HomeMy WebLinkAboutFairview Lakes CUP 03-014April 28, 2003 CUP 03-014
MERIDIAN PLANNING 8~ ZONING MEETING May 1,2003
APPLICANT Fairview Lakes, LLC ITEM NO. ~ Q
REQUEST Public Hearing -Request for a Conditional Use Permit for a reduction of approved
192 unit apartment to 96 units and to allow3r566'Square Toot office park for Fairview Lakes -- 824
East Fairview Avenue ,/ ~
AGENCY ~ ~ COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
See attached Staff Comments
See attached Comments
See attached Comments
INTERMOUNTAIN GAS:
OTHER: See attached davit of
Contacted:
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Phone: 3 ~ 3
presented at p~bllc meeFings shall become property of the City of Meridian.
RPR-25-200312:08P FROP1:Sanitary Sertrices~ 1 208-688-5052
MAYO
Rohm D. C ie
CITY COUNCIL MEMBERS
Tummy IleWeerd
Willi¢m 4 M. Nary
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Keith aird ~~ (20N) 984553] - Fax 88x•485.1
TRANSMITTALS TO AGENCIES FOR COMMENTS ON bEVELOPMENT PROJEGTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will De considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg. City Clerk, Dy:
Transmittal Date: March
File No.: CUP 03-014
Request. •Gonditional Us
units and allow
gy: rarrvlew r.Btrces,
Location of Properly or Protect:
ZD03 Hearing Date:
TO: Meridian Clerk P:2~14
LEGAL DEPARTMENT
(20a) 288.2A99 • Fu 28tl-:>U1
YA RK$ & RECREATION
f-'f18 saa-jsw • raa xex-ssui
PUBLIC VdORKN
(?081999-550 •Po. NN7•I?97
DUILDING UEPARTMFNT
(:Da1887-?jl I • Fas R81-1297
a reduction of approved 192 unit apartment to
,a foot office Dark for Fairview Lakes
Fairview
David ZeremDa, P2 (rlo
Jerry Centers, P2 (Are w
Leslie Mathes, PJZ !No vl
Michael Rohm, P2 (No ~
Keith Borup, P2 flJo vAr
RobeA Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
ICeilh Bird. C!C
Cherie McCandless, C/C
Water Departmeni
Sewer Department
~SanitaryService (NO VAR
Building Department
Fire Department
Police Department
CHy Attorney
City Engineer
City Planner
R~CEIVE~t
APR 2 8 2^,,~3
City o1Mk p r~,e
City
lAR, VAC, FP) Meridian School District (NO FP)
IR. VAC, FP) Mefldi80 Post Office (FPiPP oMy)
~R. VAC. FP) Ada County Highway Di5lricl
AR, vAC. FP) Community Planning Assoc.
y var2, FP) Central District Health
Nampa Meridian brig. District
Settlers IMgatlon District
IdehO Power Co. (FPiPPonry)
U.S. West (FP~PP Only)
InlermouMaln Gas (FP~PP auy)
Bureau of RaGamaUon (FPiPP only)
Idaho Trensponadon Departmeni rAro FP)
vAC, FP) Ada County rnnnexaoon oMy)
Ada County Land Records (FPiPP very)
Meridian Development Corporation
Hi9torir;al Preservation Commission
Your Concise Remarks:
HOLD BY ~1`` `~'f`°Q~
COMMENTS: VKDL£_. ,~fi! -P4..,s .ua~D To
33 EAST IDAHO • MERIDIAN. IDAHA 83642
(20818B8•i433 • Fax (208} 881.48[3 • Crty Clerk Olticc Fax (208) 888.4218 • Human Resources Fac (208) 88x6723
RPR 25 '03 13 18 ~ 208-888-5052 PRGE.02
TRMURA RND R530C IATE
Apri124, 2003
Planning & Zoning Department
City of Meridian
660 E. Watertower
Meridian, Idaho 83642
RE: Fairview Lakes
824 E. Fairview Avenue
Meridian, Idaho
To Whom It May Concern:
RECEIVED
APR 15 2003
Cf~Cle ~ ~ce
In regards to the above referenced project, the subject property was posted on April 18,
2003. with three 4'x4' signs. One was posted at the end of Clarene Street, Teare Avenue
and a double sided sign was posted on Fairview Avenue. The sign notified the public of a
hearin May 1, 2003 for the Planning and Zoning Commission in regards to the reduction
of the] 92 unit apartment complex to 96 units and the addition of an office park. If you
information please contact me.
