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HomeMy WebLinkAboutACHD Commentsf 7~~~1 "~ CHD ~ July 11, 2008 To: Shaun Wardle Meridian Development Corporation 33 E. Idaho Street Meridian, Idaho 83642 Subject: The Hub (MCUP-08-020, MCZC-08-069, MDES-08-021) Carol A. McKee, President Sherry R. Huber, 1st Vice President Dave Bivens, 2nd Vice President John S. Franden, Commissioner Rebecca W. Arnold, Commissioner ~~~~~v~~ ~~~ , , Z~8 GITY OF ME~~~~AN CITY CLERK OFFI('.F On 11 July 2008, the Ada County Highway District Planning Review staff acted on the above applications. 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) 387-6187. Sincerely, Matt Edmond Planner II Right-of-Way 8~ Development Services Ada County Highway District CC: Project file Walter Lindgren, Johnson Architects - C. Caleb Hood, Meridian City Planning Department (sent via email) Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us Right-of--Way & Development Services Department ~~~`~~ '~ C D ~ Gaxd"ed~e ~ti~ Project/File: The Hub (MCUP-08-020, MCZC-08-069, MDES-08-021) This application is for conditional use permit, certificate of zoning compliance, and design review fora 26, OOOsf mixed-use building and parking facility on 0.83 acres in the O-T zoning district. Lead Agency: Meridian City Site address: 200/226/234/242 E. Broadway Avenue Staff Approval: TBD Owner/Applicant: Meridian Development Corporation 33 E. Idaho Street Meridian, Idaho 83642 Representative: Johnson Architects 440 E. Corporate Drive, #102 Meridian, Idaho 83642 Staff Contact: Matt Edmond ~ ; Phone: 387-6187 _~ ~ ~~ ~ ~~ ~t .tip., E-mail: medmond(a~achd.ada.id.us - •-,~ ~' ~; ,`---~~-°~~~ - .~ I Tech Review: None requested , m -. -~-~.. ~..____,~ ~ a. Application Information: tiM ~'~ ~ ~. v Acreage: 0.83 ~ ,,~ ~ ____ ~ 4. Zonin O-T ~` ~'~° '~ ~ ~" 9• Retail Space: 8,019sf _ ~~ ~ ~~ bl _.. _- Office Space: 18,142sf , ,~ _~-a;~• o V i~-~--<~--~---1~~~ , o Parking: '~.~ ~ ~ a - • ~ '~~ , >~„ p _ ~;~ ~.• ~ ~'"o~~I On-street arallel: 8 ~ ~ a On-street angled: 21 ~ ~ ~. ~ j ~ I BRQAO\1'Al~--' - - ~ - A. Findings of Fact .~ ~~~~ ~ ~ ~~~,-~~,~,~~, ~~ o Existing Conditions -- 1. Site Information: The site currently contains atwo-story commercial building and two single-family residential buildings. 2. Descri tion of Ad'acent Surrounding Area: Direction Land Use Zoning North Meridian Police De artment, cit ark O-T South Industrial 1-L East Sin le-famil residential R-15 West Vacant (proposed mixed-use development O-T 1 The Hub 3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site • Broadway Avenue is currently improved with between 55-feet and 70-feet of pavement, and some vertical curb and gutter abutting the site. Sidewalk is concrete along the west end and asphalt along the east end of the site. Broadway Avenue has an 80-foot right-of-way (40-feet from centerline) abutting the site. Angled on-street parking currently exists along Broadway Avenue at the site's west end. • Second Street is currently improved with between 44-feet and 60-feet of pavement, vertical curb, gutter, and sidewalk, within 80-feet of right-of-way (40-feet from centerline) abutting the site. Angled on-street parking currently exists along Second Street abutting the site. • Third Street is currently improved with 46-feet of pavement and detached sidewalk, within of 80- feet of right-of-way (40-feet from centerline) abutting the site. • The alley abutting the site to the north is paved its entire length inside a 16-foot right-of-way. 4. Existing Access: The site currently has three defined access points onto Broadway Avenue. 5. Site History: ACHD has not previously reviewed this site for a development application. 6. Adjacent Development: A proposed 16,OOOsf mixed-use development across Second Street from the site is currently in the approval process. Development Impacts 7. Trip Generation: This development is estimated to generate 885 additional vehicle trips per day, based on the Institute of Transportation Engineers Trip Generation Manual for 18,OOOsf of General Office (ITE code 710), 4,OOOsf of Specialty Retail (ITE code 814), and 4,OOOsf of High-Turnover Restaurant (ITE code 932). 8. 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. 9. Existing Condition of Area Roadways: Roadway Frontage Functional Traffic Count Level of * Speed Classification Service Limit Broadway 300' Local 895 east of Main N/A 25 MPH Avenue Commercial 6/15/2005 Second 120' Local 1,225 south of Carlton N/A 25 MPH Avenue 11./1 /2005 Third Avenue 120' Local 3,393 north of Franklin N/A 25 MPH 5/10/2007 Main Street None Principal 17,774 south of Pine Exceeds " " 35 MPH Arterial 10/3/2007 D "Acceptable level of service for athree-lane principal arterial roadway is "E" (18,500 VTD). 