MER22-0024, SL Treasure Valley Surgery Center, A-2022-0016 V1CUEIDR IAN,
APPROVED J C H D Now,
Mary May, President
DATE 03/23/22 Ar Alexis Pickering, Vice -President
FILE NUMBER: ^-2Dols //�� Jim D. Hansen, 2nd Vice President
6100-?V t a -rO .1P/LY°LGPi Kent Goldthorpe, Commissioner
Dave McKinney, Commissioner
March 1, 2022
To: Pulse Design Group
Catie Smith
4622 Pennsylvania Avenue, Suite 1050
Kansas City, MO 64112
Subject: MER22-0024/ A-2022-0016
1767 S. Jade Way & 1749 S. Topaz Way
Treasure Valley Surgery Center
The applicant is requesting approval of a design review and certificate of zoning compliance
applications to allow for the development of Treasure Valley (Hospital) Surgery Center a
33,650 square foot medical building for an ambulatory surgery center on 2.793 acres. This site
has a C-G zoning designation.
A. Findings of Fact
1. Topaz Way
a. Existing Conditions: Topaz Way is improved with 2-travel lanes, vertical curb, gutter,
and 5-foot wide attached concrete sidewalk abutting the site. There is 56 to 57-feet of
right-of-way for Topaz Way (33-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).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 33-feet (back -
of -curb to back -of -curb) for developments with any buildable lot that is less than 1 acre
in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete
sidewalks on both sides and shall typically be constructed within 47-feet of right-of-
way.
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
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
commended to provide increased safety and protection of pedestrians and to allow
E IDR IAN, r the planting of trees in accordance with the District's Tree Planting Policy. If no
es are to be planted in the parkway strip, the applicant may submit a request to the
APPROVED strict, with justification, to reduce the width of the parkway strip.
DATE 03/23/22 tached sidewalks are encouraged and should be parallel to the adjacent roadway.
FILE NUMBER: ° °°,° eandering 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.
c. Applicant's Proposal: The applicant is not proposing any improvements to Topaz
Way abutting the site.
d. Staff Comments/Recommendations: Topaz Way is already improved with 2-travel
lanes, vertical curb, gutter, and 5-foot wide attached concrete sidewalk within 56 to 57-
feet of right-of-way, which meets District policy. Therefore, staff recommends no
additional improvements or right-of-way dedication be required with this development
application.
Consistent with the District's Minor Improvements policy, the applicant should be
required to replace any damaged or deteriorated portions of curb, gutter, and sidewalk
on Topaz Way abutting the site.
2. Jade Way
a. Existing Conditions: Jade Way is improved with 2-travel lanes, vertical curb, gutter,
and 5-foot wide attached concrete sidewalk abutting the site. There is 51 to 54-feet of
right-of-way for Jade Way (24-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).
Standard Urban Local Street-33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 33-feet (back -
of -curb to back -of -curb) for developments with any buildable lot that is less than 1 acre
in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete
sidewalks on both sides and shall typically be constructed within 47-feet of right-of-
way.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
�E IDR
�� lithe
ewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk
APPROVED required on both sides of all local street, except those in rural developments with net
03/23/22 nsities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there
DATE no direct lot frontage, in which case a sidewalk shall be constructed along one side
FILE NUMBER: ^-zozz-Dole
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.
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 improvements to Jade Way
abutting the site.
d. Staff Comments/Recommendations:
Jade Way is already improved with 2-travel lanes, vertical curb, gutter, and 5-foot wide
attached concrete sidewalk within 51-feet of right-of-way, which meets District policy.
Therefore, staff recommends no additional improvements or right-of-way dedication be
required with this development application.
Consistent with the District's Minor Improvements policy, the applicant should be
required to replace any damaged or deteriorated portions of curb, gutter, and sidewalk
on Jade Way abutting the site.
3. Driveways
3.1 Topaz Way
a. Existing Conditions: There are two existing curb return type driveways from the site
onto Topaz Way. The driveways are located as follows:
• 34-foot wide shared driveway located at the site's northern property line.
• 33-foot wide improved shared driveway located at the site's southern
property line.
b. Policy:
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
veway Location Policy: District policy 7207.4.1 requires driveways near
E IDR IAN, ersections to be located a minimum of 75-feet (measured centerline -to -centerline)
�� m the nearest local street intersection, and 150-feet from the nearest collector or
APPROVED erial street intersection.
DATE 03/23/22
FILE NUMBERA oo,s
liay
ccessive Driveways: District Policy 7207.4.1 states that successive driveways
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 7207.4.3 states that where vertical curbs are
required, residential driveways shall be restricted to a maximum width of 20-feet and
may be constructed as curb -cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create
maintenance problems due to gravel being tracked onto the roadway. In accordance
with District policy, 7207.4.3, 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.
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.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states
that cross access utilizes a single vehicular connection that serves two or more
adjoining lots or parcels so that the driver does not need to re-enter the public street
system.
c. Applicant's Proposal: The applicant is proposing to close the existing 34-foot wide
shared curb return driveway from the site onto Topaz way, located at the site's northern
property line, with vertical curb, gutter, and landscaping.
The applicant is proposing to use the existing 33-foot wide shared driveway from the
site onto Topaz Way located at the site's southern property line as a paved 34-foot
wide shared curb return type driveway.
d. Staff Comments/Recommendations: The applicant's proposal to close the existing
34-foot wide shared curb return driveway from the site onto Topaz way, with vertical
curb, gutter, and landscaping meets District policy and should be approved as
proposed.
