HomeMy WebLinkAboutACHD Comments
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John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
To:
Boise Valley Commons
4751 North Trotter Lane
Star Idaho 83669
RECEIVED
JAN f 8 2005
January 11, 2005
City of Meridian
City Clerk Office
Subject:
Boise Valley Commons Subdivision
18-10 Commercial
2200 East Overland Road
On January 12, 2005, 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.
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
CSHQA
250 South 5th Street
Boise, Idaho 83702
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~ Ada County Highway District
Right-of- Way & Development Department
Planning Review Division
This application requires Commission action due to the size. This item is scheduled to be on the consent
agenda on Wednesday January 12, 2005 at 6:30 pm. Tech Review for this item was held with the applicant
on Friday December 17, 2004. Please refer to the attachment for request for reconsideration guidelines.
Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax, atuninq@achd.ada.id.us
File Numbers:
Boise Valley Commons Subdivision / MPP.O4..o42/ MClC-O4-084/ MVAR.O4-007
Site address:
2200 East Overland Road
Owner/Applicant:
Boise Valley Commons LLC
4751 North Trotter Lane
Star Idaho 83669
Representative:
CSHQA
Gene Schaffer
250 South 5th Street
Boise, Idaho 83702
Application Information:
The applicant has submitted an application to the City of Meridian requesting preliminary plat approval to
construct an 18-lot commercial subdivision on 33.1-acres. The applicant has also submitted a certificate of
zoning compliance to construct an 18-screen movie theatre on 10.17-acres within the subdivision. The site is
currently zoned C-G and is located on the north side of Overland Road approximately Y. of a mile east of
Locust Grove Road.
Acreage:
Current Zoning:
Proposed Zoning:
Buildable Lots:
Common Lots:
33.1-acres
C-G
C-G
18-lots
None
Vicinity Map
A.
1.
2.
3.
4.
5.
6.
7.
Findings of Fact
Trip Generation: This development is estimated to generate 11,990 additional vehicle trips per day
(0 existing) based on the Institute of Transportation Engineers Trip Generation Manual.
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.
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:
a. North: 1-84
b. South: Resolution Business Park Subdivision
c. East: 18.75-acres zoned CoG
d. West: 10.369-acres zoned C-G
Impacted Roadways
Overland Road:
Frontage: 1,227-feet
Functional Street Classification: Minor Arterial
Traffic count: East of Locust Grove Road was 12,115 on 6-10-02
Level of Service: LOS C
Speed limit: 35 MPH
An acceptable Leve/ of Service for this segment of roadway isa Leve/ of Service D based on
COMPASS Planning Thresholds.
Roadway Improvements Adjacent To and Near the Site
Overland Road is currently improved with 5-traffic lanes with vertical curb, gutter and sidewalk
abutting the site.
8.
Existing Right-of-Way
Overland Road has a total of 96-feet of right-of-way (48-feet from centerline).
9.
Site History
On October 25, 2004, the District reviewed and approved a lot split application (MMI-04-013) on this
parcel. The District did not place any requirements on the lot-split application due to the fact that the
District would have the opportunity to review a certificate of zoning compliance or preliminary plat
application when the two parcels developed in the future.
10.
Capital Improvements Plan/Five Year Work Program
Overland Road from Locust Grove Road to Eagle Road was reconstructed in 2004.
B.
Findings for Consideration
1.
Overland Road - Right-of-Way and Street Improvements
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 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
2
Overland Road was reconstructed in 2004 to provide 5-traffic lanes with vertical curb. gutter and
sidewalk abutting the site. Due to the fact that Overland Road has sufficient right-of-way and has
been fully improved, the District will not acquire any additional right-of-way or street improvements at
this time.
2.
Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct Millenium Way to intersect the north side of Overland Road in
alignment with Millenium Way on the south side of Overland Road. This roadway location meets
District policy in regard to location and should be approved with this application.
The applicant is proposing to construct Celebration Avenue to intersect the north side of Overland
Road in alignment with Celebration Avenue on the south side of Overland Road. This roadway
location meets District policy in regard to location and should be approved with this application.
3.
Internal Roadways - Street Sections
District policy 1202.8 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-at-way.
The applicant is proposing to construct the internal roadways as 40-foot street sections with vertical
curb, gutter and 5-foot concrete sidewalks within 54-feet at right-of-way. This street section meets
District policy and should be approved with this application.
4.
Stub Streets
District policy 1203.5.1 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."
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 1204.5, 1204.6 and 1204.1, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain suñace
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
The applicant is proposing to construct a stub street to the east property line approximately 470-feet
north of Overland Road. This stub street is anticipated to serve the 18.75-acre site that is located
directly to the east with a public roadway access and will also provide this parcel with access to a
signalized intersection in the future. Staff is supportive of the applicant's proposal to provide a stub
street to the east property line. Due to the fact that the stub street is greater than 150-feet in depth.
the applicant should construct a temporary turnaround at the terminus of the roadway. The applicant
should also install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
3
4
5.
Signal
In 2004, the District reconstructed Overland Road abutting this site. When the roadway was
reconstructed, the District installed three legs of the Overland Road Millenium Way intersection. The
applicant is proposing to construct Millenium Way to intersect the north side of Overland Road in
alignment with Millenium Way on the south side of Overland Road. In order to accomplish the
alignment of the roadways, the applicant will be required to complete some signal modifications.
