HomeMy WebLinkAboutACHD Comments~~~~
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July 12, 2007
To: James Prather
707 E. United Heritage Parkway, #150
Meridian, ID 83642
Subject: MAZ-07-009
Queenland Acres
s/e/c Overland Rd. & Stoddard Rd.
john S. Franden, President
Rebecca W. Arnpld, Vice President
Sherry R. Huber, Commissioner
Dave 8ivens, Commissioner
Carol A. McKee, Commissioner
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JUL 13 20G7
City Qf Meridian
City Clerk Office
On 7-11-2007, 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 are required.
If you have any questions, please feel free to contact. me at (208) 387-6171.
Sincerely,
c-
Chelsee Kucera
Right-of-Way & Development Services
Ada County Highway District
CC: Project file, Utilities
City of Meridian
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.ld.us
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Right-of--Way & Development Department
Planning Review Division
Project/File:
Lead Agency:
Site address:
Commission
Approval:
Regular Agenda
Applicant:
MAZ-07-009-Queenland Acres
This is an annexation and zoning application for a future commercial development
project.
City of Meridian
s/e/c Overland Road and Stoddard Road
July 11, 2007
James Prather
707 E. United Heritage Parkway, #150
Meridian, ID 83642
Staff Contact: Lori Den Hartog
Phone: 387-6171
E-mail: Idenhartog[c~achd. ada. id. us
Tech Review: June 15, 2007
Application Information:
Acreage: 22.67
Existing Zoning: RUT
Proposed Zoning: C-G
A. Findings of Fact
Existing Conditions
1. Site Information: The site is currently vacant.
2. Description of Adjacent Surroundincl Area:
Direction Land Use Zonin
North Roarin S rin s Water Park/Commercial C-G
South Sin le-famil residential R-4
East Future commercial-Lowe's Home Im rovement C-G
West Future commercial C-G
1 MAZ-07-009
3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site
• Overland Road is currently under construction abutting the site. Prior to construction Overland
Road was a 2-lane roadway with no curb, gutter, ar sidewalk abutting the site. The current
project is widening the road to a 5-lane facility with bike lanes and curb, gutter, and sidewalk
from Meridian Road to Linder Road.
• Stoddard Road is currently a 2 to 3 lane roadway near the site. There is sidewalk abutting the
developed portions of Stoddard Raad and curb and gutter. Directly abutting the site, there is no
curb, gutter, or sidewalk. The Overland Road project that is currently under construction
includes the widening and signalization of the Stoddard/Overland Road intersection.
• Meridian Road (SH 69) is a 5-lane roadway with no curb and gutter. There is sidewalk abutting
some of the developed portions of Meridian Road. Meridian Road is a state highway under the
jurisdiction of the Idaho Transportation Department.
4. Existing Access: Prior to the reconstruction of Overland Road, there were several existing
access points on Overland Road to serve the previous uses.
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 8,600 additional vehicle trips per
day based on the Institute of Transportation Engineers Trip Generation
Manual, specialty retail land use designation.
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
Overland 1,263' Principal 21,591 west of Exceeded 40 MPH
Road Arterial Meridian Road on "E" as a 2-
6/18/06 lane road
With
construction
Improvement
Better than
~~C»
Stoddard 710' Collector 2,670 south of Better than 40 MPH
Overland on "C"
8/22/06
Meridian None Principal 62,504 north of Exceeds "E" 35-55 MPH
Road Arterial Overland Road on
6/18/06
"Acceptable level of service for afive-lane principal arterial roadway is "E" (37,000 VTD).
9. Capital Improvements Plan/Five Year Work Program
Overland Road is currently under construction abutting the site. The project includes the widening
of the roadway to a 5-lane facility with bike lanes, and it also includes the Overland Road/Meridian
Road intersection to seven lanes on all legs. The Overland Road project also includes the
2 MAZ-07-009
signalization of the Stoddard Road/Overland Road intersection and the widening of the Linder
Road/Overland Road intersection.
