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Home My WebLink AboutMPP25-0006 Pine 43 Mixed Use Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner /4419,- Patricia Nilsson,Commissioner Date: May 7t", 2025 To: Kristen McNeill and Dan Torfin Staff Contact: Matt Pak, Planner Project Description: Pine 43 Mixed Use Trip Generation: The residential uses within this development is estimated to generate 6,107 vehicle trips per day, 474 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual,111h edition. Below are the land uses and estimated trip generation rates for uses that may be included within the commercial lots of this site.Trip Generation rates are based on the Institute of Transportation Engineers Trip Generation Manual,11th edition. Use Average Daily Trips Average PM Peak Hour Trips Hotel (per room) 7.99 0.59 General Office Building 10.84 1.44 (per 1,000 s.f.) Fast Casual Restaurant 97.14 12.55 (per 1,000 s.f.) connecting you to more Ada County Highway District•5800 N Meeker Avenue• Boise,ID•83713•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org Gold,Miranda President Alexis Pickering,Vice-President Commissioner Kent Goldthorpe, ACHD Dave McKinney,Commissioner AA Oaww�m Patricia Nilsson,Commissioner Proposed Development Traffic Impact Study Meets All ACHD Policies Yes Requires Revisions to meet X No X ACHD Policies If yes, is mitigation required Area Roadway Level of ACHD Planned Service Improvements Do area roadways meet FYP X ACHD's LOS Planning Thresholds? CIP Yes X No Livable Street Performance Measures Area roads will meet ACHD's LOS Planning Thresholds in Pedestrian LTS 3 the future with planned Cyclist LTS 3 improvements? Yes No Is Transit Available? Yes X No connecting • • more ••, County Highway .•• Boise, 02 •• • www.achdiclaho.org Development Services Department ,--4�' ACHD connecting you to more Project/File: Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 This is a development agreement modification, rezone from C-G (General Retail & Service Commercial) to R-15 (Medium-High Density Residential), preliminary plat, conditional use permit and alternative compliance application to allow for the development of a 44-lot mixed use subdivision consisting of 30 single-family housing units, 874-multi family housing units and 200,680 square-feet of commercial space, on 36.58 acres. This application includes the annexation and rezone from RUT (Rural Urban Transition) to IL (Light Industrial) and C-G (General Retail & Service Commercial) to allow for the future adjustment of property lines, the future expansion of an industrial business, Harvey Performance Company, and phases of the Pine 43 development on 6.9 acres. Lead Agency: City of Meridian Site address: 1800 E Pine Ave Staff Approval: May 711, 2025 Applicant: Kristen McNeill 601 W Bannock St Boise, ID 83702 Representative: Dan Torfin 1157 N Summerbrook Ave, Suite 100 Meridian, ID 83642 Staff Contact: Matt Pak Phone: 208-387-6171 E-mail: mpak(a),achdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................2 A. Site Specific Conditions of Approval ............................3 B. Vicinity Map.................................................................5 C. Site Plan — Pine 43 Mixed Use Preliminary Plat...........6 D. Site Plan — HPC Expansion .........................................7 E. Findings for Consideration...........................................8 F. Policy.........................................................................14 G. Standard Conditions of Approval ...............................22 H. Conclusions of Law....................................................22 Request for Appeal of Staff Decision ................................23 1 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • Fairview Avenue is scheduled in the FYP as a corridor improvement to be widened to 7-lanes and to include the construction of enhanced pedestrian and bicycle facilities from Locust Grove Road to SH-55 (Eagle Road) in 2029. • The intersection of Fairview Road and Locust Grove Road is scheduled in the FYP 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, and re-signalized with accessible pedestrian signals with leading pedestrian intervals in 2029. Level of Service Planning Thresholds 1. 