Typically the applicant is responsible for all of the design and construction of new signals (or a portion
thereof). In an effort to coordinate with the applicant, the District has agreed to provide the applicant
with some assistance in regard to the intersection improvements. The applicant will be responsible
for the design and installation of all of the new poles, mast arms, signal heads, pedestrian heads and
push buttons. The District has agreed to allow the applicant to remove the existing signal equipment
at the Overland Road and Millenium Way intersection and return the equipment to the District. The
applicant will receive a credit for the retumed materials and will be able to apply that credit toward the
purchase of new signal materials that will be purchased from the District.
The applicant should submit the Overland Road and Millenium Way intersection design plans to the
District's Traffic Services Staff for review and approval. The applicant should also coordinate the
exchange of the old signal equipment with the District's Traffic Services Staff.
The applicant should enter into a Signal Cooperative Development Agreement regarding the design
and construction of the signal at Overland Road and Millenium Way. The applicant should submit the
Overland Road and Millenium Way intersection design plans for review and approval. The Signal
Cooperative Development Agreement will provide for the exchange of the old signal equipment with
the District.
6.
Storm Drain Easement
ACHD currently owns a storm drainage easement that was purchased with the intent that the land
would be utilized in the future as a drainage pond for the Overland Road improvements that were
recently constructed in 2004. In November of 2004, the applicant of the Boise Valley Commons
Subdivision approached ACHD with regard to the relocation of the future drainage pond. The
applicant proposed to exchange the existing ACHD storm drainage easement for a new storm
drainage easement that would be relocated within the proposed commercial subdivision. ACHD staff
(Design, Drainage, Right-of-Way and Development) notified the applicant that the release of
easement would be feasible if the applicant to provide the District with:
. A storm drainage easement that is equal to or greater in value and size than the previous
parcel
. Drainage calculations and drawings showing that the newly proposed storm drainage
easement will have a capacity that is equal to or greater in storage area than the previous
parcel and will function at a level that is equal to or greater than what the District had originally
designed
. Adequate access to the parcel
The applicant should continue to work with District staff regarding this issue.
If the applicant chooses to landscape the storm drainage easement, the applicant shall obtain a
license agreement for all landscaping that is proposed within the easement. The applicant will be not
be allowed to plant any trees, deep rooted shrubs or bushes, etc. within the unopened right-of-way
The applicant is required to have all landscape and sprinkler plans reviewed and approved by the
ACHD Drainage Division.
The applicant has also approached District staff in regard to the installation of a storm drainage pipe
that would extend from Overland Road to the storm drainage pond that is proposed to be located at
the parcels north property line. The applicant should enter into a Cooperative Development
Agreement with the District regarding the installation and allocation of costs of the proposed storm
drain pipe that will be adjacent to the east property line and will extend from Overland Road to the
1.
ACHD storm water drainage pond. The Cooperative Development Agreement will need to be
executed prior to ACHD acceptance of the development's street improvement plans and prior to
scheduling the final plat for signature by the ACHD Commission.
Other Access
Overland Road is classified as a minor arterial. Other than the two public streets that have
specifically been approved with this application, direct lot access to Overland Road is prohibited. A
note stating the access restrictions shall be noted on the final plat.
c.
Site Specific Conditions of Approval
1.
Construct Millenium Way to intersect the north side of Overland Road in alignment with Millenium
Way on the south side of Overland Road, as proposed.
2.
Construct Celebration Avenue to intersect the north side of Overland Road in alignment with
Celebration Avenue on the south side of Overland Road, as proposed.
3.
Construct the intemal roadways as 40-foot street sections with vertical curb, gutter and 5-foot
concrete sidewalks within 54-feet of right-of-way, as proposed.
4.
Construct a stub street to the east property line approximately 410-feet north of Overland Road, as
proposed. Construct a temporary tumaround at the terminus of the stub street and install a sign at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
5.
Enter into a Signal Cooperative Development Agreement regarding the design and construction of
the signal at Overland Road and Millenium Way. Submit the Overland Road and Millenium Way
intersection design plans to District Staff for review and approval.
6.
Enter into a Cooperative Development Agreement regarding the installation and allocation of costs of
the proposed storm drain pipe that will be adjacent to the east property line and will extend from
Overland Road to the ACHD storm water drainage pond. The Cooperative Development Agreement
shall be executed by both parties prior to plans approval and scheduling of the final plat for signature
by the ACHD Commission.
1.
Other than the two public streets that have specifically been approved with this application, direct lot
access to Overland Road is prohibited. A note stating the access restrictions shall be required on the
final plat.
8.
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.
2.
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.
3.
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 381-6258 (with file numbers) for details.
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5.
6.
1.
8.
9.
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 Ordinancðs 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 #200, 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 381-6190 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.
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.
11.
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 transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Request for Reconsideration Guidelines
6
1
8
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.
II
Development Process Checklist
I'
18!Submit a development application to a City or to the County
18!The City or the County will transmit the development application to ACHD
18!The ACHD Planning Review Division will receive the development application to review
18!The Planning Review Division will do g¡¡g 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 development 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 lor its confonmance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal lor its conlonmance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting lor all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter.
The applicant should submK two (2) sets of engineered plans directly to ACHD lor review by the Development Revi"",
Division lor plan review and assessment of impact fees. (Note: if there are no sKe improvements required by ACHD,
then architectural plans may be submitted for purposes of Impact fee calculation.)
The applicant is required to get a penmit from Construction Services (ACHD) for ANY work in the right-<lf-way, includin¡
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building penmit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
SubmK a "Driveway Approach Requesf' Ionm to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week tumaround lor 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 Penmit Application" to
ACHD Construction - Penmits 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 IPca approved set of subdivision utility plans prior to Pre-Con being scheduied.
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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