HomeMy WebLinkAboutACHD Report REVSharon Smith
From: Steve Siddoway [siddowasQmertdiancity.orgj
Sent: Tuesday, June 24, 2003 8:15 PM
To: Will Berg; smiths~ci.meridian.id.us; johnsonj~meridiancity.org; Tara Green
Subject: FW: The Callister Property Report Revised
MCUP03-001.doc
-----Original Message-----
From: Andrea Tuning [mailto:ATuning@achd.ada.id.us]
Sent: Tuesday, June 24, 2003 8:39 AM
To: clintb@landmark-ep.com; siddowas@meridiancity.org;
davepinn@mindspring.com
Cc: ms@whitepeterson.com
Subject: The Callister Property Report Revised
Steve,
I promised you a revised report by today. So here you are. Hopefully
it addresses all of your concerns as well as ours.
Dave and Clint,
I don't know who has what so you are both being priveledged with the
revised rport. The only item that has changed is that the "temporary
driveway" that accesses the Idaho Power substation must be closed with
this application.
Let me know if you have questions....
Ada County Highway District
Right-of--Way & Development
Planning Review Division
This application requires Commission action fo approve the acquisition of right-of--way on Overland Road and
Stoddard Road. This item was approved on the consent agenda on Wednesday March 19, 2003 at 12:00
pm. The City of Meridian required the applicant to modify fhe site plan and the applicant submitted a
modified site plan on June 6, 2003. The modified site plan is approved at the staff level on June 24, 2003
and was emailed to the City of Meridian and fhe applicant on June 24, 2003. Tech Review for this item was
held with the applicant on Friday February 28, 2003. Please refer to the attachment for request for appeal
guidelines. Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax, atuning@achd.ada.id.us
File Numbers: MCUP03-001/MAZ03-002/MCPA03-001
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Owner: Idaho Power Company ~~N 2 5 203
10790 Franklin Road City O£Meridian
Boise, Idaho 83709 City Clerk Office
Applicant: Dave Callister
2873 West Wind
Eagle, Idaho 83616
Representative: Pinnacle Engineers, Inc.
12552 West Executive Drive Suite B
Boise, Idaho 83713
Application Information
The applicant is requesting annexation, rezone, comprehensive plan amendment and conditional use
approval to construct amixed-use facility containing a 4,000 square foot office building, a 5,000 square foot
shop and 34,650 square feet of mini-storage units. The site is currently zoned RUT and is proposed to be
rezoned to C-G. The site is located on the southwest corner of Overland Road and Stoddard Road.
Acreage: 19.79-acres
Current Zoning: RUT
Proposed Zoning: C-G
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 116 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is effect at that time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site currently has an existing Idaho Power substation. This use was approved
in 2001.
5. Description of Adjacent Surrounding Area:
a. North: Commercial
b. South: Agricultural (42.73-acres)
c. East: Bear Creek Subdivision and single-family residential lots (0.74 to 0.84-acres)
d. West: Single-family residential lot (7.1i-acres)
6. Impacted Roadways
Overland Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Stoddard Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
645-feet
Minor arterial
East of Linder Road was 6,348 on 4-10-02
West of Meridian Road was 15,205
Currently better than "C"
45 MPH west of Stoddard and 35 MPH east of Stoddard
1,280-feet
Collector
South of Overland Road was 583 on 1-17-01
Currently better than "C"
45 MPH
Roadway Improvements Adjacent To and Near the Site
Overland Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk
abutting the site.
Stoddard Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk
abutting the site.
8. Existing Right-of-Way
Overland Road currently has 55-feet of right-of-way abutting the site (25-feet from centerline).
Stoddard Road currently has 55-feet of right-of-way abutting the site (25-feet from centerline).
9. Existing Access to the Site
The Idaho Power substation has an existing driveway that intersects Stoddard Road located
approximately 50-feet south of the north property line.
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The Idaho Power substation has an existing TEMPORARY driveway that intersects Overland Road
approximately 25-feet east of the west property line. This driveway was approved in 2001 as a
temporary driveway that would be allowed until the remainder of the site develops (the site is now
redeveloping).
