CZC-11-021 MERIDIAN TOWN CENTERCERTIFICATE OF ZONING COMPLIANCE REPORT
DATE: June 10,2012
REVISED April 10,2012
TO: CenterCalProperties, LLC
FROM: Sonya Watters, Associate City Planner
SUBJECT: Meridian Town Center -CZC-Il-021
OWNER: Meridian CenterCal, LLC
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DESCRIPTION OF APPLICAIIT'S REQUEST
The applicant, CenterCal Properties, LLC, requests Certificate of Zoning Compliance (CZC) approval
of the overall site configuration, including building pad locations, parking areas, traffic circulation,
landscaping, and similar elements for the Meridian Town Center project.
The parking lot landscaping on the portion of the site located between the future public street and
Fairview Avenue that is shown on the landscape plan as "pedestrian streetscape -
not a part of
application" will be reviewed with a subsequent CZC(s) for the associated structures or through a rer,ision
to the subjectCZC.
The Meridian Town Center project is proposed to accommodate approximately l,0l7,9ll square feet of
mixed use building area including retail, commercial, office, and other compatible uses on the 72.81 acre
site.
This CZC represents the master site development plan for the portion of the Meridian Town Center site
owned by CenterCal and will serve as a foundation for future CZC applications associated with future
buildings or groups of buildings on the site. No building permits or certificates of occupancies will be tied
to improvements for the overall development shown on the plans submitted with this application.
Building permits and occupancies will be tied to subsequentCZC's for each phase of development.
The site is located on the northeast corner of N. Eagle Road and E. Fairview Avenue (Parcel No.'s
Sl 104325505 and Sl 104336005).
Revisions to the layout of the site and landscaping were requested & approved on April 10,
2012for the portion of the site south of Town Center Drive. Included in this approval kas o
requestfor alternative compliance to UDC 1l-38-8for the relocation of 3 trees required in
planter islands where signage is proposed to be located.
DECISION
The applicant's request for CZC & alternative compliance is approved with the conditions listed in this
report.
Note: This is not a building permit. Please contact Building Services ot (208) 887-221 I to verifu if you
need a building permit and/or inspection. If you do need a building permit, you must complete that
process before you commence the use or construction. As part of the application submittal, you will need
to provide two sets of thefinal, stamped "approved" Planning Department plans. You must provide these
plans in PDFformat and hardcopy as specified in the Building Seryices "Plon Intake Checklist" and
include them with your building submittal set. Please contact Building Services for
additional details
about building permits and inspections.
Conditions Document Meridian Town Center CZC-ll-021
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Site Specific Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 1l-3A-7 and 11-34-68.
2. A phasing plan for the overall site that establishes the timing for installation of the
street buffer landscaping is required with the first Certificate of Zoning Compliance
for occupancy of a building or group of buildings on the site.
3. Prior to installation of any outdoor lighting on the site consisting of 1,800 lumens or
more, a photometric test report shall be submitted to the Planning Department for review
and approval.
4. Per UDC I l-58-58.2, the Director (at the applicant's request) approved alternative compliance to
UDC I l-38-8 to allow three (3) trees required to be planted in planter islands within the parking
lot to be relocated within the adjacent street buffers, in accord with the findings in Exhibit D.
Process Conditions of Approval
l. No signs are approved with this application. Prior to installing any signs on the property,
the applicant shall submit a sign permit application consistent with the standards in UDC
Chapter 3 Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health as
set forth in UDC I l-5C-38. A surety agreement may be accepted for other improvements
in accord with UDC I l-5C-3C.
3. Upon installation of the landscaping and prior to inspection by Planning Department
staff, the applicant shall provide a written certificate of completion as set forth in UDC
l1-3B-14A'.
4. The site plan prepared by The Land Group on l0l7l20l l, labeled Sheet CZC (stamped
"approved" on 10/18/2011by the City of Meridian Planning Department); and on
4l2l2012,labeled Sheets CI.01 & C1.02 (stamped approved on4ll0l20l2) is approved
with no changes.
5. The landscape plan prepared by The Land Group onl0l7l201l, labeled Sheet Ll.01
(stamped "approved" by the City of Meridian Planning Department on l0/18/2011); and
on4l2l20l2,labeled Sheets C2.01 &C2.02 (stamped "approved" on4ll0l20l2) is
approved with no changes.
6. The approved site plan and landscape plan may not be altered without prior written
approval of the City of Meridian Planning Department.
7. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
8. If any changes must be made to the site plan to accommodate ACHD requirements, the
applicant shall submit a new site plan to the City of Meridian Planning Department for
approval prior to issuance of the building permit.
9. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the Building
Official has issued a Certificate of Occupancy.
Conditions Document 2 Meridian Town Center CZC-ll-021
10. Prior to Certilicate of Occupancy, the applicant shall record a public access
easement for the multi-use pathway along N. Eagle Road and submit copy of said
easement to the Planning Department. This may be accomplished through a note on
theftnal plat
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 1l-38-6 and to install and maintain all
landscaping as set forth in UDC l1-38-5, UDC l1-38-13 and UDC I l-38-14.
2. The subject property adjoins a state highway; the only approved access to the state
highway is as shown in Exhibit B.
3. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ-07-012; VAR-07-017; MDA-I1-002; MDA-ll-
012; PP-l1-012; ALT-12-005).
4. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
5. The applicant and/or property owner shall have an ongoing obligation to prune all trees to
a minimum height of six feet above the ground or sidewalk surface to afford greater
visibility of the area.
6. The applicant shall have an ongoing obligation to maintain all pathways.
7. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC I l-3A-l l.
8. The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the
standards in UDC l1-3A-3.
9. The applicant and/or assigns shall have the continuing obligation to meet the specific use
standards for the proposed use as set forth in UDC 1l-4-3.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the Director. All
requests for review shall be filed in writing with the Planning Department on or before April 25, 2012,
within fifteen ( l5) days after the written decision is issued, and contain the information listed in UDC I I -
5A-68.
If City Council review of the decision is not requested, the action of the Director represents a final
decision on a land use application. You have the right to request a regulatory taking analysis under
Idaho Code 67-8003.
EXPIRATION
Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if said use has
not commenced within one year of the date of issuance of the Certificate of Zoning Compliance.
Conditions Document J Meridian Town Center CZC-ll-021
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure
shall expire if said construction or alteration has not commenced within one year of the date of issuance
of the Certificate of Zoning Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until June 9,
2012.
EXHIBITS
A. Vicinity Map
B. Site Plan (dated: l0l7l20ll & 41212012\
C. Landscape Plan (dated: l0l7l20ll & 41212012)
D. Required Findings from UDC 1l-58-5E
Conditions Document 4 Meridian Town Center CZC-ll-021
A. Vicinity Map
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Conditions Document 6 Meridian Town Center CZC-ll-021
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D. Required Findings from UDC I l-58-5E
r. Strict adherence or application of the requirements is not feasible; OR
Because the signage for the development is proposed to be located within the planter islands
on the periphery of the parking area adjacent to Fairview Avenue & Eagle Road, there is not
sufficient area for trees to also be planted within the planter without interfering with the
signs. For this reason, Staff finds that strict adherence to the requirements of UDC I l-3B-
8C.2 are not feasible. As an alternative, the applicant proposes to relocate these trees to the
adjacent street buffers.
b. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Because the applicant is proposing to still provide the required trees on the site in the general
areas where the trees are required to be planted, plus install one additional tree, staff finds the
alternative means of compliance is satisfactory and meets the intent of the ordinance.
c. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character ofthe surrounding properties.
Staff finds that the proposed alternative to complying with the requirements of the ordinance
will not be materially detrimental to the public welfare and will actually increase the overall
landscaping on the site by providing an extra tree within the street buffer.
Conditions Document 7 Meridian Town Center CZC-ll-021
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CERTIFICATE OF ZONING COMPLIANCE REPORT
DATE:
TO:
FROM:
SUBJECT:
OWNER:
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DESCRIPTION OF APPLICANT'S Rf, QUEST
The applicant, CenterCal Properties, LLC, requests Certificate of Zoning Compliance (CZC) approval
of the overall site configuration, including building pad locations, parking areas, traffic circulation,
landscaping, and similar elements for the Meridian Town Center project.
The parking lot landscaping on the portion of the site located between the future public street and
Fairview Avenue that is shown on the landscape plan as "pedestrian streetscape -
not a part of
application" will be reviewed with a subsequent CZC(s) for the associated structures or through a revision
to the subjectCZC.
The Meridian Town Center project is proposed to accommodate approximately 1,017,971 square feet of
mixed use building area including retail, commercial, office, and other compatible uses on the 72.81 acre
site.
This CZC represents the master site development plan for the portion of the Meridian Town Center site
owned by CenterCal and will serve as a foundation for future CZC applications associated with future
buildings or groups of buildings on the site. No building permits or certificates of occupancies will be tied
to improvements for the overall development shown on the plans submitted with this application.
Building permits and occupancies will be tied to subsequentCZC's for each phase of development.
