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Home My WebLink AboutACHD CommentCHD Dave Bivens 1st Vice President Judy Peavey -Derr, 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner Ada County Highway District 318 East 37th Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellusQACHD.ada.id.us January 8, 2003 TO: Johann & Rachael Kretzschmar 9980 Roan Meadows Drive Boise, ID 83709 RECEIVED SUBJECT: MVAR02-016 JAN 13 2003 Variance City of Meridian 124 E. Pine Street City Clerk Office On November 20, 2002, the Ada County Highway District Commissioners acted on MCUP02-033. The conditions and requirements also apply to MVAR02-016. If you have any questions, please feel free to contact this office at (208) 387-6170. S'ncerel M raig Hood Development Analyst Planning & Development Cc: Planning & Development/Chron/Project File Planning & Development Services City of Meridian Construction Services Dramage/Utilities 'how- Ada Count • y Highway District Right -of -Way & Development Department Planning Review Division This application requires Commission action because the applicant is requesting a waiver of the requirement to pave an abutting alley. This item was on the consent agenda November 20, 2002 at 6:30 p.m. Tech Review for this item was held with the applicant on October 25, 2002. Please refer to Attachment 3 for appeal guidelines. Staff contact., Craig Hood, 387-6174, chood(c_achd.ada id us File Number: MCUP02-033, used clothing/toy store Site address: 124 E. Pine Avenue, Meridian Owner: Blake & Rebecca Hatchet 124 E. Pine Meridian, ID 83642 Applicant: Johann & Rachael Kretzschmar 9980 Roan Meadows Drive Boise, ID 83709 Application Information The applicant is requesting conditional use approval from the City of Meridian to convert a single-family home into a retail shop. The site is located on the north side of Pine Avenue just east of Main Street. Acreage: 0.12-acres Current Zoning: O-T Existing square footage: Approximately 1,000-square feet Vicini A. Findings of Fact 1. Trip Generation: This development is estimated to generate 26 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use (Specialty Retail) is $1,885 per thousand square feet of gross building area, based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: There is currently a 1,000-square foot single-family home on the site. 5. Description of Adjacent Surrounding Area: a. North: Single-family residences b. South: Parking lot c. East: Single-family residences d. West: Single-family residences 6. Impacted Roadways: Pine Avenue: Frontage: 45-feet Functional Street Classification: Major Collector Traffic count: 3,875 east of 1st Street on 11-30-99 Level of Service: LOS C or better Speed limit: 25 MPH Nearest intersection: 2"d Street, a stop -controlled intersection Main Street: Frontage: Functional Street Classification: Traffic count: Speed limit: Nearest intersection: Z Street: Frontage: Functional Street Classification Traffic count: Speed limit: Nearest intersection: Unnamed Alley - Frontage: Functional Street Classification Traffic count: Speed limit: Nearest intersection: None Minor Arterial No current count available 35 MPH Pine Avenue, a signalized intersection None Local No current count available 25 MPH Pine Avenue, a stop -controlled intersection 45-feet Local No current count available Not posted 2nd Street, an un-controlled intersection 2 7. Roadway Improvements Adjacent To and Near the Site Pine Avenue is improved with 2 lanes (no center turn lane) curb, utter and detached abutting the site. The alley on the north side of this site is currently unimproved a uttingdewalk the site. The alley is currently paved near Main Street. 8. Existing Right -of -Way There is currently 80-feet of right-of-way (40-feet from centerline) for Pine Avenue abutting this site. There is currently 16-feet of right-of-way for the alley on the north side of the site. 9. Existing Access to the Site Access to this site is currently provided from the alley. There are no curb cuts for access onto Pine Avenue for this site. 10. Site History ACHD has not reviewed this site in the recent past. 11. Five Year Work Program There are no roadway, bridges or intersections in the general area of this project that are currently in the Five Year Work Program. B. Findings for Consideration Right -of -Way District policy 7204.10 states that if a development abuts an existing alley, the dedication of additional right-of-way to obtain a minimum width from the centerline of the alley of 10-feet for non-residential uses, may be required. The dedication of additional right-of-way will generally be required in those cases where it can be reasonably anticipated that other adjoining or nearby developments will also allow future dedications of additional right-of-way for the alley. Staff recommends that the applicant not be required to dedicate any additional right-of-way for the alley because the parcels in the area will probably not allow for future dedication of right-of-way. District policy (Figure 72-F1 B) requires 70-feet of right-of-way on collector streets. This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and 5-foot wide detached concrete sidewalks. Staff recommends that the applicant not be required to dedicate any additional right-of- way on Pine Avenue because all of the improvements currently exist on the street and there is currently 80-feet of right-of-way. 2. Roadway Improvements Sidewalk District policy 7202.8.6 requires pedestrian walkways or sidewalks on collector streets to assure safe pedestrian travel in commercial developments. There is currently sidewalk on Pine Avenue abutting the site. 3. Alley Improvements • Paving District policy states that if a development is not residential the applicant should be required to pave the entire width of the alley to its full -required width and to the nearest street and abutting the parcel (7204.10.2). • Access Access is allowed to and from a fully improved alley (7204.10.2). 3 • Parking On site parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. Any access to an alley shall be located a minimum of 25-feet from the nearest public street. Request for Waiver of Po/icy: The applicant has requested a waiver of the requirement to pave the existing alley on the north side of the property. The applicant states that the excavation costs would be too much to proceed with the project; that little traffic from this use will use the alley and there is a city parking lot directly across the street which customers will use (see Applicant's Letter). The applicant is also requesting a modification to the requirement to have 22-feet of back-up space for perpendicular parking. This request is based on the location of the existing structures across the alley (see Applicant's Letter). Staff Recommendation: Since there is a city parking lot across Pine Street that the patrons of this business can use, and there is only employee and handicap parking off of the alley, which will generate very few trips, staff recommends a waiver of the policy to pave the existing alley to Main Street. Due to the location of the structures on the alley on the north side of the site and the low traffic volumes on the alley, staff recommends a modification to the back-up space requirement. The applicant should not be required to pave the alley on the north side of the parcel to the nearest street (Main Street or 2nd Street) and abutting the parcel, due to the above stated reasons. C. Site Specific Conditions of Approval 1. 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. 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 b the District. Contact Construction Services at 387-6280 (with file numbers) for details. y 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6• The applicant shall submit revised plans for staff approval, other required permits), which incorporates any required design changes issuance of building permit (or. 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. El 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a 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 The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2• Site Plan 3. Appeal Guidelines 4. 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