The applicant's proposal to widen and pave the existing driveway at the site's south
property line meets District policy and should be approved as proposed.
3.2 Jade Way
a. Existing Conditions: There is an existing 34-foot wide unpaved curb return type
driveway from the site onto Jade Way, located 72-feet south of the northern property
line (measured centerline to property line).
b. Policy:
Driveway Location Policy: District policy 7207.4.1 requires driveways near
intersections to be located a minimum of 75-feet (measured centerline -to -centerline)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
m the nearest local street intersection, and 150-feet from the nearest collector or
E IDR IAN, erial street intersection.
APPROVED ccessive Driveways: District Policy 7207.4.1 states that successive driveways
03/23/22 ay from an intersection shall have no minimum spacing requirements for access
FATE: FILE NUMBER: ^-2-ooi e ints along a local street, but the District does encourage shared access points where
propriate.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are
required, residential driveways shall be restricted to a maximum width of 20-feet and
may be constructed as curb -cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create
maintenance problems due to gravel being tracked onto the roadway. In accordance
with District policy, 7207.4.3, 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.
c. Applicant's Proposal: The applicant is proposing to close the existing 34-foot wide
unpaved driveway from the site onto Jade Way located 72-feet south of the northern
property line with curb, gutter, and 5-foot wide attached concrete sidewalk.
The applicant is proposing to construct two 25-foot wide curb -return type driveways
from the site onto Jade Way located approximately 38-feet south of the site's north
property line and 42-feet north of the site's south property line (measured property line
to centerline).
d. Staff Comments/Recommendations: The applicant's proposal to close the existing
34-foot wide unpaved curb return driveway onto Jade Way, with curb, gutter, and 5-
foot wide attached concrete sidewalk, meets District policy and should be approved as
proposed.
The applicant's proposal to construct two 25-foot wide curb -return type driveways from
the site onto Jade Way, located 38-feet south of the site's north property line and 42-
feet north of the site's south property line meets District Policy and should be approved
as proposed.
4. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all
trees in planters less than 8-feet in width without the installation of root barriers. Class II
trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III
trees may be allowed in planters with a minimum width of 10-feet.
5. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within
ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from
all public storm drain facilities. Landscaping should be designed to eliminate site
obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-
foot vision triangle and a 3-foot height restriction on all landscaping located at an
uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are
required with the submittal of civil plans and must meet all District requirements prior to
signature of the final plat and/or approval of the civil plans.
B. Site Specific Conditions of Approval
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
ce any damaged or deteriorated portions of curb, gutter, and sidewalk on Topaz Way
L lF I l ade Way abutting the site.
APPROVED ordance with District policy, 7203.3, the applicant may be required to update any
g non -compliant pedestrian improvements abutting the site to meet current
DATE: 03/23/22 le
cans with Disabilities Act (ADA) requirements. The applicant's engineer should
FILE NUMBER:A2022-0 61 documentation of ADA compliance to District Development Review staff for review.
7-7=e ached sidewalks and street trees are required by the City of Meridian, then an 8-foot
wide planter strip should be provided. Provide a permanent right-of-way easement for
detached sidewalks located outside of the dedicated right-of-way.
4. Close the existing 34-foot wide shared curb return driveway onto Topaz way, located at
the site's northern property line, with vertical curb, gutter, and landscaping as proposed.
5. Widen the existing shared driveway onto Topaz Way located at the site's southern property
line as a paved 34-foot wide shared curb return type driveway.
6. Close the existing 34-foot wide unpaved driveway onto Jade Way located 72-feet south of
the northern property line with curb, gutter, and 5-foot wide attached concrete sidewalk.
7. Construct two 25-foot wide paved curb -return type driveways onto Jade Way located 38-
feet south of the site's north property line and 42-feet north of the site's south property line
as proposed.
8. 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.
9. 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.
10. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
This development is estimated to generate 1,211 vehicle trips per day; and 132 vehicle trips
per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip
Generation Manual, 111h edition.
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
Overland Road
0-feet
Principal Arterial
1332
Better Than "E"
Topaz Way
144-feet
Local
N/A
N/A
Jade Way
173-feet
Local
N/A
N/A
* Acceptable level of service for a five -lane principal arterial is "E" (1,780 VPH).
** ACHD does not set level of service thresholds for local roadways.
Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD's most current
traffic counts
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
�E IDIAN>
e
APPROVED g
DATE 03/23/22 e
FILE NUMBER! A-2o22-0016
Ith E
average daily traffic count for Overland Road east of Eagle Road was 29,001 on
ust 1, 2018.
re are no average daily traffic counts for Topaz Way.
ire are no average daily traffic counts for Jade Way.
D. Attachments
1. Vicinity Map
2. Site Plan
3. Standard Conditions of Approval
4. Appeal Guidelines
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Renata Ball -Hamilton
Planner
Development Services
cc: City of Meridian (Stacey Hersh), Via Email.
VICINITY MAP
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
�ERIDIAN�-
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APPROVED
DA 03/23/22
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
CUEIDR IAy
APPROVED
DATE: 03/23/22
FILE NUMBER: ^-z 2Dols
Standard Conditions of Approval
)roposed irrigation facilities shall be located outside of the ACHD right-of-way
uding all easements). Any existing irrigation facilities shall be relocated outside of
4CHD 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, ISPVVC
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 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
CUEIDR IAy
APPROVED
DATE: 03/23/22
FILE NUMBER: A —2 Dol s
Request for Appeal of Staff Decision
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.
Cl. 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.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org