The URL can be used to link to this page

Home My WebLink About2025-07-28 ACHD Miranda Gold,President Alexis Pickering,Vice-President ACHDKent Goldthorpe,Commissioner Dave McKinney,Commissioner /441E Patricia Nilsson,Commissioner Date: J u ly 281h, 2025 To: Mary Wall Staff Contact: Matt Pak, Planner Project Description: Meridian Luxe Trip Generation: The proposed storage condo uses in this development are estimated to generate 77 vehicle trips per day, 8 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 condo uses in this development. 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 Strip Retail Plaza (<40k) 54.45 6.59 (per total square footage) Fast Casual Restaurant 97.14 12.55 (per total square footage) Small Office Building 14.39 2.16 (per total square footage) Coffee/Donut Shop w/ 533.57 38.99 Drive Thru (per total square footage) 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 X Yes X No Livable Street Performance Measures Area roads will meet ACHD's LOS Planning Thresholds in Pedestrian LTS 1 the future with planned Cyclist LTS 1 improvements? Yes No Is Transit Available? Yes No X connecting • • more ••, County Highway .•• Boise, 02 •• • www.achdiclaho.org Development Services Department 'ACHD connecting you to more Project/File: Meridian Luxe / MER25-0074/ H-2025-0035 This is a comprehensive plan map amendment, rezone, conditional use permit and development agreement modification application to allow for the development of 18 commercial condo units (24,336 square-feet) and 41 storage condo units (53,000 square-feet) on 5.51 acres. Lead Agency: City of Meridian Site address: 2350 W McMillan Road Staff Approval: July 28th, 2025 Applicant: Mary Wall Professional Engineering Services 5636 N Portsmouth Ave Boise, ID 83714 Representative: Robert Burnett Drake Investments, LLC 1125 W Two Rivers Dr Eagle, ID 83616 Staff Contact: Matt Pak Phone: 208-387-6171 E-mail: mpak achdidaho.org Report Summary: ACHD Planned Improvements............................................2 Level of Service Planning Thresholds.................................2 A. Site Specific Conditions of Approval ............................3 B. Vicinity Map.................................................................4 C. Site Plan ......................................................................5 D. Findings for Consideration...........................................6 E. Policy...........................................................................7 F. Standard Conditions of Approval ...............................10 G. Conclusions of Law....................................................11 Request for Appeal of Staff Decision ................................11 1 Meridian Luxe / MER25-0074 / H-2025-0035 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): • McMillan Road is scheduled in the FYP to be improved with enhanced pedestrian facilities on the north side of the roadway to fill in the sidewalk gap from Goddard Creek Way to Wild Goose Way with a construction year yet to be determined. • McMillan Road is scheduled in the FYP to be improved with enhanced pedestrian facilities on the south side of the roadway to fill in the sidewalk gap from Montelino Way east for 775-feet with a construction year yet to be determined. • The intersection of McMillan Road and Palatine Way is scheduled in the FYP to be improved with an enhanced pedestrian crossing (PHB/RRFB)across McMillan Road with a construction year yet to be determined. • McMillan Road is listed in the CIP to be widened to 3-lanes from Ten Mile Road to Linder Road between 2031 and 2035. • McMillan Road is listed in the CIP to be widened to 3-lanes from Black Cat Road to Ten Mile Road between 2031 and 2035. • McMillan Road is listed in the CIP to be widened to 3-lanes from Linder Road to SH-69 (Meridian Road) between 2031 and 2035. 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 * McMillan Road 700-feet Minor Arterial 598 Better than "E" * Acceptable level of service for a three-lane minor arterial is "E" (720 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 McMillan Road east of Ten Mile Road was 13,735 on October 181", 2023. 2 Meridian Luxe / MER25-0074 / H-2025-0035 A. Site Specific Conditions of Approval 1. Improve McMillan Road with a 10-foot wide detached concrete sidewalk, constructed parallel to the roadway, located a minimum of 38-feet from the centerline. Tie the sidewalk into the existing pedestrian facilities east and west of the site meeting PROWAG standards. 2. Dedicate additional right-of-way to total 50-feet from the centerline of McMillan Road abutting the site. 3. Close the two existing driveways from the site onto McMillan Road, located 93-feet and 282-feet west of Palatine Way, with sidewalk and landscaping. 4. Construct a paved, 30-foot wide driveway from the site onto McMillan Road, located in alignment with Palatine Way on the south side of McMillan Road across from the site (centerline-to-centerline). 5. If the driveway is to be gated, locate the gate or keypad (whichever is closest) a minimum of 50- feet from the adjacent street and provide an on-site turnaround. 6. Other than the access specifically approved with this application, direct lot access is prohibited to McMillan Road. 7. 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. 8. 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. 9. Comply with all Standard Conditions of Approval. 3 Meridian Luxe / MER25-0074 / H-2025-0035 B. Vicinity Map i W Piitieh�t,�, o+ � a WsUivi¢e Creek=St �, �ILL Z - lAlslUapp6t Dr Oee CA •ate �� a�� w �"kUr , qj iCreek Lip r �_ Springs Ct qj 'Y ?rt YV Pai Sto-Re 5Y � --- W McM_ illait•[td 7+ Z, min f0 I �� - -U4fafV111822D,�St W,�Salerna�St�„$ � m U + ��4s �.� �Gt� WiPacltino15t� _a e �aner��: WaTaikero�t h• ,1 afh !��• 1� r�� li�lU l4��t�.