HomeMy WebLinkAboutACHD Comments
September 10, 2007
To: Kuna Victory LLC
PO Box 2020
Boise, ID 83701
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~ CHD ~
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Subject: MPP-07-014
Emerson Park Commercial
2910 & 3030 Meridian Road
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John S. Franden, President
Rebecca W. Arnold, Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
Carol A. McKee, Commissioner
~ECEIVE~
SEP 1 - 2007
City of Meridian
City Clerk Office
On September 10, 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) 387-6174.
Sincer ,
C arrod
Planner I
Right-of-Way 8~ Development Services
Ada County Highway District
CC: Project file, Utilities
City of Meridian
Toothman-Orton Eng.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.acna.aaa.io.us
Right-of-Way & Development Services Department
CHD
Gen~N.v7~t`eel~n ~,:~
Project/File: MPP-07-014/Emerson Park Commercial
This is a preliminary plat application for the development of 34 commercial lots on
17.85 acres near the Kuna-Meridian/Victory Road intersection.
Lead Agency: City of Meridian
Site address: 2910 8~ 3030 Meridian Rd.
Staff Level
Approval: September 10, 2007
Applicant: Kuna Victory, LLC.
PO Box 2020
Boise, ID 83714
Representative: Toothman-Orton Eng.
9777 W. Chinden Blvd.
Boise, ID 8'3714
Staff Contact: Coby Harrod
Phone: 387-6174
E-mail: charrodt'a~achd.ada.id.us
Tech Review: August 31, 2007
Application Information:
Acreage: 17.85
Current Zoning: C-G
Lots: 34
Common Lots: 1
A. Findings of Fact
Existing Conditions
1. Site Information: The site is currently occupied by a landscape nursery and commercial buildings.
2
Description of Adjacent Surrounding Area:
Direction Land Use Zonin
North Residential R-4
South Vacant R-8
East Residential R-4
West Residential L-O
1 MPP-07-014/Emerson Park Commercial
3. Existing Roadway Improvements 8~ Right-of-Way
Meridian Road (SH 69) is currently improved with 4 travel lanes, a center turn
lane, and 5-foot detached concrete sidewalk abutting the site. Meridian Road
currently has 140-feet of right-of-way. Meridian Road is under the jurisdiction
of the Idaho Transportation Department.
W. Victory Road is currently improved with 2 travel lanes, and vertical curb,
gutter and 5-foot detached concrete sidewalk to the south of the site. There
is a center turn lane at the intersection with Meridian Road. W. Victory Road
currently has 80-feet of right-of-way (40-feet from centerline).
The MeridianNictory Road intersection is signalized.
4. Existing Access: The site currently has two direct access points from Victory Rd. and one
direct access point from Kuna/Meridian Rd.
5. Site History: This site was previously reviewed under MAZ09-038 / MCUP03-071 /
MPFP03-07 (Mussel Corner).
Development Impacts
6. Trip Generation: This development is estimated to generate approximately 1,540 vehicle trips
per day (220 existing) based on the Institute of Transportation Engineers Trip
Generation Manual, General Office Building 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. Traffic Impact Study: A traffic impact study was not required with this application.
9. Impacted Roadways:
Roadway Frontage Functional
Classification Traffic Count Level of
Service* Speed
Limit
Meridian Rd. 1,280' Principal 21,199 north of Better 55 MPH
(SH 69) Arterial Amity Rd on than "C"
6/13/2007
W. Victory Rd. 1,070' Minor Arterial 5,666 east of SH Better 50 MPH
69 on 1 /24/2007 than "C"
*Acceptable level of service fora 5 lane principal arterial is "E" (37,000 VTD).
*Acceptable level of service fora 2 lane minor arterial is "D" (14, 000 VTD).
10. Capital Improvements Plan/Five Year Work Program
There are no roadways, bridges or intersections in the general vicinity of the project that are
currently in the Five Year Work Program or in the Capital Improvements Plan.
2 MPP-07-014/Emerson Park Commercial
B. Findings for Consideration
°free 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. W. Victory 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).
Applicant Proposal: The applicant is not proposing to construct any improvements to W. Victory
Road with this application.
Staff Recommendation: W. Victory Rd. is built-out in its current configuration. No additional right-
of-way or improvements are required with this application.