State of Idaho }
)ss.
County of Ada )
On this 24'" day of April, in the year 2003, before me, a Notary Public in and for
the State of Idaho, personally appeared Doug Tamura, known or identified tome to be
the person whose name is subscribed to the within instrument, and acknowledged to me
that he executed the same.
IN WITNE55 WEIEREOF, I have hereunto set my hand and affixed my official
seal the day and year in this certificate first above written.
,:. ,
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336 4062 04/25/03 02:60pm P. 001
NOTARY PUBLIC for Ida o
Residing at Boise, Idaho
My commision expires: S - I ~ Z <:~ 3
RPR 25 '03 15~4Q 336 4062 PRGE.01
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPAR'T'MENT
(208) 466-9272 • Fax 466-4405
Robert D. Cacrie CITY OF MERIDIAN PUBLIC WORKS
CITY COUNCIL MEMBERS 33 EAST IDAHO BUILDING DEPARTMENT
Tammy deWeerd (208) 898.5500 ~ Fax 887-1297
IDAHO 83642
MERIDIAN
Keah Bad ,
(208) 858-4433 • FAX (208) 887-0813 PLANNING AND ZONING
Cherie M~Caudles CiTy Clerk Office Fax (208) 888.4218 DEPARTMENT
William L.M. Nary (208) 8845533 • FAX 888.6854
MEMORANDUM: Hearing Date: May 1, 2003
To: Mayor, City Council aad Planning & Zoning Commission ~T~~n T[;1T
From: David McKinnon, Planner II ~ APR 2 5 2003
Bruce Freckleton, Senior Eng eenng Tech
City Of Meridian
Re: FAIItVIEW LADS City Clerk Office
Request for Conditional Use Permit Approval to Revise a Previously
Approved Conceptual Planned Developmertt for Fairview Lakes (File
No.CUP-02-011), by Fairview Lakes, LLC (File No. CUP-03-014).
We have reviewed the above referenced submittals and otter the following comments, as
conditions of approval. These conditions shall be considered iu full, unless expressly
modified or deleted by motion of the Meridian City Council:
APP iCATION SU14II4IARY
The applicant(s), Fairview Lakes LLC, have applied for a conditional use permit to revise the
approved conceptual and detailed planned development for the recently approved Fairview
Lakes project. The original approval of the project included the conceptual approval of shopping
center and detailed conditional use permit for 192 apartment units on the north side of Fairview
Avenue, approximately half a mile east of Meridian Road.
The applicant is now requested a reduction in apartment units from 192 units to 96 units and
replacing the eliminated apartments with an office park, within 4.3 acres of land ctuTently zoned
R-40 and would include the parcel zoned C-N. The multi-use pathway, a clubhouse and other
improvemems associated with the Jackson Drain will still be completed as part of the apartment
project; however, the swimming pool has been eliminated from the apartment complex.
The applicam intends on subdividing the office park in the future, and the submitted site plan is
intended to provide a conceptual future layout of the office building pads.
No revisions have been requested for the shopping cerrter portion of the subdivision.
Because this project is being approved as a conceptual planned development only, additional
detailed conditional use permits shall be required in the future, prior to construction.
Planning & Zoning Commission/Mayor & City Council
May 1, 2003
Page 2
CURRENT OWNERS OF RECORD
Fairview Lakes, LLC are the current property owners and they have submitted an affidavit of
legal interest to allow the submittal for the planned development.
LOCATION
The property is located on the north side of Fairview Avenue, approximately '/: a mile east of
Meridian Road
SURROUNDING PROPERTIES
North: The Willows Subdivision, zoned R-8.
South: Commercial property, zoned C-G and R-8 (a car lot).
East: Settlers Village and a car wash, zoned CG and R-8.
