft ReportDevelopment Services Department HD 6O1WM -1?ra _rairk Project/File: Villasport / MER18-0094 / H-2018-0121 The applicant is requesting approval to modify an existing development agreement (with the City of Meridian) and for a conditional use permit for a VillaSport Athletic Club and Spa to operate at the southwest corner of Ustick Road and Eagle Road in Meridian, Idaho. Lead Agency: City of Meridian Site address: SWC of Ustick Road and Eagle Road Staff Approval: XXXX, 2018 ' �+ 96 �;. Applicant: Sadie Creek Commons, LLC 10789 W. Twain Ave. #200 red; Las Vegas, NV 89135 Representative: Tamara Thompson '`.. The Land Group 462 E. Shore Dr. Ste. 100 Eagle, ID 83616 Staff Contact: Austin Miller Phone: 387-6335 r E-mail: amiller(cDachdidaho.org A. Findings of Fact Description of Application: The applicant is requesting approval to modify an existing development agreement (with the City of Meridian) and for a conditional use permit for a VillaSport Athletic Club and Spa to operate at the southwest corner of Ustick Road and Eagle Road in Meridian, Idaho. The proposal includes a 14,000 square foot retail building and an 89,000 square foot resort -style athletic club and spa located on 11.4 -acres zoned C -G (general retail and service commercial). The proposed use is consistent with the City of Meridian's comprehensive plan designation of Mixed Use Regional. 2. Description of Adjacent Surrounding Area: Direction I Land Use Zoning North General Retail and Service Commercial District (Centerpointe Subdivision) C -G South General Retail and Service Commercial District & Medium High -De sitResidential District Bienville Square Subdivision C -G & R-15 East General Retail and Service Commercial District C -G West Low -Density Residential R-2 1 DRAFT Subdivision Name/ Trak It #/ City Application #s 3. Site History: ACHD previously reviewed this site as Sadie Creek Promenade Subdivision in December 2005. The requirements of this staff report differ with those of the prior action to reflect current ACHD policy. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Blakeslee Commons, a residential subdivision consisting of 74 buildable lots, is located south of Ustick Road west of the site, was approved by ACHD in September 2016 and is currently under construction. • Verado, a residential subdivision consisting of 122 buildable lots, is located south of Ustick Road west of the site, was approved by ACHD in May 2016 and is currently under construction. • Verado West, a residential subdivision consisting of 132 buildable lots, is located at the southeast corner of Ustick Road and Locust Grove Road was approved by ACHD in September 2018 and is currently under plan review. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP) / Integrated Five Year Work Plan (IFYWP): • The intersection of Ustick Road and Locust Grove Road is listed in the CIP to be widened to 6 -lanes on the north leg, 7 -lanes on the south, 6 -lanes east, and 5 -lanes on the west leg, and signalized between 2021 and 2025. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 3,774 additional vehicle trips per day; 343 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittleson & Associates, Inc. prepared a traffic impact study for the proposed VillaSport development. Below is an executive summary of the findings as presented by Kittleson & Associates, Inc. The executive summary can be found as attachment 1. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. Staff Comments/Recommendations: ACHD's Development Services and Traffic staff has reviewed and generally agrees with the findings and recommendations of the submitted traffic impact study. According to the traffic impact study submitted by Kittleson & Associates, Inc., all intersection and road segments in the study are anticipated to operate at an acceptable level of service under total traffic conditions in the build out year. A right turn lane is warranted on Ustick Road at the entrance of the site. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) 2 DRAFT Subdivision Name/ Trak It #/ City Application #s Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service **State Highway 55 275 -feet Principal Arterial 1,966 N/A Eagle Road Ustick Road 770 -feet Principal Arterial 1,022 Better than "E" Centrepoint Way 410 -feet Local 51 N/A ** ACHD does not set level of service thresholds for State Highways. * Acceptable level of service for a five -lane principal arterial is "E" (1,780 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Eagle Road north of Ustick Road was 48,890 on March 15, 2016. • The average daily traffic count for Ustick Road west of Eagle Road was 20,935 on August 14, 2014. • The average daily traffic count for Centrepoint Way south of Ustick Road was 1,174 on May 25, 2018. C. Findings for Consideration 1. State Highway SH -55 /Eagle Road SH -55 / Eagle Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on SH -55 / Eagle Road. 2. Ustick Road a. Existing Conditions: Ustick Road is improved with 5 -travel lanes, vertical curb, gutter, and no sidewalk abutting the site. There is 76 -feet of right-of-way for Ustick Roadway (39 -feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right -of -Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5 -lane street section shall be 72 -feet (back -of -curb to back -of -curb) within 96 - feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left -turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Right -of -Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. 