B. Findin s for Consideration
THIS APPLICATION IS FOR A REZONE AND ANNEXATION ONLY. UPON SUBMITTAL OF A
DEVELOPMENT APPLICATION ACHD WILL REVIEW THE TRANSMITTED 51TE PLAN AND
APPLICATION, AND LEVY FORMAL REQUIREMENTS AT THAT TIME.
Overland Road
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.
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).
Staff Comment/Recommendation: Due to the fact that Overland Road is currently under
construction, the District has no street improvement requirements for this site's frontage.
2. Stoddard Road
Right-of-Way and Street Section Policy: District policy 72-F1 B requires collector roadways to be
constructed as 46-fioot street sections with vertical curb, gutter, and 5-foot detached (or 7-foot
attached) concrete sidewalks within 70-feet of right-of-way. This street section allows for the
construction of a 3-lane roadway with bike lanes.
Applicant Proposal: The submitted conceptual plan does not identify street improvements to
Stoddard.Road.
Staff Comment/Recommendation: The applicant will be required to widen the pavement on
Stoddard Road abutting the site to one-half of a 46-foot street section and construct vertical curb,
gutter, and 7-foot attached (or 5-foot detached) concrete sidewalk.
3. Driveways
Access 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 paint 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
District Commission.
Driveway Offset Policy: District policy 72-F5, requires driveways located on collector or arterial
roadways with a speed limit of 40 to align or offset a minimum of 185-feet from any existing or
proposed driveway.
District policy 72-F4 (1) requires driveways located on collector roadways near a signalized
intersection to be located a minimum of 175-feet firom the signalized intersection for afull-access
driveway and a minimum of 85-feet from the signalized intersection for aright-in/right-out only
driveway.
3 MAZ-07-009
Applicant Proposal: The applicant has proposed two full access driveways on Stoddard Road.
The first driveway is located approximately 350-feet south of the signalized intersection with
Overland Road, and the second driveway is located at the south property line.
The applicant has proposed two full-access driveway locations on Overland Road (in addition the
shared access to the signalized intersection with Lowe's).
The first driveway is proposed approximately 435-feet east of the Stoddard/Overland intersection
and is in alignment with the easternmost driveway for the Mountain View Equipment site on the
north side of Overland Road. The second driveway is proposed in alignment with the private road,
Blue Marlin Drive.
Staff Comment/Recommendatian: District staff is supportive of the proposed Stoddard Road
driveway locations which should be approved with this application. There is an existing driveway on
the west of Stoddard Road located approximately 445-feet south of the intersection; however, this
driveway serves as a secondary driveway for the storage facility on the west side of the roadway.
Staff is also supportive of the driveway locations on Overland Road which are consistent with the
driveway locations negotiated as part of the right-of-way purchase for the Overland Road project.
4. Drive Aisle/Stub Street
Stub Street Policy: District policy 7203,5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. If a street ends at the
development boundary, it shall meet the requirements of sub section 7205, "non-continuous
streets." District policy 7205.5 states that stub streets will be required to provide intro-neighborhood
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Applicant Proposal: The applicant is not proposing to construct a public stub street through the
site.
Staff Comment/Recommendation: The public stub street, Alaska Street, was required with the
development of the Bear Creek Subdivision to the south of this site. The stub street was required at
a time when the City of Meridian's Comprehensive Plan identified this property and the adjacent
properties for commercial uses. It has been the long-term intent of bath the City and the Highway
District to provide same form of connectivity between the commercial and residential uses.
In reviewing the site plans for the two applications (adjacent development is Brighton, Lowe's
MCZC-07-054), District staff and the City of Meridian determined that having a connection to the
existing public stub street to the south would be beneficial to the residents of the development to
the south by allowing them access to the commercial developments without having to travel on the
collector or arterial street system. However, staff from both agencies and the applicants agreed
that the desire was not to have the commercial traffic be directed to travel through the residential
neighborhood to the south. Therefore, a circuitous and non-public street connection appeared to be
the most viable alternative.
