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Home My WebLink About2024-03-27 ACHD Updated Alexis Pickering,President Miranda Gold,Vice-President ACHD Jim Hansen,Commissioner Kent Goldthorpe,Commissioner Dave McKinney,Commissioner Date: March 25, 2024 To: Jacob Holmes, via email Staff Contact: Kara Leigh Troyer, Planner Project Description: The applicant is requesting approval of a short plat application for the development of two medical office building lots on 2.53-acres. Trip Generation: This development is estimated to generate 1,368 vehicle trips per day and 149 vehicle trips per hour in the PM peak hour based on the Institute of Transportation Engineers Trip Generation Manual, 1111 edition. Proposed Development Traffic Impact Study Meets All ACHD Policies - L Requires Revisions to meet No If yes, is mitigation ACHD Policies -•u i red Area Roadway - - of Service ACH - • D• area roadwayseet Improvements ACHD's LOS Planning Thresholds? • Livable Street Performance Measures Area •.• LOS Planning Thresholds in Pedestrian the future with planned improvements? Is Transit Available? connecting you to more Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 208387-6100•FX 345-7650•www.achdidaho.org Development Services Department ,--4�' -T ACHD connecting you to more Project/File: Watts Meridian Medical Partners Subdivision / MPP24-0005/ SHP-2024-0001 This is a short plat application for the development of two medical office building lots on 2.53-acres. Lead Agency: City of Meridian Site address: 1256 S Rackham Way Staff Approval: March 25, 2024 Applicant: Jacob Holmes, via email Focus Engineering & Surveying 1001 N Rosario Street, Suite 100 Meridian, ID 83642 Staff Contact: KaraLeigh Troyer, Planner Phone: 387-6391 E-mail: ktroyer(ab-achdidaho.org Report Summary: ACHD Planned Improvements — pg.2 1. Conditions of Area Roadways — pg.2 A. Site Specific Conditions of Approval — pg.3 o Vicinity Map — pg.4 o Site Plan — pg.5 B. Findings— pg.6 C. Policies — pg.7 D. Standard Conditions of Approval — pg.9 E. Appeal Guidelines— pg.11 1 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • The intersection of Overland Road and Eagle Road is scheduled in the IFYWP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east, and 9-lanes on the west leg with a construction date yet to be determined. • Overland Road is listed in the CIP to be widened to 7-lanes from Eagle Road to Cloverdale Road between 2036 and 2040. 2. 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 Eagle Road 0-feet Principal Arterial 1,794 "F" Overland Road 0-feet Principal Arterial 1,369 Better than "E" Rackham Way 305-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. 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Eagle Road south of 1-84 was 41,631 on November 15, 2021. • The average daily traffic count for Overland Road east of Eagle Road was 29,000 on June 15, 2021. • There are no existing average daily traffic counts for Rackham Way. 2 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 A. Site Specific Conditions of Approval 1. Construct Rackham Way as '/z of a 36-foot wide local commercial street section with curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached sidewalk abutting the site. Provide a permanent right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 2. Construct a 26-foot wide curb-return type driveway located 178-feet south of the site's north property line. 3. Construct a 31-foot wide curb-return type shared access driveway on Rackham Way located at the site's south property line. 4. 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. 5. There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 6. Comply with all Standard Conditions of Approval. 3 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 Vicinity Map . .. + f � �.• •wnw.w �w•r 1.7Rq, f i R {far fIEK O ri l ,a lt�� rs• .Aim .r All r Nf T , E erla�Rd � � r 4 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 Site Plan 1 —I+ -- ——_— NAIL FN�— — -._ --I_—- --------------- ——I — _____ _______ ff I' r a I o�l 1p .fU j ll r I reoueeo,.x ne.e I I as I f f .m>• � I wM: n I cucemw® + p + I r I I I sn aM.cs¢, +f '' I eM.cm,zG ure I ® jl a v e rn ra xxs s oxii,¢ Ae.r Ir -J-+-1- - - - = �- - - ----------------- �.�� I i ,w A IL � w.. � r - ------------ --- - -i--- -- J- --- ------------------ - I mm __ __�—ttttt I 11W II'r a r + vexiw.csw iz I$ �s s nT +r r + + rI rill ti + o°uPs er° ox I --- ----- r r I xoeco 5 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 B. Findings for Consideration 1. Site History/Oxygen Subdivision No. 3 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 Watts Meridian Medical Center, will be required to make frontage improvements on Rackham Way abutting their site. 2. Rackham Way a. Existing Conditions: Rackham Way is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 59-feet of right-of-way for Rackham Way (32-feet from centerline). b. Applicant's Proposal: The applicant is proposing to construct curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached sidewalk. c. Staff Comments/Recommendations: The applicant's proposal exceeds District policy and should be approved, as proposed. The applicant should be required to construct Rackham Way as '/z of a 36-foot wide local commercial street section abutting the site. For detached sidewalk, the applicant should be required to provide a permanent right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk. 3. Driveways 3.1 Rackham Way a. Existing Conditions: There is a 15-foot wide unimproved driveway from the site onto Rackham Way located 210-feet south of the site's north property line (measured centerline to property line). b. Applicant's Proposal: The applicant is proposing to construct a 26-foot wide curb-return type driveway located 178-feet south of the site's north property line (measured centerline to property line). The applicant is proposing to construct a 31-foot wide curb-return type shared access driveway on Rackham Way located at the site's south property line. c. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. 6 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 C. Policy 1. Federal Accessibility Design Guidelines and Standards District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way (PROWAG), 36 CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional information). 2. Minor Improvements Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 3. Livable Street Performance Measures District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation network that serves all ages and abilities. Bike and pedestrian facilities built through development should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a minimum of 5-feet. 4. Rackham Way 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. • 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. 7 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 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. Half Street Policy: District Policy 7208.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5- feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. 5. Driveways 5.1 Rackham Way 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. 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. 6. 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. 7. 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. 16. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the 8 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be slightly offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. D. 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, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD requirements . The applicant's engineer should provide documentation of 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 9 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 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. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. 10 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001 Request for Appeal of Staff Decision To request an appeal of a staff level decision, see District policy 7101.6.7 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 Request for Reconsideration of Commission Action To request reconsideration of a Commission Action, see District policy 1006.11 at https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000 11 Watts Meridian Medical Partners Subdivision / MPP24-0005 / SHP-2024-0001