Monica Subdivision PFP
PFP 05-002
. MERIDIAN PLANNING & ZONING MEETING
APPLICANT B2 Investments, LLC
June 16,2005
ITEM NO.
12
REQUEST Public Hearing: Preliminary / Final Plat for 3 building lots on 5.93 acres for
Monica Subdivision - north of West Franklin Road & west of North Linder Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
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CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff report
CITY POLICE DEPT:
CITY FIRE DEPT:
. CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See attached affidavit of sign posting
conta~ted: MfJJ ~ Date: t,'-I.L~ Phone: c"? 43 - L¡Llt-f!J-
Emalled: {JaJ-m ~~/nJ' ? O~ Staff Initials: ~
Materials presented at public: meetIngs shall bec:ome property of the city of Meridian.
MAYOR
Tammy deWeerd
PUBLIC WORKS
BUILDING DEPARTMENT
, (208) 898-5500 . Fax 887-1297
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~ E IV"Ll~G AND ZONING
- ~ £1 D ARTMENT
IDAHO ~ (208) -5533. FAX 888-6854
1~C' 1 0 2005
~(¡F1 "TR€/>SUI\f.V~ ~- OF MERIDIAN
crf'tcLERK OFFICE
LEGAL DEPARTMENT
(208) 888-4433 . Fax 887-4813
Christine Donnell
Shaun Wardle
Charles M. Rountree
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c:M'e;di~n ~
CITY COUNCIL MEMBERS
Keith Bird
STAFF REPORT:
Transmittal Date: June 10, 2005
P & Z Hearing Date: June 16, 2005
To:
Mayor, City Council and Planning & Zoning Commission
Josh Wilson, Associate City Planner 14-
Michael Cole, Development servic~o~rdinator
From:
Re:
Monica Subdivision
Preliminary and Final Plat (PFP) Approval of Four (3) Building Lots on 5.93
Acres in a I-L Zone, by B2 Investments, LLC. (File No. PFP-O5-002)
APPLICATION SUMMARY
The applicant, B2 Investments, LLC, has applied for Preliminary/Final Plat (PP) approval of
three (3) buildable lots on 5.93 acres on the west side of N. Linder Road, north of Franklin
Road. The property is designated "Industrial" on the 2002 Comprehensive Plan Future Land Use
Map. The proposed preliminary plat depicts three (3) new buildable lots, which range in size
between 0.40 acres and 2.72 acres. Staff recommends approval of the submitted
Preliminary/Final Plat (PFP-05-002) application with the comments and conditions stated in this
report.
LOCATION
The subject property is located on the west side of N. Linder Road, approximately one-quarter
mile north ofW. Franklin Road in the SE ~ of Section 11, Township 3 North, Range 1 West.
SURROUNDING PROPERTIES
North - Storage Cubbies, a business, zoned I-L (City of Meridian).
South - A&A Securities, a business, zoned I-L (City of Meridian).
East - N. Linder Road and existing rural residences, zoned RI (Ada County).
West - One (1) parcel, vacant, zoned I-L (City of Meridian).
OWNER OF RECORD
The property owner of record is B2 Investments, LLC, and Patrick Minegar, an authorized agent,
has provided notarized consent for the subject application.
PRELIMINARY PLAT FINDINGS
PFP-O5-002
Monica.PFP.doc
P &Z Commission, Mayor & City Council
Hearing Date: June 16, 2005
Page 2
Meridian City Code (MCC) 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the
acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of
this title and at least the following:
A.
The conformance of the subdivision with the Comprehensive Plan;
Staff finds the 2002 Comprehensive Plan Future Land Use Map designates all of the
subject property as "IndustriaL" The purpose of the Industrial designation is "... to allow
a range of industrial uses to support industrial and commercial activities and to develop
with sufficient urban services. In light industrial areas, uses may include warehouses,
storage units, light manufacturing, and incidental retail and offices uses. Heavy industrial
areas may include processing, manufacturing, warehouses, storage units, and industrial
support activities. In all cases, standards for screening, landscaping, and adequate access
would be developed and implemented." (See Chapter VII, pg. 99.)
