HomeMy WebLinkAboutACHD Comments
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John S. Franden, President
Rebecca W. Arnold, 1st Vice President
Sherry R. Huber, 2nd Vice President
Carol A. McKee, Commissioner
Dave Bivens, Commissioner
January 9, 2006
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To:
Paradigm Real Estate HOlding
12058 Le Grange
Boise, 1083709
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Subject:
MRZ-06-013
39 W. Pine Street
City of Meridi~n
:City Clerk OffIce:
On January 9, 2007, the Ada County Highway District staff acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required. _
If you have any questions, please feel free to contact me at (208) 387-6178.
Sincerely,
~w~
Mindy Wallace
Planner II
Right-of-way & Development Services
Ada County Highway District
CC: Project file, Utilities
City of Meridian
McAllister & Associates - Gary McAllister
Ada County Highway District. 3775 Adams Street · Garden City, ID · 83714 · PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
Right-aI-Way & Development Services Department
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Project/File:
MRZ-06-013
Applicant:
Paradigm Real Estate Holding
12058 Le Grange
Boise, 1083709
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Lead Agency:
City of Meridian
Site address:
39 W. Pine
Staff
Approval:
January 9, 2007
Representative:
McAllister & Associates
702 W. Idaho Street
Boise, 1083702
Staff Contact:
Mindy Wallace
Phone: 387-6178
E-mail: mwallace@achd.ada.id.us
Tech Review:
January 5, 2007 - Via E-mail
Application Information:
Acreage: .26
Current Zoning: R-8
Proposed Zoning: OT
Office Lots: 1
A. Findinas of Fact
Existing Conditions
1. Site Information: The site is currently used as a church meeting place.
2.
Descri tion of Ad"acent Surroundin Area:
Direction Land Use
North Medium Low Densit Residential
South Medium Densit Residential
East Old Town
West Medium Densit Residential
Zonin
R-4
R-8
O-T
R-8
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MRZ-06-013
3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site
· Pine Street is currently improved with 3 traffic lanes, and curb, gutter, and sidewalk abutting the
site. There is 70-feet of right-of-way existing for Pine Street (35-feet from centerline).
· 1 st Street is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk abutting the
site. There is 60-feet of right-of,.way existing for 1st Street (30-feet from centerline).
4. Existing Access: There is one defined access point to this property located off of Pine Street.
5. Site History: ACHD has not previously reviewed this site for a development application.
Development Impacts
6.
Trip Generation:
This development is estimated to generate 36 additional vehicle trips per
day based on the Institute of Transportation Engineers Trip Generation
Manual.
7.
Impact Fees:
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.
8. Impacted Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
Pine Street 132' Minor Arterial 7,580 west of Better 35 MPH
Meridian Road on than "C"
12/14/04
1 st Street 84' Local N/A N/A 25 MPH
*Acceptable level of service for a three-lane minor collector roadway is "0" (9,500 VTD).
9. Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program or the District's Capital Improvement Plan (CIP).
B. Findinas for Consideration
1. Pine Street
Right-of-Way Policy: District pOlicy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes.
Street Section Policy: District policy 72-F3 requires arterial roadways to be constructed as a 72-
foot street section with curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk
within 96-feet of right-of-way with parking prohibited on both sides of the roadway.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204.7.2).
Applicant's Proposal: The applicant has not proposed any improvements to Pine Street.
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MRZ-06-013
Staff Comment/Recommendation: Because Pine Street is already improved with 3-travellanes,
curb, gutter, and sidewalk abutting the site no additional improvements will be required with this
application.
2. 1 st Street
Right-of-Way POlicy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is
less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet
with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-
curb. Variations of this width may be allowed, depending on traffic volumes forecast to be
generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless
they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of
4-feet in width.
Diagonal Parking on Public Street Policy: District policy 5104.3.5 states, requirements for
consideration 1) diagonal or perpendicular on-street parking is common in area; 2) existing activities
have no feasible possibility of accommodating demand by obtaining adequate parking by off-street
parking and parallel curb parking; 3) a hold harmless agreement is prepared and executed by the
proponent of the parking, and indicated that the diagonal parking may be required to be removed at
the discretion of the Ada County Highway District.
Design Guidelines for 45 degree parking on a local street require a typical lane width of 10-feet, a 5
to 10-foot buffer, a stall dimension of 15-feet and a minimum dimension centerline or lane line to
curb face or 30 to 35-feet.
Applicant's Proposal: The applicant has proposed to widen the pavement on 1st Street to
accommodate five diagonal parking stalls abutting the site. The applicant has proposed to
construct a 5-foot concrete sidewalk which would tie into the existing improvements on Pine Street
and wrap around the proposed diagonal parking. The sidewalk would then continue and attach to
1 st Street.