In lieu of constructing, dedicating, and extending a public street through the site, staff recommends
the applicant grant a cross access easement for drive aisles within the development to the property
owner to the east (Brighton, MCZC-07-054), and that the property owner to the east
(Lowe's/Brighton) grant a cross access easement to Prather's property to connect the drive aisle at
the signalized intersection on Overland Road. The applicant should grant a cross access easement
4 MAZ-07-009
for drive aisles to the public stub street (Alaska Street) located at the south property line of the
adjacent parcels. The easement may be for drive aisles within the parking lots of both
developments. The intent of the easement is to provide assurance that the traveling public from the
subdivisions to the south will have the right to drive through these developments to access the
commercial uses and the signalized intersection on Overland Road. The easement ensures that
the drive aisles cannot be closed to the public in the future.
Commission Hearing: At the ACRD Commission Hearing on July 11, 2007, the Commission
heard testimony from staff, the applicant, and a representative of the Bear Creek Home Owner's
Association regarding the proposed connection between Alaska Avenue and the new signalized
intersection on Overland Road at the main entrance for Lowe's. The Commission determined that
the interconnectivity between the residential and commercial uses was appropriate and approved
the staff report as submitted.
5. 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.
6. Other Access
Overland Road is classified as a principal arterial roadway, and Stoddard Road is classified as a
collector roadway. Other than the access specifically approved with this application, direct lot
access is prohibited to these roadways.
C. -Site Specific Conditions of Approval
THIS APPLICATION IS FOR A REZONE AND ANNEXATION ONLY. UPON SUBMITTAL OF A
DEVELOPMENT APPLICATION ACHD WILL REVIEW THE TRANSMITTED SITE PLAN AND
APPLICATION, AND LEVY FORMAL REQUIREMENTS AT THAT TIME.
Widen the pavement on Stoddard Road and construct vertical curb, gutter, 7-foot attached (or 5-
faot detached) concrete sidewalk to one-half of a 46-foot collector street section abutting the site.
2. Construct two full-access curb return driveways on Stoddard Road to a maximum width of 36-feet.
The first driveway shall be located approximately 350-feet south of the signalized intersection with
Overland Road, and the second driveway shall be located at the south property line.
3. Construct two full-access curb return driveways on Overland Road to a maximum width of 36-feet.
The first driveway shall be located approximately 435-feet east of the Stoddard/Overland
intersection and in alignment with the easternmost driveway for the Mountain View Equipment site
on the north side of Overland Road. The second driveway shall be in alignment with the private
road, Blue Marlin Drive.
4. Grant a cross access easement to the adjacent development (Brighton, MCZC-07-054) to connect
the drive aisle at the signalized intersection on Overland Road to the public stub street (Alaska
Street) located at the south property line of the adjacent parcels. The easement may be circuitous
and may be for drive aisles within the parking lots of bath developments. The District shall review
and approve the language of the easement prior to recording to ensure it is meeting the intent of the
Findings of this report.
5 MAZ-07-009
5. Other than the access specifically approved with this application, direct lot access is prohibited to
Overland Road and Stoddard Road.
6. Comply with all Standard Conditions of Approval.
D. Standard Conditions of A royal
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 ACRD roadway or
right-ofi-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. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (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 ACRD 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
6 MAZ-07-009
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
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. Reconsideration Guidelines
4. Development Process Checklist
7 MAZ-07-009
MAZ-07-009
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MAZ-07-009
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do o~ie of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time
^Send 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.
^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.
®Write a Commission L®vel report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
^For 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.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DlD YOU REMEMBER:
Construction (Zone)
^ 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.
^ Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway tJse 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 X50' or you are
placing ~t300 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment ~ Erosion Submittal
• At least one week prior to setting up a Pre-Con an Erasion & Sediment Gontrol Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction -Subdivision to be reviewed and approved by the AGHD Drainage
Division.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
^ Final Approval from Development Services
ACHD Construction --Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
10 MAZ-07-009