HomeMy WebLinkAboutACHD Comments
.J;;a.a.-...
. ""'. '"
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 1 Z 200~
To:
Stubblefield Development COmpany
PO Box 327
Meridian, Idaho 83680
City of Meridian
City Clerk Office
Subject:
Cairns Crossing
11-lot Commercial Subdivision
Cherry Lane east of Linder Road
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 208-387-6177.
since~M2
""'... NT""" !7 ~
Principal Development Analyst
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Landmark Engineering & Planning
104 9th Avenue South Suite C
Nampa, Idaho 83651
.....;,;;JMtit,""
. ~ Ada County Highway District
Right-af-Way & Development Department
Planning Review Division
This application requires Commission action due to the size and the location of the development. This item
is scheduled to be on the consent agenda on Wednesday October 6, 2004 at 6:30 pm. Tech Review for this
item was held with the applicant on Friday September 24, 2004. Please refer to the attachment for request
for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atunina@achd.ada.id.us
File Numbers:
Cairns Crossing Subdivision/MRZ-G4-G1/MPP.O4-G33
Site address:
South side of Cherry Lane just east of Linder Road
OwnerlApplicant:
Stubblefield Development Company
PO Box 327
Meridian, Idaho 83680
Representative:
Landmark Engineering & Planning
104 9th Avenue South, Suite C
Nampa, Idaho 83651
Application Information:
The applicant has submitted an application to the City of Meridian requesting rezone and preliminary plat
approval to construct an 11-lot commercial subdivision on 9.16-acres. The applicant is proposing to rezone
the property from R-8 to CoCo The site is located on the south side of Cherry Lane just east of Linder Road.
Acreage: 9.16-acres
Current Zoning: R-8
Proposed Zoning: C-C
Buildable Lots: 11-lots
Common Lots: None
Vicinity Map
7.
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 3,536 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.
4.
Site Information: The site is currently vacant.
5.
Description of Adjacent Surrounding Area:
a. North: 4.995-acre site (church), Dunten Place Subdivision, 2.23-acre site (Meridian Library)
b. South: Northgate Subdivision
c. East: Meridian Middle School
d. West: Northgate Subdivision (single-family residential subdivision) and 2.162-acre
commercial development
6.
Impacted Roadways
Cherrv Lane:
Frontage: 880-feet
Functional Street Classification: Principal Arterial
Traffic count: West of 8th Street was 18,502 on 4-30-02
Level of Service: Better than C
Speed limit: 35 MPH
An acceptable Level of Service for this segment of roadway is Level of Service E based on the
COMPASS Planning Thresholds
Linder Road:
Frontage: None
Functional Street Classification: Minor Arterial
Traffic count: North of Pine Avenue was 9,615 on 12-3-02
Level of Service: Better than C
Speed limit: 35 MPH
An acceptable Level of Service for this segment of roadway is D based on the COMPASS Planning
Thresholds
13th Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
50-feet
Local Street with front on housing
Not Available
20 MPH
Roadway Improvements Adjacent To and Near the Site
Cherry Lane is currently improved with 5-traffic lanes with vertical curb, gutter and a 7-foot wide
attached concrete sidewalk abutting the site.
Linder Road (south of Cherry Lane) is currently improved with 2-traffic lanes with curb, gutter and
concrete sidewalk located on sporadically on Linder Road.
13th Avenue is currently improved as a 36-foot street section with rolled curb, gutter and an attached
5-foot concrete sidewalk.
8.
10.
Existing Right-of-Way
Cherry Lane currently has 80 to 94-feet of right-of-way (37 to 40-feet from centerline).
Linder Road currently has a total of gO-feet of right-of-way at the intersection of Cherry Lane (45-feet
from centerline).
13th Avenue currently has a total of 60-feet of right-of-way (30-feet from centerline).
Site History
The District previously acted on this site as a part of the development application process on
November 8, 2000. The Commission reviewed and approved an application (MCUPOO-00048 I
MRZOO-005) for a 68,500-square foot specialty retail center. Since 2000, the applicant has done a lot
line adjustment the eliminated the frontage on Linder Road. The site now has frontage on Cherry
Lane ONLY.
11.
Capital Improvements Plan/Five Year Work Program
Linder Road is included in the District's Five Year Work Program and Capital Improvements Plan to
be improved to a 5-lane roadway with curb, gutter, sidewalk and bike lanes. Linder Road is
anticipated to be reconstructed in 2009.
12.
Other Development in Area
On August 7, 2002, the Commission reviewed and approved a certificate of zoning compliance
application (MCZC02-027) for a 14,880-square foot commercial retail center. This application was
for the 2.16-acre parcel located directly to the west of this site. As a part of this application, the
Commission granted a 35-foot wide driveway on Linder Road, located approximately 200-feet south
of the signalized intersection at Cherry Lane and a 35-foot wide driveway on Cherry Lane located
approximately 400-feet east of Linder Road.
The applicant of Cairns Crossing Subdivision is proposing to utilize the previously approved
driveways for the property to the west through a cross access agreement.
B.
Findings for Consideration
1.
Right-of-Way and Improvements on Cherry Lane
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 5-foot wide (minimum) concrete sidewalk on all arterial roadways.
Cherry Lane is classified as a principal arterial. Typically, the District requires developments on
arterial roadways to dedicate 48-feet of right-of-way from the centerline of the roadway that the
development abuts. Due to the fact that Cherry Lane is a five lane roadway that is fully improved with
vertical curb, gutter and sidewalk and the District does not have any plans to widen Cherry Lane in
the future, the District will not acquire any additional right-of-way or improvements on Cherry Lane at
this time.
2.
Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
35 to align or offset a minimum of 150-feet from any existing or proposed driveway.
The applicant is proposing to construct two driveways to intersect Cherry Lane.