Staff fmds that the proposed subdivision is in compliance with the Comprehensive Plan.
B.
The availability of public services to accommodate the proposed development;
N. Linder Road, is currently included in ACHD's Five-Year Work Program (2009) and
is anticipated to be 5 lanes from Franklin Road to Ustick Road with curb, gutter, sidewalk
and bike lanes within 96-feet of right of way.
The subject site can be serviced by the City of Meridian's sanitary sewer and water
systems. Sanitary sewer and water mains would have to be extended into the site by the
developer from N. Linder Road.
On May 27, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. All of the detailed conditions
from the Meridian Police Department, Meridian Fire Department, and other
agencies/departments are at the end of this report. The Commission and Council should
reference any written or verbal testimony submitted by the Meridian Police Department,
the Meridian Fire Department, the Meridian Parks Department, and any other agency
providing service to this site, regarding their ability to adequately service this project.
Staff finds that the property proposed for development can be serviced by essential public
facilities and services.
C.
The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement program
because the developer is required to install sewer, water, utilities and irrigation, for the
development at their cost.
D.
The public fmancial capability of supporting services for the proposed development;
PFP-05-002
Monica.PFP .doc
P&Z Commission, Mayor & City Council
Hearing Date: June 16, 2005
Page 3
The developer will be financing the extension of sewer, water, utilities and irrigation
services to serve the project. The primary public costs to serve the future site will be fire
and police services. Staff finds that this development will not cause excessive additional
requirements at public cost, if the applicant complies with the conditions of approval for
the preliminary/final plat application. The Commission and Council should consider the
Meridian Police, Parks and Fire Departments' comments with regard to their capability to
serve the proposed development.
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
ACHD considers road safety issues in their analysis; please refer to ACHD staff report
for a detailed analysis. There are no health, safety, or environmental problems to bring to
the Commission's attention.
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Cross Access Agreement: Lots 1, 2, and 3 must share a common access to N. Linder Road,
per ACHD requirements, requiring a cross-access agreement between Lots 1, 2, and 3 for
access to the shared driveway. See Site Specific Condition #10.
2. Required Street Buffers: The City of Meridian Landscape Ordinance requires that twenty-
five foot (25') landscape buffers shall be provided along N. Linder Road. The applicant has
shown the required landscape buffer and has provided sufficient vegetation per code. The
applicant shall be required to place the required street buffer in an easement in favor of all
lots in the subdivision. See Site Specific Condition #11.
3. Paving of Vehicle UsalZe Areas: The applicant has not specified a use, or labeled any paving
materials, for the area to the rear of the proposed warehouse building. Any area with
vehicular access must be paved per Meridian City Code 11-13-4.D, and any undeveloped
areas must be kept free of weeds exceeding eight (8") inches in height. The applicant
should clarify the proposal for this portion of the property at the public hearing.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT/FINAL PLAT)
1. Water service to this site shall be via service line extensions from the existing mains adjacent
to the property. Applicant shall coordinate main sizing and routing with City of Meridian
Public Works Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
2. Sanitary sewer service to this site will be via main line extensions to an existing main
adjacent to the property. The applicant shall coordinate main sizing and routing with City of
Meridian Public Works Department. Applicant shall execute City of Meridian standard forms
of easements, for any mains that are required to provide service.
PFP-O5-002
Monica.PFP .doc
P&Z Commission, Mayor & City Council
Hearing Date: June 16, 2005
Page 4
3. Sewer and water each need 10-feet of easement, on each side of the pipe, additionally there
needs to be IO-feet of separation between sewer and water per D.E.Q. regulations. Therefore
the graphically depicted 20-foot wide sewer and water easement that runs east/west through
the middle of this project shall be enlarged to 30-feet wide.
