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John S. Franden, President
Rebecca W. Arnold, Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
Carol A. McKee, Commissioner
August 1, 2007
To:
Ustick Marketplace, LLC
12601 W. Explorer Drive # 200
Boise, ID 83713
RECEIVED
AUG 0 2 2007
Subject:
Paramount Commercial Subdivision
Northeast corner of Under and McMillan
City of Meridian
City Clerk Office
On August 1, 2007, the Ada County Highway District Commission 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,
~~1Uc{j).tJ6(
Mindy Wallace
Planner II
Right-of-Way & Development Services
Ada County Highway District
CC: Project file, Utilities
The City of Meridian,
Ada County Highway District · 3775 Adams Street · Garden City, 10 . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
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Right-of- Way & Development Services Department
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Project/File:
Lead Agency:
Site address:
Commission
Hearing:
Commission
Approval:
Applicant:
Representative:
Staff Contact:
Tech Review:
Paramount Commercial
This is a preliminary plat application for 18 commercial lots on approximately 18.5
acres.
City of Meridian
SWC of Linder & McMillan
August 1, 2007
August 1, 2007
Ustick Market Place, LLC
12601. W. Explorer Or. # 200
Boise, 1083713
Mason & Stanfield
314 Bradiola St.
Caldwell, 1083605
Mindy Wallace
Phone: 387-6178
E-mail: mwallace@achd.ada.id.us
July 26, 2007 - Via-E-mail
Application Information:
Acreage: 18.5
Current Zoning: CG
Commercial Lots: 18
Common Lots: 0
A. Findin~s of Fact
Existing Conditions
1. Site Information: The site currently consists of one single-family dwelling unit.
1 Paramount Commercial
2.
Des . f
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d. A
crlp1 Ion 0 IJacen urroun !ng rea:
Direction Land Use Zoning
North Rural Urban Transitional/Medium Density RUT/R-8
South Rural Urban Transition RUT
East Medium Density Residential R-8
West Medium Density Residential/General Retail R-8/C-G
3. Existing Roadway Improvements and Right~of-Way Adjacent To and Near the Site
· Linder Road is currently improved with 2 traffic lanes, and curb, gutter, and sidewalk abutting
the site. There is 64-feet of right-of-way existing for Linder Road (32-feet from centerline).
· McMillan Road is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk near
the site. There is 72 to 58-feet of right-of-way existing for McMillan Road (36 and 29-feet from
centerline).
4.
Existing Access:
There is no defined access point to this property.
5.
Site History:
This site was previously reviewed an approved as part of Paramount
Subdivision in March 2003.
Development Impacts
6.
Trip Generation:
This development is estimated to generate 6,950 additional vehicle trips per
day based on the Institute of Transportation Engineers Trip Generation
Manual (specialty retail).
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
Linder Road 1300' Minor Arterial 9,163 south of Better 35 MPH
Chinden on 4/6/06 than "C"
McMillan 630' Minor Arterial 8,149 west of Better 35 MPH
Road Meridian on than
7/19/2006 "en
*Acceptable level of service for a two-lane minor arterial roadway is "0" (14,000 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. The following improvements are scheduled in the
District's Capital Improvement Plan (CIP).
. The intersection of Linder and McMillan Roads is scheduled to be widened to 6-lanes on the
northlsouth legs, four lanes on the easVwest legs and signalized between 2013 and 2017.
. Linder Road from Ustick Road to Chinden Blvd is schedule to be widened to 5-lanes in 6 to
10 years.
2 Paramount Commercial
· McMillan Road from Black Cat to Meridian Road is scheduled to be widened to 3-lanes in 11
to 20 years.
B. FindinCls for Consideration
1. Developer Corporative Agreement for linder/McMillan Intersection
Improvements
The developer of this project and the developers of the projects on the other corners of this
intersection have entered into a development agreement with the Highway District for the widening
and signalization of the liner/McMillan intersection. The construction is planned to begin in winter
2008. The result of this agreement is that the intersection improvements in the District's Capital
Improvement Plan will be completed ahead of the schedule identified in the CIP.
2. Linder Road
Right-of~Way & Street Section 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.
Applicant's Proposal: The applicant has previously dedicated 38-feet of right-of-way from the
centerline of Linder Road abutting the site and will provide an easement for the sidewalk.
Staff Comment/Recommendation: The applicant's proposal meets District policy. The applicant
will be required to provide a 10-foot easement abutting the dedicated right-of-way for the sidewalk
and utilities. The applicant will be required to construct a 5-foot concrete sidewalk a minimum of
41-feet trom the centerline of the roadway abutting the site. OR, to provide the District with a surety
until the sidewalks are constructed as part of the McMillan/linder Roads improvement project.
3. McMillan Road
Right-of~Way Policy: District policy 72-F1 B requires minor arterial roadways to be constructed as
46-foot street sections with vertical curb, gutter, and 5-foot detached (or 7~foot attached) concrete
sidewalks within 70-teet of right-ot-way. This street section allows tor the construction of a 3-lane
roadway with bike lanes.
Applicant's Proposal: The applicant has previously dedicated 35-feet of right-of-way from the
centerline of McMillan abutting the site. The right-of-way then tapers to 47-feet at the intersection of
Linder and McMillan Roads and will provide an easement for the sidewalk.
Staff Comment/Recommendation: The applicant's proposal meets District policy. Typically minor
arterial roadways are constructed as a 5-lane roadway sections. It has been determined that this
segment of McMillan Road would be constructed as a 3-lane minor arterial roadway. Additionally,
McMillan Road from McDermott to Locust Grove has been identified as a 3-lane minor arterial
roadway in the North Meridian Area Plan. The applicant will be required to construct a 5-foot
concrete sidewalk a minimum of 28-feet trom the centerline of McMillan Road abutting the site
tapering to 35-feet trom the centerline of the roadway at the intersection. OR, to provide the District
with a surety until the sidewalks are constructed as part of the McMillan/linder Roads improvement
project.