West: A mobile home park and commercial property, zoned R-8 and GG
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features as noted above. A part of the submitted landscape plan is
conceptual and appears to meet the requirements of the Landscape Ordinance, and the
remainder of the plan is identical to the detailed planned development landscape plan
previously submitted for the apartment complex. A new detailed landscaping and parking
plan will be required with a new preliminary plat or conditional use permit application in
the future for the office park.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Mixed Use
Community". Staff finds that the proposed reduction in residential units and the
additional office uses are harmonious with and in accordance with the Comprehensive
Plan.
CUP-03-014 Pavvicw Lekes CUP
Planning & Zoning Commission/Mayor & City Council
May 1, 2003
Page 3
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds that the revisions to the proposed mixed use subdivision use will be
harmonious with the intended (mixed use) and existing (mixed use) character of the area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the revised project will have an adverse impact on other
properties within the vicinity; however, the Commission and Council should consider any
testimony (written and oral) presented at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the revised development plans will be adequately served by the essential
public facilities and services listed above.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public that would be considered excessive.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that there will be similar levels of traffic and noise in the general vicinity of
the revised project when compared to the original project. Staff further finds that
approval of the revised project will not lead to a major increase in smoke, fumes, glaze,
odors or other disturbances that will be considered detrimental to the welfare of the City
and the subdivision's neighbors.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
COP-03-0i4 Fevview Lakes CUP
Planning & Zoning Commission/Mayor & City Council
May 1, 2003
Page 4
Staff finds that the proposed use and vehicular approaches will not create significant
interference with any traffic on the surrounding public streets.
Please review the ACRD report for this project for additional information regarding this
finding.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use. Existing trees greater than 4" caliper must be retained
or mitigated for, if removed.
CONDITIONS OF APPROVAL (Conceptual)
Applicant shall meet all of the requirements of the previously approved Development
Agreement, Preliminary P lat and Conditional Use Permit, unless modified below, as a
condition of the revised conceptual approval for this Planned Development.
2. Revise section 4.1 on page 4 of the Development Agreement to reflect the changes
requested by the applicant, including the reduction of apartment units from 192 units to
96 and up to 25 free-standing office buildings.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
4. All signage within the development shall be subject to a planned sign program per MCC
11-14-9E.
5. This approval is only conceptual, pursuant to MCC12-6-7B, therefore, each future phase
of Fairview Lakes, excepting exclusively residential phases, will require a detailed
Conditional Use Permit prior to construction.
6. The landscaping plan (for the revised portion of the property) is not approved as
submitted. A revised landscaping plan will be required at the time of submittal for a
preliminary plat or upon submittal of a detailed conditional use permit for a future phase
of the project.
The revised concept development plan, Sheet SD5.0, dated 2-11-03, is approved as
submitted.
RECOMMENDATION
Staff recommends approval of the revised conditional use permit with the aforementioned
findings and conditions.
cue-o3-ota aa;rvi<w cee~ cue
roeePn su.$
Deputy Chief
Meridian Fire Department
540 E. Fraaklm Rd
Meridian, Id 83642
Apti121, 2003 RECEIVED
APR 2 1 2003
TO: Meridian Planning & Zoning Conmrissron City Of Meridian
City Clerk Office
FROM: Joseph Silva, Deputy Fire Chief; Fire Preverttitm
SUBJECT: Revised Fairview Lakes Sub CUP O1r014
following are the requite to provide minim fire protection:
«,,.
8' afire-flow as required by the 1997 Uniform Fire Code Appendix IIl-A Please show all
~ r ~ .~ within 500' afthe project on the resubmitted plat
t~ Y
,~ ~~k~i " " sand 1meIDal roads shall corners with a minimum of a 28' made IadmS and 48'
~~a~ 3~Tr
{` a
h'+ ~ J r ig~ A:•
` n~ ~' proposed buiklin~ 8c uses shalt comply with the 1997 Unifomr Fire Code.
~~~ ~~~~
~ ~ of water' supply protection " of the wager system
~~,~~e ~~' for fire ~ eontingem upon acceptance
x~, rr~=
sa ~, of Meridian for wawa' quality.
5. Final approval offire hydram lowaons shall by theFire Department
6. The roadways shall be bunt to Ada Couuty Highway Standards and shall have a clear driving
surface which is 20' wide. UFC 902.2.1
7 provide an approved tum around for any alreel, which exceeds 150' in length as a resuh of the
phasing of the project.
