HomeMy WebLinkAboutACHD Comments.,~" ~~4~
Ada County Highway District
John S. Franden. President 31 R Facet :t~tn Rtroet
Dave E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
Garden CitylD 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
TO: CSHCtA
250 S. 5th Street
Boise, Idaho 83702
January 21, 2004
R,~~~i~IVED
Jfi~~ ~ ' 2004
SUBJECT: MVAR03-021
Parking Variance
703 N. Main Street
City Of Meridian.
City Clerk Office
On November 5, 2003, the Ada County Highway District Commissioners acted on MCUP03-050--Farmers .
Merchants State Bank. The conditions and requirements also apply to MVAR03-021.
If you have any questions or concerns please feel free to contact this office at (208) 387-6170.
Sincerely,
Lori Den Hartog
Senior Development Analyst
Right-of-Way & Development Services
CC: Project File
Drainage/Utilities/Construction Services
Lead Agency: Oity of Meridian
Farmers & Merchants State Bank
5238 Fairview Avenue
Boise, Idaho 83706
~_
Ada County Highway District
Right-of-Way & Development Department
Planning Review Divisiorr
This application requires Commission action due to the complexity of the site. This item has been scheduled
on the consent agenda for November 5, 2003 at 6:30 pm. Tech Review for this item was held with the
applicant on Friday October 3, 2003. Please refer to the attachment for appeal guidelines. Staff contacf:
Andrea N. Tuning, 208-387-6977-phone, 208-387-6393-fax, atuning(cr~.achd.ada id us
File Numbers: MCUP03-050
Site address: 703 North Main Street
Applicant: Farmers and Merchants State Bank
5238 Fairview Avenue
Boise, Idaho 83706
Representative: CSHQA
250 South 5~' Street
Boise, Idaho 83702
Application Information:
The applicant has submitted an application to the City of Meridian asking for conditional use approval to
construct a 7,344-square foot bank with drive-thru. The 1.03-acre site is located on the northwest comer of
Main Street and Broadway Avenue.
Acreage: 1.03-acres
Current Zoning: OT (Old Town)
Proposed Zoning: OT
Existing Square Feet 3,948-square feet (to be demolished)
Proposed Square Feet: 7,344-square feet
Vicinity Map
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A. Findings of Fact
1. Trip Generation: This development is estimated to generate 900 additional vehicle trips per day
(1,048 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 in 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 bank with drive-thru.
5. Description of Adjacent Surrounding Area:
The site is currently in Old Town Meridian and is surrounded by the R-8 and OT zones.
a. North: Commercial
b. South: Commercial
c. East: Commercial
d. West: Residential
6. Impacted Roadways
Broadwav Avenue:
Frontage: 450.feet
Functional Street Classification: Local/Commercial
Traffic count: West of 4~' Street was 648 on 10.23-96
Level of Service: Currently better than C
Speed limit: 25 MPH
West 1s` Street (Meridian Road1:
Frontage:
Functional Street Class cation:
Traffic count:
Level of Service:
Speed limit:
Main Street:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Allen:
Frontage:
Speed limit:
120-feet
Minor Arterial
South of Pine Avenue was 10,041 on 7-26-00
Better than C
25 MPH
60-feet
Minor Arterial
South of Pine Avenue was 17,174 on 11-4-97
LOS F
35 MPH
300-feet
20 MPH
7. Roadway Improvements Adjacent To and Near the Site
Broadway Avenue is currently improved with 2-traffic lanes with on street parking (parallel).
Broadway Avenue is partially improved with curb, gutter and sidewalk. There is currently a portion of
Broadway Avenue that does not have curb and gutter.
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Meridian Road is currently improved with 2-traffic lanes with vertical curb, gutter and sidewalk with on
street parking (parallel).
Main Street is currently improved with 3-traffic lanes with curb, gutter and sidewalk.
8. Existing Right-of-Way
Broadway Avenue currently has 80-feet of right-of--way (40-feet from centerline).
Meridian Road currently has 63-feet of right-of--way (33-feet from centerline).
Main Street currently has 80-feet of right-of--way (40-feet from centerline).
The alley currently has 16-feet of right-of--way (8-feet from centerline).
9. Existing Access to the Site
The site currently has three driveways that intersect Broadway Avenue and three driveways that
intersect the alley.
10. Site History
The District has not previously reviewed an application for this site.
Capital Improvements Plan/Five Year Work Program
Main Street is not scheduled within the District's Five Year Work Program or Capital Improvements
Plan.
Meridian Road is not scheduled in the District's Five Year Work Program, but is scheduled in the
District's Capital Improvements Plan to become 3 to 4-lanes with curb, gutter and a 5-foot detached
concrete sidewalk within 70 to 84-feet of right-of--way.
B. Findings for Consideration
Right-of-Way and Sidewalk for Arterials
Disfrict policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-0f-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial
roadways (7204.6.5).