4. City of Meridian requires water mains not located in the right-of-way to be centered in 20-
foot wide easements. The applicant shall graphically depict on the face of the plat a 20-foot
wide water easement where a lO-foot wide easement is shown. Said easement is located
approximately 83 feet from the eastern property line that abuts N. Linder Road.
5. The preliminary plat indicates that a warehouse is going to be built over an existing water
stub. The water stub will have to be abandoned back to the main.
6. Underground year-round pressurized irrigation must be provided to all lots within this
development. The applicant proposes connection to City of Meridian potable water system as
the only source for irrigation. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the irrigable areas prior to signature on the
final plat by the City Engineer.
7. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the
street names and lot & block numbering. Make all corrections necessary to comply.
8. Other than the access point specifically approved on N. Linder Road with this application by
ACHD, direct lot access to N. Linder Road is prohibited.
9. Required landscape buffers/street improvements shall be made by the developer/subdivider
as part of the final plat
10. Make the following modifications to the final plat prior to recordation:
. The applicant shall be required to place the required twenty-five foot (25') street buffer
along N. Linder Road in an easement in favor of all lots in the subdivision.
. Depict a cross access easement for Lots 1, 2, and 3 to utilize the new drive access to N.
Linder Road.
11. Complete the CP &F number for the southeast quarter comer of section 11.
12. Add a note to the face of the plat stating "The owner of each lot, across which passes an
irrigation/drainage ditch or pipe, is responsible for the maintenance thereof unless such
responsibility has been assumed by an irrigation/drainage District"
GENERAL CO~IONS (PßE!J.MINARliLAT/FINAL PLAT)
1. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that are
removed.
PFP-O5-002
Monica.PFP.doc
P &Z Commission, Mayor & City Council
Hearing Date: June 16, 2005
Page 5
2. Submit compaction test results to the Meridian Building Department for any building pads
within lots receiving engineered backfill.
3. Any drainage areas (detention/retention basins) must be designed to ensure that water will
percolate or discharge within a period of time not to exceed 24 hours for all storms up to and
including a IOO-year storm event. Side slopes within drainage areas shall not exceed 3: 1.
The project engineer should pay close attention to the results of field studies determining the
groundwater, soil type & and characteristics during the design and construction phases.
4. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
5. Install 250-watt, high-pressure sodium streetlights at locations designated by the Public
Works Department. Street light contractor shall obtain an approved design and permit from
the Public Works Department prior to commencing installations.
6. Developer shall coordinate mailbox locations with the Meridian Post Office.
7. All proposed fencing must be in compliance with MCC 12-4-10.
8. All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of
the final plates), all sidewalks shall be constructed or a financial guarantee that said
improvements will be completed shall be provided in accordance with ACHD requirements.
9. A note shall be placed on the final plat stating that unless otherwise approved, all building
setbacks shall meet the requirements of the zoning ordinance in effect at the time of building
permit submittal.
10. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final
plat per Resolution 02-374.
11. Plat approval shall be subject to the expiration provisions set forth in MCC.
12. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, and road base approved
by the Ada County Highway District prior to applying for building pennits. All development
improvements shall be installed and approved prior to obtaining certificates of occupancy. A
letter of credit or cash surety in the amount of 110% will be required for all fencing,
pathways, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature
on the final plat.
13. Complete the Certificate of Owners and accompanying Acknowledgment.
14. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
PFP-05-002
Monica.PFP .doc
P&Z Commission, Mayor & City Council
Hearing Date: June 16, 2005
Page 6
15. Applicant shall be responsible for application and compliance with and NPDES Permitting
that may be required by the Environmental Protection Agency.
16. All irrigation ditches, laterals, or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City
Ordinance 12-4-13. Plans shall be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to
the Public Works Department. If lateral users association approval can't be obtained.
Alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final
plat signature.
17. Staffs failure to cite specific ordinance provisions or terms ofthe approved preliminary plat
or final plat does not relieve Applicant of responsibility for compliance.