8. The proposed 192 umt subdivision will have an unlmown transient population and will gave
an undetazmined impact Mendmn Fite Department pall volumes. According W a report completed
by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are
projected to reach 2800 in the year' 2005 and 3800 by the year 2010, this is up from 2069 responses in
the year 2000.
9. All building use and oocuPancres will have to meet the separation requirements of the
Uniform Building Code.
~,~
i, ,
Apri! 21, 2003
Page 2
10. The fire department requests that a°Y firinre sigoalizalion installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by
fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer
Test Smoke DetectorsMomhdy
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE May 1, 2fJf33 ITEM # 1 ~
PROJECT NUMBER CUP 03-014
PROJECT NAME Fairview Lakes
NAME (PL SE PRINT) FOR AGAINST NEUTRAL
r
CL
~?AY
CI
__ --~_.-
.,~q" f~~~M.
Sherry R. Huber, President
Susan S. Eastlake, 1st Vice President
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
April 25, 2003
RECEIVED
To: Fairview Lakes, LLC
111 Auto Drive, Suite 102 APR 2 B 2003
Boise, Idaho 83709
City of Meridian
Subject: Fairview Lakes/Devon Park/Devon Park #2 City Clerk Office
Mixed use subdivision
824 East Fairview Avenu
On April 22, 2003, 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 208-387-6177.
Sincerely,
Andrea N. Tuning
Principal Development Ana st
Right-of-way & Development Services
Planning Division
CC: Planningg~& Development project file
fyof!Ft~eridiari
Construction Services
Drainage
Utilities
Ada County Highway District
318 East 37th Street
Garden City ID 83714-6499
Phone (208)387-6100
FAx(208)387-6391
E-mail:
_ ' Ada County Highwa Distri
Y ct
r[anning Review Division
This application requires Commission action because of the number of vehicle trips per day that the site
generates, and is scheduled to be on the consent agenda on July 10, 2002 at 6:30 pm. Tech Review for this
item was held wdh the applicant on June 28, 2002. This item was revised on March 26, 2003 after the
Meridian City Council approved the item on Maroh 25, 2003. Please refer to the attachment for request for
reconsideration guidelines. 5taffcontact.• Andrea N. Tuning, 387-6177, atuning@achd.ada.id.us
F'
ile Number(s}: Fairview Lakes Apartment Complex / MAZ-02-011 / MCUP-02-014
Devon Park Subdivision/MPP
02
0
-
-
34
Devon Park Subdivision #2/MPP03-006
Site address; 824 East Fairview Avenue
Owner: Fairview Lakes, LLC
111 Auto Drive, Suite 102
Boise, Idaho 83709
Applicant: Hopkins Financial Services, Inc.
111 Auto Drive, Suite 105
Boise, Idaho 83709
Representative: Tamura & Associates
499 Main Street
Boise, Idaho 83706
Application Information
The applicant is requesting annexation, rezone, conditional use and planned unit development approval to
construct amulti-family apartment complex and 35-commercial/retail/office lots. The site is located on the
north side of Fairview Avenue at approximately the mid mile marker between Locust Grove Road and
Meridian Road.
Acreage: 9.1 acres
Current Zoning: RUT
Proposed Zoning: R-40
Vicinity Map
A.
Trip Generation: This development is estimated to generate 10,960 additional vehicle trips per day
(0 existing) based on.the submitted traffic study.
4.
2.
3.
Findings of Fact
Impact Fees: The impact fee rate from the fee tables for.
Impacted Roadways:
Fairview Avenue
Fronta`
Functional Street. Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
1,080-feet
Principal arterial
Cest of Locust Grove was 29,931 on 7-6-00.
35
Fairview Avenue and Jericho Drive intersection
Tear
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
60
Local residential
Not available
20
Claren- e
Frontage: 60
Functional Street Classification: Local residential
Traffic count:
Speed limit: Not available
20
Jerich_ R_ad
Frontage;
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
0
Collector
North of Fairview was 3,850 on 8-7-01
Better than"C"
30
Jericho Drive and Fairview Avenue intersection
Traffic Impact Study; A traffic impact study was required with this application. The submitted traffic
impact study was compiled by Dobie Engineering and the following is a summary of the findings:
This Development is projected to be built-out by the year 2005. The following is a summary or the
findings and recommendations provided by the Traffic Engineer:
o Apartment is $781.00 per unit.
o General Office is $2,169.00 per thousand square feet of gross building area, based on
the impact fee ordinance in effect at this time.
o Specialty Retail is $1,885.00 per thousand square feet of gross building area, based
on the impact fee ordinance in effect at this time.
o Bank with drive-thru is $9,990.00 per thousand square feet of gross building area,
based on the impact fee ordinance in effect at this time.
o Fast Food with drive-thru is $4,715 per thousand square feet of gross building area,
based on the impact fee ordinance in effect at this time.