3 DRAFT Subdivision Name/ Trak It #/ City Application #s The District may acquire additional right-of-way beyond the site -related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5 -feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6 -feet wide between the back -of -curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a minimum of 7 -feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17 -feet from centerline plus a 3 -foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Ustick Road is designated in the MSM as a Residential Arterial with 5 -lanes and on -street bike lanes, a 71 -foot street section within 97 -feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any modifications to Ustick Road abutting the site. d. Staff Comments/Recommendations: The applicant should be required to construct 5 -foot wide detached concrete sidewalk on Ustick Road abutting the site, located a minimum of 6 -feet beyond the existing back of curb (or 7 -foot wide attached concrete sidewalk). Consistent with the TIS, the applicant should be required to construct a right turn lane on Ustick Road at the proposed entrance to the site. Additional right-of-way should be dedicated to accommodate the right turn lane. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 3. Centrepoint Way a. Existing Conditions: Centrepoint Way is improved with 2 -travel lanes (29 -feet of pavement), extruded curb and no gutter, abutting the site. A 5 -foot wide temporary asphalt pathway exists on both sides of Centrepoint Way abutting the site. There is 54 -feet of right-of-way for Centrepoint Way (28 -feet from centerline). b. Policy: 4 DRAFT Subdivision Name/ Trak It #/ City Application #s Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right -of -Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47 -feet wide and that the standard street section shall be 33 -feet (back -of -curb to back -of -curb). Standard Urban Local Street -33 -foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33 -feet (back -of -curb to back -of - curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5 -foot wide concrete sidewalks on both sides and shall typically be constructed within 47 -feet of right-of-way. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back -of -curb. Where feasible, a parkway strip at least 8 -feet wide between the back -of -curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5 -feet), plus 12 -feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3 -foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12 -feet maximum for a minimum distance of 150 -feet. Beyond the 150 -feet, the island may increase to a maximum width of 30 -feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. 5 DRAFT Subdivision Name/ Trak It #/ City Application #s • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District's requirements of the developer including, but not limited to, a "hold harmless" clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant's Proposal: The applicant is not proposing any modifications to Centrepoint Way abutting the site. d. Staff Comments/Recommendations: The applicant should be required to reconstruct Centrepoint Way as a 40 -foot street section south of Ustick Road tapering down to a 33 -foot street section at the proposed driveway locations. Construct Centerpoint Way with vertical curb, gutter and 5 -foot wide concrete sidewalk abutting the site, the lane configuration and striping should be consistent with Centrepoint Way north of Ustick Road. 4. Driveways 4.1 Ustick Road a. Existing Conditions: There is an existing 35 -foot wide driveway from the site onto Ustick Road, located 700 -feet west of Eagle Road. The undeveloped parcel adjacent to the site's east property line (not a part of this application) has an existing right-in/right-out driveway located 480 -feet west of Eagle Road. b. Policy Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.7 states that direct access to principal arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1 b under District policy 7205.4.7, unless a waiver for the access point has been approved by the District Commission. Driveways, when approved on a principal arterial shall operate as a right-in/right-out only, and the District will require the construction of a raised median to restrict the left turning movements. Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal arterial roadways to be located a minimum of 355 -feet from the nearest intersection for a right- in/right-out only driveway. Full -access driveways are not allowed on principal arterial roadways. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36 -feet and low-volume driveways (less than 100 VTD) to a maximum width of 30 -feet. Curb return type driveways with 30 -foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15 -foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, 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 in accordance with Table 2 under District Policy 7205.4.8. 6 DRAFT Subdivision Name/ Trak It #/ City Application #s Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Applicant's Proposal: The applicant has proposed to close the two existing driveways onto Ustick Road, both on site and on the adjacent parcel to the east (S110511025) and is proposing to construct a shared driveway to provide access to both parcels. The shared driveway is proposed to be located 530 -feet west of Eagle Road. d. Staff Comments/Recommendations: The applicant's proposal to close two existing driveways and construct one shared driveway on Ustick Road is consistent with ACHD policy, which seeks to restrict or limit access on principal arterial roadway. The need for a driveway on Ustick Road was demonstrated through the TIS, therefore the applicant's proposal should be approved, as proposed. The new driveway is restricted to a maximum width of 36 -feet and should be constructed as a curb return driveway. The applicant should be required to provide written documentation from the adjacent parcel to the east, granting approval of the proposed work abutting/internal to their site. There is an existing 6" raised median in Ustick Road that transitions from 6' raised concrete to traffic candles abutting the site. The applicant should be required to replace the existing traffic candles with a 6" concrete median to restrict the new driveway to right-in/right-out only. The applicant should be required to close both existing driveways on Ustick Road with vertical curb, gutter, and sidewalk to match the improvements on either side. 4.2 Centrepoint Way a. Existing Conditions: There are no driveways on Centrepoint Way from the site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75 -feet (measured centerline -to -centerline) from the nearest local street intersection, and 150 -feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20 -feet and may be constructed as curb -cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, 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. c. Applicant's Proposal: The applicant is proposing to construct two driveways on Centrepoint Way, one on the east and one on the west side of the roadway. The driveways are proposed to be located 220 -feet south of Ustick Road (measured centerline -to -centerline). The applicant is proposing a striped crosswalk on Centrepoint Way between the two driveways. d. Staff Comments/Recommendations: The proposed driveway locations meet District policy and should be approved as proposed. The driveways are restricted to a maximum width of 36 - feet. District Traffic Services Department has reviewed the proposal for a crosswalk and does not support the proposed defined mid -block pedestrian crossing. The crossing poses safety concerns as it is located mid -block with a medium-high density residential development to the 7 DRAFT Subdivision Name/ Trak It #/ City Application #s south. If parking needs are unable to be met to serve the site on the east side of Centrepoint Way, the parking lot should be designed to guide pedestrians to the existing crossing at the signalized intersection of Ustick Road and Centrepoint Way. 5. Tree Planters Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in planters less than 8 - feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8 -feet, and Class I and Class I II trees may be allowed in planters with a minimum width of 10 -feet. 6. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10 -feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40 -foot vision triangle and a 3 -foot height restriction on all landscaping located at an uncontrolled intersection and a 50 -foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 7. Other Access Ustick Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway. D. Site Specific Conditions of Approval 1. Construct 5 -foot wide detached concrete sidewalk on Ustick Road abutting the site, located a minimum of 6 -feet beyond the existing back of curb (or 7 -foot wide attached concrete sidewalk). 2. Construct a right turn lane on Ustick Road at the proposed entrance to the site. 3. Provide a permanent right-of-way easement if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2 - feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 4. Construct Centrepoint Way as a 40 -foot street section south of Ustick Road tapering down to a 33 - foot street section at the proposed driveway locations. Construct Centerpoint Way with vertical curb, gutter and 5 -foot wide concrete sidewalk abutting the site, the lane configuration and striping should be consistent with Centrepoint Way north of Ustick Road. 5. Construct a 36 -foot wide curb return type driveway on Ustick Road located 530 -feet west of Eagle Road to provide access to both parcels. 