Staff Comment/Recommendation: The applicant's proposal meets District policy, however, the
applicant will be required to coordinate the design of the diagonal parking with District Traffic
Services. The applicant will be required to enter into a license agreement (encompassing a hold
harmless agreement) with the District for the diagonal parking located inside the right-of-way. The
license agreement may require an annual fee. The applicant will be required to construct curb,
gutter and 5-foot attached concrete sidewalk along 1 st Street, and to construct vertical curb along
the inside of the diagonal parking area to make a clear distinction between the parking and
sidewalk. The applicant will be required to provide an easement to the District for any segment of
the sidewalk located outside of the right-of-way.
3. Driveway Policy:
Successive Driveway Policy: District policy 72-F5, requires driveways located on collector or
arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing
or proposed driveway.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems
due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the
applicant should be required to pave the driveway its full width and at least 30-feet into the site
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MRZ-06-013
beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting
the existing roadway edge.
Driveway Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic
volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be
constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-
foot radii will be required for driveways accessing collector and arterial roadways.
Applicant's Proposal: The applicant has proposed to construct one driveway to intersect Pine
Street located approximately 5-feet west of the east property line (measured property line to near
edge).
Staff Comment/Recommendation: The applicant's proposal meets district policy, as there are no
driveways to align or offset on Pine Street. Staff is supportive of the driveway location near the east
property line. If the City of Meridian were to require a cross access agreement with the property to
the east, the District would be supportive.
4. Tree Planters
Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters
less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the
policy requires a minimum planter width of 6-feet for class II tress with the installation of root
barriers on both sides of the planter strip or a minimum planter width of 8-feet without the
installation of a root barrier. The policy also requires Class I and Class III trees to provide a
minimum planter width of 10-feet.
5. Other Access
Pine Street is classified as an arterial roadway. Other than the access specifically approved with
this application, direct lot access is prohibited to this roadway.
* NOTE: This application is for a rezone only. Listed below are some of the site specific conditions
of approval that the District may require when it reviews a future development application
(additional site specific requirements may be levied with a specific redevelopment application).
C. Site Specific Conditions of AlWroval
1. Widen the pavement on 1 st Street 30 to 35 -feet from the centerline of the roadway to the back of
curb to accommodate 5 diagonal parking stalls on the public street.
2. Coordinate the design of the 45 degree diagonal on street parking with District Traffic Services staff.
3. Enter into a license agreement (encompassing a hold harmless agreement) with the District for the
diagonal parking located within the right-of-way. An annual fee may be required for the license
agreement.
4. Construct curb, gutter, and 5-foot attached concrete sidewalk abutting the site on 1 st Street.
Construct vertical curb, gutter, and 5-foot attached concrete sidewalk along in inside of the diagonal
parking area to make a clear distinction between the parking and sidewalk.
5. Construct one driveway to intersect Pine Street located approximately 5-feet west of the east
property line (measures property line to near edge), as proposed.
6. Comply with all Standard Conditions of Approval.
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D. Standard Conditions of Awroval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
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. Comply with the District's Tree Planter Width Interim Policy.
6. 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.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. 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 DIGLlNE (1-800-342-1585) 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.
12. 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 the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
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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.
Attachments
1. Vicinity Map
2. Site Plan
3. Request for Reconsideration Guidelines OR Appeal Guidelines
4. Development Process Checklist
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MRZ-06-013
W 1ST STREET
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Development Process Checklist
II
l8JSubmit a development application to a City or to the County
l8JThe City or the County will transmit the development application to ACHD
l8JThe ACHD Planning Review Division will receive the development application to review
l8JThe Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
[8]Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
DWrite a Commission Level report analyzing the irnpacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
[8]The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
· The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
· The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
DPay Irnpact Fees prior to issuance of building perrnit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
o Driveway or Property Approach(s)
· Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o Working in the ACHD Right-of-Way
;0 Four business days prior to starting work have a bonded contractor submit a "Ternporary Highway Use Permit Application"
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
o Sediment & Erosion Submittal
· At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
o Idaho Power Company
· Vic Steelman at Idaho Power must have his IPea approved set of subdivision utility plans prior to Pre-Con being
scheduled.
o Final Approval from Development Services
ACHD Construction - Subdivision must have received approval frorn Development Services prior to scheduling a Pre-Con.
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MRZ-06-013
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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 ROWDS Manager when it is alleged that the ROWDS 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 of Highway Systems, 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 ROWDS 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
ROWDS 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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MRZ-06-013