Meridian Road
Meridian Road is not listed as a proposed project in the District's currently adopted Five-Year Work
Program, but is in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
may receive reimbursement for dedicated right-of-way from available collected impact fees.
The Board of Commissioners authorizes the expenditure of available collected impact fees 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 (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development project)
an a total of 35-feet of right-of-way (from centerline) along Meridian Road, and construct a minimum
5-foot wide concrete sidewalk along Meridian 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 Meridian 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 Meridian Road, located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
Main Street
Main Street currently has 3-traffic lanes and is fully improved with curb, gutter and sidewalk. Due to
the fact that Main Sheet is fully improved and is not in the District's Five Year Work Program or
Capital Improvements Plan, staff recommends that the applicant not dedicate any additional right-of-
way at this time.
Broadway Avenue
Broadway Avenue currently has 80-feet of right-of--way. This right-of--way is sufficient to construct the
70-foot street section with curb, gutter, a 5-foot concrete sidewalk and the angle parking that is
approved with this application.
2. Right-of-Way for Alleys
District policy 7204.10.1 requires the dedication of additional right-of--way to obtain a minimum width
from the centerline of the alley of 8-feet fro residential uses and 10-feet for all other uses.
Dedicate a total of 10-feet of right-of-way from the centerline (maximum of 12-feet from centerline) of
the alley abutting the parcel by means of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other required permits), whichever occurs
first. Allow up to 30 business days to process the right-of--way dedication after receipt of all
requested material. The owner will not be compensated for this additional right-of-way because the
alley is classified as a local street and is to be brought to adopted standards by the developers of
abutting properties.
3. Street Section for Broadway Avenue and On Street Angle Parking
The applicant is proposing to construct on half of a 65-foot street section with angle parking on
Broadway Avenue. The District does not prohibit angle parking, but does have some concerns with
it.
The concerns with on street angle parking include:
• Who will maintain the angle parking and the striping?
• Who will be responsible if an accident were to occur?
The applicant should provide a minimum of one half of a 65-foot street section within the existing
right-of--way. The 65-foot street section will provide a 5-foot concrete sidewalk with curb, gutter, 15-
feetfor the on street angle parking stall, 7.5-feet of back up space and a 10-foot travel lane. The
applicant (or the City) should also obtain a license agreement from the District to maintain and stripe
the on-street parking. The applicant (or the City) should also provide the District with a hold harmless
agreement for the angle parking.
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The applicant is proposing to taper the curb line from the bulb out at the comer of Main Street and
Broadway Avenue to the curb line of the angle parking. The applicant should provide a minimum of
an 18-foot curb radius.
4. Driveways
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercialfindustrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-feet {measured near edge to
near edge).
An access to an alley shall be located a minimum of 25-feet from the nearest public street (District
policy 7204.10.2).
The applicant is proposing to construct a 28-foot wide driveway that intersects Broadway Avenue
approximately 50-feet east of Meridian Road (West 13' Street). This driveway meets the minimum
offsets established by District policy. Due to the fact that the proposed driveway meets District policy,
the applicant may construct a 28-foot wide driveway that intersects Broadway Avenue approximately
50-feet east of Meridian Road, as proposed.
The applicant is proposing to construct a 25-foot wide driveway to intersect Broadway Avenue
approximately 255-feet east of Meridian Road. This driveway meets the minimum offsets established
by District policy. Due to the fact that the proposed driveway meets District policy, the applicant may
construct a 25-foot wide driveway to intersect Broadway Avenue approximately 255-feet east of
Meridian Road (West 1~` Street), as proposed.
The applicant is proposing to construct 3-driveways to intersect the alley
The applicant is proposing to construct a 35-foot wide driveway that intersects the alley approximately
40-feet east of Meridian Road. This driveway meets the minimum offsets established by District
policy. Due to the fact that the proposed driveway meets District policy, the applicant may construct a
35-foot wide driveway that intersects the alley approximately 40-feet east of Meridian Road (West 15'
Street).
The applicant is proposing to construct a 28-foot wide driveway that intersects the alley approximately
195-feet east of Meridian Road. This driveway meets the minimum offsets established by District
policy. Due to the fact that the proposed driveway meets District policy, the applignt may construct a
28-foot wide driveway that intersects the alley approximately 195-feet east of Meridian Road.
The applicant is proposing to construct a 28-foot wide driveway that intersects the alley approximately
255-feet east of Meridian Road. This driveway meets the minimum offsets established by District
policy. Due to the fact that the proposed driveway meets District policy, the applicant may construct a
255-foot wide driveway that intersects the alley approximately 40-feet east of Meridian Road.
The applicant inquired with staff in regard to widening the alley to obtain a larger access to Meridian
Road. Staff is supportive of the applicant widening the alley access and utilizing the alley as atwo-
way driveway/alley from Meridian Road to the drive-thru aisles that are proposed to intersect with the
alley. The applicant may widen the alley to a maximum width of 30-feet. Traffic Services staff has
reviewed this proposal and have agreed that the driveway/alley will function appropriately with this
design.
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5. Alley
District Policy 7204.10.3 states a minimum of back-of--curb radius of 15-feet is required at all alley
intersections. For the reconstruction of existing alleys, the back-of-curb radius may be less than 15-
feet when it is impractical to remove existing obstructions.
Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be
designed so the minimum clear distance from the back of the parking stall to the opposite side of the
alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet
from the nearest public street.
The applicant is proposing to construct alley loaded parking. District policy requires parking within an
alley to be located a minimum of 25-feet from the nearest public street. The parking should be
designed so the minimum clear distance from the back of the parking stall to the opposite side of the
alley is 22-feet for perpendicular parking.
The applicant is proposing to convert an existing one-way alley to provide a segment of the alley to
function as a two-way alley. The District's Traffic Services staff has examined this scenario and has
recommended that the alley remain one-way until the entire alley can function as a two-way alley due
to the increased traffic conflicts and confusion that may occur.
Although the District will require that the alley remain one way until such time that the entire alley can
function as a iwo-way alley, the District would consider switching the direction of the alley if is desired
by the applicant and the City of Meridian.
6. Pedestrian Ramps
The pedestrian ramps at all roadway and driveway intersections should be constructed to ADA
standards:
7. Streetscape
,Due to maintenance concerns, the applicant should utilize stamped concrete as opposed to pavers.
The applicant (or the City) should obtain a license agreement for any landscaping or alternative
surface (other than concrete) that will be located within the public right-of--way.
C. Special Note to the City of Meridian
The District will be acquiring a total of 70-feet of right-of-way (35-feet of right-of-way from the
centerline) on Meridian Road. The right-of--way that the District will be acquiring will accommodate for
3-traffic lanes with curb, gutter and a 5-foot detached concrete sidewalk. If the City requires a wider
sidewalk, the City of Meridian should acquire additional right-of-way or note that the planter strip that
is anticipated to be located beiween the curb and the sidewalk will be eliminated.
D. Site Specific Conditions of Approval
1. The Board of Commissioners authorizes the expenditure of available collected impact fees 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 (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development project)
an a total of 35-feet of right-of-way (from centerline) along Meridian Road, and construct a minimum
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5-foot wide concrete sidewalk along Meridian 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 Meridian 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 Meridian Road, located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
2. Dedicate a total of 10-feet of right-of--way from the centerline (maximum of 12-feet from centerline) of
the alley abutting the parcel by means of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other requited permits), whichever occurs
first. Allow up to 30 business days to process the right-of--way dedication after receipt of all requested
material. The owner will not be compensated for this additional right-of--way because the alley is
classified as a local street and is to be brought to adopted standards by the developers of abutting
properties.
3. If the City would Tike the applicant to construct angle parking on Broadway Avenue, provide one half
of a 65-foot street section within the existing right-of--way. Obtain a license agreement from the
District to maintain and stripe the on-street parking and provide the District with a hold harmless
agreement for the angle parking.
4. Provide a minimum 18-foot curb radius for all curb lines.
5. Construct a 28-foot wide driveway that intersects Broadway Avenue approximately 50.feet east of
Meridian Road (West 15f Street), as proposed.
6. Construct a 25-foot wid~ driveway to intersect Broadway Avenue approximately 255-feet east of
Meridian Road (West 1 Street), as proposed.
7. Construct a 35-foot wide driveway that intersects the alley approximately 40-feet east of Meridian
Road, as proposed.
8. Construct a 28-foot wide driveway that intersects the alley approximately 195-feet east of Meridian
Road, as proposed.
9. Construct a 28-foot wide driveway that intersects the alley approximately 255-feet east of Meridian
Road, as proposed.
10. Widen the alley access and utilize the access as a two-way drivewaylalley from Meridian Road to the
drive-thru aisles that are proposed to intersect with the alley, as proposed. The maximum width of
the alley/driveway will be 30.feet.
11. Continue to utilize the existing alley as aone-way roadway until the entire alley can function as a two-
wayalley (with the exception of the two-way driveway/alley from Meridian Road to the drive-thru
aisles that are proposed to intersect with the alley).
12. Design the alley loaded parking to provide a minimum clear distance from the back of the parking stall
to the opposite side of the alley of 22-feet.
13. Construct all pedestrian ramps in accordance with ADA standards.
14. Obtain a license agreement for any landscaping or alternative surface (other than concrete) that will
be located within the public right-of--way.
15. 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 the District's Utility Coordinator at 387-6258 (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 ACHD 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. 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 ACRD 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 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.
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. ACRD 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. Request for Reconsideration Guidelines
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD 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 ail 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 retumed 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.
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