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Home My WebLink AboutACHD Comments . ~f/A~~TL#; A Ada County Highway District John S. hrantlen, President Dave E. Wynkoop 1st Vice President Susan S. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner 3775 N. Adams Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: March 29, 2004 To: NW Enterprises LLC RECEIVED Roylance & Associates Jason Densmer ~'`~ ~' ~-~~ ~ z~s~'rt 391 W. State Street, Suite G City of Meridian Eagle, Idaho 83616 City Clerk Office Subject: MPFP04-003 Riverbirch Courtyard Condominium Subdivision East Gale Street, south of Overland Road On March 23, 2004, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6171. Sincerely, ~~~'1~-`tom Joyce Newton Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities .,11r~r-#~~ Ada County Highway .District Right-of-Way & Development Uepartmenl Planning Review Division This application does not require Commission action and is approved at the. staff level on Tuesday, March 23, 2004. Tech Review for this item was held with the applicant on Friday, March 19, 2004 per fax. Please refer to the attachment for appeal guidelines. Staff contact: Joyce Newtoh: phone 208-387-6171, fax 208-387-6393, a-mail jnewton@achd.ada.id.us File Numbers: MPFP04-003/Riverbirch Courtyard Condominium Subdivision Site address: East Gale Street, south of Overland Road Owner/Applicant: NW Enterprises LLC 391 W. State Street, Suite G Eagle, Idaho 83616 Representative: Roylance & Associates Jason Densmer 391 W. State Street, Suite E Eagle, Idaho 83616 Application Information: The Ada County Highway District (ACHD) staff has received the above referenced application requesting condominium preliminary and final plat approval to re-plat Lot 2, Block 1 of Gala Park Subdivision. The proposed subdivision consists of one commercial building. No roadway changes are being proposed for Lot 2, Block 1 of Gala Park Subdivision other then the re-platting to provide ownership for space within the building walls. The 1.24-acres site is located on East Gala Street south of Overland Road. Acreage: 1.24-acres Current Zoning: C-G (General Retail and Service Commercial) Proposed Uses: Medical/Dental May of 2000, the Ada County Highway District staff reviewed this site as Lot 1, Block 2 of Resolution Subdivision No. 1. The application was a re-subdivision of the previously approved commercial lot. As part of Resolution No. 1 access to Overland Road was prohibited. On April 4, 2003, the Ada County Highway District staff reviewed a preliminary and final plat approval fora 2- lot commercial subdivision. Vicinity Map MPFP04.003/M CUP04.007/R ive rb ireh Courtyartl O ve rla ntl Road, Gala Street -" n A. Findings of Fact Trip Generation: This development is estimated to generate 433 additional vehicle trips per day (0-existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. Site Information: The site is currently undeveloped 5. Description of Adjacent Surrounding Area including Zoning: a. North: Commercial/undeveloped parcel/CG b. South: School/R-4 c. East: CommercialfL-O d. West: Commercial/L-O 6. Impacted Roadways Overland Road: Frontage: Approximately 160-feet Functional Street Classification: Minor Arterial Traffic count: East of Locust Grove Road was 12,115 on 6/10/02 Level of Service: Better than "C° Speed limit: 40-mph An acceptable level of service for this segment of roadway is "C" or 30, 000 vehicle trips per day Gala Street: Frontage: Approximately 160-feet Functional Street Classification: Local Commercial Speed limit: 25-mph 7. Roadway Improvements Adjacent To and Near the Site ACHD improved Overland Road in this area to be a 5-lane roadway with curb, gutter and sidewalk including bike lanes. Gala Street is improved with a 40-foot street section with curb, gutter and sidewalk abutting the site. 8. Existing Right-of-Way Overland Road currently has 96-feet of right-of-way (48-feet from centerline) abutting the site. Gala Street currently has 58-feet of right-of-way (29-feet from centerline) abutting the site. 2 Existing Access to the Site Access into the site is only provided from Gala Street with no direct access to Overland Road. B. Findings for Consideration Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. District policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and a 5-foot wide detached concrete sidewalk. There is sufficient right-of--way on Overland Road and Gala Street abutting the site. Therefore no additional right-of--way should be required with this application. 2. Minor Improvements District policy 7203.6 requires the applicant of a proposed development to make improvements to existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace deteriorated facilities. The applicant should be required to repair any existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace deteriorated facilities. The applicant should be required to work with the Development staff to correct any deficiencies abutting the site. 3. Driveways District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways td offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). The applicant should be required to locate any driveway on Gala Street a minimum of 50-feet (measured near edge to near edge) from any intersection. 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 existing roadway edge. District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. C. Site Specific Conditions of Approval Locate driveways on Gala Street a minimum of 50-feet from any public street intersection (measured near edge to near edge). The applicant shall be required to pave the driveways on Gala Street their full width (maximum 36-feet) and at least 30-feet into the site beyond the edge of pavement%of the roadway. 2. Direct lot or parcel access to Overland Road is prohibited. Lot access restrictions as required with this application shall be stated on the final plat. 3. The applicant shall be required to repair any existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace deteriorated facilities. The applicant shall be required to work with the Development staff to correct any deficiencies abutting the site. 4. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. .Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance. 4 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waivedvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 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 ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of factor law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. 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