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ACHD Comments
Carol A. McKee, President Sherry R. Huber, 1st Vice President Rebecca W. Amold, 2nd Vice President John S. Franden, Commissioner Sara M. Baker, Commissioner May 6, 2009 To: Nick Schubin Bayside Capital Co, Inc. 1091 Industrial Road #215 San Carlos, California 94070 Rep: Donna Ahmed (sent via email) Tealey's Land Surveying 187 E. 50"' Street Garden City, Idaho 83714 Subject: Bayside Taylor Commerce Park Subdivision MPP-09-001 1100 W. Taylor Avenue On 6 May 2009, the Ada County Highway District Planning Review staff approved the above application. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at (208) 387-6187. Sincerely, Matt Edmond Planner III Right-of--Way & Development Services Ada County Highway District CC: Project file Bill Parsons, Meridian City Planning Department (sent via email) Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us ~~ ~ D ~~ ~~~~.~ Right-of-Way & Development Services Department Project/File: Bayside Taylor Commerce Park (MPP-09-001) This application is for preliminary plat of an industrial subdivision consisting of 13 buildable lots on approximately 10 acres. Lead Agency: City of Meridian Site Address: 1100 W. Taylor Avenue Staff Approval: May 6, 2009 Applicant/Owner: Bayside Capital Co, Inc. 1091 Industrial Road #215 San Carlos, California 94070 Representative: Tealey's Land Surveying 187 E. 50~' Street Garden City, Idaho 83714 Staff Contact: Matt Edmond Phone: 387-6187 E-mail: medmondCa)achd.ada.id us , " Tech Review: k May 6, 2009 (via email) Application Information: E '~, Acreage: 10.06 acres Zoning: I-L _ _ ._ Current Use: Industrial use; 33,500sf ~ -~`' ,~,~,Y ~ ~ ~..... f f•K „ >~ T, Proposed Use: Commercial mixed use; 136,000sf A. Findings of Fact < - ~- ~. -`y. ~~ rrrr~r~~~ Existing Conditions 1. Site Information: The site consists of a 33,500 square foot warehouse facility. 2. Description of Adjacent Surrounding Area: ~ ~ ~IIILq F , ~`~~~~- .~~ s. Direction Land Use Zonin North Union Pacific Rail Road N/A South Stora a Yard I-L East Homecourt YMCA I-L West Vacant I-L 3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site: • Taylor Avenue /West 10~' Street is improved with two travel lanes (42-feet of pavement) with industrial curb inside 60-feet of right-of--way (30-feet from centerline) abutting the site. • Franklin Road is improved with four travel lanes, a center turn lane (66-feet of pavement) with vertical curb, gutter, and 6-foot wide attached concrete sidewalk within 84-feet of right-of--way south of the site. 1 Bayside Taylor Commerce Park 4. Existing Access: The site has one access onto Taylor Avenue /West 10"' Street. 5. Site History: ACRD previously reviewed and commented on applications for a lumber yard and storage facility in May 2005 (MCZC-05-044) and two 4,200 square foot industrial flex buildings in March 2009 (MCZC-09-014 &MCZC-09-015) on the site. Development Impacts 6. Trip Generation: This development is estimated to generate approximately 1,717 vehicle trips per day, based on the submitted traffic impact study. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Traffic Impact Study: A traffic impact study was required with this application. The executive summary is included in Finding for Consideration #1. 9. Existing Condition of Area Roadways: Roadway Frontage Functional Traffic Count Level o* Speed Classification Service Limit Taylor Athenue / West 10 Street 160' Local Industrial No data N/A 25 MPH Franklin Road None Principal 20, 467 east of Linder Better 35 MPH Arterial 10/2/2007 s than C '" Acceptable level of service for afive-lane principal arterial is "E° (37,000 ADT). 10. Capital Improvements Plan /Five Year Work Plan: • There are no roadways, bridges or intersections in the general vicinity of the site scheduled for improvement in the Five Year Work Plan. • The intersection of Franklin Road and Linder Road is listed in the District's Capital Improvements Plan to be widened to 5 lanes on the south and west approaches, and 6 lanes on the north and east approaches between 2014 and 2018. B. Findings for Consideration 1. Traffic Impact Study Stanley Consultants prepared a traffic impact study for the proposed Bayside Taylor Commerce Park Subdivision. Below is an executive summary of the findings as presented by Stanley Consultants. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. EXECUTIVE SUMMARY Stanley Consultants has been retained to prepare a traffic impact study for Taylor Commerce Park located off 10"' Street in Meridian, Idaho. Taylor Commerce Park is estimated to contain approximately 101, 000 itz of mixed commercial uses. The traffic impacts were evaluated based on the land uses and site access as proposed in the preliminary site plan. The traffic impact study for Taylor Commerce Park concludes and recommends the following: • Taylor Commerce Park is projected to generate an average daily traffic (ADT) of 1, 717 vehicles per day (vpd), and AM peak hour traffic of 192 vehicles per hour (vph), and a PM peak hour traffic of 173 vph. • Taylor Commerce Park is not projected to generate a sign cant amount of internal capture trips or pass-by trips. 2 Bayside Taylor Commerce Park • At build out, approximately 46% of the site traffic is projected to have origins/destinations west of the site and approximately 54 % east of the site. • 2015 background traffic was estimated using COMPASS model with 2015 Community Choices demographic forecast and roadway network, which included the Ten Mile interchange and Meridian Split Corridor projects. • The Linder Road and Franklin Road intersection was analyzed under PM peak hour conditions with the existing lane configuration and intersection control and is projected to operate as follows: 0 2009 Existing LOS C 0 2015 Background LOS D 0 2015 Background + Site : LOS D • The 10"' Street and Franklin Road intersection was analyzed under PM peak hour conditions with the existing lane configuration and intersection control and is projected to operate as follows: 0 2009 Existing LOS D or better on all approaches 0 2015 Background LOS D or better on all approaches 0 2015 Background + Site : LOS F on southbound approach • The Meridian Road and Franklin Road intersection was analyzed under PM peak hour conditions with the existing lane configuration and intersection control and is projected to operate as follows: 0 2009 Existing LOS C 0 2015 Background LOS C 0 2015 Background + Site : LOS C • The Main Road and Franklin Road intersection was analyzed under PM peak hour conditions with the existing lane configuration and intersection control and is projected to operate as follows: 0 2009 Existing LOS D 0 2015 Background LOS C 0 2015 Background + Site : LOS C • Taylor Commerce Park is planning to modify the existing driveway on 10"' Street/Tay/or Avenue for site access. o Review of the preliminary site plan and site visit indicated that the driveway conforms to the District standards in terms of sight distance, storage length, and width. o The intersection is estimated to have adequate sight distance providing the landscaping to the east of the driveway is property designed to not obstruct the line of sight. o The driveway will have an inbound and outbound lane with a 14-foot median island. o The driveway will provide approximately 150 feet of storage distance for outbound and inbound traffic. • All roadways within the study area are projected to have sufficient capacity to absorb the 2015 background traffic growth and site traffic with the existing planned lane configuration. • The 10"' Street and Franklin Road intersection is projected to need improvements under 2015 total traffic conditions: o The 10"' Street leg should be striped to have and inbound lane and a separate outbound left tum and right-tum lane. ^ There is sufficient pavement width for the lane configuration without roadway widening. ^ The 95% percentile queue length on the southbound approach would be reduced from 228 feet fo 100 feet during the PM peak hour. ^ Right-tum from 1 D~' Street would operate at LOS C under 2015 PM peak hour total traffic condition. 3 Bayside Taylor Commerce Park ^ Left tum from 10"' Street would operate at LOS F under 2015 PM peak hour total traffic condition. o Adding aright-tum lane on the westbound approach on Franklin Road would further improve the operation and safety at the 10"' Street and Franklin Road intersection. However, the developer does not own right-of-way for this development. ^ All movements on all approaches would operate at LOS E or better under 2015 PM peak hour total traffic condition. Staff Comment/Recommendation: Staff comments are provided by District Traffic Services staff. Although re-striping to allow for simultaneous left and right turns on the southbound approach at the West 10"' Street and Franklin Road intersection is suggested as mitigation, staff recommends against re-striping West 10~' Street due to the fact that it would create 12-foot lanes, which are too narrow for the expected volume of truck traffic on West 10~' Street. Therefore staff does not recommend any improvements to the intersection of Franklin and West 10~' Street at this time. 2. Taylor Avenue /West 10~" Street