2
The proposed Fairview Lakes Subdivision project is a proposed mixed use development including
apartments, professional offices, specialty retail, and restaurants. The project will be developed in
phases and is expected to reach full build out by the year 2005.
Fairview Avenue is a standard principal arterial with a 64 ft. wide five-lane urban section. The posted
speed limit is 35 mph east of Locust Grove Road. The Level of service for Fairview Avenue is
estimated to operate at a LOS B/C during the peak hour period in the year 2005 without the addition
of the site traffic.
This development is projected to generate 10,960 total trips, of which 1,230 will be captured within
the development. Of the remaining 9,730 trips 5,545 were estimated to be new to the area while
4,185 trips were estimated to be pass-by trips already on Fairview Avenue. These trips were based
on 192 apartment units, 15,000 sf of office space, 100,000 sf of retail use, a 5,600 sf bank, and 8,000
sf for restaurant. A trip capture rate of 11.2% was used. The totals from the revised application were
192 apartment units, 15, 000 sf of office space, 92, 800 sf of retail use, a 5, 000 sf drive-in bank, a
4,000 sf fast food restaurant w/drive-thru, and a 12, 000 sf high turnover restaurant The totals
presented in the traffrc study are actually higher than those calculated for the application total. This is
the conservative approach which will safeguard against totals that maybe higher than those
projected. The need for a signal at this intersection should not be affected by the difference in traffic
projections.
~~« uamc wm experience significant delay during the PM peak hour.
"' -This analysis was based on the assumption that the west access will be approved for
Signalization. Approach traffic from the site will maintain acceptable service levels by that
time period with the addition of a traffic signal.
Fairview Avenue was evaluated for Level of service in the build out (2005) and 2020. The projections
for the peak hour were LOS C for 2005 and LOS E for 2020 based on a five-lane roadway. The
recommendation is that Fairview Avenue be expanded to handle the additional capacity needed after
year 2020.
The Traffic study reviewed the Signal Warrants from the 1988 MUTCD. The analysis indicates that
warrant #1 will be met with 75% of site traffic using the signalized intersection. Warrant #2 is met with
less than 50 /o of the site traffic. Similarly, warrants #9, #10, and #11 are all satisfied based on
projected traffic volumes.
3
5• Site Information:
The site is currently vacant.
6• Description of Adjacent Surrounding Area:
• North: Meridian Place Subdivision Number 1
• South: Commercial /retail
• East: Fairview Terrace Mobile Home Park
• West: Settlers Village Re-subdivision
7~ Roadway Improvements Adjacent To and Near the Site
The site has access to Fairview Avenue and two local residential stub streets, Teare Avenue and
Clarene Street.
Fairview Avenue is improved with 5-traffic lanes with no curb, gutter or sidewalk abutting the site.
There is curb, gutter and 5-foot concrete sidewalk located directly to the east of this property and was
constructed with carwash that is located on the northwest corner of Jericho Road and Fairview
Avenue.
Teare Avenue and Clarene Street are improved with 2-traffic lanes (37-feet of pavement) with curb,
gutter and 5-foot concrete sidewalk.
Jericho Road does not abut the site but would be utilized with the extension of Teare Avenue or
Clarene Street. Jericho Road is a collector roadway that is improved with 2-traffic lanes with curb,
gutter and 5-foot concrete sidewalk.
$• Existing Right-of-Way
Fairview Avenue is a principal arterial that currently has a total of 110-feet of right-of-way (55-feet
from centerline).
Teare Avenue and Clarene Street are local residential roadways with a total of 60-feet of right-of-way
(30-feet from centerline).
