HomeMy WebLinkAboutACHD Comments
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Ada County Highway District
John S. Franden, President
David 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: tellus@ACHD.ada.id.us
October 7, 2004
RECEIVED
OCT I 2 2004
To:
Erstad Thornton Architects
848 Fulton Street
Boise, Idaho 83702
City of Meridian
City Clerk Offin
Subject:
MCUP-04-035/ MAZ-04-026
Bank
NEC Venture Street and Fairview Avenue
On October 6, 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 208-387-6174.
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Senior Development Analyst
Right-of-way & Development Services, Planning. Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Land Group
426 East Shore Drive Suite 100
Eagle, Idaho 83616
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Right-of-Way & Development Department
Planning Review Division
This application required Commission action because the applicant requested a modification of the driveway
offset policy. It was heard on the regular agenda on October 6, 2004. Tech Review for this item was held
with the applicant on September 24, 2004. Please refer to the attachment for request for reconsideration
guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail: Idenhartoa@achd.ada.id.us
File Numbers:
MCUPO4.035/MAZO4-026-Mountain West Bank
Site address:
n/e/c Venture Street and Fairview Avenue
Applicant:
Erstad Thornton Architects
848 Fulton Street
Boise, Idaho 83702
Owner:
James & Marcelyn Wylie
Representative:
The Land Group, Inc.
462 E. Shore Drive, Suite 100
Eagle, Idaho 83616
Application Information:
The applicant has submitted the above referenced application to the City of Meridian requesting annexation,
rezone, and conditional use permit approval for the development of a bank with drive up service lanes on
1.71-acres. The site is located at the northeast corner of Venture Street and Fairview Avenue.
Acreage: 1.71
Existing Zoning: RUT
Proposed Zoning: C-G
Proposed Square Footage: 4,550
Vicinity Map
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A.
1.
2.
3.
4.
5.
Findings of Fact
Trip Generation: This development is estimated to generate 1,121 additional vehicle trips per day (0
existing) based on the Institute of Traffic Engineers, drive-in bank land use designation.
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.
Traffic Impact Study: A traffic impact study was not required with this application.
Site Information: The site is currently vacant.
Description of Adjacent Surrounding Area:
Direction
North
South
East
West
residential
6. Impacted Roadways
Roadway Frontage Functional Traffic Count level of Nearest Speed
Classification Service" Intersection Limit
Venture 230' Local/Commercial No counts available"" N/A Fairview-stop 25
controlled MPH
Fairview 340' Principal Arterial 29,946 west of "E" Venture-stop 40
Cloverdale on 2/5/03 controlled on MPH
Venture
35,637 east of Eagle
on 4/9/03
"Acceptable level of service for a 5-lane principal arterial is "E" (37,000 VTD).
"*There are 14 residences taking access from Venture Street. Based on ITE trip rates for a single-
family residence, there would be approximately 140 vehicle trips per day on that roadway.
7.
Roadway Improvements Adjacent To and Near the Site
. Venture Street is currently improved with 32-feet of pavement and no curb, gutter, or sidewalk
abutting the site.
. Fairview Avenue is currently improved with 4 travel lanes, a center turn lane, and no curb,
gutter or sidewalk abutting the site. There is sidewalk adjacent to the east of the site.
8.
Existing Right-of-Way
. Venture Street currently has 50-feet of right-of-way abutting the site (25-feet from centerline).
. Fairview Avenue has approximately 111-feet of right-of-way abutting the site (58-feet from
centerline, based on the rezone report for MAZ02-015).
9.
Existing Access to the Site
There are currently no defined access points to the site on either Fairview Avenue or Venture Street.
2
10.
B.
1.
Site History
ACHD reviewed this site in September 2002 for a rezone and annexation request (MAZ02-015). The
request was to rezone 1.70-acres from RUT to CoG. The staff reported noted that roadway
improvements would be required for Fairview Avenue and Venture Street. The staff report also
indicated that no access points to Fairview Avenue were approved with that application. The
recommendations and conditions of this report are consistent with previous District action.
