HomeMy WebLinkAboutACHD CommentsCarol A. McKee, President
Sherry R. Huber, 1st vice President
Dave Bivens, 2nd Vice President
John S. Franden, Commissioner
Rebecca W. Arnold, Commissioner
December 23, 2008
TO: Scott Holladay -Locust Grove Plaza L.L.C.
2548 Stokesberry Ste. 105
Meridian, iD 83646
SUBJECT: MDA-08-006
Development Agreement Modification
1695 S. Locust Grove Rd.
- _ ~' ~ r`~~p~''
On March 26, 2007, the Ada County Highway District acted on MAZ-07-004 for a medical office building
located at 1695 South Locust Grove Road. The conditions and requirements also apply to MDA-08-
006.
• Prior to final approval you will need to submit construction plans to the ACHD
Development Review Section to insure compliance with the conditions identified above
and/or for traffic impact fee assessment. This is a separate review process that requires
direct plans submittal to the Development Review staff at the Highway District.
A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a
building permit. Contact ACHD Planning Sz Development Services at 387-6170 for
information regarding impact fees.
If you have any questions or concerns please feel free to contact this office at (208) 387-6177.
Sincerely,
~~~~
Chelsee Kucera
Right-of--Way and Development Services
CC
Project File
City of Meridian
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
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 ACHD roadway or right-
of-wary.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by th~~ developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
cons1~ruction 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 (1-800-342-1585) 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 properly 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.
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.
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do 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 a set of engineered plans directly to ACRD 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 Properly 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 ACRD 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 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 8~ 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
• ~c 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.
~.
¢,,,,-
Project/File: MAZ-07-004
~ ~ ~ ~ Right-of-Way & Development Services Department
CHD
~~~~~
This is an annexation and rezone application fora 2.48 acre parcel, proposed to be
developed as a Medical Office Building, into the City of Meridian with a zone change from
RUT to L-O
Lead Agency: City of Meridian
Site address: 1695 South Locust Grove Road
Staff Level
Approval: March 26, 2007
Applicant: Specialty Contracting
2525 Stokesbeny Place, Ste. A
Meridian, ID 83642
Representative: Ruby/Edwards Architecture & Design
615 West Hays Street
Boise, ID 83702
Staff Contact: Ryan McDaniel
Phone: 387-6174
email: rmcdanielC~achd.ada.id.us
d -.. IN'CEABTATE B~ :- __.. , ' ,.. ~, w, - 5. _ 3li `'
- ~_ ~ - _. -
Tech Review: March 23, 2007 - = -
.: .,, INTF.R4TAT@81`... _ six-. .a,nrr~s.v~++-
Application Infonmation: -}~ ~~ ~ - ~~, ~~ $' ` ~ u
Acreage: 2.48 ` ~-~ ~ ~ *~-.. ~;,:~~ . ~. ~ .„ ~, _:~ x 'r~~
t...
Current Zoning: RUT ~ '`~ ~ :• "` 1~ . ' ~ ':
E~ '~` r ~, ~" `'
Proposed Zoning: L-O ,r~ '~`~` ~ ~~'~
h w. -1~1" ~ ~ ~ ~;
..wa~I': ~ ~~iY~ ~r ;',~Nw'~' .'a3t1e~.Y1~ t -z
SItgEI'IfLRD n ~ ~. ~ 11 ~'~ r
A. Findings of Fact "~~ ~ J'~~ ~ = ~ `y~ ~~" `' ~_
S ~c
Existing Conditions ~ ~~' ~ ~,`~~~ ' ~~' ~ ~ ~ "`
` ti ~ ~ iN MFR` ~ ,• [7tACfICh ~ i ~ ~
1. Site Information: ~, ;~ ~,,~~ ~,~ . ~} F, - '~°"`
~~ '~ ,~: s ..r ~: ~,
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~ ~ ~ _ _ ~-
There is currently a single family ~~ ~ ~~3~~~ ~'~ ~ ~;t ~
dwelling and several outbuildings on the ~,,~,A ~- i; ~~ _ ~s ~ E
site. °, ~~i ~~ ~ ~~~
.~ AfA.4T141 {~~'r ~ Yi.~ ,~
+F;i ..ii
MAZ-07-004
2
Descri tion o f Ad'acent Surroundin Area:
in
Z
Direction Land Use on
North Commercial C-C
4
R
South Sin le famil dwellin -
N
C
East Vacant -
4
R
West Single family dwelling -
3. Existing Roadway Improvements and Right-of--Way Abutting or Near the Site:
Locust Grove Road is currently improved with 3-traffic lanes, 3-turning lanes,
80-feet of pavement with curb, gutter and sidewalk abutting the site. There is
110-feet of right-of--way existing for Locust Grove Road (60-feet from
centerline).