10. Site History
On May 7, 2000, the Commission reviewed and approved a preliminary plat, Teare Terrace, on this
site. Teare Terrace was proposed to be a 13-lot commercial and residential subdivision. This
development proposed to extend Clarene Street into the property and extend south to connect to
Fairview Avenue. Teare Avenue was proposed to extend into the site as a cul-de-sac on the
property.
11. Five Year Work Program
There are no improvements in the area that are scheduled in the Five Year Work Program.
12. Signal Location
The District has chosen the location of the signal at the commercialCndustrial roadway and Fairview
Avenue intersection due to the fact that:
• This location is at the half-mile
• This location will serve more vehicle trips per day
• This location will pull vehicle trips per day off of Jericho Street (a collector roadway with front
on housing) and will place the vehicles on a commercial/industrial roadway
• This location will provide the surrounding residential homes with access to a signal
4
• This location can serve more vehicle trips per day on the North side of Fairview Avenue than
on the south side of Fairview Avenue
B. Findings for Consideration
Right-of-Way and Sidewalk
District policy requires 120-feet of right-of-way on arterial roadways (Figure 72-F1B). This right-of-
wayallows for the construction of a 7-lane roadway with curb, gutter, 5-foot concrete detached
sidewalks and bike lanes.
Fairview Avenue is not listed as a proposed project in the District's currently adopted Five-Year Work
Program or in the currently adopted 20.year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of--way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation an additional 5-feet of right-of--way along Fairview Avenue, and construct a
minimum 5-foot wide concrete sidewalk along Fairview Avenue, located a minimum of 53-feet from
the centerline of the right-of--way.
b. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete sidewalk
along Fairview Avenue, located a minimum of 53-feet from the centerline of the right-of--way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Fairview Avenue, located at the back edge of the existing right-of--way. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
2• Roadway Offsets
District policy 7204.11.Ei, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
The applipnt is proposing to construct acommercial/industrial roadway that intersects with Fairview
Avenue 310-feet east of the west property line. This roadway location meets District policy and
should be approved with this application.
3• Street Sections
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40.foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-of-way.
The applicant is proposing to construct acommercial/industrial roadway that extends from Fairview
Avenue to the north. This roadway is proposed to cul-de-sacjust before the proposed multi-family
residential apartment complex. This roadway will also provide a link that will connect into Teare
Avenue.
The proposed commerciaUindustrial roadway that the applicant is proposing will consist of a 40-foot
street section that includes 2-travel lanes, a center turn lane, curb, gutter and 5-foot concrete
sidewalk within 54-feet of right-of--way. The proposed street section meets District policy and should
be approved with this application.
5
4. Driveways
District policy F2-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.
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-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.
Fairview Avenue Drivewa
The applicant is proposing to construct one 30-foot wide driveway on Fairview Avenue. This
driveway is proposed to intersect Fairview Avenue approximately 205-feet west of the east property
line. This driveway meets District policy and should be approved with this application.
Commercial /Industrial Street Drivewa s
The applicant is proposing to construct thirteen driveways on the proposed commercial/industrial
roadway. The driveways are proposed to be constructed in the following locations.
• Driveway number 1 is proposed to intersect the commercial/industrial roadway
approximately 54-feet north of Fairview Avenue. This driveway is proposed to be 25-
feetin width.
• Driveway number 2 and 3 are proposed to intersect the commercialfindustrial
roadway approximately 175-feet north of Fairview Avenue. These driveways are
proposed to align•with one another. These driveways are proposed to be 17-feet in
width.
• Driveway number 4 is proposed to intersect the commercial/industrial roadway
approximately 235-feet north of Fairview Avenue. This driveway is proposed to be
21-feet in width.
• Driveway number 5 is proposed to intersect the commercial/industrial roadway that
extends north from Fairview Avenue approximately 580-feet north of Fairview
Avenue. This driveway is proposed to be 22-feet in width.
• Driveway number 6 is proposed to extend directly north of the commercial/industrial
roadway and proposed to intersect the northern portion of the cul-de-sac. This
driveway is proposed to be 45-feet in width.
• Driveway number 7 is proposed to intersect the commercial/industrial roadway that
runs east and west and is proposed to be located approximately 50-feet east of the
commercial/industrial roadway that extends from Fairview Avenue to the north. This
driveway is proposed to be 27-feet in width.