The site is located on the northeast corner of N. Eagle Road and E. Fairview Avenue (Parcel No.'s
Sl 104325505 and Sl 104336005).
DECISION
The applicant's request for CZC is approved with the conditions listed in this report.
Note: This is not a building permit. Please contact Building Semices at (208) 887-2211 to verify tf you
need a building permit and/or inspection. If you do need a building permit, you must complete that
process before you commence the use or construction. As part of the application submittal, you will
need to provide two sets of thefinal, stamped "opproved" Planning Department plans. You must
provide these plans in PDFformat and hardcopy os specified in the Building Services "Plan Intake
Checklist" and include them with your building submittal set. Please contact Building Servicesfor
additional details about building permits ond inspections.
Site Specific Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 11-3A-7 and 1l-34-68.
2. A phasing plan for the overall site that establishes the timing for installation of the street
buffer landscaping is required with the first Certificate of Zoning Compliance for a
building or group of buildings on the site.
Conditions Document 1 Meridian Town Center CZC- l 1-02 1
June 9,201 I
CenterCal Properties, LLC
Sonya Watters, Associate City Planner
Meridian Town Center - CZC-ll-021
Meridian CenterCal, LLC
E IDIAN
3. Prior to approval of any future applications and/or plans by the City (e.g.
construction/utility plans, building plans/permits, Certificates of Occupancy, etc.), the
amended development agreement associated with MDA-11-002 shall be signed by the
applicant, approved by City Council, and recorded.
4. Prior to installation of any outdoor lighting on the site consisting of 1,800 lumens or
more, a photometric test report shall be submitted to the Planning Department for review
and approval.
Process Conditions of Approval
1. No signs are approved with this application. Prior to installing any signs on the property,
the applicant shall submit a sign permit application consistent with the standards in UDC
Chapter 3 Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health as
set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements
in accord with UDC 11-5C-3C.
3. Upon installation of the landscaping and prior to inspection by Planning Department
staff, the applicant shall provide a written certificate of completion as set forth in UDC
11-3B-144.
4. The site plan prepared by The Land Group on512312011, labeled Sheets C1.01, CL.02,
and C1.03, is approved (stamped "approved" on61912011 by the City of Meridian
Planning Department) with no changes.
5. The landscape plan prepared by The Land Group on 512312011, labeled Sheets L1.01,
LL.02, and Ll.03, is approved (stamped "approved" on61912011 by the City of Meridian
Planning Department) with no changes.
6. The approved site plan and landscape plan may not be altered without prior written
approval of the City of Meridian Planning Department.
l. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
8. If any changes must be made to the site plan to accommodate ACHD requirements, the
applicant shall submit a new site plan to the City of Meridian Planning Department for
approval prior to issuance of the building permit.
9. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the Building
Offrcial has issued a Certificate of Occupancy.
10. Prior to Certificate of Occupancy, the applicant shall record a public access easement for
the multi-use pathways along N. Eagle Road and submit copy of said easement to the
Planning Department.
Conditions Document 2 Meridian Town Center CZC-|1-021
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-38-6 and to install and maintain all
landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-38-14.
2. The subject property adjoins a state highway; the only approved access to the state
highway is as shown in Exhibit B.
3. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ-07-012; VAR-07-017; MDA-I1-002).
4. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
5. The applicant and/or property owner shall have an ongoing obligation to prune all trees to
a minimum height of six feet above the ground or sidewalk surface to afford greater
visibility of the area.
6. The applicant shall have an ongoing obligation to maintain all pathways.
7. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC I l-3A-1 1.
L The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the
standards in UDC 11-3A-3.
9. The applicant and./or assigns shall have the continuing obligation to meet the specific use
standards for the proposed use as set forth in UDC 11-4-3.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the Director. All
requests for review shall be filed in writing with the Planning Department on or before J:urire 24,2071,
within fifteen (15) days after the written decision is issued, and contain the information listed in IIDC I l-
54-6B.
If City Council review of the decision is not requested, the action of the Director represents a final
decision on a land use application. You have the right to request a regulatory taking analysis under
Idaho Code 67-8003.
EXPIRATION
Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if said use has
not commenced within one year of the date of issuance of the Certificate of Zoning Compliance.
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure
shall expire if said construction or alteration has not commenced within one year of the date of issuance
of the Certificate of Zoning Compliance.
In accord with the above provisions, the subject Certificate of ZoningCompliance is valid until June 9,
2012.
EXHIBITS
Conditions Document J Meridian Town Center CZC-ll-021
A. Vicinity Map
B. Site Plan (dated: 5l23l20ll)
C. Landscape Plan (dated: 5l23l20ll)
Conditions Document 1 Meridian Town Center CZC-11-021
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B. Site Plan (dated: 5123/2011)
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Conditions Document 6 Meridian Town Center CZC-Il-021
# ;E ACHD ;ffir*, tlih Rebecca W. Amold, President
John S. Franden, Vice President
Carol A. N4cKee, Commissioner
Sara M. Baker, Commissioner
David L, Case, Commissioner
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December '1 , 201 1
CenterCal Properties
Attn: John Gordon
7455 SW Bridgeport Road, Suite 205
Tigard, Oregon 97224 Boise, ldaho 83zip
RE: MCZC-11-O21 / Meridian Town Center Conditions of Approval
Dear Mr. Gordon
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This letter is to clarify the ACHD conditions of approval for the Meridian Town Center project located at
Fairview Avenue and Eagle Road. The ultimate full build-out street improvements as proposed by
CenterCal with the development application require off-site right-of-way dedications by other property
owners. The locations are Fairview Avenue east of Records Avenue, Fairview Avenue west of Eagle
Road, and River Valley Street west of Eagle Road. As I understand the situation, negotiations for the
acquisition of this additional right-otway have been unsuccessful. This factor was contemplated by
ACHD in the staff report as approved by the ACHD Commission.
The staff report includes flexibility in the event Centercal cannot obtain the right-of-way necessary to
construct the improvements as proposed. Each location is listed below with a brief explanation:
Fairview Avenue east of Records Avenue - Centeroal
proposed to construct the third
westbound lane approaching this intersection as well as a dedicated right turn lane. ACHD
required only the construction of the right turn lane in the existing right-of-way. No additional '-
right-of-way is required from the parcel at the NE corner of this intersectron to compl! r,irith the
ACHD conditions of approval.
2. Fairview Avenue west of Eagle Road - CenterCal
proposed constructing the third westbound
through lane from Eagle Road to approximately 900-feet west of Eagle Road. This
improvement is consistent with the ACHD Master Street Map and Capital lmprovement Plan for
this segment of Fairview Avenue. The ACHD staff report therefore recommended the applicant
construct the improvement as proposed. However, the improvement is not necessary until later
phases of the Meridian Town Center development. The Partial Development phasihg
alternative demonstrates that this improvement is not necessary until a threshold of 1,680 PM
Peak Hour trips are generated from your development. No additional right-of-way is required
from the parcel at the NW corner of this intersection to comply with the ACHD conditions of
approval until this threshold is met in future phases.
3. River Valley Street west of Eagle Road -
the ACHD staff report specifically lists an optional
interim configuration for the intersection if the right-of-way cannot be obtained from the parcel at
the SW corner. The interim intersection configuration can serve the Meridian Town Center
development up to a threshold of 890 PM Peak Hour trips generated from your development.
After this threshold is met the intersection requires dual left turn lanes. lt is possible to construct
1
Ada County Highway District . 3775 Adams Street .
Garden City, ID . 83714 .
PH (208) 387-6100 . Fx 387-6393
. www.achd.ada.id.us
the dual left turn lanes without widening the west approach beyond the existing right-of-way
Therefore, no additional right-of-way is required from the parcel at the SW corner of this
intersection to comply with the ACHD conditions of approval.
4. The staff report also contemplates that the phasing of the development may differ frori that
anticipated at the time of the ACHD Commission action. The staff report specifically allows the
applicant to submit additional traffic data with future CZC applications to demonstrate how the
traffic impacts would differ from those anticipated with the original action and to support any
modification to the conditions of approval if conditions warrant.
' ' :-a. ;.
lf you have any questions you may contact me at 387-6180
Sincerely,
Gary lnselman
Development Services Manager
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Rebecca W. Amold, President
John S. Franden, Vice President
Carol A. McKee, Commissioner
Sara M. Baker, Commissioner
David L. Case, Commissioner
Ittlay 19,2011
Kittelson & Associates
Attn: John Ringert
101 S. Capital Boulevard, STE 301
Boise, lD 83702
Subject: tt/eridian Town Center Traffic lmpact Study
The Ada County Highway District (ACHD) staff has completed a review of the submitted traffic
impact study (TlS) for the proposed tvleridian Town Center development.