3
Paramount Commercial
4. 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 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
District Commission.
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 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 four driveways to intersect Linder
Road and two driveways to intersect McMillan Road. The driveways proposed to intersect Linder
Road are located in the following locations.
· First driveway, located approximately 250-feet (measured property line to near edge) north
of the south property line. This driveway is proposed to be 25-foot wide and right-in/right-out
access only.
· Second driveway, located approximately 520-feet (measured property line to near edge)
north of the south property line. This driveway is proposed to be 36-feet wide and full
access.
. Third driveway, located approximately 720-feet (measured property line to near edge) north
of the south property line. This driveway is proposed to be right-in/right-out access only.
. Fourth driveway, located approximately 960-feet (measured property line to near edge)
north of the south property line. This driveway is proposed to be a 36-foot wide and full
access.
Driveways proposed to intersect McMillan Road are located in the following locations.
. First driveway, located approximately 260-feet (measured property line to near edge) east of
the west property line. This driveway is proposed to be 25-feet wide and right-in/right-out
access only.
. Second driveway, located approximately 440-feet (measured property line to near edge)
east of the west property line. This driveway is proposed to be 36-feet wide and full access.
Staff Comment/Recommendation: The applicant's proposal for the first right-in/right-out
driveway to intersect Linder Road meets District policy and is approved with this application.
The applicant's proposal for the second and fourth full access driveways to intersect Linder
4
Paramount Commercial
Road meet District policy, as they align with two existing public streets on the west side of
Linder Road.
The applicant's proposal for the third driveway right-in/right-out does not meet District access
policy and will not be approved with application. Because Linder Road is classified as an
arterial roadway it is access restricted and the use of shared access points is required.
Additionally, the proposed right-in/right-out driveway does not align with an existing public street
on the west side of Linder Road.
The two driveways proposed to intersect McMillan Road meet District policy and are approved
as proposed.
All of the driveways are restricted to a width of 36-feet and will need to be paved there 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.
5. Stub Streets
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 intra-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 has proposed to extend a public stub street created with the
Paramount South 60 Subdivision, located approximately 730-feet (measured property line to
centerline) north of the south property line. The extend stub street will be constructed as local
public street and would withy either N. Apgar or N. Deer Crest Streets on the west side of Linder
Road.
Staff Comment/Recommendation: The applicant's proposal meets District policy.
6. 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 a-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.
7. Other Access
Linder Road and McMillan Road are classified as minor arterial roadways. Other than the access
specifically approved with this application, direct lot access is prohibited to these roadways and
should be noted on the final plat.
5 Paramount Commercial
C. Site Specific Conditions of ARJ]roval
1. Provide a minimum 10-foot easement abutting the dedicated right-of-way for the sidewalk and
utilities. Construct a 5-foot concrete sidewalk a minimum of 41-feet from the centerline of the
roadway abutting the site. OR, to provide the District with a surety until the sidewalks are
constructed as part of the McMillan/linder Roads improvement project.
2. Provide a minimum 10-foot easement abutting the dedicated right-of-way for the sidewalk and
utilities. Construct a 5-foot concrete sidewalk a minimum of 28-feet from the centerline of McMillan
Road abutting the site tapering to 35-feet from the centerline of the roadway at the intersection of
Linder and McMillan Roads. OR, to provide the District with a surety until the sidewalks are
constructed as part of the McMillan/linder Roads improvement project.
3. Construct two full access driveways and one right-in/right-out driveway to intersect Linder Road in
the following locations, as proposed.
· First driveway, located approximately 250-feet (measured property line to near edge) north of
the south property line. This driveway is proposed to be 25-foot wide and right-in/right-out
access only.
· Second driveway, located approximately 520-feet (measured property line to near edge) north
of the south property line. This driveway is proposed to be 36-feet wide and full access.
. Fourth driveway, located approximately 960-feet (measured property line to near edge) north of
the south property line. This driveway is proposed to be a 36-foot wide and full access.
The driveways are restricted to a width of 36-feet and will need to be paved there 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
4. Construct one full access and one right-in/right-out driveway to intersect McMillan Road, as
proposed.
· First driveway, located approximately 260-feet (measured property line to near edge) east of the
west property line. This driveway is proposed to be 25-feet wide and right-inlright-out access
only.
. Second driveway, located approximately 440-feet (measured property line to near edge) east of
the west property line. This driveway is proposed to be 36-feet wide and full access.
5. Other than the access specifically approved with this application, direct lot access is prohibited to
Meridian Road and McMillan Road and shall be noted on the final plat.
6. Comply with all Standard Conditions of Approval.
6 Paramount Commercial
D. Standard Conditions of A~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 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. 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 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.
7 Paramount Commercial
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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. Driveway Locations
4. Request for Reconsideration Guidelines OR Appeal Guidelines
5. Development Process Checklist
8
Paramount Commercial
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Development Process Checklist
II
[gISubmit a development application to a City or to the County
[gIThe City or the County will transmit the development application to ACHD
[gIThe ACHD Planning Review Division will receive the development application to review
[gIThe 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.
DWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
[gIWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
[gIThe 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 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 IPCQ 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.
11
Paramount Commercial
."
Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on by
all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of the
request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of fact
or law in the earlier action. The request may also be supported by oral testimony at the
meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the
matter is to be returned. The Commission shall only take action on the original matter at a
meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
12 Paramount Commercial