40. Capital Improvements Plan (CIP) /Five Year Work Program (fYWP): Meridian Road and Main Street are listed in the FYWP to be realigned into a split corridor, with Phase 1 (south of Franklin Road) occurring in 2009 and Phase 2 (north of Franklin Road) occurring in 2012. 2 The Hub B. Findings for Consideration 1. Broadway Avenue Right-of-Way Policy: 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 40-foot street section with curb, gutter and 5-foot wide concrete sidewalks. Diagonal Parking: ACRD staff must consider the following requirements to consider angled parking: 1) diagonal or perpendicular on-street parking is common in area; 2) existing activities have no feasible possibility of accommodating demand by obtaining adequate parking by off- street parking and parallel curb parking; 3) a hold harmless agreement is prepared and executed by the proponent of the parking, and indicate that the diagonal parking may be required to be removed at the discretion of the Ada County Highway District. Applicant's Proposal: The applicant is proposing to extend diagonal parking along Broadway Avenue abutting the site between Second and Third Streets. The applicant is also proposing to install vertical curb and gutter, an 8-foot paver/planter strip, and a 5-foot concrete sidewalk along Broadway abutting the site. Portions of the sidewalk will lie outside of the right-of--way. Staff Comment/Recommendation: Diagonal on-street parking is common in the vicinity of the site, and the applicant has made efforts to accommodate parking on-site. The applicant should prepare and execute a hold harmless agreement, and coordinate the design of any curves in the curb line with District staff. Coordinate the design and location of the diagonal parking with District Traffic Services and Development Review staff. The applicant should provide a public sidewalk easement for any portion of the sidewalk the lies outside of the right-of-way, and enter into a license agreement for the maintenance of the paver strip, tree wells, and all street furniture to be located in the right-of-way. 2. Second Street Right-of-Way Policy: District policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F16). This right-of-way allows for the construction of a 40-foot street section with curb, gutter and 5-foot wide concrete sidewalks. Applicant's Proposal: The applicant is proposing to replace the existing diagonal parking on Second Street with parallel parking, and install vertical curb and gutter, an 8-foot paver/planter strip, and a 7-foot concrete sidewalk abutting the site. The applicant is also proposing to install an 11-foot concrete strip within the right-of-way for use as future cafe seating. Staff Comment/Recommendation: The applicant should enter into a license agreement for the maintenance of the paver strip, tree wells, and all street furniture .to be located in the right-of-way. The applicant should also enter into a license agreement for any commercial uses (cafe seating) located in the right-of-way. 3. Third Street Right-of-Way Policy: 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 40-foot street section with curb, gutter and 5-foot wide concrete sidewalks. Applicant's Proposal: The applicant is proposing to install vertical curb and gutter, an 8-foot paver/planter strip, and a 10-foot concrete sidewalk Staff CommentlRecommendation: The applicant should enter into a license agreement for the maintenance of the paver strip, tree wells, and all street furniture to be located in the right-of-way. 3 The Hub 4. Tree Planter Policy The District's Tree Planter Width Interim Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 5. Bulb-outs Applicant's Proposal: The applicant is proposing to install bulb-outs at the corners where Second and Third Streets intersect Broadway Avenue abutting the site. The applicant is proposing to bring the bulb-out curb face to 7-feet from the centerline of Second Street, 12-feet from the centerline of Third Street, and 15-feet from the centerline of Broadway Avenue Staff CommentlRecommendation: The applicant should design the bulb-outs so that the curb face is no closer than 12-feet from the centerline of Second and Third Streets, and so that it matches the existing bulb-outs on Broadway Avenue to the west. Additionally, the applicant should design the bulb-outs with a minimum 18-foot radius where they meet the regular curbline. C. Site Specific Conditions of Approval 1. Prior to issuance of a building permit, prepare and execute a hold harmless agreement for the proposed on-street diagonal parking on Broadway Avenue abutting the site. The agreement shall indicate that the diagonal parking may be required to be removed at the discretion of the Ada County Highway District. 