Comments/recommendations provided by District Traffic Services and Planning Review staff are
listed below:
The TIS notes that the overall property included in the study is under two ownerships. Meridian
Town Center (Center Cal) and the Kleiner Family. For the purposes of this review ACHD's
comments on access will be limited to the Meridian Town Center (Center Cal) property only; due
to their pending development application with the City of Meridian. The Kleiner Family
properties (west side of Eagle Road and east of Meridian Town Center) will be reviewed through
a separate development application process. As such, all references to driveways 1, 2, and 5
onto Fairview Avenue should be removed from the TlS.
2. The submitted TIS states that ACHD has approved five unsignalized access points onto
Fairview Avenue. This statement is incorrect, as ACHD has not taken a formal action on a
development application for Meridian Town Center; no access points to Fairview Avenue have
been approved.
3. 4.and Figure Based 2 identifies on the driveway 2 driveways volumes on Fairview on Figure Avenue 9 and between 11 ACHD Eagle questions and Records, whether access or not 3 the
driveways are necessary to serve the site. Consistent with District Policy 7205.4.4 (Number of
Driveway on Arterials), the applicant should be required demonstrate the necessity of the
proposed driveways. The site should be evaluated with no driveways, 1 driveway and 2
driveways onto Fairview Avenue. lf this information is not submitted to ACHD for review, then
the applicant should request a variance from the ACHD Commission with a future development
application.
4. Figure 2 identifies a driveway onto Records. Records access 1 is located within the influence
area of the Records Road/Fairview Avenue intersection, and should be relocated further north.
5. The ldaho Transportation Department (lTD) has denied the installation of a Ya mile signal on
Eagle Road. ACHD has reviewed the submitted information on the ln mile signal and will not
consider or support a signal in this location.
Ada County Highway District. 3775 Adams Street . Garden City, ID
o 837L4 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
6. Page 3 of the study states that a median would be constructed on Fairview from Records to
Eagle Road. ACHD will recommend that a median also be constructed on Fairview between
Eagle Road and Hickory on the west side of Eagle Road in conjunction with the proposed
widening of Fairview.
7. Page 11 of the study states the River Valley west of Eagle Road will not connect to Chateau
Drive. This has not been decided, additionally, ACHD believes this statement is premature, and
that there is a public benefit to the connection of River Valley to Chateau Drive.
8. A couple of lane corrections should be made to the existing lane configurations shown in Figure
3. Northbound Eagle Road at Pine has dual left turn lanes and southbound Locust Grove at
Fairview has two through lanes.
9. The intersection numbering shown in Figure 9 is incorrect, please revise and resubmit for
review.
10. ACHD will not comment on the impacts of the STAR financing that may or may not be.
11. ACHD generally agrees with the submitted phasing plan with the exception of the minor
development at River Valley. ACHD disagrees with the comment "that approximately 100,000
square feet of commercial/retail (455 net new weekday PM peak hour trips) could be developed
at the southeast corner of the River ValleyiEagle Road intersection without any widening on
Eagle Road or making the River Valley/Records connection to Fairview."
The study notes that with the minor development scenario that the intersection of Fairview
Avenue/Eagle Road will operate at a volume-to-capacity ratio (V/C ratio) of 1.09 without any
mitigation compared with 1.03 under year 2013 background conditions. Given the V/C ratio of
the Fairview Avenue/Eagle Road intersection under the minor development scenario it would
appear that some improvements are needed to mitigate the development. ACHD will
recommend the River Valley/Records connection to Fairview with the first phase of the
development even in the minor development scenario.
12. ACHD recognizes that the site plan shown in Figure 2 is conceptual at this time, but the
circulation shown on the northern portion of the development is poor, as the main drive aisle
would force everyone to drive in-front of the stores. Creating a direct conflict with pedestrians.
ACHD would recommend revising the circulation to minimize the conflicts with pedestrians.
lf you have any questions, please feel free to contact me at 208-387-617A
Sincerely,
Mindy Wallace
Planning Review Supervisor
Right-of-Way & Development Services
CC Craig Trottier, Center Cal
City of Meridian - Pete Freidman
ITD - Pam Golden
Ada County Highway District. 3775 Adams Street . Garden
City, ID . 83714 . PH 208-387-6100 . FX 345-7650 .
www.achd.ada.id.us
eo r*r*rff",ol to *a,ni a
Rebecca W. Arnold, President
John S. Franden, Vice President
Carol A. McKee, Commissioner
Sara M. Baker, Commissioner
David L. Case, Commissioner
# iffi*;*- \rh-
July '12,201'l
The Land Group, lnc.
462 E. Shore Dr.
Eagle, lD 83616
Jason Densmer, PE
RE: Meridian Town Center/Power Center / Fairview/Eagle Rd
ACHD reviewed the utility plans in order for the developer to proceed with installation of utilities
within the proposed right-of-way. You may proceed with this work with the following conditions.
General Comments
1 . Provide a signed lnspection Agreement and deposit for inspection of all work in the proposed right-
of-2. lt is way. the ACHD Developers will inspect responsibility and test to ALL coordinate utility trench between backfill.Engineers of adjacent projects. Parametrix
(Kleiner Memorial Park), Mason and Stanfield (Regency at River Valley).
3. ACHD understands that The Land Group and WH Pacific will be designing different improvements
within the ROW. Ensure the survey and base mapping line up to prevent conflicts.
4. ACHD has not received roadway and storm drain plans for review and approval. Developer is solely
responsible for all redesign and reconstruction requirements to mitigate future conflicts.
5. Verify Utility installations (including Pl) will not conflict with locations of storm drain facilities
proposed with Regency at River Valley project (E. River Valley Rd.) as well as with Kleiner
Memorial Park project (Records Ave.)
Additional Comments
6. (These Revise are Note not related 7 Sheet to C3.the 01 utility of the plans ACHD but will Roadway need addressed Notes to specify before that plan all approval)construction in the
public right-of-way shall conform to the 'current' edition of the ISPWC and the ACHD Supplemental
Specifications. Specify that no exceptions to District Policy, Standards and the ISPWC will be
allowed unless specifically and previously approved in writing by the District.
7. The District will require a license agreement for decorative concrete pedestrian crossings and
landscaping within ACHD Righlof-Way (Access Rd. / E. River Valley Rd.). Verify proposed trees
8. 9. meet Provide Revise ACHD Note Sidewalk Tree 5 Sheet easement planting C3.01 policy. to for include portion (S'offset SD-of sidewalk 806. from back falling of walk)outside . the
right-of-way. (Access Rd.)
'10. Verify future roadway design for E. River Valley Rd. and Records Ave. does not conflict with ACHD
Policy 8010.1.3: Subsurface lnfiltration Facilities: Subsurface infiltration facilities shall be located
outside the roadway pavement within a common lot encumbered with an ACHD storm water
easement, in planter strips or under sidewalk. lnfiltration facilities shall not be installed under the
roadway pavement section unless approved in writing by ACHD. In review of the utility plans for
Records, it appears the proposed storm drain facility located at approximate sta. 19+g0 - sta. 21+00
may be in conflict with policy.
Ada County Highway District o 3775 Adams Street .
Garden Clty, ID . 83714 . PH 208 387 6170. FX 387 6393 . www.achdidaho.org
Standard Requirements:
1. Any request for variance of District policy must be made in writing and reference the appropriate
section(s) of the ACHD Policy Manual or ISPWC. To be valid, the District must approve the
variance request in writing
2. Any private sewer, water or other non PUC regulated utilities must be located outsrde of the right-of-
way.
3. Any existing irrigation facilities shall be relocated outside of the right-of-way.
4. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
5. 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
numbeo for details.
6. Construct all utility cuts and street repairs per SD-301 and SD-303. A traffic control plan will also
be necessary for any utility cut. Submit all traffic control plans to the District's Construction
Services Division for review and approval. lt is strongly recommended that the number of utility
cuts within a street be reduced to the fewest possible.
7. 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.
8. 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 ldaho shall prepare and certify all improvement plans.
9. 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.
10. 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.
1 1. Payment of applicable road impact fees is required prior to building constructlon in accordance with
Ordinance #208, also known as Ada County Highway District Road lmpact Fee Ordrnance.
12. lt 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 Trafiic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
13. No change in the terms and conditions ofthe 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.
14. Any change by the applicant in the planned use ofthe property which is the subject of this
development, 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 sub.iect 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.
