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HomeMy WebLinkAboutMER22-0139 Medicial Aesthetic Dental Institute _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org  Mary May, President Alexis Pickering, Vice-President Jim D. Hansen, 2nd Vice President Kent Goldthorpe, Commissioner Dave McKinney, Commissioner  November 22, 2022 To: Jessica Petty 12.15 Design 6584 E Playwright Drive Boise, ID 83716 Subject: MER22-0139/ A-2022-0003 1256 S Rackham New Office Building – Medical Sesthetic Dental Institute The applicant is requesting approval of certificate of zoning compliance and design review application to allow for the development of a new 24, 487 square foot commercial office building on a 2.53 acre site. This parcel is located within Oxygen Subdivision No. 3. A. Findings of Fact 1. Site History/Oxygen Subdivision No. 3 As noted above this site is located within Oxygen Subdivision No.3. On June 22, 2017 ACHD approved a preliminary plat for Oxygen Subdivision No. 3 abutting the unpaved portion of Rackham Way. As part of ACHD’s action, the applicant of the Oxygen Subdivision No. 3 was required to improve the unpaved portion of Rackham Way abutting their site with pavement widening and the construction of curb, gutter, and sidewalk. As part of ACHD’s January 2018 approval of the final plat for Oxygen Subdivision No.3 that applicant provided an improvement agreement and financial surety in lieu of constructing the improvements on Rackham Way. The original improvement agreement expired in January 2019 and was extended for an additional year with an expiration date of January 19, 2020. The applicant asked for an additional extension of the improvement agreement on January 5, 2021 and the financial surety for these improvements (letter of credit) expired on January 10, 2021. Because the improvement agreement and financial surety for the improvements to Rackham Way have expired and have not been constructed, the current applicant of the Medical Sesthetic Dental Institute, will be required to make frontage improvements on Rackham Way abutting their site. 2. Rackham Way a. Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is responsible for improving all commercial 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 7208.5 states that right- of-way widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard street section will vary depending on the need for a center turn lane, bike lanes, volumes, percentage of truck traffic, and/or on-street parking. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org   A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and on-street parking.  A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane.  A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane and bike lanes. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, 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. 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. b. Applicant’s Proposal: The applicant hasn’t proposed any improvements to Rackham Way abutting the site. c. Staff Comments/Recommendations: The applicant should be required to construct Rackham Way abutting the site has half of a 36-foot wide local commercial street section with vertical curb, gutter, and 5-foot wide attached (or detached) concrete sidewalk abutting the site. If street trees are required by the City of Meridian, then an 8-foot wide planter strip should be provided. The right-of-way should extend 2-feet behind the back of sidewalk for attached sidewalks or a minimum of 2-feet behind the back of curb for detachd sidewalks. 3. Driveways a. 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 the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org  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. b. Applicant’s Proposal: The applicant has proposed to construct a 26.5-foot wide driveway onto Rackham Way located 125-feet south of the north property line. c. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. B. Site Specific Conditions of Approval 1. Construct Rackham Way as half of a 36-foot wide commercial street section with vertical curb, gutter, and 5-foot wide concrete sidewalk (attached or detached) abutting the site. 2. If necessary dedicate additional right-of-way on Rackham Way to extend 2-feet behind attached sidewalk or at a minimum 2-feet behind the back of curb for detached sidewalks. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of-way. 3. Construct one 26.5-foot wide paved driveway onto Rackham Way located 125-feet south of the north property line, as proposed. 4. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building permit. 5. 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. 6. Comply with the Standard Conditions of Approval as noted below. C. Traffic Information Trip Generation This development is estimated to generate 954 vehicle trips per day; and 104 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 11th edition. Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a five-lane principal arterial is “E” (1,780 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 Overland Road from Eagle Road to Silverstone Way was 29,000 on 6/15/2021. D. Attachments 1. Vicinity Map 2. Site Plan 3. Standard Conditions of Approval 4. Appeal Guidelines Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Eagle Road 0-feet Principal Arterial 1,334 Better than “D” Better than “D” Overland Road 0-feet Principal Arterial 1,369 Better than “D” “F” _____________________________________________________________________________________________________________ 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) 387-6178. Sincerely, Mindy Wallace, AICP Planning Review Supervisor Development Services cc: City of Meridian – Mindi Smith and Bill Parsons _____________________________________________________________________________________________________________ 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  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.