2. Install vertical curb and gutter, an 8-foot paver/planter strip, and minimum 5-foot concrete sidewalk along Broadway Avenue abutting the site. Provide a public sidewalk easement for any portion of the sidewalk along Broadway Avenue that is located outside of the right-of-way. Enter into a license agreement with ACHD for the maintenance of the paver strip, tree wells, and all street furniture to be located in the right-of-way. 3. Install vertical curb and gutter, an 8-foot paver/planter strip, and minimum 5-foot concrete sidewalk along Second Street abutting the site. Provide a public sidewalk easement for any portion of the sidewalk along Second Street that is located outside of the right-of-way. Enter into a license agreement with ACHD for the maintenance of the paver strip, tree wells, and all street furniture to be located in the right-of-way. 4. Enter into a license agreement with ACHD for any commercial uses (cafe seating) located in the right-of-way. 5. Install vertical curb and gutter, an 8-foot paver/planter strip, and minimum 5-foot concrete sidewalk along Third Street abutting the site. Provide a public sidewalk easement for any portion of the sidewalk along Third Street that is located outside of the right-of-way. Enter into a license agreement with ACHD for the maintenance of the paver strip, tree wells, and all street furniture to be located in the right-of-way. 6. Install bulb-outs at the corners where Second and Third Streets intersection Broadway Avenue abutting the site, so that the curb face is no closer than 12-feet from the centerline of Second and Third Streets, and so that it matches the existing bulb-outs to the west. The bulb-outs shall have a minimum 18-foot radius where they meet the regular curbline. 7. Comply with all Standard Conditions of Approval. 4 The Hub D. Standard Conditions of Approval 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 ACRD roadway or rig ht-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 DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any 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 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. 5 The Hub Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordination 4. Request for Reconsideration Guidelines OR Appeal Guidelines 5. Development Process Checklist ~~ ~ ~ ~ o ~.~ ~ i ~~ ~ ~ ~ it .J. `y !, M-Nh_ W ~ ~ n. j~f 4~~ `~` ,~r. of ~ C~.7 ~ ~ ~-y IQAIIp r~j~ ~ `-% ~~ ~ ~ m am ~ ~ m . m ~ •. _t~~ ~, ,-f • o -,, i r ~. ~ ' ~ Sii'''v~"", fid_...,~'a.,~,• I - t U.~..~.,,..,~ ,--,u,..~Ut~ i Y;.,J ~ h ° -J ~ ~~ ~1..2 l ~ ,r~ : m ~U o$ a~ ~ 0 a ` m 7~ ~~ ~-- ~ ~i fl~ 08 ' ter;. °' ~ ,~ b • a ~ ~(~ ,S o ) • ~ ~~ ~ • ~~ .., ~ r~~ .- II ,~ _ ~ .I ~ ~ ~, ~, ~~ ~~ .,v J ~~ACC~YI ~ 'J ~~ -~li~~ r i -~ ti}~ ,~~~. (Y{Y d d ~, r~ O 4 ~' ~a ~~ - ~~ r-""~ ,Q 8 -. -~ ~ °° ~ ~ ~ ~ I t 1~ 1 i ~~:~ ~ ~~ ~~ a `O m ~~ ~ Q g ©'~-- ,~JQ e~ ii_~ J ~ 0 e ~.,~-~ ~ ~~~~~ ~ ~a ~ d ' ~ ~ ~ (' 1. , ~ ~ -.~.° 6 The Hub ~~,~.1 13'3211•S 02lIHl'3 ~._ . €• i ~ ~. 4i ~t~"¢ ,` 1 ~~ l! j ,l' 411~~ "'~ s, , ~, , w~ J J. . Q/ off. f _ _ 1 E -- ~ .. s ~ \] ~` `~ ' ~~ .1 _ ~~ ~~ b bI ~ ._,.~.\ °~~i I~l; ~. w `~' ~, Z Op a ~; O '~: 'm. ~a - ~MOaeo$ 1;332l1SaN0~3S'3 ~? y ~~ :L SS. fL ~ 9 to N :n N V ~ ~ ~ N C c d Ih 11 II , F :% o~ ~ v . N ^ rri ~ U ,o v .~ ~x v F ,` S °o iy ~ r M, 7 ~ ~: W o. a o. N °0. /1 O N CO r O N `ti ~ N O ~''~K ' 1 d'3V F {~~.+~ V d A M3 'Dai r~ : - ~ 'O N b. a ~ ~: ~~~ r'~~ r' .W j-.1 ~~, ~. C' ~ ~~ ~, ~~ffi U v o ,. Q a .~; ~e 3 I--1 ~ ~.~~.. a x ~ c 3 d ~y .• V ~C A' ~~yy °p ~N ~ '~V ~w1 ~ ~ `~G '~ ' Q N .1: 1 C . V u' :~ Q O w~ v ~~ ~ ~... ~ ( y a °~ ` ~ ~ a 1~ m ~~ ~ u a u c ~ ;,~ ~ ~o u ,$ r w. v Q~~~ 5 0 ' ~ a ~ s ~~ m 2 ~ U F y m f . ~ W ~ ~ c . ,p°u3 ii ~i S ®a ~~ ~ ~ b o 3 I I W a d h .Q ~< ~', %' _~ ~ $~~' ~~~ ;~ ~~ ~ ° e3 e ° j ^^ ~ ' w ~ ;~ r /~ u .~, 7 The Hub Ada County Utility Coordinating Council DeveloperlLocal Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification fo 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 shall 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. 8 The Hub 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 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 ACRD, 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 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) ^ 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. 9 The Hub 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. 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. 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.. 10 The Hub