Sincerely,
,4G''z
Re4aia ear&aqAar',
ADA County Highway District
Development Review Division
CenterCal Meridian, LLC
7455 SW Bridgeport Rd., Ste. 205
figard, OR 97224
Project File
Web links to standard Development Services forms
Bridge Design Checklist: htto://www.achdidaho.oro/Form ridqeReviewchecklist.odf
Confirmation Agreement for Master Perpetual Storm Water Drainage Easement;
htto://www.achdidaho.oro/Forms/Docs/stormwater drainaqe confirmation aqreement.odf
Master Storm Drain Easement Plat Note:
htto://www. achdidaho. oro/Forms/D rmDrainaoeEasementPlatNote.odf
current Fee schedule: http://!vww.achdidaho.orq/Departments/ROWDS/Docs/ROWDS Fee Schedule.pdf
Driveway Approach Request: (Regulred fot new connections to the public roadway)
httD://www. achdidaho.oro/Form 004 Drivewav Aooroach Reouest.odf
Fire Dept Approval Form: aC hdidaho. orq/Forms/Docs/Fi otaoDroval. odf
lnspection Agreement: achdidaho.oro/Fo bdivision insoection aqreement.Ddf
lmprovement Agreement: achd idaho.oro/Forms/Docs/subdivision imDrovement reement.Ddf
License Agreement Application: httD://www.achd orq/Forms/Docs/License Aoreement Guidelines.Ddf
Plan Checklist: achdidaho.oro/Forms/Docs/PlanChecklist.pdf
Plat Checklist: http://www.achdidaho.oro/Forms/Docs/PlatSubmittal.pdf
lmpact Fee Schedule achdid .h^
^.
/na6.rrm6h ts/R
m^.^1F6a...^v
lf you have any questions or concerns, please
feel free to contact me at 387-6181 or
rcunning@achdidaho.org
eo^*df"ldo *,&.;4.o
Rebecca W. Arnold, President
John S. Frarden, Vice President
Carol A. lrtcKee, Commissioner
Sara M. Baker, Commissioner
David L. Case, Commissioner
ir iffir*, \x
July 21 , 2011
To: C€ntercal Properties, LLC - John
Gordon
7455 SW Bridgeport Road
Tigard, OR97224
Subject: MCZC-1 1 -O21 lMeridian Town Center
On July 20, 2011 the Ada County Highway District Commission act€d on your application for the
above referenced project. The attached report lists site-specific requiremenls, conditions of
approval and slreet improvemenls, which are required.
lf you have any questions, please feel free to contact me at (208) 387-6178.
Sincerely,
Ada County Highway District. 3775 Adams Stseet . Garden Gty, ID.83714 .
PH 208-387-6100 . FX 345-7650 .
www.achd.ada.ad.us
@Mindy Wallace
Planning Review SupeMsor
Development Services
Ada County Highway District
CC: P@ect file
City of Meridian
The Land Group - Jason Densmer
WH Pacific - Hal Keever
Kittelson Associates, lnc - John Ringert
THE r-A]\{D GROUR INC.
www.thela ndgrou pi nc.com
TRANSM ITTAL
v1008
Eagle
462 Ii Shorc Dr, Suite 100
Eagle, Idaho 83616
1,208.939.4041
l: 208.939.4445
Transmitted Via: f Courier Fed Ex US Mail UPS Pick Up ! rax
To: Sonya Watters From Jason Densmer
Company: City of Meridian
33 E Broadway Ave
Meridian, lD 83642
Date: April6,2OL2
Address: Project:
Project #:
Center Ca!
Phone # 111048.00
Fax #: Pages:
CC: Re
lf enclosures ore not os noted, kindly notify us immediately.
Notes:
,
Site Planning e Landscape Architecture e
Civil Engineering o Golf Course lrrigation & Engineering o Graphic Design
o Surveying
Copies Date Pages Description
L o4loslt2 CZC submittal packet
Check S150.00
rctmJmxp."slRouR rNC. TRANSM ITTAL
v1008
Eagle
.162 li Shore I)r, Suitc 10()
l')aglc, Idrhr> t13616
l) 20u.939.4041
| 208.939.4445
To:
Company:
Address:
Phone #:
Sonya Watters
Meridian Planning
33 E. Broadway Ave.
Meridian, lD 83642
Project #:
Jason Densmer
Apr.2,2OI2
Meridian Town Center
Village
!LLO49
Transmitted Via: I Courier Fed Ex E us vrait E ups E picr up [-l rax
Fax #
CC:
Pages:
Re:
Copies Date Pages Description
4 4l2lL2 4 Revised CZC plans for the Village Area
lf enclosures ore not os noted, kindly notify us immediately.
Notes:
/
Site Planning o Landscape Architecture o
Civil Engineering o Golf Course lrrigation & Engineering e
Graphic Design r Surveying
From:
Date:
Project:
Son Watters
From:
Sent:
To:
Cc:
Subject:
Attachments:
Sonya Watters
Tuesday, April 03, 2012 1:07 PM
jason@thelandgroupinc.com
Cornel Larson; Peter Friedman
Meridian Town Center - Revised Plans for Overall Site (CZC-11-021)
Alternative Compliance checklist.doc; Administrative Review application.doc;
20 120403 1257 3620 1 . pdf
Hi Jason,
l've reviewed the revised ptans and there are stit[ some items that need to be revised, as follows:
The legend does not depict the correct catt outs (i.e. stabitized area for future buitding pad; crosswatks,
pavers, etc.). The pedestrian streetscape area atso is not depicted in at[ areas originatty shown (i.e. U, V, W, X)
or inctuded in the tegend - has the boundary changed? lf so, more trees are required to be shown in the
ptanters at the ends of rows of parking & birycte parking is required where there is none proposed;
otherwise,
these items witl be evatuated w/a subsequent CZC for this area.
Ptease "ghost out" (or otherwise call-out) the area that is not part of this apptication, so there is not confusion
as to what area is covered with this CZC.
Add additionat trees in the locations shown on the attached red-lined landscape ptan. lf there is not adequate
area for a tree to be added, the ptanter wit[ need to be widened to accommodate trees / landscaping.
Ptease submit a request for atternative comptiance for required trees that cannot be ptanted (see attached)
P.S. Ptease FOLD atl ptans & cottate- (4) copies. Thx! :o)
Thanks,
So la !r'r'atteYs
Associate City Plan ner
CIry OF [4ERIDIAN
Community Development De partment
33 E. Broadway Avenue, Ste. 102
Meridian, lD 83642
208-884-5533 phone / 208-888-6854 fax
1
lf you have any questions, tet me know.
S<inva Watters
From:
Sent:
To:
Cc:
Subject:
Sonya Watters
Tuesday, March 20,2012 8:43 AM
'Cornel Larson'
'Jason Densmer'; 'Damon Beard'; 'Steve Fust'
RE: The Village at Meridian Town Center - Bldgs G & H -- REVISED
From: Sonya Watters
Sent: Tuesday, March 20,2072 B:40 AM
To: 'Cornel Larson'
Cc:'Jason Densmer'; 'Damon Beard'; Steve Fust
Subject: The Village at Meridian Town Center - Bldgs G & H
Ptease ignore my eartier email & reptace with this one...thx
Cornet,
I've compteted my review of the revised ptans you submitted for Buitdings G & H and the fottowing items noted in botd
from my email dated January 31't sti[[ need to be addressed:
. lnterna[ pedestrian watkways are required to be distinguished from the vehicutar driving surfaces through the
use of pavers, cotored or scored concrete, or bricks (per the DA, UDC 11-3A-19A.4 & the Meridian Design
Manual); the walkway symbols shown on the plan are not defined in the legend (striping is not allowed).
. Bicycle parking is required to be located as ctose as possibte to the buitding entrances (UDC 11-3C-5C);
relocate bicycle parking to west side of building central to the building entrances.
o Revise the boundary of this phase to inctude vehicte parking to the south of Buitding G as wetl as the
pedestrian pathway that connects from the perimeter sidewalk to the main buitding entrances (UDC
11-3C-5A.2
& 1 1 -3A- 19A.4). The west boundary of this phase
currently goes right through some of the proposed
improvements; revise. The phase boundary is not shown on the site or landscape plan; it needs to be.
. The planter istands southeast of Buitding G that contain the pedestrian pathway need to widened to atlow at
oDone least ALL ptanter a 5' wide islands planter that area serve for a trees row(s) & of landscaping(parking are UDc required 11-38-8C) to
provide (1 or 2, as appticabte) tree(s) and
vegetative groundcover in accord w/UDC 11-3B-8C; there are severat istands that don't have trees. Where the
internal pathway goes through the istand, provide a minimum 5' wide planter area for trees
&, groundcover.
Add more trees to comply with UDC 11-38-8C.2
. The catcutations tabte onty shows the access road street buffer width at 10'; revise to reftect the proposed
width. A calculations table is not shown on the revised plans.
The revised site & landscape plan submitted for the overatl site needs to inctude the fottowing:
. The calculations table is missing entirely on the revised landscape plan; please include the items listed
below.
Calculations of project components to demonstrate compliance with the requirements of this ordinance, including:
> Mitigation for removal of existing trees
S *e calculations table on the revised site plan needs to show the buffer width for Fairview Ave.
d#- lf a phasing plan is known at this time,
o lnternal watkway symbots need to be defined please show in the it.tegend on the plans
o Update a[[ other items listed above on the overall site/tandscape plans.
