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Home My WebLink AboutACHD CommentsRight-of--Way & Development Department ~o~~o Project/File: Gateway Marketplace-MPP-06-002 Lead Agency: City of Meridian Site address: Southeast corner of Ustick Road & SH-55 Commission July 12, 2006 Approval: This application required Commission action due to the requirements and costs associated with designing and constructing a new north-south collector roadway east of the site. The item was approved on the Consent Agenda on July 12, 2006. Applicant: Landmark Development Group LLC 1882 Toluka Way Boise, ID 83712 Staff Contact: Lori Den Hartog Phone: 387-6171 E-mail: Idenhartop @achd.ada.id.us Tech Review: June 30, 2006 Application Information: Acreage: 22.85-acres Current Zoning: C-G Lots: 23 commercial lots A. Finding s of Fact Existing Conditions 1. Site Information: The site is currently vacant. 2. Descripti on of Adjacent Surrounding Area: Direction Land Use Zonin North Commercial Lowes C-G South Undevelo ed C-G East Undevelo ed C-G West Undeveloped (Future Sadie Creek Promenade & Bienville S uare C-G Development Impacts 3. Trip Generation: 4. Impact Fees: This development is estimated to generate 12,320 vehicle trips per day based on the submitted traffic impact study. 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. 1 5. Impacted Roadways: Roadway Frontage Functional Classification Traffic Count Speed Limit Ustick Road 735-feet Minor Arterial 9,104 on 11-08-05 e/o 35 MPH SH-55 40 AV Eagle Road Principal 45 115 on 4-26-05 s/o 55 MPH (SH-55) 1355-feet Arterial/State , Ustick Road 50 AV Hi hwa *Acceptable level of service for a five lane arterial roadway is "E" (37,000 VTD). 6. Other Development in Area/Miscellaneous •ACHD reviewed this site as part of a rezone and annexation application, MAZ03-0018. •ACHD has reviewed and approved MCUP05-0048, the application for the Kohl's Department Store at the northwest corner of Ustick Road and SH-55. •ACHD has reviewed and approved an application for Bienville Square, located on the west side of SH-55 south of Ustick Road. • ACRD has reviewed and approved Sadie Creek Promenade, a commercial development located at the southwest corner of Ustick Road and SH-55. B. Findings for Consideration 1. Traffic Impact Study A traffic impact study was prepared by Gary Funkhouser of Stanley Consultants. • The site is expected to generate 12,320 vehicle trips per day, with 271 AM peak hour trips and 1,146 PM peak hour trips. • Site traffic distribution: 15% west of the site on Ustick Road, 20% east of the site on Ustick Road, 35% south of the site on Eagle Road and 30% north of the site on Eagle Road. • The Eagle Road/Ustick Road intersection is projected to operate at LOS D in 2008. • The Eagle Road/Fairview Avenue intersection is projected to operate at LOS E in 2008. • The Eagle Road/Pine Avenue intersection is projected to operate at LOS F in 2008. • The Ustick Road/Cloverdale Road intersection is projected to operate at LOS E in 2008. • The Ustick Road/Locust Grove Road intersection is projected to operate at LOS B in 2008. • If access is allowed on Eagle Road, auxiliary lanes are warranted. (These should be coordinated with ITD.) 2. Ustick Road Ustick Road, from Leslie Drive to Allys Way, including the Eagle Road intersection, has recently been widened and improved to 5-lanes. Sidewalks were not constructed with the roadway improvement project, but are required to be constructed as development occurs on the undeveloped properties. The intersection was widened to include dual left turning lanes on the Ustick Road legs. This project was apublic/private partnership that involved other land owners and developers in the area. The applicant should be required to construct a 5-foot wide detached concrete sidewalk on Ustick Road. Provide a sidewalk easement for any portion of the sidewalk located outside of the right-of- way. 3. Ustick Road Driveways Offset Policy: • 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. 2 • District policy requires driveways to be located a minimum of 440-feet from signalized intersections for full access, and 220-feet from signalized intersections for restricted right-in/right- out access. Width Policy: 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. Paving Policy: 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. Applicant Proposal The applicant is proposing to utilize aright-in/right-out driveway on Ustick Road located approximately 350-feet east of SH-55. The applicant will be required to construct a raised concrete median in the center of the roadway to restrict the access. • The applicant is proposing to utilize an existing full access driveway on Ustick Road located approximately 700-feet east of SH-55. Staff CommenURecommendation • The driveways should be approved as proposed, in accordance with District policy. 4. Frontage Road on Eagle The City of Meridian's Unified Development Code requires that access points on Eagle Road (SH 55) only be allowed at the section line and/or at the'/2 mile. The Unified Development Code requires frontage roads be constructed to provide adequate access to properties adjacent to a State Highway. The Gateway Marketplace development is not proposing to construct a frontage road on their site. In lieu of constructing a frontage road, the applicant is proposing to utilize a proposed north-south roadway located one parcel away to the east. ACHD acquired the property with the intent that anorth-south roadway would be constructed in the future at the signalized intersection with Allys Way. In December 2005, the ACHD Commission approved the designation of that roadway as a collector from Ustick Road to Fairview Avenue, along with an east-west mid-mile collector to connect to SH-55. (See map.) This site will have access to a signalized roadway (Allys Way) through three proposed cross access points provided to the adjacent property owners. The City of Meridian has allowed this applicant to not construct a frontage road on their site and has allowed the applicant to consider the proposed north-south collector (Allys Way), as their frontage road. Based on that determination, District staff recommends that the