HomeMy WebLinkAbout2023-07-23 ACHD Alexis Pickering,President
Jim D. Hansen,Vice-President
ACHD David McKinney,Commissioner
Kent Goldthorpe,Commissioner
'�' � Miranda Gold,Commissioner
July 18, 2023
To: Tammy Petsche
3554 E. Presidential Drive
Meridian, Idaho 83642
Subject: MER23-0076/ H-202-0039
1508 Meridian Road
Petsche Rezone
The applicant is requesting approval of an annexation and rezoning application, to rezone 0.60 acres
from C-C, Community Commercial zoning to OT, City of Meridian Old Town zoning designation.The
existing residential buildings are proposed to be remain on site.
The applicant's proposal is consistent with the City of Meridian's comprehensive plan.
A. Findings of Fact
This application is for a 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. Meridian Road
a. Existing Conditions: Meridian Road is improved with 5-travel lanes, vertical curb, gutter,
and 7-foot wide attached concrete sidewalk abutting the site. There is 84-feet of right-of-way
for Meridian Road (41-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 in each direction,
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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.
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 Meridian Road is designated in the
MSM as a Towncenter Arterial with 5-lanes and on-street bike lanes, a 72-foot street section
within 96-feet of right-of-way.
c. Applicant's Proposal: The applicant is not proposing improvements to Meridian Road
abutting the site.
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d. Staff Comments/Recommendations: Meridian Road is fully improved with 5 travel lanes,
vertical curb, gutter, and sidewalk consistent with District policy for arterial roads with the
exception of decidate right of way; therefore, additional right-of-way dedication to total 96-feet
on Meridian Road abutting the site should be required as part of a future application.
As part of a future development application, the applicant should be required to provide a
permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk placed
outside of the dedicated right-of-way.
Consistent with the District's Minor Improvements, as part of a future development application,
the applicant should be required to repair or replace any deteriorated portions of curb, gutter,
and sidewalk on Meridian Road abutting the site.
2. Driveways — Meridian Road
a. Existing Conditions: There is an exisiting fully improved "U" shaped driveway from the site
onto Meridian Road. The locations are as follows:
• 16-foot wide concrete paved curb cut type driveway is located approximately 8-feet
south of the site's northern property line (measured centerline to centerline).
• 19-foot wide concrete paved curb cut type driveway is located approximately 20-feet
north of the site's southern property line (measured centerline to centerline).
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 40 MPH to align or offset a minimum of 330-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-
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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.
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 not proposing any changes to the existing "U"shaped
driveway.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District's
Successive Driveway, or Driveway Location polices as the driveways align or offset a
minimum of 330-feet from any existing or proposed driveway and are not located a minimum
of 355-feet from the nearest intersection. However, staff recommends as part of a future
development application a modification of policy to allow the driveways to be located as
proposed due to the fact that site frontage is limited and the current configuration of the
driveways prevents backing onto Meridian Road, an arterial roadway. Access for any new
buildings on the site should come from the existing "U" shaped driveways.
As part of any future development application, the applicant should be required to comply with
all policies and guidelines listed above.
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.
4. 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.
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5. Other Access
Meridian 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 a rezone only. Site specific conditions of approval will be established as part of
the future development application.
1. A Traffic Impact Fee may 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.
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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 applicant is requesting OT (Old Town) as the proposed zoning designation and has provided a
narrative explainining a redevelopment plan with commercial and residential uses. There are an estimated
10 existing vehicle trips per day with 1 vehicle trips per hour in the PM peak hour. Trip generation rates
are based on the Institute of Transportation Engineers Trip Generation Manual, 111h edition.
Average Daily
Use (1,000 sf) Trips (ADT) PM Peak Hour
Hair Salon -------- 1.45
Copy, Print, Express Ship Store -------- 7.42
Coffee/Donut Shop w/o Drive Thru 179 15.08
Research and Development Center 11.08 0.98
Apparel Store 66.40 4.12
Single Family Attached Housing 7.20 0.57
Mini Warehouse 1.45 0.15
General Light Industrial 4.87 0.65
Specialty Trade Contractor 9.82 1.93
Multi-purpose Recreational Facility -------- 3.58
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
Meridian Road 97-feet Prinicpal Arterial 1,048 Better Than "E"
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
Average Daily Traffic Count(ADT): Average daily traffic counts are based on ACHD's most current traffic
counts.
• The average daily traffic count for Meridian Road south of Fairview Avenue was 23,830 on
March 20, 2019.
D. Attachments
1. Vicinity Map
2. Site Plan
3. Standard Conditions of Approval
4. Appeal Guidelines
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If you have any questions, please feel free to contact me at rhamilton(a_achdidaho.orq or (208) 387-
6171.
Sincerely,
Renata Ball-Hamilton
Planner
Development Services
cc: City of Meridian (Stacy Hersh), Via Email
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VICINITY MAP
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SITE PLAN
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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.
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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.
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