OTHER AGENCY/DEPARTMENT COMMENTS/CONDITIONS
MERIDIAN FIRE DEPARTMENT CONDITIONS
1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department
and water quality by the Meridian Water Department for bacteria testing.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side ofthe
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
5. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D1O3.6 Signs.
6. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
7. Commercial and office occupancies will require a fire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be placed per
Appendix D.
PFP-O5-002
Monica.PFP.doc
P&Z Commission, Mayor & City Council
Hearing Date: June 16, 2005
Page 7
8. The 3 office/commercial lots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire
Department has experienced 2612 responses in the year 2004. According to a report
completed by Fire & Emergency Services Consulting Group our requests for service are
projected to reach 2800 in the year 2005 and 3800 by the year 2010.
9. Maintain a separation of 5' from the building to the dumpster enclosure.
10. Provide a Knoxbox entry system for the complex prior to occupancy.
11. The applicant shall work with Planning Department staff to provide an address identification
plan including a pylon/monument sign at the required intersection(s).
12. All aspects of the building systems (including exiting systems), processes & storage
practices shall be required to comply with the International Fire Code.
13. All portions of the buildings located on this project must be within 150' of a paved surface
as measured around the perimeter of the building.
14. Provide exterior egress lighting as required by the International Building & Fire Codes.
15. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. F or buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 ill).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
16. There shall be a fire hydrant within 100' of all fire department connections.
17. Buildings over 30' in height are required to have access roads in accordance with Appendix
D Section D1O5.
18. This project will be required to provide a 20' wide swing or rolling emergency access gate.
The gate shall be equipped with a Knoxbox Padlock which has to be ordered thru the
Meridian Fire Department.
SANITARY SERVICE COMPANY
PFP-O5-002
Monica.PFP .doc
P&Z Commission, Mayor & City Council
Hearing Date: June 16, 2005
Page 8
1. Prior to issuance of a certificate of zoning compliance, that applicant shall submit an
approved site plan from SSC.
MERIDIAN PARKS DEPARTMENT
1. The Parks Department has no concerns with the site design as submitted with the
application.
RECOMMENDATION
Staff recommends approval of the submitted Preliminary/Final Plat (PFP-04-008) application
with the above stated comments and conditions.
PFP-O5-002
Monica.PFP .doc
-..
~ CENTRAL
atB~ìI~
Rezone #
Conditional Use #
frelíminary / Final/Short ~ fJ F ¡; éJ S- .-- IJO2-
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CENTRAL DISTRICT HEALTH DEPARTMENT Return to:
Environmental Health Division RECEIVED 0 Boise
MAY 1 f 2005 0 Eagle
~arden City
City of Meridian
Uty Uerk Office eridian
0 Kuna
OACZ
0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6, This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
.¿ °. After wr~"tte approval from appropriate entities are submitted, we can approve this proposal for:
~ entral sewage ~community sewage system 0 community water well
interim sewage central water
0 individual sewage individual water
~ o. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
,..., Division ~f nvironmental Quality:
entral sewage 9 community sewage system 0 community water
sewage dry lines ~entral water
Run-off is not to create a mosquito breeding problem.
~o.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
~ 4. Please see attached stormwater management recommendations
015.
0 child care center
. Date~~
Reviewed By: '¡'ñ
15726.001 EHO904
Review Sheet
~ CENTRAL
ùiBtðìI~
MAIN OFFICE. 707 N. ARMSTRONG Pl. . BOISE, ID 83704-0825 . (208) 375-5211 . FAX 327-8500
To prevent and treat disease and disability; to promote healthy /ifesty/es; and to protect and promote the health and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should
obtain current best management practices for storm water disposal and design
a storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, 10 83704
Enviro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327.7460
WIC: 327-7488
FAX: 327"8500
Serving Valley, Elmore, Boise, and Ada Counties
Elmore County Office
520 E, 8th SI. North
Mountain Home, 10 83647
Enviro. Health: 587-9225
Family Health: 587A407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703N.1stSI.