1
Planning Department
ADMINISTRATIVE REVIEW APPLICATION
IAN
IDAHO
Type of Review Requested (check all that apply)
Applicant Information
STAFF USE ONLY:
File number(s): Auf- tz-o5
Project name:
Date filed: Date complete: _
Assigned Planner:
Related files:
Applicant narne Meridian CenterCal, LLC
Applicant address: 7455 SW Bridgeport Rd
, Ste 205, Tigard, OR
7iO' 97224 E_mail:
phone: 503-968-8940
Applicant's interest in property: E Own E Rent E Optioned
owner name: Meridian CenterCal, LLC p1,on".
503-968-8940 Fax:
Owner address: 7455 SW Bridgeport Rd., Ste. 205, Tigard, OR
Zipi 97224 E_mail:
E Other
Agent name (e.g., architect, engineer, developer, representative):
Firm name: The Land Group, lnc.
Address: 462E. Shore Dr., Eagle, lD
Primary contact is: tr Applicant E Owner E Agent D Other
Contact nur.. Jason Densmer
Contactaddress: 462E. Shore Dr., Eagle, lD
Subject Property lnformation
Jason Densmer
p1,or.. 208-9394041
Fax:
p1,on". 208-939-4041 Fax:
'Zip: 83616 E-mail
Location/street address: NEC of Fairview Ave. and Eagle Rd.
Assessor's parcel number(s) s1 1 04336009
Township, range, section: 3N 1E, Sec. 04
Current land use: Commercial
Total acreage Approx. 48.63
Current zoning district: CG
33 E. Broadway Avenue. Suite 210 o Meridian. Idaho 83642
Phone: (208) 884-5533 r Facsimile: (208) 888-6854
o Website: www.meridiancity.org
| (Rev. I l/29t1 l)
E Accessory Use
E A lternative Compliance
E Certificate of Zoning Compliance
E Certificate of Zoning Compliance Verification
E Conditional Use Permit Minor Modification
E Design Review
E Private Street
E Property Boundary Adjustment
E Time Extension (Director)
E Vacation
E Other
zip: 83616 E-mait:
Project Description
Proj ect/subdivision name: Meridian Town Center
Ceneral description of proposed project/request: Request alternative compliance for adjustment of trees from
planter islands to nearby locations in order to accommodate project pylon signage.
Proposed zoning district(s) CG - no change
Acres ofeach zone proposed: No change.
Type ofuse proposed (check all that apply):
tr Residential E Commercial tr Office E Industrial E Other
Amenities provided with this development 1if applicable
Refer to Development Agreement
Who will own & maintain the pressurized irrigation system in this development? Owner
Which irrigation district does this property tie within? Nampa-Meridian lrrigation District
Primary irrigation source: lndividualWell
Secondary none
Square footage of landscaped areas to be irrigated (ifprimary or secondary point ofconnection is City water):
Approx. 14.S-ac
Residential Project Summary (if applicable)
Nurnber o1' residential units: Nurnber ol' building lots
Nuntber o1'corntn<ln artd,'or other lots
Proposed nurnber of dwelling units (fbr nrulti-farnily developnrenls only.'.y:
I Bc-clroorn
C ross dens it1.' ( Dt i,/a!x'!-toral land)
I or nrore Bednrcrrns:
\'{ininrunr scluare lbotige of slruc,iure(s) (excl. riu'age):
\"1iuinruur propert-y size 1s.f):
Proposed building height:
Average propefiy' size ( s.l.)
Perl:entage of open space provided: _-.--. Acreage of operr space
(Dt.llacrc.-excluding roads & alle!'s): _
I)ercentage (See Clrapter 3, Article C, for qualified open space)
o1' trseable open space:
I ype o1'drvelling(s) proposed: fl Sin-rle-fanrily tl
'I'orvnhomes D Dupleres il \,lulti-f'nrnily
'l'vpe o1'open spilce provided in
acres (i.e., landscaping. public. i":onrnron, etc)
Non-residential Project Summary (if applicable)
Not plicable
Nutnber of building lols: Other lots:
Closs {loor area proposed
I-lours of'operation (day.'s aud hours)
llxisting 1 i l' applictiblei
[]uilcling height
Percentase o1'site;'pro.iect devoted to the fbllorvirrg
l.andscapingr
'l.otirl nunrber ol ernployecs
Nurntrcr and aqes ol'students,/children (il'applicable.):
Authorization
l\{arinrurn nurnber ol'enrplovees at any one time
pp Paving
Seatiug capacitl.':
I.0talntln1bero1.pirrkingspacesprovided:-Nunrberofcornpactspacesprovide.d
Applicant signature
Print applicant name: J
Densmer
Date: April5,2012
33 E. Broadway Avenue, Suite 210 . Meridian. Idaho 83642
884-5533 . Facsimile: (208) S88-6854
. Website: wwr'r'.meridiancity.org
2
?r%ft DIAN Planning Department
I DAHO ALTERNATIVE COMPLIANCE I Appl i c at i on C heckl i st
Project nnmg'Meridian Town Center File #:
Applicanr/agcnl Meridian CenterCal, LLC / The Land Group, lnc.
All applications are required to contain one copy of the following unless otherwise noted:
Applicant
r{t
Description
Staff
({)
X
Completed & signed Administrative Review Application
( l.[ also suhmitting a concurrent application.l-or a prelitninam plat or conditional use permit, the Altematit'e
Cornpliance request will he processed along with that apltlicarion. Therefore, an Administrative Reviev'altplitation
is nol netessary in this (ase; just ('heck the Altemative Compliance box on Cunmission & Couru:il Review
Application and subtnit the infonnation helo*,.)
X
Narrative fully describing the proposed request including the following:
feasible
requirements provides an equal or superirlr means of meeting the intent and purpose
of the regulation
X Fee { t Co.
THIS APPLICATION SHALL NOT BE CONSIDERED COMPLETE UNTIL STAFF HAS RECEIVED ALL
REQUIRED INFORMATION.
33 E. Broadway Avenue, Suite 210 r Meridian, Idaho 83642
Phone: (208) 884--5533 r Facsimile:
(208) 888-6854 r Website: www.meridiancity.org
(Rev. I l/4/08)
LAW OFFICES
601 W. Bannock Street
PO Box2720, goise, ldaho 83701
TELEPHONE: 208 388-1200
FACSIMILE: 208 388-1300
WEBSITE: w.givenspurgey.com
S LEY ''O
DEBORAH E. NELSON
DIRECT DIAL: 208 388-12'15
EMAIL: den@givenspursley.com
Ga(y G. Allen
Peter G. Barton
Christopher J, Beeson
Clint R. Bolinder
Erik J. Bolinder
Joremy C. Chou
William C. Cole
Michael C. Creamer
Amber N Dlna
Elizabeth M. Donick
Thomas E. Dvorak
Jeflrey C. Fereday
Juslin M. Fredin
Marlin C. Hendrickson
Steven J. Hippler
Donald E. Knickrehm
Debora K. K.istensen
Anne C. Kunkel
Michael P. Lawr€nce
Franklin G. Lee
David R. Lombardi
Emily L. Mcclure
Kenneth R. McClure
Kolly Greene McConnelt
Alex P. McLaughlin
Cynthia A. Melillo
Christopher H. Meyer
L. Edward Miller
P6trick J- Miller
Judson B. l\ronlgomery
Deborah E. Nelstr
Kelsey J. Nunez
W. Hugh O'Riordan, LL.i,,t.
Angela M. Reed
Juslin A. Stelner
Roberl B. White
Ot Counsel
Conley E. Ward
Retired
Kenneth L Pursley
James A. Mcclure (1 924-2011\
Raymond D Givens (1917-2008)
Grvr
July 27,2011
Via Email (ginselman@achd. ada. id. us)
Ada County Highway District Commissioners
Attn: Gary Inselman
Ada County Highway District
3775 Adams Street
Garden City, ID 83714
Ada County Highway District Commissioners
Iuly 27,2011
Page2
property; the April 201 I submittal did not provide any new traffic counts or associated analysis
because traffic levels have not meaningfully changed since 200g.1
In addition to the ACHD process, DDR has had numerous oppofiunities to review and
provide comment on the CenterCal project. The City of Meridian has considered the CenterCal
project at the following public hearings:
Annexation
10l4l07 (Commission)
10118107 (Commission)
11115107 (Commission - recommended approval to Council) -
hearing testimony
accepted
1/8/08 {Council:findings requested for approval)
- hearing testimony accepted
1 l22l 08 (findin gs approved)
Variance
1/8/08-(Council- findings requested for approval) -
hearing testimony accepted
2119t08 (continued)
314108 (findings approved)
DA Modification
415111 (Council - findings requested for approval) *
hearing testimony accepted
41 191 1 1 (findings approved)
ITD has also considered the CenterCal project and associated improvements to Eagle Roacl at the
following public hearings.
Sll9lOB lTD Committee Hearing - ROW Encroachment
Bl22l0B ITD Approval - ROW Encroachment
711l09lTD Decision - Access
213111 ITD Modified Decision - Access
DDR raises concerns about ACHD's conditions requiring CcnterCal to construct medians
along Eagle Road and Fairview Avenue. The medians are required pursuant to ITD and ACHD
policies and are planned to occur regardless of CenterCal's project. The median requirements
also are not new information. After years of study and discussion with affected stakeholders,
ACHD adopted an ordinance last year to implement its policy requiring medians along Fairview
Avenue. If DDR has concerns with that policy, it needs to take that up independently with
ACFID, not challenge another project that is simply complying with ACHD's policy.
' DDR clearly has been aware of the project and the availability of its traffic analysis since 2008. In
February 2008, JoAnn Butler sent an email to CenterCal's team (attached) stating that DDR is in the
process of hiring a traffic engineer who would review CenterCal's traffic proposal at Eagle Road and
Fairview and follow up with CenterCal to discuss.
Ada County Highway District Commissioners
luly 27,2011
Page 3
DDR's suggestion that CenterCal has somehow violated a condition of its development
agreement with the City o1'Meridian by allegedly failing to contact DDR also is not a basis for
ACHD's reconsideration. ACHD is a recommending body regarding transportation impacts to
ACHD roadways. The Commission does not have jurisdiction to enforce the City of Meridian's
development agreement with CenterCal.2 If DDR believes CenterCal has violatid a condition of
its development agreement with the City of Meridian, then it can take that up with the City, but
there is no basis for this Commission to hold up CenterCal's approval,
DDR does not have new information to present, They had ample opportunity to weigh
in. Instead, this appears to be is a simple delay tactic against a competing shopping center.
Indeed, CenterCal is seeing a pattem and practice of aggressive behavior from DDR toward our
prospective tenants that make them question DDR's intentions here.
It would be extremely burdensome for CenterCal to have a delay at this critical juncture
in their project. We ask that you deny DDR's request.
Thank you for your consideration ofthese concerns.
Deborah Sincerely, E. Nelson ?W
DEN:la :n:,r2s3_t(n222-t)
Enclosure
cc: Steve Price (via email)
Jean Paul Wardy (via email)
Craig Trottier (via email)
2
In fact, DDR has had ample opporlunity to ,neet with CenterCal, In adclition to the circurnstances
outlined above, in the recent phone conversation between Ms. Butler and Cal'y Allen that was described
only in part in DDR's request letter, Mr. Allen offered to make available CenterCal's traffic engineer to
rneet with DDR's traffic engineer, Fu(her, Mr. Allen offered to have CenterCal's principals sit down
rvith DDR's principals. DDR did not take us up or1 that offer.
v
E IDIA
MayorTammy de Weerd
City CouncilMembers:
Keith Bird
Brad Hoaglun
Charles Rountree
IDAHO David Zaremba
ldy 27,2011
Board of Commissioners
Ada County Highway District
3175 Adams Street
Garden City, ID 83714
Re: Request for Commission Reconsideration of MCZC-11-021
Dear Board of Commissioners:
The City of Meridian requests you deny the reconsideration of the Ada County Highway
Districts (ACHD) July 20, 2011 approval of a Certificate of Zoning Compliance (CZC) for
Meridian Town Center. By continuing consideration, the Commission is impacting decisions
and schedules which could have far reaching consequences for both the developer ofthis project
and the public.
At the hearing on July 20,2011, city staff testified in support of the CZC. This CZC will allow
the access to Kleiner Park to be constructed as was originally envisioned. As you are aware,
there have been delays in obtaining access to this park which is being donated to the community
with a value of $25 million which are already causing the park opening to be delayed by 6
months. Continuing to delaying the construction of the roads associated with the CZC would
further delay access to and opening of Kleiner Park. We do not feel this is in the best interests of
the community.
The City has reviewed, approved, and issued aCZC for the Meridian Town Center. The CZC
was reviewed in consul with ACHD staff to coordinate the internal circulation with the future
public streets serving the site, primarily Records and River Valley Roads. We are confident in
the review that was conducted and that it meets City requirements for internal access.
In addition, the City has received and is processing a building permit application for Big Al's, a
significant tenant of the Meridian Town Center development. Thus the property owners are
moving forward with developing the property in accord with City approvals. The coordination
and timing for construction and public road access to the site is critical. Delaying your action on
the CZC puts the timing for this business opening in question, potentially delaying the
construction of this business and the jobs it will bring to the community by one year.
Mayor's Office . 33 E. Broadway Avenue, Meridian, lD 83642
Phone 2OR-AAR-AAI3 - trav rnR-nn1-R'{'1 O -
rrnrnrr maridiannilr ara
v
ACHD Board of Commissioners
Page2
It has been nearly 4 years since the Meridian Town Center project began the annexation process,
and we believe it is time to move forward and not delay this important project and the associated
road improvements. To date, there have been four opportunities for public testimony with the
City regarding the Meridian Town Center. These include public hearings beginning in
November 2007 before the Planning and Zoning Commission and City Council related to the
annexation (AZ-07-012); the City Council related to a variance (VAR-07-017), and the City
Council for a development agreement modification (MDA-I1-002) in April of 2011.
Our agencies have been great partners on this project and believe that there have been ample
opportunities to address any concerns with this project. In addition, consistent with city staff
testimony at the July 20, 201 t hearing, it is important to reiterate the public and private interests
reliant upon your actions. For these reasons, the City of Meridian encourages ACHD to deny
the request to reconsider MCZC-ll-}2| in order for the projects which are underway to continue
to move forward. Thank you for consideration of this issue.
Tammy de
Mayor
eerd
cc Meridian City Council
D eve I opment S erai c e s D epartment
# t ffi;r,
h,,*.,xtc/do *ar;c.
ProjecUFile: MCZC-I1-021
This is a CZC application for a 1,017,911 square-foot mixed use/lifestyle center of
retail, commercial, and office uses on approximately 86.8 acres. The site is located
at the northeast corner of Eagle and Fairview in Meridian, ldaho.
City of Meridian
Northeast corner of Eagle/Fairview
Lead Agency:
Site address:
Gommission
Hearing: July 20, 2011
Regular Agenda
Gommission
Approval: July 20, 2011
Applicant: Centercal Properties
1960 E. Grand Avenue, STE 400
El Segundo, CA 90245
Representative: The Land Group, lnc.
462 E. Shore Drive
Eagle, lD 83616
Staff Gontact: Mindy Wallace
Phone: 387-6178
E-mail: mwal hdidaho.orq
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a Certificate of Zoning
Compliance (CZC) application for the construction of a 1 ,0'17,91 1 square-foot mixed
use/lifestyle center of retail, commercial, and office uses. There are 4,027 parking spaces
proposed to serve the site. The site is approximately 86.8 acres and is located at the northeast
corner of Eagle and Fairview. This application is anticipated to serve as the "Master
Application" for the development.
2. Descri n of Ad cent Surroundin Area
1
Direction Land Use Zoninq
North Rural Urban Transition/Multi-Family RUT/R-40
South General Commercial c-G
East General Commercial c-G
West General Commercial C-G
MCZC-11-021
{ll
3 Site History: The City of Meridian has gone through a series of reviews and approvals for the
Meridian Town Center Project starting with approval of an annexation and rezone, and variance
application in January of 2008. The Meridian Town Center (MTC) property was annexed into
Ivleridian City limits in December 2008. A development agreement modification application was
approved in March of 2010, and a subsequent development agreement modification was
approved in April of 201 1 . This application, MCZC-1'\-021, was approved by the City of Meridian
on June 9, 201 1 , along with an updated development agreement on June 16, 201 1 .
ACHD staff has worked closely with the applicant throughout their application process for the
MTC site starting in 2007. However, ACHD has not taken a formal action on any development
applications involving this site. ACHD policy requires the applicant to submit a Traffic lmpact
Study (TlS) that conforms to ACHD requirements prior to acting on a development application of
this size. ACHD formally requested the City of Meridian not act on the previous applications
without an approved TIS and an acceptable mitigation plan for the development's impact to the
roadway system. The Meridian City Council chose to approve the previous development
applications and to annex and rezone the parcel without an approved TIS or plan to mitigate the
development's traffic impacts. ACHD action on this application will establish ACHD
requirements to mitigate the traffic impacts for the build out of the MTC site.
4, Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
o MCZC-10-018 - Julius Kleiner Park was approved by the ACHD Commission on June g,
2010. The park is currently under construction and is located directly east of the site (See
attachment 6).
o MCUP-08-004iMAZ-08-003 - Regency at River Va ey was approved by the ACHD
Commission on May 7, 2008 (See attachment 7). Construction of the apartment complex has
not started and is located directly north of the site.
2 |\ACZC-11-021
Regency at
River Valley
SITE
Julius
Kleiner Park
B. Traffic Findinqs for Consideration
Trip Generation: This development is estimated to generate 36,595 additional vehicle trips
per day (0 existing); 2,645 additional vehicle trips per hour in the
pM peak hour (0 existing),
based on the traffic impact study.
3 MCZC-11-021
I
u
L-
I
I
I
I
I
I
I
I
I
I t
5. lmpact 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.
6. Capital lmprovements Plan (ClP)/Five Year Work Plan (FYVlrP):
The following improvements are scheduled in the District's Five Year Work Program and Capital
lmprovement Plan (ClP):
o Fairview Avenue Concept -
Access Management is scheduled in the Five Year Work Plan to
install a raised median on Fairview Avenue between Linder Road and Orchard Street in
2014.
. Fairview Avenue is listed in the Capital lmprovements Plan to be widened to 7-lanes from
Locust Grove Road to Cloverdale Road between 2014 and 2019.
1
2 Traffic lmpact Study
Kittelson & Associates, lnc. prepared a traffic impact study for the proposed Meridian Town
Center project . Below is an executive summary of the findings as presented by Kittelson &
Associates, lnc. The following executive summary is not the opinion of AGHD staff. ACHD
has reviewed the submitted traffic impact study for consistency with ACHD policies and
practices, and may have additional requirements beyond what is noted in the summary. ACHD
Staff comments on the submitted traffic impact study can be found below under staff comments.
Kittelson TIS Executive Summarv
The Meridian Town Center (MTC) Master Plan is located at the northeast quadrants of the
Fairview Avenue/Eagle Road intersection in Meridian, ldaho. ln total, MTC includes up to 1.5
million square-feet of retail space, 840,000 square-feet of office space, and 295 multi-family
units.
Build-out of the MTC Master Plan, for the purpose of this compiled transportation impact study,
is assumed in year 2015; however, in reality the build-out year is unknown at this time and will
ultimately reflect market conditions.
Variances to the ldaho Transportation Department (lTD) and City of Meridian policies for the
proposed access points onto Eagle Road were obtained through an access permitting process
with ITD and through a variance request heard and approved before the Meridian City Council.
CenterCal Properties agrees with many of the approved access points, but has filed appeals
with the regard to certain others. The most significant issue is the lack of an approved signal at
the access on Eagle Road at the % mile north of Fairview Avenue. CenterCal Properties has
appealed this condition as it contends it is not in the best interest of the traveling public and is
contrary to the conclusions drawn from the substantial traffic engineering analysis submitted as
part of this project.
Table 1 presents the estimated trip generation for the entire proposed MTC Master Plan.
Additional tables within the body of the report present trip generation estimates for various
phases of the MTC development.
Table 1 - Estimated Trip Generation (MTC Master Plan)
The proposed improvements assumed to be in place for the purposes of
the 2015 total traffic
conditions analysis include:
. Expansion on Eagle Road from its existing four-lanes with center turn lane cross-section
to six-lanes with raised median from Fairview Avenue to River Valley Street.
. Records Avenue extended north from it's current terminus at Fairview Avenue to
connect to a future extension of River Valley Street to the east of Eagle Road, and
continued on to connect to Ustick Road.
4
Shopping Center 820 1,499 ksf 39,465 1,795 1,945 3,740
GeneralOffice 710 836 ksf 2,650 210 1,035 1,245
Condo/Townhouse 230 295 units 1,610 105 50 155
Net New Trips 36,595 1,725 2,645 4,370
MCZC-11-021
'
rita}'Lx tx x txx ITE Code Size Daily ffi :P[/ Peak
Ho.ur -
Total
. Construction of an additional westbound through lane on Fairview Avenue from Venture
Street to Hickory Way with a raised median between Records and Eagle.
Based on the results of this compiled TlS, full build-out of MTC will have significant impacts on the
surrounding transportation network. Several of the study intersections along Eagle Road are
already at, or very near current available capacity and acceptable levels of service. As
demonstrated in this study and the original 2008 TlS, background growth in traffic leading up to
build-out of the MTC will result in several additional study intersections exceeding available
capacity. KAI recognizes that, in reality, once intersections begin to exceed capacity drivers will
divert or look for alternative routes due to the inordinate amount of delay experienced on an
oversaturated corridor. ln this report, intersections with volume{o-capacity ratios exceeding 1.0
are reported as such, consistent with traffic engineering analysis practices, and provide a
measure ofthe "severity of impacts" relative to each other and to other intersections studied in
this report. These volume-to-capacity ratios would not, in fact, actually be realized in the field.
There are currently no capacity-adding transportation improvements planned along Eagle Road,
nor have any been conditioned upon recent developments along Eagle Road in the areas around
Ustick Road and Franklin Road, that would serve to mitigate the congestion anticipated for the
background conditions or total traffic conditions along Eagle Road. lt is apparent that a regional
transportation improvement strategy, potentially through utilization of the STAR legislation and
financing option, will be required to accommodate the anticipated development on the remaining
parcels along the Eagle Road corridor, with or without the proposed MTC development.
3. Condition of Aroa Roadways
Traffic Count is based on Vehicles per hour (VPH)
Acceptable level of service for a five-lane principal arterial is 'E' (1,770 VpH).
Acceptable level of service for a seven-lane principal arterial is 'E" (2,660 VpH).
.- ACHD does not set level of service thresholds
for State Highways.
Roadway Functional
Classification
PM Peak
Hour
Traffic Count
PM Peak
Hour Level
of Service
Existing
Plus
Proiect
Future
Level of
Service
Eagle Road t*
(sH-55)
(Fairview to
River Vallev)
2,542-
feet
Principal
Arterial 3,970
F 5,590
F
Fairview
Avenue
(Records to
Eaole)
Principal
Arterial 2,550
F 3,6'15
F
Fairview
Avenue
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD'j most current traffic counts.
The average daily traffic count for Eagle Road south of Ustick was 51,128 on 815110.
The average daily traffic count for Fairview Avenue east of Locust Grove was 28,070 on
11t12t09.
The average daily traffic count for Fairview Avenue west of Cloverdale was 29,733 on
1213109.
Condition of Area lntersections
5. Signalizedlntersection
"EBLT = Eastbound left turn lane
'Level of Service and Volume Capacity Ratio information for each intersection is included as attachment
.An acceptable level of service for an intersection has an overall V/C
ratio of 0.9 or less and lane group
V/C ratio of 1.0 or less.
C. Findinqs for Consideration
Phasing Analysis
As part of the submitted traffic impact study the applicant's engineer provided a
phasing plan
identifying which roadway improvements are necessary to serve the site with each phase of the
development. The phasing plan includes roadway segments and intersection improvements
internal to the site, and off site. For the purposes of this analysis the applicant's engineer has
presented 4 potential phasing scenarios noted below.
Option 1: Minor Development at River Valley Street
The developmenlof 1 o( 2 initial buildings at the southeast corner of the Eagle/River valley
intersection.
1
Option 2: Partial Development of the North Portion of the MTC Site
Partial development of the north area between the % mile roadway and River valley street with
approximately 275,000 square feet of retail.
6
lntersection 2011 /Existing
Conditions
(LOS/V/C Ratio)
2015 Background
Conditions
(Without MTC
Development)
(LOS/V/C Ratio)
20{ 5 Total Traffic
Conditions (With
lmprovements)
(wirh MTc
Development)
(LOS/V/C Ratio)
Eagle/Fairview F/1.06 F t1 .11
Eagle/River Valley EBLTIFI.4S EBLT/F/.63 D/.86
Hickory/Fairview B/.83 B/.89 B't.79
Records/Fairview B.t.47 B/.50 ct.73
MCZC-11-021
The average daily traffic count for Eagle Road north of Fairview was 47,O41 on 8l4l1O.
E/.95
Option 3: Partial Development of the south area between Fairview Avenue and the % mile
roadway
Partial development of the south area between Fairview Avenue and lhe la mile roadway with
318,000 square feet of lifestyle center with 88,000 square feet of office in the south portion of
the site.
Option 4: Partial Development of the entire MTC Master Plan
The development of the entire MTC Master Plan.
The table below identifies the phased transportation improvements, as recommended by the
applicant's engineer:
7
lntersection lmprovements Roadway lmprovements
Minor Development
(4,820 ADT 455 PM
Peak Hour)
None None
Partial North Area
(9,290 ADT 890 PM
Peak Hour)
Signalize the Eagle/River Valley
lntersection
Dual southbound left-turn lanes at
Eagle/River Valley
Dual westbound left-turn lanes at
Eagle/River Valley
Northbound right turn lane -
EagleiRiver Valley
Dedicated right turn lane westbound -
Fairview/Records
Left turn lane eastbound
FairvieWRecords
Through/right turn lane northbound
Fairview/Records
Left, through, and right turn lanes
southbound FairviewRecords
Construction of River Valley
and Records
Third westbound through
lane on Fairview between
Records and Hickory
MCZC-11-021
Project Phase
Partial South Area
(10,880 ADT 1,105 PM
Peak Hour)
Right turn lane westbound -
Fairview/Records
Left turn lane eastbound
Fairview/Records
Left, through, and right turn lanes
southbound Fairview/Records
Construction of Records to
the new /q mile roadway
Construction of the new %
mile roadway
Third northbound through
lane on Eagle Road between
Fairview and the % mile
roadway
Partial
Development of
entire MTC Master
Plan
(16,760 ADT 1,680 PM
Peak Hour)
Signalize the Eagle/River Valley
lntersection
Dual westbound left-turn lanes at
Eagle/River Valley
Westbound through/right lane -
Eagle/River Valley
Dual southbound left turn lanes -
Eagle/River Valley
Right turn lane westbound -
Fairview/Records
Through/right turn lane northbound
Fairview/Records
Left, through, and right turn lanes
southbound Fairview/Records
Construction of Record and
River Valley
Construction of lhe new la
mile roadway
8 MCZC-11-021
Through/right turn lane northbound
Fairview/Records
Northbound right turn lane -
Eagle/River Valley
Left turn lane eastbound
Fairview/Records
lllustration of Recommended lntersection lmprovements from TIS
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ACHD Staff Comments/Recommendations: Staff generally agrees with the submitted
phasing plan with the exception of the minor development at River Valley. ACHD
disagrees with the comment "that approximately 100,000 square feet of commercial/retail
(455 net new weekday PM peak hour trips) could be developed at the southeast corner of
the River Valley/Eagle Road intersection without any widening on Eagle Road or making
the River Valley/Records connection to Fairview."