• Driveway number 8 is proposed to intersect the commercial/industrial roadway that
runs east and west and is proposed to be located approximately 255-feet east of the
commercial/industrial roadway that extends from Fairview Avenue to the north. This
driveway is proposed to be 20-feet in width
• Driveway number 9 is proposed to intersect the commercial/industrial roadway that
runs east and west and is proposed to be located approximately 430-feet east of the
commercial/industrial roadway that extends from Fairview Avenue to the north. This
driveway are proposed to be 25-feet in width.
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Driveways number 10 and number 11 are proposed to be 30-feet in width and
located on the east and west side of the commercial/industrial roadway just north of
the proposed roundabout.
Driveway number 12 and 13 are proposed to be 30-feet in width and located on the
east and west side of the commercial/industrial roadway approximately 160-feet
north of the proposed roundabout.
All of the proposed driveway locations meet District policy in regard to location.
All of the proposed driveway widths meet District policy EXCEPT for driveway number 6. Driveway
number 6 should be constructed a maximum of 35-feet in width.
5• All Driveways
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.
6. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-neighborhood circulation and
to provide access to adjoining parcels.
District policy 7203.3.2 requires an existing street or a street in an approved preliminary plat, which
extends at a boundary of a proposed development to be extended into that development.
The applicant is proposing to extend Teare Avenue. This extension will provide a connection from
Teare Avenue to Fairview Avenue. The extension of Teare Avenue meets the goals and intent of
District policy and has the supportive of District staff.
The District held a neighborhood meeting on Thursday March 20, 2003. The Teare Avenue extension
was approved by the Meridian City Council on March 25, 2003 after a number of neighborhood
concerns arose.
Modification of Policv
The applicant is proposing to terminate Clarene Street at its current location and construct temporary
bollards for emergency access only. District policy requires that stub streets be constructed and/or
extended to adjoining properties to provide reasonable access and intro-neighborhood connectivity.
Staff would generally support the extension of Clarene Street into the site, but due to the fact that the
applicant is extending Teare Avenue to the residential neighborhood that is located to the northeast,
staff is supportive of the applicant's proposal to construct bollards at the terminus of Clarene Street.
With the construction of bollards, Clarene Street will be one-lot and less than 150-feet in depth,
therefore, the applicant will not be required to construct a temporary turnaround.
6. Turnarounds
District policy 7204.9.2 requires turnarounds to be constructed to provide a minimum turning radius of
55-feet.
The applicant is proposing to dedicate a hammerhead turnaround at the west end of Clarene Street
on the applicant's property. This hammefiead turnaround will function as the property's frontage until
the preliminary plat is submitted and the roadways are formally dedicated. This hammerhead
turnaround is required to have bollards installed at the terminus of Clarene Street where the
hammerhead begins. The applicant should also enter into a license agreement for the maintenance
of the hammerhead turnaround on Clarene Street due to the fact that the District will be unable to
access the turnaround.
The applicant is proposing to provide a permanent `hammerhead" easement to the District at the
terminus of North Lark Avenue. This easement is acceptable to the District but must be approved by
the Meridian Fire Department. The applicant should provide a permanent "hammerhead" easement
to the District at the terminus of the commercial/industrial roadway and provide documentation to the
District showing the review and approval of this configuration from the Meridian Fire Department.
7. Roundabout
The applicant is proposing to construct a roundabout within the commercial/industrial roadway
approximately 530-feet north of Fairview Avenue.
The roundabout should be designed with 21-foot street sections on either side of the center island.
The applicant will be required to dedicate sufficient right-of-way on either side of an island.
Coordinate the size and design of the roundabout with traffic services staff.
8. Signalization
The applicant is proposing to construct a new signal at the intersection of Fairview Avenue and the
commercial/industrial roadway that extends north into the site. The signal is proposed at the half
mile. The traffic study determined that the warrants would be met and that the existing signals in the
area would not be significantly impacted by the new signal. The District will contribute the hardware
necessary for the construction of the new signal and any related roadway improvements. The
applicant should plan, construct and install the signal that is proposed at the intersection of Fairview
Avenue and the commercial/industrial roadway that extends north into the site.