6. Replace the existing traffic candles on Ustick Road with a 6" concrete median to restrict the new driveway to right-in/right-out only. 7. Close both existing driveways on Ustick Road (both on site and on the adjacent parcel to the east) with vertical curb, gutter, and sidewalk to match the improvements on either side. 8. Construct two 30 to 36 -foot wide driveways on Centrepoint Way, one on the east and one on the west side of the roadway, located 220 -feet south of Ustick Road. 9. Design the parking lot on the west side of Centrepoint Way to guide pedestrians to the existing crossing at the signalized intersection of Ustick Road and Centrepoint Way. 10. Other than the access specifically approved with this application, direct lot access is prohibited to Ustick Road. 8 DRAFT Subdivision Name/ Trak It #/ City Application #s 11. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 12. Payment of impact fees is due prior to issuance of a building permit. 13. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least 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. 8. 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. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 9 DRAFT Subdivision Name/ Trak It #/ City Application #s 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. TIS Executive Summary 2. Vicinity Map 3. Site Plan 4. Utility Coordinating Council 5. Development Process Checklist 6. Request for Reconsideration Guidelines 10 DRAFT Subdivision Name/ Trak It #/ City Application #s EXECUTIVE SUMMARY B Three, LLC is proposing to construct a VillaSport development situated on approximately 11.4 acres of land located on the south side of Ustick Road between Centrepoint Way and Eagle Road in Meridian, Idaho. The development is proposing an 89,000 square -foot health and fitness facility, and an additional 14,000 square feet of retail. Full build -out of the site is anticipated to occur in year 2020. The proposed site is currently undeveloped land between Centrepoint Way and Eagle Road with Ustick Road as its northern boundary, and Picard Street as its southern boundary. The parcels for the new development are identified as General Retail & Service Commercial (C -G) by the City of Meridian's Zoning Map (Reference 2), updated July 5`h, 2018. The parcels immediately surrounding the site on the north and east sides are also zoned as General Retail with the parcels to the south and west zoned as low density (R-2), medium density (R-8), and medium-high density (R15) residential areas as defined by the City of Meridian. The preliminary site plan provides access to the site via three access driveways. The primary access will be from Centrepoint Way, located approximately 220 feet south of Ustick Road. The two additional accesses will include a right-in/right-out (RIRO) access on Ustick Road, located approximately 590 feet east of Centrepoint Way and 530 feet west of Eagle Road and a full access at the Cajun Lane/Picard Lane intersection. No new access to Eagle Road is proposed, although existing access to Eagle Road is available via Cajun Lane and Seville Lane. FINDINGS Existing Conditions ■ The study evaluated two off-site intersections during the a.m. and p.m. peak period of a typical weekday (Tuesday—Thursday), ■ All study intersections were found to operate at acceptable operating standards during the existing weekday a.m. and p.m. peak hours. ■ All ACHE] study roadway segments operate at acceptable levels of service. ■ Crash data at the study intersections and segments indicated that a majority of the crashes were rear -end crashes at the Ustick Road/Centrepoint Road and Eagle Road/Seville Lane intersections and that there were no fatal crashes in the project study area. Year 2020 Background Traffic Conditions Year 2020 background traffic volumes were forecasted using a 2% annual growth rate and including additional background traffic estimated from current development activity on the along Centrepoint Way, north of Ustick Road. 11 DRAFT Subdivision Name/ Trak It #/ City Application #s ■ All ACRD study intersections are projected to continue to operate at acceptable levels of service. ■ All ACHD study roadway segments are projected to continue operating at acceptable levels of service. Trip Generation and Distribution ■ Trip generation data from other VillaSport facilities and the ITE Trip Generation Manual, lot" Edition were used to estimate the trip generation for the proposed Viillasport Development. ■ The proposed 89,000 square foot Villasport development, with an additional 14,000 square feet of retail in the buildout year of 2020, is estimated to generate a total of 3,774 daily net new trips, 271 weekday a.m. peak hour net new trips (144 inbound/ 