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Home My WebLink AboutMER22-0075, SL Corporate Flex Building, A-2022-0090 V1CUEIDR IAN, 01 APPROVED J �"' C H D DATE: 06/15/22 FILE NUMBER: a D210050 May 26, 2022 To: Urbanest Group, Inc. Jennifer Brooks 1007 N. Sepulveda Blvd. #231 Manhattan Beach, CA 90267 Subject: MER22-0075/ A-2022-0090 499 E. Corporate Drive Corporate Flex Building Mary May, President Alexis Pickering, Vice -President Jim D. Hansen, 2nd Vice President Kent Goldthorpe, Commissioner Dave McKinney, Commissioner The applicant is requesting certificate of zoning compliance and design review approval for the development of a 73,778 square foot office commercial building on vacant subject project site 5.01 acres, total site is 10.12 acres. The site is in the C-G (General Retail and Service Commercial) zoning district. A. Findings of Fact Industry Way a. Existing Conditions: Industry Way is improved with 3-travel lanes (2-travel lanes and a continuous center left -turn lane), vertical curb, gutter, and no sidewalk abutting the site. There is 60-feet of right-of-way for Industry Way (30-feet from centerline). b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right -of -Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right- of-way width that extends 2-feet behind the back -of -curb on each side. Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org e standard street section shall be 46-feet (back -of -curb to back -of -curb). This width E IDR IAN, pically accommodates a single travel lane in each direction, a continuous center left- rn lane, and bike lanes. APPROVED DATE: 06/15/22 dewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet FILENUMBEB:^-zozz-ooso de to be constructed on both sides of all collector streets. A parkway strip at least 6- et 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, collector street requirements, and specific roadway features required through development. This segment of Industry Way is designated in the MSM as a Commercial Collector with 3-lanes and on -street bike lanes, a 46-foot street section within 60-feet of right-of-way. PropD5tdl sidewallk Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org plicant's Proposal: The applicant is proposing to construct a 5-foot wide attached E IDR IAN, ncrete sidewalk abutting the site for the southern portion of the parcel from the site's �� APPROVED uth property line north for approximately 450-feet. DATE 06/15/22 aff Comments/Recommendations: Industry Way is improved with 3-travel lanes, FILE NUMBER: A- 2 rtical curb and gutter abutting the site consistent with the MSM. Therefore, staff commend no additional street improvements be required as part of the application. The applicant's proposal to construct 5-foot wide attached concrete sidewalk on Industry Way abutting the site does not meet District policy, which requires the construction of 7-foot wide attached concrete sidewalk on collector roadways. The applicant should be required to construct 7-foot wide attached or 5-foot wide detached concrete sidewalk, abutting the site. If an attached sidewalk is constructed, then the right-of-way should extend 2-feet behind the back of the sidewalk. Staff notes if street trees are required by the City of Meridian, then the applicant should provide an 8-foot wide planter strip. Meandering sidewalks are discouraged due to issues associated with ADA compliance. Provide a permanent right-of-way easement for sidewalks located outside of the dedicated right-of-way. Consistent with the District's Minor Improvements policy, the applicant should be required to replace any damaged or deteriorated portions of curb and gutter on Industry Way abutting the site. This section of Corporate Drive is within the 2025 chip -seal zone 2. Driveways - Industry Way a. Existing Conditions: There are no driveways onto Industry Way from the site. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires driveways located on collector roadways near a signalized intersection to be located outside the area of influence; OR a minimum of 440-feet from the signalized intersection for a full -access driveway and a minimum of 220-feet from the signalized intersection for a right-in/right-out only driveway. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org ersection, whichever is greater. Dimensions shall be measured from the centerline E IDR IAN, the intersection to the centerline of the driveway. APPROVED ccessive Driveways: District policy 7206.4.5 Table 1, requires driveways located DATE: 06/15/22 collector roadways with a speed limit of 20 MPH and daily traffic volumes greater FILE NUMBER:^ D21W% an 100 VTD to align or offset a minimum of 245-feet from any existing or proposed Driveway Width Policy: District policy 7206.4.6 restricts high -volume driveways (100 VTD or more) to a maximum width of 36-feet and low -volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high -volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low -volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, 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 in accordance with Table 2 under District Policy 7206.4.6. 