Commercial/lndustrial Right-of-Way Policy: District policy requires 54-feet of right-of--way on industrial/commercial roadways (Figure 72-F1 B). This right-of--way allows for the construction of a 3-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. Industrial Sidewalk Policy: District policy 7204.9.1 states, "In some existing industrial developments or expansions of those developments, the District will allow deviations from the street standards by not requiring the construction of sidewalks. These developments include primary uses of storage facilities, trucking terminals, contractor shops, utility shops and selective heavy manufacturing facilities in which significant pedestrian movement is not anticipated. Deviations from the standards will not be allowed in new industrial or commercial developments, technological parks or on designated collector or arterial streets.° Applicant's Proposal: The applicant is not proposing any roadway improvements or additional right-of--way dedication along West 10~' Street /Taylor Avenue abutting the site. Staff Comment/Recommendations: District staff is supportive of the applicant's proposal for no additional street improvements due to the fact that the proposed development is in an existing industrial area with no significant pedestrian traffic, and a substantial portion of the site frontage is occupied by site's driveway approach. 3. Driveways Industrial Driveway Width Policy: District policy 7207.9.3 restricts industrial driveways to a maximum width of 40-feet. Most industrial 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. Applicant Proposal: The applicant is proposing to construct a divided curb return driveway onto West 10~' Street /Taylor Avenue with a 20-foot wide entrance drive aisle and a 20-foot wide exit drive aisle. Staff Comment/Recommendation: The applicant's proposal meets District policy and is approved, as proposed. The applicant will be required to pave the driveway its full width at least 30-feet into the site from the edge of West 10~' Street /Taylor Avenue. 4. Landscaping A license agreement is required for all landscaping proposed within ACHD right-of--way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height 4 Bayside Taylor Commerce Park restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. D. Site Specific Conditions of Approval 1. Construct a divided curb return driveway onto West 10~' Street /Taylor Avenue with 20-foot wide entrance and exit drive aisles. Pave the driveway its full width at least 30-feet into the site from the edge of West 10~' Street /Taylor Avenue. 2. Enter into a license agreement for any landscaping located with ACHD right-of-way abutting the site. 3. Comply with all Standard Conditions of Approval. E. 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--way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any 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. 5 Bayside Taylor Commerce Park 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. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordination 4. Development Process Checklist 5. Request for Reconsideration Guidelines OR Appeal Guidelines 6 Bayside Taylor Commerce Park Vicinity Map ' l9~ ! 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S'(REET l/APROYERENiS t0 9E QUA_T t0 A,C.M.©. 8 Bayside Taylor Commerce Park Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper not cation to utilities of local highway and road improvements, to help the utilities in budgeting and fo clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for a-mail notification information. 9 Bayside Taylor Commerce Park 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 two (2) sets of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of--way, including, but not limited to, driveway approaches, street improvements and utility cuts. ^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) ^ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ^ Working in the 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 & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) ^ Sediment 8~ Erosion Submittal • At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction -Subdivision to be reviewed and approved by the ACHD Drainage Division. ^ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ^ Final Approval from Development Services ACRD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con. 10 Bayside Taylor Commerce Park Request for Appeal of Staff Decision 1. 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 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. 11 Bayside Taylor Commerce Park