applicant be responsible for constructing the westerly half of that roadway (to include 24-feet of pavement, vertical curb, gutter, and a 5-foot detached sidewalk) from Ustick Road south for approximately 1,355-feet. Ultimately, these costs should be shared by the applicant and the developers of the parcel to the east of Gateway Marketplace as Allys way will provide access to both developments. When the District receives a development application for the parcel to the east in the future, the District will recommend the parcel to the east pay its proportionate share of the costs of Allys Way. The applicant should be required to enter into a Development Agreement with the District to provide for the design and construction of Allys Way to a full 46-foot street section with curb, gutter and sidewalk on both sides from Ustick Road south approximately 1,355-feet. The District should be responsible for the cost of curb, gutter and sidewalk on the east side of Allys Way and 18-feet of pavement to complete the road section. It is unlikely that the properties east of Allys Way will redevelop in a reasonable timeframe to enable the district to require the improvement of the east side of the road. The Development Agreement should be executed prior to approval of the final plat. 3 5. Cross Access to the East The applicant is proposing to provide three points of cross access to the parcel to the east. That parcel has recently been approved for annexation and rezone by the City of Meridian, and has only 330-feet of frontage on Ustick Road (Una Mas parcel). Further to the east is a 5-acre parcel owned by ACHD and also has been recently approved annexation and rezone by the City of Meridian. ACRD acquired that property with the intent that anorth-south roadway would be constructed in the future at the signalized intersection with Ally Way. In December 2005, the ACHD Commission approved the designation of that roadway as a collector from Ustick Road to Fairview Avenue, along with an east-west mid-mile collector to connect to SH-55. (See map.) This site will have access to a signalized roadway (Allys Way) through three proposed cross access points provided to the adjacent property owners. In order for this site to utilize Allys Way the cross access drives have been designed and proposed to meet the City of Meridian's private road standards. The cross- access easements have two travel lanes, sidewalks and no parking. The City of Meridian Planning and Zoning Commission recommended that the southern most access from this parcel across Una-Mas Parcel be a public street extended to Eagle Road. District staff does not support this recommendation and recommends that no public street connection from Allys Way through the Una-Mas Parcel to the Gateway Marketplace be required. The private drives with recorded cross access easements should provide adequate access for the parcels. 6. Eagle Road Right-of-Way, Improvements and Access The City of Meridian recently approved two permanent right-in/right-out ONLY driveways on Eagle Road for this development. The first right-in/right-out driveway is to be located a minimum of 850- feet south of Ustick Road, and the second is to be located at the Ya mile. C. Site Specific Conditions of Approval 1. Construct a 5-foot wide detached concrete sidewalk on Ustick Road. Provide a sidewalk easement for sidewalk located outside of the right-of-way. 2. Utilize aright-in/right-out driveway on Ustick Road located approximately 350-feet east of SH-55. Construct a raised median in the center of the roadway to restrict the access. 3. Utilize a full access driveway on Ustick Road located approximately 700-feet east of SH-55. 4. Construct the westerly half of Allys Way from Ustick to a point approximately 1,355-feet south of Ustick. The westerly half of the roadway shall include vertical curb, gutter, 5-foot detached concrete sidewalk, and a minimum 24-feet of pavement. 5. Enter into a Development Agreement with the District to provide for the design and construction of Allys Way to a full 46-foot street section with curb, gutter and sidewalk on both sides from Ustick Road south approximately 1,355-feet. The District should be responsible for the cost of curb, gutter and sidewalk on the east side of Allys Way and 18-feet of pavement to complete the road section. The Development Agreement should be executed prior to approval of the final plat. 6. 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 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 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 in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 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 ACRD 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 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. 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. Request for Reconsideration Guidelines 4. Development Process Checklist 5 t~ ~~ ' s,! II I ~~ I o I ~ ml I ~ ~~ ~~' l '_ 1 I4 4' -~ ~ I i I1 Y ,? ~ r(r I t_ _- -: ee _~ i38' 125' _ 104' _76'j _ 'n g1' 14;5 1 1 39i V .. Retnil j Rest." In Retail /Rest. Retai est 1 Retail /Rest. j R,~., .c. ~; 4 N q ''r k~, q_'- E133~ w6 Aq F/~~/ u.. I 1 `Y I 3 _ oe. 2~Sq Fti ~ 13Q53 Ac,Ft fit` 37419 5~ ~ ¢ tail R E~ ~ ^~ C ~ 0.8. Ac ~ ~ 1 1 0 86 AC. ~ ' o 1i.. 4' / _ ft ...~._._.. 1 S4. j ~ J /of j.~ ~ 289' '1' ~\ / ^. / '. Retnil Res.. tie ...O „F r~rw '=11 $' ~ 49.36' Sq Ft ~ I ~.. .la 18y <,. - s"S - 1.13 Ac. +7 I I O ~ . ~sS• / I ' za4• ss Access 43.23 q Ft ---~---- ~,, 0.99 Ac. _ 1 . ~~~ (.}' 293' ~ , t Retail / Res!. o~o.~ 4. 1- ~ ire. 17.ri. A 114~ I 41,450 Sq Fi ' ~ ~~___-L_ 51 0.95 Ac. ~ ~ -- ifi4'__ cJ ~. ~I 1 ~ 1 .~~.. - .. ~.I - to^t{ I ~ II I - I° o g , s s ~~ s . 16 ~~ ~ I I 58.183 Sq Ft 1.34 Ac I I; ! .li_ -~_---- __ _.~. SE I 14 a i _ _ _ _ 193' 1 Retail i Rest. 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Sq t m I ~ ~, I 0.85 Ac. e m 4 C Aaess I NI Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACRD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 7 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 & 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 ACRD 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