P.O. Box 1448
McCall, 10 83638
Ph. 634-7194
FAX: 634-2174
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STATEMENT OF POSTING
The property on the west side of Linder Road, north of Franklin Road (immediately north
of 255 North Linder Road, immediately south of Storage Cubbys), to be called Monica
Subdivision, was posted on 5/27/05. Attached is a picture of the posting sign located on
the property along Linder Road.
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN..UP SHEET
DATE June 16, 2005 ITEM # 12
PROJECT NUMBER PFP 05-002
PROJECT NAME Monica Subdivision
/Î NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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June 9. 2005
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RECEIVEÐ
JUN 1 3 1005
C'TV OF MERiDIAN
CITY CLERK OFF1CE
To:
B2 Investments
1024 Front Street
Boise Idaho 83702
Subject:
Monica Subdivision
West side of Linder Road north of Franklin Road
3-Lot Commercial Subdivision
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
P «- P1!J 6 -/ (p
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(70. /~
On May 31, 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 \1\
Right-of-way & Development SelVices, Planning Division
CC:
Project file, Construction Services, Utilities
City of Meridian
B&A Engineers
5505 Franklin Road
Boise Idaho 83705
Ãda County Highway District. 3775 Adams Street. Garden City, iD . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
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.,#fe ~ Planning Review Division
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This application does not require Commission action and is approved at the staff level on Tuesday May 31,
2005. Tech Review for this item was held with the applicant on Friday May 13, 2005. 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:
Monica Subdivision / PFP..QS..QO2
Site address:
Linder Road north of Franklin Road
Owner/Applicant:
B2 Investments LLC
1024 Front Street
Boise Idaho 83702
Representative:
B&A Engineers
5505 West Franklin Road
Boise Idaho 83706
Application Information:
The applicant has submitted an application to the City of Meridian requesting preliminary plat approval to
construct a 3-lot commercial subdivision on 5.93-acres. The site is currently zoned I-L and is located on the
west side of Linder Road just north of Franklin Road.
Acreage: 5.93-acres
Current Zoning: I-L
Proposed Zoning: I-L
Buildable Lots: 3-Lots
Common Lots: None
Vicinity Map
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A.
2.
3.
4.
6.
2
Findings of Fact
1.
Trip Generation: This development is estimated to generate 450 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.
5.
Description of Adjacent Surrounding Area:
a. North: 2.587-acres zoned I-l (Storage Cubby's)
b. South: 0.917 -acres and 1.49-acres zoned I-l
c. East: 1.0 and 1.0-acre sites zoned R-1
d. West: 13.83-acres zoned I-l
Impacted Roadways
Linder Road:
Frontage: 182-feet
Functional Street Classification: Minor Arterial
Traffic count: North of Franklin Road was 15,291 on 12-14-04.
level of Service: lOS E . Linder Road currently exceeds the COMPASS Planning Threshold
Speed limit: 35 MPH
An acceptable Level of SefVice for this segment of roadway is a Level of SefVice 0 based on
COMPASS Planning Thresholds
7.
Roadway Improvements Adjacent To and Near the Site
Linder Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site. There
is sidewalk that is located directly to the south of this site.
8.
Existing Right-of-Way
Linder Road has a total of 88-feet of right-of-way (48-feet from centerline).
9.
Existing Access to the Site
The site does not have a delineated driveway that accesses the public transportation system.
10.
Site History
The District has not previously reviewed a development application on this site.
11.
Capital Improvements Plan/Five Year Work Program
Linder Road (from Franklin Road to Ustick Road) is listed in the District's Five Year Work Program
and Capital Improvements Plan to be improved in 2009. Linder Road is anticipated to be improved to
a five lane roadway with vertical curb, gutter and sidewalk.
12.
level of Service of Linder Road
Linder Road currently carries approximately 15,300 vehicle trips per day. Based on the current traffic
counts, Linder Road currently functions at a level of Service E. This level of Service exceeds the
COMPASS Planning Threshold for a 2-lane arterial roadway.
