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HomeMy WebLinkAbout2021-10-13 ACHDKent Goldthorpe, President Dave McKinney, Vice-President Jim D. Hansen, Commissioner Mary May, Commissioner Alexis Pickering, Commissioner _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org September 27, 2021 To: 814 Development, LLC Samantha Kozlowski 1695 Twelve Mile Road, Suite 100 Berkley, MI 48072 Subject: MER21-0110/ H-2021-0061 4858 N. Elsinore Avenue Elsinore Daycare Facility The applicant is requesting approval of a conditional use permit for the construction of Elsinore Day Care Facility a 13,535 square foot, single-story childcare facility on 1.31 acres. A. Findings of Fact 1. McMillan Road a. Existing Conditions: McMillan Road is improved with 2-travel lanes, on-street bike lane, 5-foot wide detached concrete sidewalk and no curb, or gutter abutting the site. There is 57 to 60-feet of right-of-way for McMillan Road (31 to 34-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of- curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5- feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter, and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of McMillan Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section within 70-feet of right-of-way. Turn Lane Analysis: District Policy 7106.4.4 state that dedicated left and right- turn lanes are to be provided in situations where traffic volumes and speeds are relatively high and turning conflicts are likely to develop at public road intersections and driveways. Auxiliary lanes are used to decrease conflicts and improve traffic flow. c. Applicant’s Proposal: The applicant is not proposing any frontage improvements on McMillan Road. d. Staff Comments/Recommendations: The applicant should be required to dedicate additional right-of-way to total 39-feet from the centerline on McMillan Road, consistent with the Capital Improvements Plan. McMillan Road is listed in the Capital Improvements Plan to widen to 3-lanes within 78-feet of right-of-way between 2031-2035, therefore the applicant will be compensated for the right-of- way dedication. Consistent with the District’s Minor Improvements Policy, the applicant should be required to replace any damaged or deteriorated portions of sidewalk on McMillan Road abutting the site. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. The Site is in the 2024 chip-seal zone. As part of ACHD’s review of this application, an abbreviated traffic impact study (TIS) was required which included a turn lane analysis. Staff has reviewed the submitted traffic impact study and generally agrees with the findings and recommendations. The TIS notes that the intersection of McMillan Road and Elsinore Avenue meets ACHD minimum level of service planning thresholds for the existing 2021 traffic conditions and 2022 total traffic conditions, however, the study also notes that the turn lane analysis indicates that a dedicated westbound right- turn lane and a dedicated eastbound left-turn lane are warranted under existing 2021 traffic conditions and subsequently, the 2022 total traffic conditions. Consistent with the findings and recommendations of the traffic impact study, the applicant should be required to construct the dedicated westbound right turn lane and the dedicated eastbound center left turn lane on McMillan Road at Elsinore Avenue. The applicant should be required to coordinate the construction of the turn lanes with ACHD’s Development Review staff. 2. Elsinore Avenue a. Existing Conditions: Elsinore Avenue is improved with 2-travel lanes, on-street parking lane, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk abutting the site. There is 60-feet of right-of-way for Elsinore Avenue (30-feet from centerline). b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right- of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter, and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant’s Proposal: The applicant is not proposing any frontage improvements to Elsinore Avenue abutting the site. d. Staff Comments/Recommendations: Elsinore Avenue abutting the site is already fully improved with 2-travel lanes, vertical curb, gutter, 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-of-way, consistent with District policy. Therefore, staff recommends no additional frontage improvements or additional right-of-way dedication on Elsinore Avenue be required with this development application. Consistent with the District’s Minor Improvements Policy, the applicant should be required to replace any damaged portions of curb, gutter, and sidewalk on Elsinore Avenue abutting the site. 3. Driveway 3.1 Elsinore Avenue a. Existing Conditions: There are no existing driveways onto Elsinore Avenue. b. Policy: Driveway Location Policy: District policy 7208.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to- centerline) from the nearest local street intersection, and 150-feet from the nearest collector/arterial or arterial street intersection. Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, the applicant should be required to pave _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. Driveway Design Requirements: District policy 7208.4.3 states if an access point is to be gated, the gate or keypad (whichever is closer) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. c. Applicant’s Proposal: The applicant is proposing to construct a 25-foot wide curb return type driveway onto Elsinore Avenue located approximately 155-feet north of McMillan Road (measured centerline to centerline). d. Staff Comments/Recommendations: The applicant’s proposal to construct a 25- foot wide curb return type driveway onto Elsinore Avenue, located 155-feet north of McMillan Road, meets District policy and should be approved as proposed. B. Traffic Information 1. Trip Generation: This development is estimated to generate 645 trips per day; 149 vehicle trips per hour in the AM Peak hour and 151 trips in the PM peak hour, based on the traffic impact study. 2. Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service McMillan Road 196-feet Minor Arterial 501 Better than ‘E’ Elsinore Avenue 281-feet Collector N/A N/A * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). 3. Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD’s most current traffic counts • The average daily traffic count for McMillan Road east of Ten Mile Road was 9,963 on 01/31/2018. • There are no average daily traffic counts for Elsinore Avenue. C. Site Specific Conditions of Approval 1. Dedicate additional right-of way to total 39-feet from the centerline on McMillan Road abutting the site. 2. Repair or replace any damaged or deteriorated portions of sidewalk on McMillan Road abutting the site. 3. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. 4. Construct a dedicated westbound right turn lane and an eastbound center left turn lane on McMillan Road at Elsinore Avenue. Coordinate the design of the turn lanes with Development Review staff. 5. Replace any damaged portions of curb, gutter, and sidewalk on Elsinore Avenue abutting the site. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 6. Construct a 25-foot wide curb return type driveway onto Elsinore Avenue located 155-feet north of McMillan Road. 7. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building permit. Please contact the ACHD Planner (see below) for information regarding impact fees. 8. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 9. Comply with the Standard Conditions of Approval as noted below. D. Attachments 1. Vicinity Map 2. Site Plan 3. Traffic Impact Study 4. Standard Conditions of Approval 5. Appeal Guidelines _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org If you have any questions, please feel free to contact me at (208) 387-6171. Sincerely, Renata Ball-Hamilton Planner I Development Services cc: City of Meridian (Joseph Dodson & Bill Parsons), Via Email Owner (Amanda McCurry), Via Email _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org VICINITY MAP _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org SITE PLAN _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org TRAFFIC IMPACT STUDY J-U-B- Engineers prepared a traffic impact study for the proposed Elsinore Daycare Facility. Below is an executive summary of the findings as presented by J-U-B Engineers. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. EXECUTIVE SUMMARY Elsinore Daycare Facility is a proposed child care facility with a planned size of 13,535 square feet. The proposed child care facility is expected to be operating by 2022. The site is located north of McMillan Road and east of Elsinore Avenue. One full-movement access is proposed on Elsinore Avenue. The site also has access to Meridian Road via Elsinore Avenue and Archerfield Street. Elsinore Daycare Facility is estimated to generate 645 trips per day. There are 149 trips estimated to occur during the AM peak hour and 1515 trips estimated to occur during the PM peak hour. Table 1: Trip Generation Land Use ITE Code Size Unit Time Trips Entering Exiting Day Thousand Daily 645 50% 322 50% 322 Care 565 13,535 Square AM 149 53% 79 47% 70 Center Fert PM 151 48% 72 52% 78 Based on the site location and existing traffic patterns, approximately forty-five percent of trips are expected to have origins and destinations east of the site, thirty-five percent of the trips are expected have origins and destinations west of the site, and twenty percent of the trips are expected to access the site from the north via Meridian Road. • 45% with origins/destinations east of the site using McMillan Road • 35% with origins/destinations west of the site using McMillan Road • 20% with origins/destinations north of the site using Meridian Road 2022 Background Traffic 2022 background traffic was established using a 7.7% annual growth. This growth rate was established by comparing the peak hours collected on McMillan Road on august 26, 2021 to the directional peak hour counts collected east of Summit way by ACHD on March 3, 2019. The average historical annual peak hour growth rate was determined to be 7.7%. The site trips were added to the 2022 background trips to determine the total volumes. Site trips are expected to contribute 7.8% of the total AM peak hour volume and 7.0% of the total PM peak hour volume at the intersection of McMillan Road and Elsinore Avenue. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org Turn Lane Warrants Turn lane warrants were analyzed for the intersection of McMillan Road and Elsinore Avenue with existing, 2022 background, and 2022 total volumes. The guidelines in section 7106.4.4 of the ACHD Policy Manual were used to evaluate the need for an eastbound left turn lane and a westbound right turn lane. Table 2: Left Turn Lane Warrant Analysis Eastbound Left Turn Lane Warrant Analysis Scenario Opposing Volume Advancing Volume Left Turn Volume Left Turn Percent Warranted? Existing AM 611 665 17 3% YES Existing PM 811 648 8 1% NO* Background AM 658 716 18 3% YES Background PM 873 698 9 1% NO* Total AM 694 744 46 6% YES Total PM 906 723 34 5% YES *Not needed for left-turn volume less than 10 vehicles per hour An eastbound left turn lane is warranted for existing AM volumes as well as background AM total and total PM volumes. Table 2: Right Turn Lane Warrant Analysis Scenario Advancing Volume Right Turn Volume Warranted? Existing AM 611 6 NO Existing PM 811 21 NO Background AM 658 6 NO Background PM 873 23 YES Total AM 694 42 YES Total PM 906 56 YES A westbound right turn lane is warranted for the PM peak hour 2022 background and for the AM and PM peak hours at build out. An eastbound left turn lane and a west bound right turn lane are both projected to be warranted at the intersection of McMillan Road and Elsinore Avenue. An eastbound left turn lane is warranted in the AM peak hour with existing volumes. A westbound right turn lane is projected to be warranted in the PM peak hour with 2022 background volumes. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org Turn lane analyzed for the intersection of McMillan Road and Elsinore Avenue. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right -of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. 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. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. 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 (1-811-342-1585) 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. 8. 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. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property, which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal and may during such time meet with the appellant to discuss the matter and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing.