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Home My WebLink AboutACHD Comments .. 5\11 --~-~ ""'e~ (k~u/.t(, ~"' John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner May 8th 2007 Applicant: JR LLC 1201 Franklin Blvd Nampa, 10 83687 -F"~; -~'n "-"'; "(-""-1 """'\- '.."]-'''! "r--' .. i ' ',,~ " .J, ~, ' ,I ',-'; ~, -""", "i" ~ -1 ~,~ "", t\' "..l,.. '~~<-..ol(_.~': ~.<_...II, ~ ..J.,. :f I.. ".~.,j.~ ,,}:' MAY 1 1 2007 Representative: Darin Eisenbarth Zamzow's Inc. 1201 Franklin Blvd Nampa, 10 83687 !~Jit~/ ()f _tvt'B~~i(ii.'c:,TL 'C;'ity Chork OfFice Subject: MAl -07 -008 Rezone & Annexation 3620 & 3650 Overland On May 8th 2007 the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which will be required with a formal development application. If you have any questions, please feel free to contact me at 208-387-6187. Sincerely, ~\.\_^i~ : ';'\. \ 0--/ '\,,\ . \, \ Andrew Mentzer Planner I Right-of-way & Development Services CC: Project file, Construction Services, Utilities, City of Meridian Ada County Highway District · 3775 Adams Street. Garden City, 10 · 83714 · PH 20B 3B7 6100 . FX 345-7650 . www.achd.ada.id.us Right-of- Way & Development Services Department --~-~ .,.... -i -. ..,...,. ~ ~ ~~ (k~u/.t(, ~"' -"-~-~~._._-,~-_.,,~-,--~-~ ,..~._--,.~...- Project/File: ~~-~.,.~, ~.~-~..- Lead Agency: Site address: Staff Level Approval: Applicant: Representative: Staff Contact: Tech Review: MAZ-07 -008 This is a rezone and annexation application for a new Zamzow's Store on approximately 3-acres (from R-1 to C-G). City of Meridian 3620 & 3650 E. Overland Road May 8th 2007 JR LLC 1201 Franklin Blvd Nampa, 1083687 Darin Eisenbarth Zamzow's Inc. 1201 Franklin Blvd Nampa, 1083687 Andrew Mentzer Phone: 387-6187 E-mail: amentzer@achd.ada.id.us April 24th 2007 Application Information: Acreage: 2.79 Current Zoning: R-1 Proposed Zoning: C-G A. Findings of Fact Existing Conditions 1. Site Information: The site is currently occupied by various rural residential structures. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Residential R-1 South Commercial C-G East Rural Residential R-1 West Rural Residential C-G 1 MAZ -07 -008 3. Existing Roadway Improvements & Right-of-Way Overland Road is currently improved with 4 travel lanes, a center turn lane, and vertical curb, gutter and 7 -foot attached concrete sidewalk abutting the site. There is currently approximately 88-feet of right-of-way for Overland Road. Jade Avenue is currently improved with 2 travel lanes (to a 37%-foot street section), rolled curb and gutter and no sidewalk abutting the site. There is currently 50-feet of right-of-way for Jade Avenue. 4. Existing Access: There are currently 4 curb cuts accessing the existing residences on the site (constructed by ACHO with a recent Overland Road/Eagle Road intersection widening project). 5. Site History: This site has not been previously reviewed for a development application. Development Impacts 1. Trip Generation: If approved, this development is estimated to generate approximately 571 additional vehicle trips per day (30 existing with the current use). *Calculations based on the Institute of Transportation Engineers Trip Generation Manual. 2. 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. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. mpac e oa ways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit Overland 300-Feet Principal Arterial 19,285 east of Eagle Better than 45 MPH Road on 5/23/06 "en Jade Avenue 400-Feet Local Street N/A N/A 25 MPH t d R d *Acceptable level of service for a 5-lane principal arterial roadway is "E" (37,000 VTO). *Acceptable planning threshold for a local residential roadway is up to 2,000 VTO. 5. Capital Improvements Plan/Five Year Work Program Overland Road between Meridian Road and Maple Grove Road is slated in the ACHD Capital Improvements Plan for widening to 7-lanes, complete with curb, gutter and sidewalk. Overland Road east of the site is currently under construction to a 5-lane section with curb, gutter, and sidewalk (as noted in the ACHD Five Year Work Program). B. Findinqs for Consideration: THIS APPLlCA TlON IS FOR A REZONE AND ANNEXA TlON APPLlCA TlON ONL Y. UPON SUBMITTAL OF A DEVELOPMENT APPLlCA TlON ACHD WILL REVIEW THE TRANSMITTED SITE PLAN AND APPLlCA TlON, AND LEVY FORMAL REQUIREMENTS AT THA T TIME. THE FOLLOWING POLICIES AND RECOMMENDA TlONS ARE THE MINIMUM CONSIDERA TlONS FOR THE SITE BASED ON 2 MAZ -07 -008 THE REZONE AND ANNEXA TlON APPLlCA nON TRANSMITTAL. IT IS RECOMMENDED THA T THE APPLICANT SCHEDULE A PRE-APPLlCA TlON MEETING WITH ACHD PRIOR TO SUBMITTING A DEVELOPMENT APPLlCA TION. 1 . Tree Planter Policy Tree Planter POlicy: The applicant should also comply with the District's Tree Planter Width Interim Policy which 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. 2. Overland Road District Right-of-Way Policy: ACHD is preserving for a 7 -lane principal arterial section for Overland Road requiring 120-feet of right-of-way (60-feet from centerline). Sidewalk Policy: Oistrict policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Applicant Proposal: The applicant has not proposed to construct any improvements to Overland Road with this rezone and annexation application. Staff Recommendation: This application is for rezone and annexation only. Upon submittal of a development application, the applicant should be required to dedicate 60-feet of right-of-way from the centerline of Overland Road. Sidewalk already exists abutting the site on Overland Road, so the applicant will not be required to construct any improvements with a future development application; although all existing access to the site from Overland Road should be closed and constructed to match surrounding improvements. In a pre-application meeting with the applicant, Staff discussed the possibility of dedicating 50-feet of right-of-way from the centerline of Overland Road and providing a permanent 10-foot sidewalk easement (in lieu of dedicating the required 60-feet of ROW). This option remains viable, and will be considered upon submittal of a development application. Overland Road was reconstructed in 2004. No utility cuts are allowed on Overland Road until March, 2009. 3. Jade Avenue District Street Section Policy: Oistrict policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. Applicant Proposal: The applicant has not proposed to construct any improvements with this application. Staff Recommendation: This application is for rezone and annexation only. Upon submittal of a development application, the applicant should be required to construct frontage along Jade Avenue to one half of a 40-foot street section (as measured from centerline) with curb, gutter, and 5-foot concrete sidewalk within 54-feet of right-of-way. This will require the applicant to either: -Dedicate 27 -feet of right-of-way from the centerline of Jade Avenue; OR -Provide ACHD with an easement for any portion of the sidewalk located outside of the right-of-way. 4. Access 3 MAl -07 -008 Driveway Offset Policy: Oistrict policy 72-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). District Access Management Policy: District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. If the developer can show that the use of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points for proposed developments at intersections should be located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the Oistrict Commission. 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. Gravel Tracking 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 beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. Applicant Proposal: Per the transmitted site plan, the applicant will be proposing to construct a paved 35-foot wide curb return driveway intersecting Jade Avenue approximately 105-feet north of the south property line. No access has been proposed to Overland Road. The applicant has also proposed to construct a future access to intersect Silverstone Avenue 125-feet north of Overland Road when it is extended along the west property line. Staff Recommendation: This application is for rezone and annexation only. Upon submittal of a development application, the applicant should be required to construct driveway access to the site only from Jade Avenue, located as far from the intersection with Overland Road as possible (minimum 50-feet). If access is located too close to the intersection with Overland Road, it may need to be restricted to right-in/right-out ONLY in the future. Additionally, the proposed future access to the planned Silverstone Avenue (when extended along the west property line) should also be located as far from Overland Road as possible for the above noted reasons; and should deter cut-through traffic through the site from Jade Avenue to Silverstone Avenue. Silverstone Avenue is likely to be extended as a full collector street section which will require further considerations for access management (to be determined at a later date). C. Site Specific Conditions of ARJ)roval THIS APPLICATION IS FOR A REZONE AND ANNEXA TlON APPLlCA TlON ONL Y. UPON SUBMITTAL OF A DEVELOPMENT APPLlCA TlON ACHD WILL REVIEW THE TRANSMITTED SITE PLAN AND APPLlCA TlON, AND LEVY FORMAL REQUIREMENTS AT THA T TIME. THE FOLLOWING POLICIES AND RECOMMENDA TlONS ARE THE MINIMUM CONSIDERA TlONS FOR THE SITE BASED ON THE REZONE AND ANNEXA TlON APPLlCA TlON TRANSMITTAL IT IS RECOMMENDED THA T THE APPLICANT SCHEDULE A PRE-APPLlCA TlON MEETING WITH ACHD PRIOR TO SUBMITTING A DEVELOPMENT APPLlCA TION. 1. Construct driveway access to the site only from Jade Avenue, located as far from the intersection with Overland Road as possible (minimum 50-feet). 4 MAZ -07 -008 2. The site layout and circulation should deter cut-through traffic through the site from Jade Avenue to the future extension of Silverstone Avenue. Access to Silverstone Avenue will be reviewed at a later date. 3. Construct frontage along Jade Avenue to one half of a 40-foot street section (as measured from centerline) with curb, gutter, and 5-foot concrete sidewalk within 54-feet of right-of-way. 4. Dedicate 27-feet of right-of-way from the centerline of Jade Avenue OR Provide ACHD with an easement for any portion of the sidewalk located outside of the right-of-way. 5. Oedicate 60-feet of right-of-way from the centerline of Overland Road OR dedicate 50-feet of right- of-way from the centerline of Overland Road and provide a permanent 10-foot sidewalk easement (in lieu of dedicating the required 60-feet of ROW). 6. Close all access to Overland Road to match existing improvements. 7. No utility cuts are allowed on Overland Road until March, 2009. 8. Comply with ACHD Standard Conditions of Approval. D. Standard Conditions of AllJ)roval 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 ACHO 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 Oistrict'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 Oistrict'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 ACHO 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 Oistrict prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 5 MAZ -07 -008 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 OIGUNE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHO Traffic Operations 387-6190 in the event any ACHO 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 Oistrict. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway Oistrict. 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. 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. ACHO 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. 6 MAZ -07 -008 Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 4. Development Process Checklist 'J r "'l" tfr'iI ' .. f ,~.' :,~, , - \~ ~:. ~ ,,,," 'f- ill': " - -... j :," 1ii."I!'!' j "": ,>' " ,l:'l , r"" !'I, 7 MAZ-07 -008 ...... "" '~ ;Jl ~ I\:) "II "! .'. Jl .]1 ~ ~ ("l .... ~ i m :ll )> ::J ~ w ,,. ("l '~ ~" -,' ~;' 'I~:'i. i } \"-.1" ~'; m i , ,"' z ',' Gl ~ , '" .." ...-- 10 ,I ~ I '.:~ .':J.'" ,. -'"'--,,- -,...'.:.',}~.. , I , I~ ~'I:" t . ~.. i I ' , :;;;0';f ,,, '" <" ~---~-~1 ' ~---"~--'1 ....------1 '.. I c'" ." "-t- <.;i , J: i.:: ) --.: '~Wg)! './ ""I .', I ! : ( ", ~ I L ~?' .. i" !" I' ,I" _ ~ 7.... . :- .. _.l n. .:\ .'/ ~ I...~. .", /// \ ~.' .../;:- .,~ ,,'~ )1~"c,:7,"'~""" ,\, ''''" ~... iJ~^\I!::NlJ~ . - . ~ .' . ..' ,i. " ~ ~ : . 1;-:", .I, : ~t: ,L -/. '.: '~. ~ I ,., Ifl: )>' r- Z ~ ~ i (J) ffi~ Zm O;J! " nl.. I(J)% ~' ~ :1 ':.1 ''-,j :i:;t '" ! rr ~ ~ I- I " 1 ' ~ II I i ~ I" i'l I', '"il III 'I' I ,I jl \ ,- II'~";: - ' " ..',......,... , , \OE' AVI::fIi<;lIi', i: , , , "./ III ~ II i! CIJ 0 ~~ I ...... "=s!J'" , .I '. I",' , ',' .,' I,', , . .' " ' ---- ~.,-~~---~_._~ ,~ :J' .' I . -- ~. CSH&\ ;r ZAMZOW'S MERIDIAN, IPMlO i::-:~';:'"""""" NW CORNER OF OVERLAND AND JADE ";:"'0"-",,,....- ~ .... ",,=o:..c[ I"J.l.I ' :;;';~;;~:~~~,~~;{2;' ;. : I'RfUMIN.Ml:V NOT FO~ COIiSTRUCTION 8 MAZ -07 -008 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 ROWOS 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 ROWOS 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. 9 MAZ-07 -008 II Development Process Checklist II I8ISubmit a development application to a City or to the County I8IThe City or the County will transmit the development application to ACHD I8IThe ACHD Planning Review Division will receive the development application to review I8IThe 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. I8IWrite 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 impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. OThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. OFor ALL development applications, including those receiving a "No Review" or "Comply With" letter: · The applicant should submit one (1) set 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. OPay Impact Fees prior to issuance of building permit. 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 · Four business days prior to starting work have a bonded contractor submit a "Temporary 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 IPCO 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 from Development Services prior to scheduling a Pre-Con. 10 MAZ-07-008