10. Site History
The District reviewed and approved a conditional use and master site plan for this parcel on
September 12, 2001 (01-30-CU/01-20-MSP). The Commission required the applicant to construct 5-
footwide concrete sidewalk on Overland Road and Stoddard Road abutting the developing portion of
the parcel with the understanding that right-of-way abutting the entire parcel shall be dedicated when
the remaining portion of the parcel redevelops. In addition to the dedication of right-of-way the
applicant was required to install the improvements (sidewalk) abutting the developing portion of the
site on Stoddard Road. Rather than constructing the sidewalk on Stoddard Road abutting the
developing portion of the site, the applicant provided the District with a road trust in the amount of
$9,010.00 on June 10, 2002.
'""The applicant should be required to construct sidewalk abutting the Idaho Power Substation site in
conjunction with this project. The road trust that was provided to the District will be released to the
applicant.
11. Other Development in Area
On July 7, 1999, the District reclassified Stoddard Road to a collector roadway. The designation of
Stoddard Road occurred in conjunction with the review and approval of Bear Creek Subdivision, a
326-lot residential subdivision on 150.79-acres. In turn, Bear Creek Subdivision was required to
dedicate 35-feet of right-of-way (from centerline) and construct 5-foot concrete sidewalk located 2-
feet within the new right-of-way.
12. Five Year Work ProgramlCapital Improvements Plan
In 2007, the District will be reconstructing Overland Road from Meridian Road to Linder Road.
Overland Road will be constructed as a 3-lane rural street section with bike lanes and a 5-foot
detached concrete sidewalk. With this project, the intersection of Overland Road and Stoddard Road
is to be reconstructed to a 3x3 intersection. *'The District will be acquiring right-of-way on Overland
Road fora 5-lane roadway (96-feet of right-of-way/48-feet from centerline).
Overland Road and Stoddard Road are not programmed in the Capital Improvements Plan.
B. Findings for Consideration
Right-of-Way and Sidewalk
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes.
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 policy requires the construction of sidewalk on all collector and arterial roadways.
Overland Road and the Overland Road/Stoddard Road intersection are listed as a proposed project
in the District's currently adopted Five-Year Work Program, but not in the currently adopted 20-year
Capital Improvements Program. As such, the applicant cannot receive reimbursement for dedicated
right-of-way from collected impact fees, but may be reimbursed from other available District funds if
approved by the Board of Commissioners.
Overland Road
The Board of Commissioners authorize the expenditure of other District funds (approximately
$30,000.00}, if available, for the purchase of right-of-way on Overland Road dedicated by the
applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot
be secured, the applicant shall do one of the following:
a. Dedicate by donation an additional 23-feet of right-of-way along Overland Road, and construct
a minimum 5-foot wide concrete sidewalk along Overland Road, located a minimum of 41-
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 Overland Road, located a minimum of 41-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Provide a road trust deposit in the amount of $12,900.00, to be used for future sidewalk
construction along the applicant's property.
Stoddard Road
Stoddard Road from Overland Road to 500-feet soufh of Overland Road.
The Board of Commissioners authorize the expenditure of other District funds (approximately
#3,000.00), if available, for the purchase of right-of-way dedicated by the applicant, with the applicant
constructing a sidewalk as described below. However, if funds cannot be secured, the applicant shall
do one of the following:
a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct
a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-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 Stoddard Road, located a minimum of 28-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Provide a road trust deposit in the amount of $10,000.00, to be used for future sidewalk
construction along the applicant's property.
Stoddard Road 500-feef south of Overland Road to 1,110-feet south of Overland Road
Stoddard Road 500-feet south of Overland Road to 1,110-feet south of Overland Road 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 Program. 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 10-feet of right-of-way along Stoddard Road, and construct
a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet
from the centerline of the right-of-way.
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b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Stoddard Road, located a minimum of 28-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 Stoddard Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
Stoddard Road 1,110-feet south of Overland Road to fhe south property line (approximately
1,280-feet south of Overland)
Stoddard Road 1,110-feet south of Overland Road to the south property line (approximately 1,280-
feet south of Overland) to 1,110-feet south of Overland Road 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 Program. 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 10-feet of right-of-way along Stoddard Road, and construct
a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-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 Stoddard Road, located a minimum of 28-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 Stoddard Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2. Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
45 to align or offset a minimum of 230-feet from any existing or proposed driveway.