C. Site Specific Conditions of Approval
1. The applicant shall do one of the following:
Dedicate by donation an additional 5-feet of right-of-way along Fairview Avenue, and construct a
minimum 5-foot wide concrete sidewalk along Fairview Avenue, located a minimum of 53-feet from
the centerline of the right-of--way.
Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete sidewalk along
Fairview Avenue, located a minimum of 53-feet from the centerline of the right-of-way, in an
easement provided to the District.
Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along
Fairview Avenue; located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
2. Construct and install the signal and any related roadway improvements that are necessary for the
proposed signal at the intersection of Fairview Avenue and the commercial/industrial roadway that
extends north into the site.
3. Construct acommercial/industrial roadway that intersects with Fairview Avenue 310-feet east of the
west property line, as proposed.
4. Construct the internal roadways as 40-foot street sections with curb, gutter and 5-foot concrete
sidewalk within 54-feet of right-of--way, as proposed. The portion of the commercial/industrial
roadway that connects to Teare Avenue shall taper appropriately to accommodate for drainage.
5. Construct a 30-foot wide driveway to intersect Fairview Avenue approximately 205-feet west of the
east property line, as proposed.
6. Construct a 25-foot wide driveway to intersect the commercial/industrial roadway approximately 54-
feet north of Fairview Avenue, as proposed.
7. Construct two 17-foot wide driveway to intersect the commercial/industrial roadway approximately
175-feet north of Fairview Avenue, as proposed.
8. Construct a 21-foot wide driveway to intersect the commercial/industrial roadway approximately 235-
feet north of Fairview Avenue, as proposed.
9. Construct a 22-foot wide driveway to intersect the commercial/industrial roadway that extends north
from Fairview Avenue approximately 580-feet north of Fairview Avenue, as proposed.
10. Construct a driveway with a maximum width of 35-feet to extend directly north of the
commercial/industrial roadway and proposed to intersect the northern portion of the cul-de-sac.
11. Construct a 27-foot wide driveway to intersect the commercial/industrial roadway that runs east and
west and is proposed to be located approximately 50-feet east of the commercial/industrial roadway
that extends from Fairview Avenue to the north, as proposed.
12. Construct a 20-foot wide driveway to intersect the commerciaVindustrial roadway that runs east and
west and is proposed to be located approximately 255-feet east of the commercial/industrial roadway
that extends from Fairview Avenue to the north, as proposed.
13. Construct a 25-foot driveway to intersect the commercial/industrial roadway that runs east and west
and is proposed to be located approximately 430-feet east of the commercial/industrial roadway that
extends from Fairview Avenue to the north, as proposed.
14. Construct a 30-foot wide driveway located on the east side of the commerciaUindustrial roadwayjust
north of the proposed roundabout, as proposed.
15. Construct a 30-foot wide driveway located on the west side of the commercial/industrial roadwayjust
north of the proposed roundabout, as proposed.
16. Construct a 30-foot wide driveway located on the east side of the commercial/industrial roadway
approximately 160-feet north of the proposed roundabout, as proposed.
17. Construct a 30-foot wide driveway located on the west side of the commercial/industrial roadway
approximately 160-feet north of the proposed roundabout, as proposed.
18. Pave the driveways their 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.
19. Extend Teare Avenue as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within
54-feet of right-of-way, as proposed.
20. Terminate Clarene Street at its current location and construct bollards for emergency access only, as
proposed.
21. Enter into a license agreement for the maintenance of the hammerhead turnaround on Clarene Street
due to the fact that the District will be unable to access the turnaround.
22. Provide a permanent °hammerhead" easement to the District at the terminus of the
commerciaUindustrial roadway and provide documentation to the District showing that this
configuration has been reviewed and approved by the Meridian Fire Department.
23. Construct a roundabout within the commercial/industrial roadway approximately 530-feet north of
Fairview Avenue. Design the roundabout with a minimum of 21-foot street sections on either side of
the center island. Dedicate sufficient right-of--way on either side of an island. Coordinate the size and
design of the roundabout with traffic services staff.
24. 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. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damage 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.
4. All design and construction shall be in accordance with the Ada County HighwayDistrict 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.
5. 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.
6. 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.
7. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
8. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. 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.
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9. 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.
10. 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 and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity map
2. Submitted site plan
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Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD 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.
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