3. Kona-Meridian Road (SH 69)
Staff Comment: Highway 69 is under the jurisdiction of the Idaho Transportation Department
(ITD). The applicant, the City of Meridian, and ITD should work together to determine if additional
right-of-way or improvements are necessary on Highway 69.
4. Access/Offsets
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 District Commission.
Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a minimum of
300-feet from an arterial roadway (measured centerline to centerline).
Applicant Proposal: The applicant is proposing to construct one direct access point that intersects
E. Victory Road approximately 700-feet east of Kuna-Meridian Rd.
Staff Recommendation: The applicant's proposal meets District policy and should be approved
with this application.
5. Internal Streets
Commerciallindustrial Roadways: District 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.
3 MPP-07-014/Emerson Park Commercial
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius of 45-feet. Landscape and parking islands may be constructed in
turnarounds if a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-feet are
provided. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing.
Applicant Proposal: The applicant is proposing to construct the internal streets as 41-foot
commercial street sections with vertical curb, gutter, and a 5-foot attached sidewalk within 54-feet of
right-of-way.
Holleran Drive terminates at both ends with standard cul-de-sac turnarounds. Emmerson
terminates where it intersects Holleran Drive.
Staff Recommendation: The applicant's proposal meets District policy and should be approved
with this application.
6. Common Drives
Private Road Policy: If the City of Meridian approves the private road, the applicant shall be
required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the
site beyond the edge of pavement of Emmerson and install pavement tapers with 15-foot curb radii
abutting the existing roadway edge.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will
be accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACRD:
Dedicate a minimum of 50-feet of right-of-way for the road.
Construct the roadway to the minimum ACHD requirements.
Construct a stub street to the surrounding parcels.
Driveway Offset Policy: District policy 72-F4 (1) and 72-F4 (2), requires driveways located on local
residential roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet
(measured near edge to near edge).
Applicant Proposal: The applicant is proposing to construct two 24-foot wide common drives. The
first intersects the cul-de-sac turnaround at the south terminus of Holleran Drive and also intersects
Emmerson Street approximately 280-feet north of E. Victory Road (measured near edge to near
edge). The second private drive intersects Emerson Streets approximately 310-feet north of E.
Victory Road (measured near edge to near edge).
Staff Comment/Recommendation: The applicant's proposal .meets District Policy and should be
approved with this application.
4
MPP-07-014/Emerson Park Commercial
C. Site Specific Conditions of Approval
Construct the internal streets (Emerson Street / Holleran Dr.) as a 41-foot street section with vertical
curb, gutter and a 5-foot attached concrete sidewalk within 54-feet of right-of-way. Provide an
easement for any portion of the sidewalk located outside of the right-of-way.
2. Construct two cul-de-sac turnarounds at the north and south terminus of Holleran Drive
3. Construct the southern common drive intersecting Emerson Street approximately 280-feet north of
East Victory Road, paved 24-feet in width and at least 30-feet from the edge of pavement of
Emerson Street.
4. Construct the northern common drive intersecting Emerson Street approximately 310-feet north of
East Victory Road, paved 24-feet in width and at least 30-feet from the edge of pavement of
Emerson Street.
5. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
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-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 ACRD 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.
5 MPP-07-014/Emerson Park Commercial
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 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.
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. Request for Reconsideration Guidelines OR Appeal Guidelines
4. Right of Way Improvements Guideline Request
5. Development Process Checklist
6 MPP-07-014/Emerson Park Commercial
MPP-07-014/Emerson Park Commercial
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g MPP-07-014/Emerson Park Commercial
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS 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 ACRD 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 ROWDS 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 MPP-07-014/Emerson Park Commercial
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of utility
improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shalt have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review is
to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans.
Utilities may request an updated plan review meeting if revisions are made in the preliminary plans
which affect the utility relocation requirements. Utilities shall have thirty days after receiving the
revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com
for a-mail notification information.
10 MPP-07-014/Emerson Park Commercial
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 ACRD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one 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 Level 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 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.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID 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 Use Permit Application"
to ACRD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative 8 Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment 8~ 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 ACRD Construction -Subdivision to be reviewed and approved by the ACHD 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.
11 MPP-07-014/Emerson Park Commercial