11.
Capital Improvements Plan/Five Year Work Program
Fairview Road is scheduled in the Capital Improvements Plan to be widened from Maple Grove to
Meridian Road from 5 lanes to 7 lanes. This project is in preliminary development and is estimated to
be constructed in 6 to 10 years.
Findings for Consideration
Right-of-Way
Fairview Avenue-Principal Arterials
District policy requires 120-feet of right-of-way on principal arterial roadways (Figure 72-F3). This
right-of-way allows for the construction of a 7-lane roadway with curb, gutter, 5-foot concrete
detached sidewalks and bike lanes.
There is approximately 58-feet of right-of-way abutting the site on Fairview Avenue.
Modification of Policy
District policy would require a total of 60-feet of right-of-way from centerline for the construction of a
7-lane roadway. The applicant's site plan indicates 55-feet of right-of-way from centerline abutting
the site on Fairview Avenue. The District's information indicates that there is 58-feet of right-of-way
from centerline. The District will NOT require the dedication of additional right-of-way with this
application as long as the sidewalk is constructed in its ultimate location, and the application provides
an easement to the District for any portion of the sidewalk that is outside of the right-of-way.
Venture Street-local/commercial streets
District policy requires 54-feet of right-of-way on industriaVcommercial roadways (Figure 72-F1 B).
This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and 5-foot wide
concrete sidewalks.
The applicant will be required to either dedicate 2-feet of additional right-of-way abutting the site
along Venture Street OR provide an easement for any portion of the new sidewalk that is constructed
outside of the right-of-way for Venture Street.
2.
Sidewalk
District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
The applicant will be required to construct a 5-foot detached concrete sidewalk abutting the site on
Fairview Avenue. The face of sidewalk should be located a minimum of 53-feet from the centerline of
Fairview Avenue.
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3.
Street Sections
Venture Street-Iocal/commercial streets
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-of-way.
The applicant will be required to widen the pavement on Venture Street abutting the site to one-half
of a 40-foot street section and construct vertical curb, gutter, and a 5-foot concrete sidewalk.
4.
Driveways
Offsets
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
40 to align or offset a minimum of 185-feet from any existing or proposed driveway.
The applicant is proposing two driveways on Venture Street. The first driveway is proposed to be
located 50-feet north of the intersection of FaiNiew Avenue and Venture Street. The second
driveway is proposed to be located 175-feet north of the intersection. Both of these driveway
locations meet District policy and should be approved with this application.
Aoolicant's Prooosalon FaiNiew Avenue & Staff Analysis
The applicant is proposing one driveway on FaiNiew Avenue located 170-feet east of the intersection
of Venture Street and FaiNiew Avenue. This driveway location offsets a driveway to the south by
only 95-feet. This location fails to meet the District policy offset requirement of 185-feet, and staff
recommends that it not be approved with this application.
The applicant submitted a request for modification of District policy to allow the driveway on FaiNiew
Avenue to be constructed in the proposed location as a right-in/right-out driveway.
The site plan indicates that the applicant is going to do a lot line adjustment that would split the
proposed driveway on FaiNiew Avenue. If the property were to be divided, the vacant lot would not
have enough frontage to meet District policy for a driveway on FaiNiew Avenue. If a lot line
adjustment or land division is completed, the vacant site should be provided with cross access
through the Mountain West Bank facility site as it is part of this current site application.
Commission Action
On October 6, 2004, the Ada County Highway District Commission acted on the application and the
applicant's request for a modification of District driveway offset policy. The ACHD Commission did
not grant the applicant's request for modification, but identified that a driveway could be constructed
on the east property line as full access as long as that driveway was combined with the existing
driveway on the adjacent property to the east. By combining the two driveways to create one shared
driveway on the east property line of this site, the location would meet District policy as it would be in
alignment with the cemetery driveway on the south side of FaiNiew Avenue.