The applicant is proposing to construct a 35-foot wide curb return type driveway that intersects Cherry
Lane to align to 13th Avenue on the north side of Cherry Lane. This driveway location and width
meets District policy and should be approved with this application. The applicant should construct the
3
4
driveway as a 15-foot curb return type driveway and should pave the driveway its full width and at
least 30-feet into the site beyond the edge of Cherry Lane.
The applicant is proposing to construct a 35-foot wide curb return type driveway that intersects Cherry
Lane at the east property line. This driveway is also proposed to align with a driveway on the north
side of Cherry Lane that serves the Meridian Public Library. The applicant should construct the
driveway as a 15-foot curb return type driveway and should pave the driveway its full width and at
least 30-feet into the site beyond the edge of Cherry Lane.
3.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous streets."
13th Avenue is a stub street that extends to the south property line of this proposed development.
13th Avenue was approved as a stub street in 1975 as a part of the North Gate Subdivision #3 plat.
There was not a temporary turnaround easement that was granted or constructed at the terminus of
13th Avenue when the roadway was constructed. The applicant is proposing to not extend 13'h
Avenue. In 2000, the Commission reviewed a development application on this site for a 68,500-
square foot specialty retail center. As a part of that development application, the District required the
applicant to construct a 16-foot wide driveway at the terminus of 13th Avenue. The neighborhood has
expressed concerns regarding .a vehicular connection connecting the proposed specialty retail center
to the existing neighborhood. To accommodate for the neighborhood concerns, the applicant is
proposing to construct a cinder block wall that would not allow any type of vehicular, pedestrian,
bicycle traffic to travel between the existing neighborhood and the new commercial development.
Staff is not supportive of the applicant's proposal to not allow any type of connectivity between the
existing neighborhood and the new commercial development. Staff recommends that the applicant
construct a single 1Q-foot wide access (minimum) or two 5-foot wide accesses to allow pedestrians
and bicyclists to freely travel between the existing neighborhood and the new commercial
development. The applicant should work with Meridian City Emergency Services and District staff to
determine an appropriate means for emergency access, pedestrian and bicycle traffic.
4.
Cross Access
The applicant is proposing to allow cross access to the site that is located directly to the west of this
site. District staff is supportive of the applicant's proposal. The applicant should submit a signed
cross access agreement for the two parcels to share ingress and egress to Cherry Lane.
5.
Other Access
Cherry Lane is classified as a principal arterial roadway. The District restricts access to arterial
roadways. Other than the access points that have specifically been approved with this application,
direct access to Cherry Lane is prohibited.
C.
Site Specific Conditions of Approval
1.
Construct a 35-foot wide curb return type driveway that intersects Cherry Lane to align to 13th Avenue
on the north side of Cherry Lane. Construct the driveway as a 15-foot curb return type driveway and
pave the driveway its full width and at least 3Q-feet into the site beyond the edge of Cherry Lane.
Construct a 35-foot wide curb retum type driveway that intersects Cherry Lane at the east property
line to align with a driveway on the north side of Cherry Lane that serves the Meridian Public Library.
Construct the driveway as a 15-foot curb return type driveway and pave the driveway its full width and
at least 30-feet into the site beyond the edge of Cherry Lane.
2.
2.
3.
4.
5.
6.
7.
8.
9.
10.
5
3.
Do not extend 13th Avenue as a public street. Construct a single 10-foot wide access (minimum) or
two 5-foot wide accesses to allow pedestrians and bicyclists to freely travel between the existing
neighborhood and the new commercial development. Coordinate with Meridian City Emergency
Services and District staff to determine an appropriate means for emergency access, pedestrian and
bicycle traffic.
4.
Submit a signed cross access agreement for this parcel and the parcel to the west to share ingress
and egress to Cherry Lane.
5.
Other than the access points that have specifically been approved with this application, direct access
to Cherry Lane is prohibited and shall be noted on the final plat.
6.
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.
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.
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.
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.
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.
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.
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.
2.
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
waiverlvariance 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.
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.
2.
3.
6
Vicinity Map
Site Plan
Request for Reconsideration Guidelines
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 retumed. 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.
7
8
I'
co
Meridian
Middle
School
EtEffiE
~
II
Development Process Checklist
II
¡g Submit a development application to a City or to the County
¡g The City or the County will transmit the development application to ACHD
¡g The ACHD Planning Review Division will receive the development application to review
¡g The Planning Review Division will do QM of the following:
OSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
OSend a "Comply With" letter to the applicant stating that if the development is within a piatted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
OWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thl
proposal for its conformance to District Policy.
OWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
OThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
OFor ALL development applications. including those receiving a "No Review" or "Comply With" letler:
The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie\\
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.
OPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DtD YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Requesf 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
Vic 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.
9
THE PROCESS
I
"""_"""_U......_"._to'CI~o'to...counly.
Tho c."",... County...,........... -...,..- to ACHD.
ACHI>. -""" """--""wi! plaœtha......""" on"."""""" ............. _w,
,"'".;;;;¡..;;;;;",..-oo""......
, O,,"""""'..n"'_"'o'.....'~.modi"""""of
¡, "'001"""""""'0"'.0""10001'."""""
I L_"",~-;ØO< -
.....................................................................................n...................................................
S1BUwtI_........lOoment_"",.""""",."......".",ofthe
d_- - "po'" '" ... ban.."""" 8\O1Om end ........
... --.- ""~ -..... 10 Die'" ",,"oy,
(41D5__)_dayth......"'de~
"--C]
Th......."'""""."
Th. 'pO"""'. :
"""""""'on"""""" 1
,valla"" ".""0,
L"""""""""""""""""""""""",,[~~~;~¡:,j
.."
¡¡q'
=
@