Although Linder Road currently functions at a level of Service E, the level of Service of Linder Road
is anticipated to improve to a level of Service C when Linder Road is reconstructed in the year 2009.
B.
Findings for Consideration
1.
Right-at-Way - Linder Road
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.
. Linder Road currently has a total of 88-feet of right-of-way (48-feet from centerline). Due to
the fact that there is sufficient right-of-way on Linder Road, the District will not acquire any
additional right-of-way with this application.
2.
Sidewalk - Linder Road
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector streets (7204.6.5).
.
Due to the fact that Linder Road is in the District's Five Year Work Program, the applicant
may:
Construct a 5-foot concrete sidewalk on Linder Road abutting the site. The sidewalk
should be located a minimum of 41-feet from the centerline of Linder Road.
OR
Provide the District with a public right's-of way road trust deposit in the amount of
$3,650.00 for the construction of 182.5-linear feet of concrete sidewalk.
3.
Driveways - Intersecting Linder Road
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.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 36-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.
. The applicant is proposing to construct a 25-foot wide driveway that intersects Linder Road
approximately 7-feet north of the south property line. District policy requires driveways on
Linder Road to align or offset any existing driveway or street a minimum of 150-feet. This
driveway does not meet District policy and should not be approved with this application.
Staff is aware that the applicant will not be able to meet District standards in regard to
driveway offsets no matter where the driveway is located but does believe that the driveway
should be located in the safest location possible. To promote safety and looking at the future
of Linder Road staff recommends that the applicant construct a 25-foot wide curb return type
driveway that intersects Linder Road approximately 37 -feet north of the south property line to
directly align with the driveway that is located on the east side of Linder Road (300 Linder
Road).
Staff is recommending that the applicant align the newly constructed driveway with the
driveway of an existing single-family residential dwelling due to the fact that staff anticipates
that this residence will redevelop and will likely have some type of commercial use (office,
commercial, industrial). When this residence redevelops, it is anticipated that the existing
structure will remain on the site. In order to provide a safe access to the residence and this
parcel, staff is recommending that the two driveways align with one another. Due to the fact
3
4.
C.
2.
3.
4.
2.
3.
4.
5.
6.
7.
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that the residence is an existing structure that has an existing garage that is likely to remain,
staff has recommended that this site construct a driveway in alignment with the existing
driveway that is located on the east side of Linder Road (300 Linder Road).
Other Access
Linder Road is classified as a minor arterial. Other than the access that has specifically been
approved with this application, direct lot access to Linder Road is prohibited. A note stating this
access restriction will be required on the final plat.
Site Specific Conditions of Approval
1.
Construct a 5-foot concrete sidewalk on Linder Road abutting the site. The sidewalk should be
located a minimum of 41-feet from the centerline of Linder Road.
OR
Provide the District with a public right's-of way road trust deposit in the amount of $3,650.00 for the
construction of 182.5-linear feet of 5-foot concrete sidewalk.
Construct a 25-foot wide driveway that intersects Linder Road approximately 37 -feet north of the
south property line to directly align with the driveway that is located on the east side of Linder Road
(300 Linder Road). Pave the driveway its full width and at least 30-feet into the site beyond the edge
of pavement of Linder Road and install pavement tapers with 15-foot radii abutting the existing
roadway edge.
Other than the access that has specifically been approved with this application, direct lot access to
Linder Road is prohibited. A note stating this access restriction will be required on the final plat.
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.
8.
9.
10.
2.
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 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 authorízed 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
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.
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.
2.
3.
Vicinity Map
Site Plan
Reconsideration Guidelines
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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.
7
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II
Development Process Checklist
II
I8ISubmit a development application to a City or to the County
I8IThe City or the County will transmit the development application to ACHD
I8IThe ACHD Planning Review Division will receive the development application to review
I8IThe Planning Review Division will do one 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 for its conformance to District Policy.
I8IWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
I8IThe 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 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, includinç
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)
D 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.
D 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)
D 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.
D Idaho Power Company
. Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
D Final Approval from Development Services
. ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
8