2019-03-19 ACHDACHD
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March 19, 2019
To: Jason Densmer, via email
The Land Group,
462 E. Shore Drive, Suite 100
Eagle, ID 83616
Subject: MER19-0018/ H-2019-0019
885 S. Locust Grove Road
ICOM Parking Expansion
Rebecca W. Arnold, President
Mary May, 11 Vice -President
Sara M. Baker, 2nd Vice -President
Jim D. Hansen, Commissioner
Kent Goldthorpe, Commissioner
The applicant is requesting annexation and zoning of 2.3 acres into the City of Meridian with
a C -G (General Retail and Service Commercial) zoning designation for the construction of a
parking lot for the Idaho College of Osteopathic Medicine (ICOM) located west of the site.
A. Findings of Fact
1. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 5 -travel lanes, vertical
curb, gutter, and 7 -foot wide sidewalk abutting the site. There is 96 -feet of right-of-
way for Locust Grove Road (48 -feet from centerline).
There are two existing driveways on Locust Grove.
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.
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
Locust Grove Road is designated in the MSM as a Residential Arterial with 5 -lanes
and on -street bike lanes, a 72 -foot street section within 96 -feet of right-of-way.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
c. Applicant's Proposal: The applicant is proposing to close both existing driveways
on Locust Grove with curb, gutter and sidewalk.
d. Staff Comments/Recommendations: Locust Grove Road is fully improved
abutting the site; therefore, no additional right -of -of -way is required as part of this
application.
The applicant should close both existing driveways with curb, gutter and sidewalk
to match the existing improvements on Locust Grove Road.
The applicant should be required to repair or replace any damaged or deficient
facilities, including curb, gutter and sidewalk, pavement repairs or reconstruction of
pedestrian ramps on Locust Grove Road abutting the site.
2. Central Drive
a. Existing Conditions: Central Drive is improved with 3 -travel lanes, vertical curb,
gutter, and 7 -foot wide sidewalk abutting the site. There is 63 -feet of right-of-way
for Central Drive (28 -feet from centerline).
There is an existing driveway on Central Drive.
Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is
responsible for improving all collector frontages adjacent to the site or internal to
the development as required below, regardless of whether access is taken to all of
the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the
collector street is designated with a typology on the Master Street Map, that
typology shall be considered for the required street improvements. If there is no
typology listed in the Master Street Map, then standard street sections shall serve
as the default.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street
Map (MSM) guide the right-of-way acquisition, collector street requirements, and
specific roadway features required through development. This segment of Central
Drive is designated in the MSM as a Commercial Collector.
Access 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.
District Policy 7206.1 states that the primary function of a collector is to intercept
traffic from the local street system and carry that traffic to the nearest arterial. A
secondary function is to service adjacent property. Access will be limited or
controlled. Collectors may also be designated at bicycle and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3
requires driveways located on collector roadways near a signalized intersection to
be located outside the area of influence; OR a minimum of 440 -feet from the
signalized intersection for a full -access driveway and a minimum of 220 -feet from
the signalized intersection for a right-in/right-out only driveway. Dimensions shall
be measured from the centerline of the intersection to the centerline of the driveway
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways
located on collector roadways with a speed limit of 30 MPH and daily traffic volumes
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
greater than 100 VTD to align or offset a minimum of 260 -feet from any existing or
proposed driveway.
Driveway Width Policy: District policy 7206.4.6 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, 7206.4.6, 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 7206.4.6.
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.
b. Applicant's Proposal: The applicant is proposing to construct a 30 -foot wide curb
return type driveway on Central Drive, located approximately 376 -feet west of
Locust Grove Road, 115 -feet west of the existing residential driveway located on
the south side of Central Drive, and 183 -feet east of the existing driveway located
on the south side of Central Drive (measured centerline -to -centerline).
c. Recommendations: Staff Comments/Recommendations: The applicant's
proposal does not meet District Successive Driveway or the Driveway Location
policy because the proposed driveway is less than 440 -feet from Locust Grove
Road and does not meet the minimum offset requirements from both existing
driveways on the south side of Central Drive. However, staff recommends a
modification of policy to allow the driveway to be located as proposed due to the
fact that it is located outside of the influence area of the Central Drive/Locust Grove
Road intersection, and there is not enough frontage to meet the minimum offset
requirements. This is a 15% modification to the dimensional standards from a
signalized intersection and a 30% modification to the dimensional standards for the
successive driveway policy and is approved at the discretion of the Development
Services Manager; and a 56% modification to the dimensional standards for the
successive driveway policy and is approved at the discretion of the Deputy Director.
The applicant should be required to repair or replace any damaged or deficient
facilities, including curb, gutter and sidewalk, pavement repairs or reconstruction of
pedestrian ramps on Central Drive abutting the site.
B. Site Specific Conditions of Approval
1. Close both existing driveways with curb, gutter and sidewalk to match the existing
improvements on Locust Grove Road.
2. Construct a 30 -foot wide curb return type driveway on Central Drive, located approximately
376 -feet west of Locust Grove Road.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
3. Consistent with District Minor Improvements policy; repair or replace any damaged or
deficient facilities, including curb, gutter and sidewalk, pavement repairs or reconstruction
of pedestrian ramps on Locust Grove Road and Central Drive abutting the site.
4. A Traffic Impact Fee may be assessed by ACHD and will be due prior to issuance of a
building permit. Please contact the ACHD Planner (see below) for information regarding
impact fees.
5. Plans shall be submitted to the ACHD Development Review Department for plans
acceptance, and impact fee assessment (if an assessment is applicable).
6. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH)
Roadway
Frontage
Functional
PM Peak Hour
PM Peak Hour
Classification
Traffic Count
Level of Service
Locust Grove Road
230 -feet
Minor Arterial
1,147
Better than "E"
Central Drive
383 -feet
Major Collector
573
Better than "E"
* Acceptable level of service for a five -lane minor arterial is "E" (1,540 VPH).
* Acceptable level of service for a three -lane collector is "D" (530 VPH).
Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD's most
current traffic counts
• The average daily traffic count for Locust Grove Road north of Overland Road was
21588 on 04/12/17.
• The average daily traffic count for Central Drive west of Locust Grove Road of 5599
on 04/25/17.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
If you have any questions, please feel free to contact me at (208) 387-6218.
Sincerely,
Dawn Battles
Planner
Development Services
cc: City of Meridian (Stephanie Leonard), via email
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
SITE PLAN
Certificate cf Zoning Compliance - Site Plan
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Standard Conditions of Approval
1. 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, 7203.6, 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.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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.
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.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org