Overland Road is currently improved with 4-traffic lanes, 2-turning lanes, 95-
feet of pavement with vertical curb, gutter and sidewalk abutting the site.
There is 120-feet of right-of-way existing for Overland Road (73-feet from
centerline).
Peacock Street is currently improved with 2-traffic lanes, 36-feet of pavement
with curb, gutter and sidewalk. There is 50-feet of right-of-way existing for
Peacock Street (25-feet from centerline). The subject site does not have
frontage on this roadway.
4. Existing Access: There are two curb cuts to Locust Grove Road from this property.
5. Site History: ACHD has not previously reviewed this site for a development application.
Development Impacts
6. Trip Generation: This development is estimated to generate 749 additional vehicle trips per
day (10 existing) based on the Institute of Transportation Engineers Trip
Generation Medical Office 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 Study: A traffic impact study was not required with this application.
9.
2
Im acted ttoa
Roadway awa s:
Frontage
Functional
Classification
Traffic Count
Level of
Service*
Speed
Limit
Overland 220-Feet Principal Arterial 19,989 west of Better than
n 35 MPH
Road Locust Grove Road °C
on 2/2/06
18,732 east of Locust
Grove Road on
2/2/06
Locust 415-Feet Minor Arterial 6,295 south of Better than
" 35 MPH
Grove Road Overland Road on ~C
2/2/06
_ u rn i~~ nnA A 1'~T
*Acceptable level of service for afive-lane pnncipai ar[enai roadway is c ~J (,~~~ ~~ ~ ~•
*Acceptable level of service for atwo-lane minor arterial roadway is "Dn (14,000 ADT).
MAZ-07-004
10. Capital Improvements Plan/Five Year Work Program
Locust Grove Road overpass from Overland Road to Franklin Road is currently under construction.
Overland Road is listed in the CIP for widening to a 7-lane roadway.
B. Findings for Consideration
This application is for a rezone only. L-sted below are some of the findings for consideration
that the District may identify when it reviews a future development application. The District may
add additional findings for consideration when it reviews a specific redeve/opmenf application.
Overland Road
District 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.
District 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 has not proposed to dedicate additional right-of-way, construct additional
improvements or take access from Overland Road.
Staff Comment/Recommendation:
The applicant's proposal for Overland Road is approved with this application as proposed because
Overland Road is fully improved abutting this site.
2. Locust Grove Road
District 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.
District 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).
District Offset Policy:
District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized
intersection to be located a minimum of 440-feet from the signalized intersection for afull-access
driveway and a minimum of 220-feet from the signalized intersection for aright-inJright-out only
driveway.
Applicant Proposal:
The applicant has not proposed to dedicate additional right-of-way or construct additional
improvements to Locust Grove Road.
Staff CommentlRecommendation:
The applicant's proposal for Locust Grove Road is approved with this application as proposed
because Locust Grove Road is fully improved abutting the site.
3 MAZ-07-004
,.
.-
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.
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MAZ-07-004
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 factor law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD 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.
8
MAZ-07-004
K_~~ ~
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do 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 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 c:alculation).
• 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 s.f. 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 Stormwater
Division.
^ Idaho Power Company
• ~c 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
MAZ-07-004