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 proposing to construct two new curb -return type driveways from the site onto Industry Way, locations listed below. The 30-foot wide driveway is located 340-feet north of the site's south property line aligned with an existing driveway on the east side of Industry Way across from the site. The 40-feet wide driveway is located 43-feet north of the site's south property line. d. Staff Comments/Recommendations: The applicant's proposal to construct a 30-feet wide curb return driveway onto Industry Way, located 340-feet north of the site's south property line in alignment with an existing driveway on the east side of the roadway across from the site. and a 40-feet wide curb return driveway from the site onto Industry Way, located 43-feet north of the site's south property line meet ACHD's policy and should be approved as proposed. The applicant should be required to pave the driveways their full width and at least 30- feet into the site beyond the edge of pavement of Industry Way. 3. 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. Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org CUEIDR iArr,_- scaping caping Policy: A license agreement is required for all landscaping proposed within APPROVED right-of-way or easement areas. Trees shall be located no closer than 10-feet from blic storm drain facilities. Landscaping should be designed to eliminate site DATE 06/15/22 ctions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40- FILE NUMBER: A-2-°°°° Ision triangle and a 3-foot height restriction on all landscaping located at an 0111C.011trolled 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. 5. Other Access Industry Way is classified as collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway. B. Site Specific Conditions of Approval 1. Construct 7-foot wide attached or 5-foot wide detached concrete sidewalk, abutting the site. If a 7-foot wide attached sidewalk is constructed dedicate additional right-of-way to extend 2-feet behind the back of the sidewalk. 2. If street trees are required by the City of Meridian, then the applicant should provide an 8- foot wide planter strip and provide a permanent right-of-way easement for sidewalks located outside of the dedicated right-of-way. 3. Replace any damaged or deteriorated portions of curb and gutter on Industry Way abutting the site. 4. Construct a 30-foot wide paved curb return type driveway from the site onto Industry Way located 340-feet north of the site's south property line aligned with the existing driveway on the east side of Industry Way across from the site. 5. Construct a 40-foot wide paved curb return type driveway from the site onto Industry Way located 43-feet north of the site's south property line. 6. Other than access specifically approved with this site, direct access to Industry Way is prohibited. 7. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building permit. For any questions regarding the traffic impact fee please contact ACHD's Impact Fee Administrator, Austin Miller, at amiller(ab_achdidaho.org or (208)387-6335. 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. C. Traffic Information Trip Generation Below is a list of land uses and estimated trip generation rates for uses that may be included within the site. The current land use is C-G (General Retail and Service Commercial). There are no existing vehicle trips per day or in the PM peak hour. Trip generation rates are based on the Institute of Transportation Engineers Trip Generation Manual, 111h edition. Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org `(E IDI� IAN,- APPROVED DATE: 06/15/22 FILE NUMBER: a D22-0D Use (1,000 sf) eneral Office Building Medical/ Dental Office Building -Stand Alone Office Park Fast Casual Restaurant Single Tenant Office Building Strip Retail Plaza Average Daily Trips (ADT) 10.84 36.00 11.07 97.14 13.07 54.45 PM Peak Hour 1.44 3.93 1.30 12.55 1.76 6.59 Home Improvement Superstore 1 30.74 1 2.29 1 General Light Industrial 4.87 0.65 Specialty Trade Contractor 9.82 1.93 Racquet/ Tennis Club (Court) 27.71 3.82 Recreational Community Center 28.82 2.50 Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Corporate Drive 641-feet Collector 210 Better Than "D" Industry Way 600-feet Collector N/A N/A * Acceptable level of service for a two-lane collector is "D" (425 VPH). Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD's most current traffic counts • The average daily traffic count for Corporate Drive east of Main Street was 4,607 on September 25, 2019. • There is no current average daily traffic count for Industry Way north of Central Drive. D. Attachments 1. Vicinity Map 2. Site Plan 3. Standard Conditions of Approval 4. Appeal Guidelines Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org �E IDIAN> le any questions, please feel free to contact me at (208) 387-6171. APPROVED OATS: 06/15/22 FUNI RS..In -owo Renata Ball -Hamilton Planner Development Services cc: City of Meridian (Alan Tiefenbach), Via Email Owner (Tarek Shaer), Via Email Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org IDIAN APPROVED DATE- 06/15/22 fILF NUMBER: IMID090 j 6 F-11 � f -7�r- ..: If Irft-rs,taUT8.4 E34 OT, Exit 41 Epr ftE . Watefto�Wi;r 51 N r) Ada County Highway District* 3775 Adams Street * Garden City, ID * 83714 * PH 208-387-6100 * FX 345-7650 - www.achdidaho.org 1 0 a r r • #---6HELTERTO BE / DEMd'D Is �l 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 06/15/22 FIEF NUMBER: A- 2-ooso 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: 06/15/22 FILE NUMBER:-D210090 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. 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. Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org