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.
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.
Modification of Policy
The applicant is proposing to construct a 30-foot wide driveway to intersect Stoddard Road
approximately 590-feet south of Overland Road. This driveway would be located on the west side of
Stoddard Road approximately 195-feet south of an existing driveway on the east side of Stoddard
Road. This driveway does not meet District policy. Due to the fact that the driveway on the east side
of Stoddard Road is utilized by an existing single-family residential home and the home is likely to
redevelop in the near future (staff has seen a number of informal proposals for the site), staff
recommends that the applicant be granted a modification of policy to construct a 30-foot wide
driveway to intersect Stoddard Road approximately 195-feet south of an existing driveway on the east
side of Stoddard Road, as proposed.
The applicant is proposing to utilize an existing driveway that intersects Overland Road approximately
610-feet west of Stoddard Road. This driveway was approved as a temporary driveway on
September 12, 2001 with the application for the Idaho Power substation (01-30-CU/01-20-MSP).
This driveway was approved as a temporary driveway and was to be eliminated once the remainder
of the parcel redeveloped. The site is now developing and to comply with the previous application,
the applicant should close the temporary driveway that intersects Overland Road approximately 610-
feet west of Stoddard Road.
The applicant would like the District to construct a 30-foot wide driveway to intersect with Overland
Road approximately 440-feet west of Stoddard Road. This driveway location meets District policy.
The applicant would like the District to construct a 25-foot wide driveway to intersect with Stoddard
Road approximately 220-feet south of Overland Road. This driveway location meets District policy.
The applicant would like the District to construct a 25-foot wide driveway to intersect with Stoddard
Road approximately 410-feet south of Overland Road. This driveway location meets District policy.
3. Other Access
Overland Road and Stoddard Road are classified roadways. Other than the access points that have
been approved with this application, direct lot access to Overland Road and Stoddard Road is
prohibited unless otherwise approved by the District.
C. Site Specific Conditions of Approval
The applicant shall do one of the following for Stoddard Road 1,110-feet south of Overland Road to
the south property line:
a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a
minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-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 Stoddard Road, located a minimum of 28-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 Stoddard Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and utilities.
2. The applicant shall do one of the following for Stoddard Road 500-feet south of Overland Road to
1,110-feet south of Overland Road:
a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a
minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-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 Stoddard Road, located a minimum of 28-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 Stoddard Road, located at the back edge of the existing right-of-way. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
3. The Board of Commissioners authorize the expenditure of other District funds (approximately
$3,000.00), if available, for the purchase of right-of-way on Stoddard Road from Overland Road to
500-feet south of Overland Road dedicated by the applicant, with the applicant constructing a
sidewalk as described below. However, if funds cannot be secured, the applicant shall do one of the
following:
a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a
minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-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 Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Provide a road trust deposit in the amount of $10,000.00, to be used for future sidewalk
construction along the applicant's property.
4. The Board of Commissioners authorize the expenditure of other District funds (approximately
$30,000.00), if available, for the purchase of right-of-way on Overland Road dedicated by the
applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot
be secured, the applicant shall do one of the following:
a. Dedicate by donation an additional 23-feet of right-of-way along Overland Road, and construct a
minimum 5-foot wide concrete sidewalk along Overland Road, located a minimum of 41-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 Overland Road, located a minimum of 41-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Provide a road trust deposit in the amount of $12,900.00, to be used for future sidewalk
construction along the applicant's property.
5. Construct a 30-foot wide driveway to intersect Stoddard Road approximately 195-feet south of an
existing driveway on the east side of Stoddard Road, as proposed. This driveway is approved with a
modification of policy.
6. Close the existing driveway that intersects Overland Road approximately 610-feet west of Stoddard
Road, as proposed.
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Overland Road and Stoddard Road are classified roadways. Other than the access points that have
been approved with this application, direct lot access to Overland Road and Stoddard Road is
prohibited unless otherwise approved by the District.
8. 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 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.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual; ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. 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.
7. 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.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. 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.
10. No change in the terms and wnditions 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.
11. 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. Site Plan
3. Appeal Guidelines
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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.
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.
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