Widths
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
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5.
facilities if located on local streets. Curb retum type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
The applicant is proposing two 25-foot wide curb cut driveways on Venture Street. The applicant is
proposing a 30-foot wide curb cut driveway on Fairview Avenue.
Pavln!l
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.
Utility Cuts
Per a conversation with an ACHD Utility Specialist, the pavement on Fairview Avenue abutting the
site is older than 5 years, and would therefore be eligible for pavement cuts. The only portion of
Fairview Avenue between Eagle Road and Cloverdale Road that is restricted by a pavement
moratorium is the section from Eagle Road to a point 150-feet east.
6.
Other Access
Fairview Avenue is classified as a principal arterial roadway. Access to arterial roadways shall be in
accordance with District policy. Access to Fairview Avenue is prohibited with this application with the
exception of a shared access on the east property line that would be combined with the existing
commercial driveway immediately adjacent to the east.
C.
Special Recommendation to the City of Meridian
The applicant's site plan indicates a lot line adjustment is being proposed that would shift the east
property line to the west. The site plan also indicates that a curb is proposed to be constructed near
that proposed boundary. This adjustment and proposed curb would prohibit the property east of the
bank (which is part of this current application) from having access to Venture Street. In addition, if the
property line were adjusted, the property east of the proposed bank would not have sufficient frontage
for a driveway on Fairview Avenue. Therefore, the District recommends that the City of Meridian
require a recorded cross-access agreement, as a condition of a lot split, that would provide the
property east of the bank with access to Venture Street. The applicant could also seek a cross-
access agreement with the commercial property to the east that has a driveway in alignment with the
cemetery driveway on the south side of Fairview Avenue (See attached aerial). The location of a
driveway in alignment with the cemetery driveway would meet District policy for a full access
driveway.
D.
Site Specific Conditions of Approval
1.
Construct a 5-foot detached concrete sidewalk abutting the site along Fairview Avenue. The face of
sidewalk shall be located a minimum of 53-feet from the centerline of Fairview Avenue. If any portion
of the sidewalk is located outside of the right-of-way, provide an easement to the District for that
sidewalk.
2.
Widen the pavement abutting the site on Venture Street to one-half of a 40-foot street section and
construct vertical curb, gutter, and a 5-foot concrete sidewalk.
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3.
4.
5.
6.
2.
Dedicate 2-feet of additional right-of-way abutting the site along Venture Street OR provide an
easement to the District for any portion of the sidewalk that is location outside of the right-of-way.
Construct two 25-foot wide driveways on Venture Street. These driveways may be constructed as
either curb-cut or curb-return type driveways. The first driveway shall be located a minimum of 50-
feet from the intersection of Venture Street and Fairview Avenue (measured near edge to near edge).
Construct the second driveway 175-feet north of the intersection, as proposed.
Direct access to Fairview Avenue is prohibited except for a shared full access driveway at the east
property line, IF the existing driveway to the adjacent property is incorporated with the new driveway.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
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.
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.
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.
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.
9.
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
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11.
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.
Any change by the applicant in the planned use of the property which is the subject of this
application; shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
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 and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Aerial Map
3. Site Plan
4. Request for Reconsideration
5. Development Process Checklist
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Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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Development Process Checklist
II
II
I8JSubmit a development application to a City or to the County
I8JThe City or the County will transmit the development application to ACHD
I8JThe ACHD Planning Review Division will receive the development application to review
I8JThe Planning Review Division will do Q!!!! of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous deveiopment also appl'
to this development application.
DWrite a Staff level report analyzing the impacts of the development on the transportation system and evaluating thE
proposal for its conformance to District Policy.
I8JWrite a Commission level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission level reports.
DFor All development applications, including those receiving a "No Review" or "Comply With" letter:
The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie1ol
Division 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 calculation.)
The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin¡
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Requasf' form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 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)
0 Sediment & Erosion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
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