HomeMy WebLinkAboutACHD CommentsCarol A. McKee, President
Sherry R. Huber, 1st Vice President
Rebecca W. Arnold, 2nd Vice President
John S. Franden, Commissioner
Sara M. Baker, Commissioner
August 3, 2009
To: Gerry Armstrong
Armstrong Consulting
4813 Lake Front Place
Garden City, Idaho 83714
Subject: MCPA-09-005, MAZ-09-003
Comprehensive plan amendment, annexation & rezone
2805, 2975 E. Franklin Road
On 3 August 2009, the Ada County Highway District Planning Review staff acted on the above
applications. The attached report lists site-specific requirements, conditions of approval and street
improvements, which the District may require with future specific development applications.
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
Matthew Macha
JLR, LLC
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
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Right-of-Way & Development Services
Department
Project/File: MCPA-09-005, MAZ-09-003
This application is for comprehensive plan amendment to re-designate 6.00 acres
from Office to Commercial use, and to annex and rezone 3.57 acres into the City of
Meridian C-C zone.
Lead Agency: City of Meridian
Site Address: 2805, 2975 E. Franklin Road
Staff Approval: August 3, 2009
Applicant: Gerry Armstrong
Armstrong Consulting
4813 Lake Front Place
Garden City, Idaho 83714
Owner: Matthew Macha
P.O. Box 2045
Eagle, Idaho 83616
Owner: JLR, LLC
2975 E. Franklin Road
Meridian, Idaho 83642
Staff Contact:
Matt Edmond
Phone: 387-6187
E-mail: m®dmand~achd.ada.id.us
Application Informati~
Acreage:
Current Zoning:
Proposed Zoning:
Current Designation:
Proposed Designation:
~n:
6.00
RUT
C-C (3.65 acres)
Office
Commercial
A. Findings of Fact
Existing Conditions
1. Site Information: The site contains two single family dwellings.
2. Description of Adjacent Surroundine A~pa~
Direction Land Use Zonin
North Sin le Famil Residential, Nei hborhood Office RUT, M1
South Sin le Famil Residential R2
East Vacant, Sin le Famil Residential RUT, R2
West Sin le Famil Residential R1
1 MCPA-09-005, MAZ-09-003
3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site
• Franklin Road is improved with four travel lanes, a center turn lane (65-feet of pavement),
vertical curb, gutter, and 5-foot attached concrete sidewalk within 80-feet of right-of--way (40-feet
from centerline) abutting the site.
4. Existing Access: The site has four curb cut driveways onto Franklin Road.
5. Site History: The District has not previously acted on any development applications involving this
site.
6. Adjacent Development: There is no pending or ongoing development in the general vicinity of the
site.
Development Impacts
7. Trip Generation: This application is for comprehensive plan amendment, annexation and rezone
only. Based on the submitted site plan, the proposed development is estimated to generate
approximately 3,900 vehicle trips per day, based on the Institute of Transportation Engineers Trip
Generation Manual for 87,000 square feet of Specialty Retail use. Assuming a 20 percent floor
area ratio, the existing office designation would be estimated to generate approximately 600 vehicle
trips per day, based on the Institute of Transportation Engineers Trip Generation Manual for 53,000
square feet of General Office use.
8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
9. Existing Condition of Area Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
Franklin Road 685' Principal 23,115 west of Eagle Road Better 40 MPH
Arterial 8/29/2007 than "Cn
* Acceptable level of service for afive-lane principal arterial is "E" (37,000 ADT).
10. Capital Improvements Plan /Five Year Work Plan:
• Franklin Road is scheduled in the Five Year Work Plan to be widened to five lanes from
Touchmark Way to Cloverdale Road in 2011.
• Franklin Road is listed in the Capital Improvements Plan for corridor preservation to
accommodate future widening to seven lanes from Eagle Road to Cloverdale Road.
B. Findings for Consideration
This application is for comprehensive plan amendment, annexation and rezone only. Listed 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 redevelopment application.
1. Franklin Road
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.
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 is not proposing any additional right-of-way dedication or
street improvements along Franklin Road abutting the site.
2 MCPA-09-005, MAZ-09-003
Staff Comment/Recommendation: Franklin Road is already fully improved with five lanes, curb,
gutter, and sidewalk abutting the site. Therefore, no additional right-of-way dedication or street
improvements are required with this application.
2. Driveways
Access Management Policy: District policy 7207.8 states that direct access to arterials and
collectors is normally restricted. The developer shall try to use combined access points. If the
developer can show that the use of a combined access point to a collector or arterial street is
impractical, the District may consider direct access points. Access points for proposed
developments at intersections should be located as far from the intersection as practical, and in
no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been
approved by the District Commission.
Driveway Offsets: 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 a
full-access driveway and a minimum of 220-feet from the signalized intersection for aright-
in/right-out only driveway.
Successive Driveways: District policy 72-F5, requires driveways located on collector or arterial
roadways with a speed limit of 40 to align or offset a minimum of 185-feet from any existing or
proposed driveway.
Commercial Driveways: District policy 7207.9.3 restricts commercial driveways with daily traffic
volumes over 1,000 vehicles to a maximum width of 36-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.
Driveway Paving: 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.
Applicant Proposal: Based on the conceptual site plan, the applicant is proposing to
consolidate the four existing driveways onto Franklin Road into two curb retum driveways, located
approximately 690-feet and 1,030-feet west of Eagle Road, respectively.
Staff Comment/Recommendation: The applicant's driveway proposal meets current District
policy. The District will review and approve site access in accordance with District policy that is in
effect at the time that a future development application is submitted. The applicant will be
required to restrict any new driveways to a maximum width of 36-feet, pave each driveway its full
width at least 30-feet in from the edge of Franklin Road, and to replace the existing curb cuts on
Franklin Road with vertical curb, gutter, and sidewalk to match existing improvements.
3. Landscaping
Landscaping Policy: 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 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.
4. Other Access
Franklin Road is classified as a principal arterial roadway. Other than access specifically
approved during subsequent development approval, direct lot access to Franklin Road is
prohibited.
3 MCPA-09-005, MAZ-09-003
C. Site Saecific Conditions of Aaaroval
This application is for comprehensive plan amendment, annexation and rezone only. Listed below are
some of the site speck conditions that the District may identify when it reviews a future development
application. The District may add additional site speck requirements when it reviews a speck
redevelopment application.
1. Construct any driveways approved with subsequent development applications as curb return
driveways, each no wider than 36-feet and paved its full width at least 30-feet into the site.
2. Replace the existing curb cuts on Franklin Road with vertical curb, gutter, and sidewalk to match
existing improvements.
3. Enter into a license agreement for any landscaping located with ACHD right-of--way abutting the
site.
4. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. Private sewer or water systems are prohibited from being located within any 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 ACRD 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.
4 MCPA-09-005, MAZ-09-003
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACRD 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. Appeal Guidelines
Vici
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5 MCPA-09-005, MAZ-09-003
Site Plan
MCPA-09-005, MAZ-09-003
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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 to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
7 MCPA-09-005, MAZ-09-003
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 ACRD, then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of--way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
^ Driveway or Property Approaches)
• Submit a "Driveway Approach Request' form to A a County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
^ Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment 8~ Erosion Submittal
• At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified
Plan Designer, must be turned into 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
ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
8 MCPA-09-005, MAZ-09-003
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.
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.
9 MCPA-09-005, MAZ-09-003