127 outbound) and 343 weekday p.m. peak hour net new trips (174 inbound / 169 outbound). ■ The distribution pattern for site -generated trips was developed by evaluating existing traffic patterns and major trip origins and destinations within the study area, as well as a select zone analysis from COMPASS' regional travel demand model. Year 2020 Total Traffic Conditions ■ The addition of site -generated trips did not result in study intersections falling below ACHD operating standards. Similar to year 2020 background traffic conditions, all study intersections operate at acceptable operating standards during year 2020 total traffic condition weekday a.m. and p.m. peak hours. ■ All ACHD study roadway segments are projected to continue operating at acceptable levels of service. Site Access Evaluation ■ The turn lane analysis using ACHD procedures resulted in turn lane warrants at the following site access streets: Ustick Road and Site Access A: c Eastbound right -turn lane. ■ The results from the queuing analysis found that the 95 1h ;percentile queue lengths can be accommodated. ■ The access spacing evaluation identified that all site accesses meet ACHD policy minimum requirements, however Site Access A requires a modification to ACHD Policy because the policy generally prohibits access to Principal Arterials. A modification to the policy is recommended at Site Access A for the following reasons: o The access meets the ACHD spacing criteria, o An eastbound right -turn lane is recommended which will reduce the impact to through traffic on Ustick Road. o The access provides more efficient access for vehicles from the west on Ustick Road would need to turn right and then turn left again if Access A is not available. o The access is needed for to provide access to retail building due to no access being provided on Eagle Road. ■ The intersection sight distance evaluation identified that intersection sight distance can be achieved. 12 DRAFT Subdivision Name/ Trak It #/ City Application #s RECOMMENDATION'S Based on the report's analyses and evaluation findings, recommendations were developed accordingly for time scenario's conditions. Following are the recommendations: General Construct all site accesses to public streets as proposed. Each site access should be stop controlled. Maintain vegetation and locate structures away from the edge of the roadway near access locations to ensure adequate intersection sight distance is provided. Ustick Road & Site Access A Construct an eastbound right -turn lane with approximately 100 feet of vehicle storage on Ustick Road Picard Street/Cajun Way & Site Access C Stop Control the exiting site traffic approach per Figure 4 and add a supplemental sign saying "Cross Street Traffic Does Not Stop." 13 DRAFT Subdivision Name/ Trak It #/ City Application #s VICINITY MAP 14 DRAFT Subdivision Name/ Trak It #/ City Application #s •11, RP 14 DRAFT Subdivision Name/ Trak It #/ City Application #s SITE PLAN USTICK RD U n A PARKING BY AREA EAST LOT 212 NORTH LOT 253 WEST LOT 106 - TOTAL 576 i W M 21 Ro Sr - z J z M W W (-i v LLJ 15 DRAFT Subdivision Name/ Trak It #/ City Application #s Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 16 DRAFT Subdivision Name/ Trak It #/ City Application #s Development Process Checklist Items Completed to Date: ®Submit a development application to a City or to Ada County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Section will receive the development application to review ®The Planning Review Section will do one of the following: ❑Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at this time. ®Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: F-1 For ALL development applications, including those receiving a "No Review" letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. ❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non -Subdivisions) ❑ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ❑ Working in the ACHD Right -of -Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction - Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) ❑ Sediment & Erosion Submittal • At least one week prior to setting up a Pre -Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. ❑ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. ❑ Final Approval from Development Services is required prior to scheduling a Pre -Con. 17 DRAFT Subdivision Name/ Trak It #/ City Application #s Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services 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 and Clerk of the District, 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 Development Services 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 Development Services 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. 18 DRAFT Subdivision Name/ Trak It #/ City Application #s 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 11:00 a.m. 2 days 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. 19 DRAFT Subdivision Name/ Trak It #/ City Application #s