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 * Pine Avenue 3,010-feet Minor Arterial 866 Better than "E" * Locust Grove Road 419-feet Minor Arterial 939 Better than "E" State Avenue 2,182-feet Collector N/A N/A Webb Way 819-feet Collector N/A N/A Webb Avenue 638-feet Local N/A N/A Commercial Nola Road 274-feet Local Industrial N/A N/A * Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH). 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Pine Avenue east of Nola Road was 11,879 on November 2nd, 2023. • The average daily traffic count for Locust Grove Road south of Fairview Avenue was 24,115 on August 15th, 2024. • There are no current traffic counts available for State Avenue, Webb Way, Webb Avenue or Nola Road. 2 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071 A. Site Specific Conditions of Approval 1. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Pine Avenue, Locust Grove Road, State Avenue, Webb Way and Webb Avenue abutting the site, consistent with the current version of PROWAG. 2. Improve Nola Road as '/2 of a 40-foot wide street section with vertical curb, gutter, a landscape strip and 5-foot wide detached concrete sidewalk abutting the site. Dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, reduce the right- of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right- of-way line to 2-feet behind back of sidewalk. 3. If Pine 43 Mixed Use Subdivision moves forward prior to the release of the road trust deposit of Machine Avenue back to the depositor, then construct Machine Avenue as a complete 40-foot commercial street section with vertical curb, gutter, and 5-foot attached concrete sidewalk within 54-feet of right-of-way, located 650-feet west of Hickory Avenue (measured centerline-to- centerline). If Pine 43 Mixed Use Subdivision moves forward after the road trust deposit for Machine Avenue is released back to the depositor, then construct Machine Avenue as '/2 of a 40-foot wide commercial street section with vertical curb, gutter and a 5-foot wide concrete sidewalk, 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, located 650-feet west of Hickory Avenue. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff should be constructed on the unimproved side. Dedicate right-of-way to 2-feet behind back of sidewalk, or for detached sidewalk, reduce the right- of-way to 2-feet behind back of curb and provide a permanent right-of-way easement from the right- of-way line to 2-feet behind back of sidewalk. 4. Close the existing 30-foot wide unimproved curb-cut type driveway from the site onto the north side of Pine Avenue, located in alignment with Nola Road, with curb, gutter and sidewalk to match the improvements on either side. 5. Close the existing 26-foot wide, unimproved curb-cut type driveway from the site onto the north side of Pine Avenue with curb, gutter and sidewalk, located 41-feet east of Nola Road. 6. Pave the remaining existing driveways from the site onto Pine Avenue in their full width and at least 30-feet into the site beyond the edge of pavement on Pine Avenue. 7. Construct a 35-foot wide paved curb return type driveway from the site onto the north side of Pine Avenue, located 437-feet west of Webb Avenue. 8. Close the existing 45-foot wide, unimproved curb-return type driveway from the site onto Locust Grove Road, located 241-feet north of Buchman Court with curb, gutter and sidewalk. 9. Close the existing 53-foot wide unimproved curb return type driveway from the site onto State Avenue, located 342-feet east of Scots Pine Avenue, with vertical curb, gutter, landscaping and sidewalk. 10. Construct a 25-foot wide paved curb return type driveway from the site onto State Avenue, located 427-feet west of Webb Way. 11. Pave the remaining existing driveways from the site onto State Avenue in their full width and at least 30-feet into the site beyond the edge of pavement on State Avenue. 3 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 12. Construct a 25-foot wide paved curb return type driveway from the site onto Webb Way, located 170-feet south of State Avenue. 13. Pave the existing driveways from the site onto Webb Avenue in their full width and at least 30-feet into the site beyond the edge of pavement on Webb Avenue. 14. Construct a 36-foot wide paved curb return type driveway from the site onto Nola Road, located 277-feet south of Pine Avenue and in alignment with an existing driveway on the west side of Nola Road. 15. Construct a 26-foot wide paved curb return type driveway from the site onto Machine Avenue, located 338-feet south of Pine Avenue. 