��t 4 Meridian Luxe / MER25-0074 / H-2025-0035 C. Site Plan S -y-• -. i I T II I I I J I I W MgMILLAN ROAD g PRELIMINARY WE PLAN 5 Meridian Luxe / MER25-0074 / H-2025-0035 D. Findings for Consideration 1. McMillan Road a. Existing Conditions: McMillan Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 55-feet of right-of-way for McMillan Road (24-feet from centerline). b. Applicant Proposal: The applicant is proposing to improve McMillan Road with a 10-foot wide, detached and meandering concrete sidewalk abutting the site to tie into the existing sidewalk, located a minimum of 51-feet from the centerline. c. Staff Comments/Recommendations: The applicant's proposal to improve McMillan Road with a detached 10-foot wide concrete sidewalk meets District policy and should be approved. However, the applicant's proposal to meander the sidewalk does not meet District policy and should not be approved, as proposed. Consistent with District Pedestrian Facilities policy, the applicant should be required to improve McMillan Road with a 10-foot wide detached concrete sidewalk parallel to the roadway, located a minimum of 38-feet from the centerline. The applicant should be required to tie the sidewalk into the existing pedestrian facilities east and west of the site meeting PROWAG standards. Consistent with the ACHD Master Street Map (MSM), the applicant should be required to dedicate additional right-of-way to total 50-feet from the centerline of McMillan Road abutting the site. 2. Driveways 2.1 McMillan Road a. Existing Conditions: There is an existing 53-foot wide unimproved driveway from the site onto McMillan Road, located 93-feet west of Palatine Way (measured centerline-to-centerline). There is an existing 25-foot wide unimproved driveway from the site onto McMillan Road, located 282-feet west of Palatine Way (measured centerline-to-centerline). b. Applicant's Proposal: The applicant is proposing to close the two existing driveways from the site onto McMillan Road with sidewalk and landscaping. The applicant is proposing to construct a paved 30-foot wide driveway from the site onto McMillan Road, located 3-feet east of Palatine Way (measured centerline-to-centerline). c. Staff Comments/Recommendations: The applicant's proposal to close the existing driveways from the site onto McMillan Road meets District policy and should be approved, as proposed. The applicant's proposal to construct a paved 30-foot wide driveway from the site onto McMillan Road, meets District policy and should be approved, with the exception of the proposed driveway location. The applicant should be required to construct the paved 30-foot wide driveway located alignment with Palatine Way (measured centerline-to-centerline). If the driveway is to gated, the gate or keypad (whichever is closest) should be located a minimum of 50-feet from the adjacent street and an on-site turnaround should be provided. 3. Other Access McMillan Road is classified as minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway. 6 Meridian Luxe / MER25-0074 / H-2025-0035 E. 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. McMillan Road 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. Improvements shall include transitional segments in accordance with the current version of PROWAG. 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, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, and a continuous center left-turn lane, and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of pavement on both sides of the median is provided. 7 Meridian Luxe / MER25-0074 / H-2025-0035 If a landscaped median is included in any of these cross sections, the landscaping shall be maintained by license agreement with the adjacent HOA, property owner, or by interagency agreement with the corresponding land use jurisdiction. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathway and buffers. 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. Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back- of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Consult the District's planter width policy if trees are to be placed within the parkway strip. In some instances, to match existing conditions, a minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development Review staff will be responsible for determining the required facility. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the roadway when authorized by Development Review staff to accommodate site specific conditions (i.e., street trees, utilities, etc.). Appropriate easements shall be provided if public pedestrian facilities are placed out of the 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 pedestrian facility. Pedestrian facilities shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. 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 McMillan Road is designated in the MSM as a Residential Arterial with 3-lanes within 100-feet of right-of-way. 8 Meridian Luxe / MER25-0074 / H-2025-0035 5. Driveways 5.1 McMillan Road 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 7205.4.6 states that direct access to minor 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 a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660- feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table la, requires driveways located on minor 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-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. 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. 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 9 Meridian Luxe / MER25-0074 / H-2025-0035 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. 8. 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 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. F. 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 Meridian Luxe / MER25-0074 / H-2025-0035 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. G. 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. 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 Meridian Luxe / MER25-0074 / H-2025-0035