HomeMy WebLinkAbout2023-04-18 ACHD Report CHD
Alexis Pickering, President
Jim D. Hansen,Vice-President
�.�h ® Kent Goldthorpe,Commissioner
6O1W 41;f PiOc.-to 54"Clel Dave McKinney,Commissioner
Miranda Gold,Commissioner
April 18, 2023
To: Hatch Design Architecture
Steve Thiessen and Jeff Hatch
200 W. 36th Street
Boise, Idaho 83714
Subject: MER23-0033/ H-2023-0008
5317 W. Franklin Road
Shoemaker Franklin - Annexation
The applicant is requesting approval of an annexation and rezoning application to rezone 14.5
acres from RUT (Rural Urban Transition)to an I-L (Light Industrial)zoning designation into the
City of Meridian to allow for the construction of a 275,964 square foot new business center,
including an industrial warehouse and a self-storage facility. The Rosenlof Drain runs along
the site's southern property line.
A. Findings of Fact
This application is for annexation and rezone only. Listed below are some findings for
consideration that the District may identify when it reviews a future development application.
The District may add additional findings for consideration when it reviews a specific
redevelopment application.
1. Right-of-Way- Franklin Road
a. Existing Conditions:
Franklin Road is improved with 2-travel lanes, 25-feet of pavement (13-feet from the
centerline), and no curb, gutter or sidewalk abutting the site. There are 55-feet right-of-
way for Franklin Road (30-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 Policies 7205.2.1 &7205.5.2
state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-
curb)within 96-feet of right-of-way. This width typically accommodates two travel lanes
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial
and a safety shoulder on a principal arterial.
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.
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.
Frontage Improvements Policy: District Policy 7205.2.1 states that the developer
shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide
gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement
widening may be required (See Section 7205.5.5).
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 Franklin Road is
designated in the MSM as a Planned Commercial Arterial with 5-lanes and on-street
bike lanes, a 72-foot street section within 100-feet of right-of-way.
c. Applicant's Proposal: The applicant is not proposing any right-of-way dedication or
street improvements to Franklin Road abutting the site.
d. Staff Comments/Recommendations: As part of a future development application,
the applicant should be required to dedicate additional right-of-way to total 50-feet from
the centerline of Franklin Road abutting the site. The applicant will be compensated for
the additional right-of-way dedication, as this segment of Franklin Road is listed in the
CIP.
The applicant should be required to improve Franklin Road with 17-feet of pavement
from centerline plus a 3-foot wide gravel shoulder abutting the site.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Consistent with District Sidewalk policy, the applicant should be required to construct
a 5-foot wide detached concrete sidewalk on Franklin Road abutting the site. However,
the site is a flag lot and only has 50-feet of frontage on Franklin Road, most of which
will be taken up by a proposed 32-foot wide driveway, leaving minimal frontage on
either side. Therefore, no sidewalk is required as part of this application.
2. Right-of-Way- East/West (Mid-Mile) Collector Roadway
a. Existing Conditions:
There are no collector roadways within or abutting the site. The Rosenlof Drain runs
along the site's south property line.
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.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width
typically accommodates a single travel lane in each direction, a continuous center left-
turn lane, and bike lanes.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet
wide to be constructed on both sides of all collector 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.
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. A new collector roadway
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
was identified on the MSM with the street typology of Town Center Collector located at
the '/4 mile intersecting Black Cat Road and abutting the south property line stubbing
to the west. The Towncenter Collector typology as depicted in the Livable Street Design
Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot
street section within 54-feet of right-of-way.
c. Applicant's Proposal:
The applicant is proposing to dedicate 50-feet of right-of-way along the site's southern
boundary to accommodate for the future construction of the east/west collector
roadway as depicted on the MSM, see image below.
The applicant is not proposing to construct the east/west collector roadway.
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d. Staff Comments/Recommendations: The applicant's proposal to dedicate right-of-
way to accommodate for the future construction of the roadway meets District policy,
with the exception of the amount of right-of way. The MSM states the new east/west
collector roadway to be constructed as a 36-foot, Towncenter Collector Street section,
with 2-travel lanes, within 54-feet of right-of-way.
The applicant's proposal to not construct the collector roadway to accommodate for
the future construction of the roadway does not meet District policy which requires the
right-of-way dedication and construction of the proposed collector roadway.
Therefore, as part of a future development application the applicant should be required
to dedicate additional right-of-way to total 54-feet, along the site's southern property
line consistent with the Master Street Map. Currently there are no adjacent
improvements to tie into and the Rosenlof Drain runs along the site's south property
line.
As part of a future development application, the applicant should not construct any
permanent structures within 54-feet of the future roadway location shown on the MSM.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
3. Driveways - Franklin Road
a. Existing Conditions:
There is an existing 13-foot wide unimproved driveway from the site onto Franklin Road
located approximately 40-feet west of the site's east property line (measured centerline
to property line).
b. Policy:
Access Points 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.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials
is typically prohibited. If a property has frontage on more than one street, access shall
be taken from the street having the lesser functional classification. If it is necessary to
take access to the higher classified street due to a lack of frontage, the minimum
allowable spacing shall be based on Table 1 b under District policy 7205.4.7, unless a
waiver for the access point has been approved by the District Commission. Driveways,
when approved on a principal arterial shall operate as a right-in/right-out only, and the
District will require the construction of a raised median to restrict the left turning
movements.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on
principal arterial roadways to be located a minimum of 355-feet from the nearest
intersection for a right-in/right-out only driveway. Full-access driveways are not
allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located
on principal arterial roadways with a speed limit of 50 MPH to align or offset a minimum
of 520-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 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, 7205.4.8, 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 7205.4.8.
Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as
that which "is permitted for use until appropriate alternative access becomes available".
Temporary access may be granted through a development agreement or similar
method, and the developer shall be responsible for providing a financial guarantee for
the future closure of the driveway.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
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 reconstruct and pave the existing
13-foot wide unimproved driveway as a 32-foot wide paved driveway from the site onto
Franklin Road located approximately 26-feet west of the site's east property line.
d. Staff Comments/Recommendations: The applicant's proposal to reconstruct the
existing 13-foot wide unimproved driveway as a 31-foot wide paved driveway from the
site onto Franklin Road, located 28-feet west of the site's east property line, does not
meet the District's Successive Driveways policy, requiring driveways located on
principal arterial roadways with a speed limit of 50 MPH to align or offset a minimum of
520-feet from any existing or proposed driveway. However, as part of a future
development application, the applicant of the proposed location due to the limited site
frontage (50-feet) on Franklin Road and the driveway should be constructed as a curb
return type driveway.
The proposed 32-foot wide driveway from the site onto Franklin Road is approved as
a temporary driveway only. Staff recommends upon further development of this site
and as part of a future development application that the applicant be required to close
the driveway onto Franklin Road and take access onto the east/west collector roadway
once access becomes available.
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.
6. Other Access
Franklin Road is classified as a principal arterial roadway. Other than the access
specifically approved with this application, direct lot access is prohibited to this roadway.
B. Site Specific Conditions of Approval
This application is for an annexation and rezone only. Site specific conditions of approval
will be established as part of the future development application.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
1. 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.
2. 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.
3. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
Below is a list of estimated trip generation rates for uses that may be included within the
site. The applicant is requesting I-L (Light Industrial) as the proposed zoning designation and
has provided a site plan showing multiple types of buildings and uses. Trip generation rates
are based on the Institute of Transportation Engineers Trip Generation Manual, 11'h edition.
Average Daily
Trips (ADT) PM Peak Hour
General Office Building 10.84 1.44
General Light Industrial 3.37 0.34
Warehousing (1,000 sf) 1.71 0.18
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
Franklin Road 50-feet Principal Arterial 565 Better Than "E"
* Acceptable level of service for a two-lane principal arterial is "E" (690 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 Franklin Road west of Black Cat Road was 9,372
on October 4, 2021.
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
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
�J"4
Renata Ball-Hamilton
Planner
Development Services
cc: City of Meridian (Sonya Allen),Via Email
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
VICINITY MAP
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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
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 2O8-387-6100•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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org