16. Construct a 26-foot wide paved curb return type driveway from the site onto Machine Avenue, located 129-feet north of Commercial Street. 17. 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. 18. 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. 19. Comply with all Standard Conditions of Approval. 4 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 B. Vicinity Map ]'gmmg E[T. prueker�Lti E,0 riiek er�,':n r—J E Drucker St Keenx Ln a J r a� of.�� --�fir_ ro - •.��: Y r 2 ti-,,re Sill.denti111 r r ��,1, yQsti'erttial-CJr � t E,6ttclrtari .�_ - - 2 et E S#7teiA�e- - r Vr 4R J�E;Pine _ L � Imp 077 i' 5 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 C. Site Plan — Pine 43 Mixed Use Preliminary Plat PRELIMINARY PLAT FOR - ! J PINE 43 MIXED USE SUBDIVISION —ss�• - SITUATED IN THE SOUTH HALF OF THE NORTHWEST QUARTER AND THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 8, TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN j MERIDIAN, IDAHO L�l2- 2024 IN ,:l�i l ---— 1 - - L -------. -J �I I 0 o t 111 s J r d W BOUNDPRYLEGENP g lalwl sowawr uNe �f ' LINE nr LINE -E IN PA µuse - -ouun[wsECFi01V CCPNER Ne8'ssNa'w zea.se _16 Ns555aew -PFmPEaTr cor�R kl° -cxculAho aaxr it 6 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 D. Site Plan — HPC Expansion w]FFI�E PROPMEJD old 1 , . E .�'~h. •. R-15 ZONING PROPOSED___ C-O ZONING ] Phase# # # PROPOSED v Phase 3 I-L ZONING EPANSJOh1 HOTEL OF EXISTING INDUSTRIAL BUSINESS f _ VERTI I INTERGF - RE IDEI` AREA OF ANNEXATION L= � 7 Pine 43 Mixed Use / MPP25-0006 / H-2024-0071 E. Findings for Consideration 1. Pine Avenue a. Existing Conditions: Pine Avenue is improved with 5-travel lanes, vertical curb, gutter, 7-foot wide attached concrete sidewalk for the western 280-feet of frontage, on the north side of the roadway, and 5-foot wide detached concrete sidewalk with a 6-foot wide landscape strip for the remaining frontage abutting the site. There is 96-feet of right-of-way for Pine Avenue (48 to 52- feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to Pine Avenue abutting the site. c. Staff Comments/Recommendations: Pine Avenue is fully improved; therefore, no additional dedication of right-of-way or frontage improvements should be required as part of this application. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Pine Avenue abutting the site, consistent with the current version of PROWAG. 2. Locust Grove Road a. Existing Conditions: Locust Grove Road is improved with 5-travel lanes, vertical curb, gutter, 7-foot wide attached concrete sidewalk for the southern 214-feet of frontage and 5-foot wide detached concrete sidewalk with an 8 to 18-foot wide landscape strip for the remaining frontage abutting the site. There is 93 to 127-feet of right-of-way for Locust Grove Road (52 to 74-feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to Locust Grove Road abutting the site. c. Staff Comments/Recommendations: Locust Grove Road is fully improved; therefore, no additional dedication of right-of-way or frontage improvements should be required as part of this application. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on Locust Grove Road abutting the site, consistent with the current version of PROWAG. 3. State Avenue a. Existing Conditions: State Avenue is improved with 2-travel lanes, vertical curb, gutter, and 5-foot wide detached concrete sidewalk with an 8-foot wide landscape strip abutting the site. There is 40 to 69-feet of right-of-way for State Avenue (21 to 38-feet from centerline). b. Applicant Proposal: The applicant is not proposing any additional dedication of right-of-way or frontage improvements to State Avenue abutting the site. c. Staff Comments/Recommendations: State Avenue is fully improved; therefore, no additional dedication of right-of-way or frontage improvements should be required as part of this application. Consistent with District Minor Improvements policy, the applicant should be required to repair or replace any damaged or deficient transportation facilities on State Avenue abutting the site, consistent with the current version of PROWAG. 4. Webb Way a. Existing Conditions: Webb Way is improved with 2-travel lanes, vertical curb, gutter, an 8-foot wide landscape strip, 5-foot wide detached concrete sidewalk on the west side of the roadway 8 Pine 43 Mixed Use / MPP25-0006/ H-2024-0071