The study notes that with the minor development scenario that the intersection of Fairview
Avenue/Eagle Road will operate at a volume-to-capacity ratio (V/C ratio) of 1.09 without
any mitigation compared with 1.03 under year 2013 background conditions. Given the V/C
ratio of the Fairview Avenue/Eagle Road intersection under the minor development
scenario it would appear improvements are needed to mitigate the development,s impact
to the roadway system.
To maintain the existing Los at the Fairview/Eagle Road intersection and to mitigate the
development impacts to the roadway system staff recommends the River valley/Records
connection between Eagle Road and Fairview be constructed with the first phase of the
development even in the minor development scenario.
The phasing plan submitted by the applicant identifies the installation of one new signal at River
valley/Eagle, and includes modiflcations to the existing signal at Fairview/Eagle anJ the
widening of Eagle Road (SH-55). ITD will need to approve the installation aid modification of
the signals, and the widening of SH-55. The applicant should meet all of lrD's requirements for
the signals and widening, as a condition of ACHD approval.
All improvements identified in each phase of the mitigation plan will need to be
completed in the
phase identified prior to approval of future phases. oR, when the equivalent
vehicle irips
identified in each phase of the development has been reached.
9 MCZC-11-O21
-
E
2
Additional Staff Comments on Phasing: The TIS addresses 4 phasing scenarios submitted
by the applicant. However, it is our understanding from the City of Meridian, that certificate of
zoning compliance (CZC) applications for phasing scenarios that differ from those proposed
in
the TIS may be forthcoming. lf those CZC applications differ from what was originally proposed
in the phasing plan, the applicant should be required to submit additional information that
demonstrates how the phasing and traffic impacts differ from what was submitted and analyzed
as part of this application.
Off-Site lmprovements/STAR Legislation
Applicant's Proposal: The applicant has been working with ITD to enter into an agreement
which would allow CenterCal to use the STAR Legislation to fund on and off-site improvements
to serve the site. At this time staff from both ACHD and ITD are working with Centercal on the
proposed STAR agreement, because the applicant is proposing to fund improvements to ACHD
roads through the agreement. lf the applicant, lTD, and ACHD enter into the STAR financing
agreement, the following off-site system improvements are proposed to be constructed:
. A third northbound through lane on Eagle Road between Franklin and Fairuiew
A third southbound through lane on Eagle Road between Florence Street and Franklin,
and possibly to l-84 if right-of-way is available. Three options have been discussed for this
improvement.
o oFranklin o A A A third third third southbound southbound southbound lane lane right to that turn the drops lane westbound at into the a Franklin/right l-84 turn on-Eagle ramp lane
intersection at
. The extension of Records north from River Valley to connect to existing Allys Way (will
require additional righlof-way).
Additionally, if the STAR financing becomes available the applicant has indicated that those funds
would be used for the construction of frontage improvements necessary to serve the site
(identified in this staff report) including: Eagle Road widening between Fairview and River valley
as well as Records Avenue between Fairview and River Valley.
ACHD cannot comment on the impacts of the STAR financing agreement that may or may not be
approved. However, the applicant will be responsible for the construction of all frontage and off-
site improvements necessary to serve the site regardless of funding options.
3. Fairview Avenue Access Management PIan
ACHD, the City of Boise and the City of Meridian are developing an access management plan to
increase safety and reduce congestion along Fairview Avenue between Orchard Street in Boise
and Linder Road in Meridian. Access management is a set of tools that work together to control
access to and from roadways. The goal is to increase safety and decrease congestion. A few
examples are medians, driveway spacing, driveway consolidation, and service and frontage
roads. ACHD plans to have medians installed on Fairview Avenue within the next five to ten
years, as part of the proposed plan.
The draft Access Management Plan for the Eagle/Fairvlew area recommends the installation of
medians abutting the MTC site (see attachment 4).
10 MCZC-11-021
4. Eagle Road (SH-55)
Eagle Road is under the jurisdiction of the ldaho Transportation Department (lTD). The applicant,
City of Meridian and ITD should work together to determine if additional righlof-way or
improvements are necessary on Eagle Road.
Applicant's Proposal: The applicant has proposed to construct 3 driveways onto Eagle Road
between Fairview and River Valley. The driveways are proposed to be spaced t/8 of a mile apart.
The applicant has proposed to construct dedicated right-turn lanes for each ofthe driveways.
Staff Comments/Recommendations: Comply with requirements of ITD and City of Meridian for
the Eagle Road (SH-55) frontage. Submit to the District a letter from ITD regarding said
requirements prior to District approval of the final plat or plans
approval, whichever occurs first.
On August 22,2008 ITD issued an encroachment permit approving the 3 proposed access
points
onto Eagle Road (see attachment 5) with conditions. The driveway located 1/8 mile north of the
Eagle/Fairview intersection will be restricted to right-in/right-out only. The driveway located at the
1/4 mile will be restricted to left-in/right-in/right-out only (unsignalized), and the driveway located
1/8 mile south of the Eagle/River Valley intersection will be restricted to right-in/right-out only.
ITD's approval of the driveways also conditioned the signalization of River Valley Street at Eagle
Road and other improvements to Eagle Road identified in the submitted traffic impact study.
11 MCZC-11-021
lTD Approved Access Points
River Valley Street
New Signal
Right-ln/Right-Out
1/8 Mile
Unsignalized
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3. Eagle/Fairview lntersection
Existing Conditions: The intersection of Eagle Road and Fairview Avenue is improved with g-
lanes on the east leg and 8-lanes on the north, south, and west legs ofthe intersection. The
intersection has free running right turn lanes on all four approaches and is signalized.
Applicant's Proposal: The applicant has proposed to widen the intersection to accommodate a
third through lane on northbound Eagle Road. The applicant has proposed to construct a median
and to remove the free-running right turn lane on the westbound leg of the intersection. The
applicant has proposed to modify the existing island for the free-running right turn lane on the
northbound lane of the intersection to accommodate the third northbound through lane while
maintaining the free-running right turn lane on that leg of the intersection.
Staff Comments/Recommendations: The applicant's proposal is consistent with the
recommendations of the submitted traffic impact study, and should be approved as proposed.
Both ACHD and ITD staff have raised concerns regarding the free-running right turn lanes at the
intersection. Staff is supportive of the applicant's proposal to remove the free-running right turn
lane from the westbound approach.
The Eagle/Fairview intersection has the highest accident rate of all intersections in Ada County,
with a significant portion of those accidents related to the free-running right turn lanes. Over the
last 3 years there have been 133 accidents at the Eagle/Fairview intersection 38% or 50 of the
accidents are specifically related to the free-running right turn lanes (see below). Given the high
accident rate at the intersection and the significant amount of accidents caused by the free-
running right turn lanes staff recommends that the free-running right turn lanes be removed and
replaced with standard dedicated right turn lanes on all 4 approaches ofthe Eagle/Fairview
intersection when the intersection is widened to accommodate the third through lane on each
approach.
Accident Data:
o 2008 -
46 accidents with 30 involving free-running right movements (65%).
o NE corner - 18 accidents
o NW corner - 7 accidents
o SE corner - 3 accidents
o SW corner - 2 accidents
. 2009 - 36 accidents with 15 involving free-running right movements (42%).
o NE corner- 11 accidents
o NW corner - 3 accidents
o SE corner - 0 accidents
o SW corner - 1 accident
. 2O1O - 51 accidents with 19 involving free-running right turn movements (37%).
o NE corner - 1 '1
accidents
o NW corner - 4 accidents
o SE corner - 3 accidents
o SW corner - 1 accident
13 MCZC-11-O21
Totals (2008-2010): 50 free running right turning movement accidents out of 133 total for three
years (38%).
4. Eagle/RiverValley !ntersection
Existing Conditions: The intersection of Eagle Road and River Valley Street is not signalized.
River Valley is 3 lanes and stop controlled on the west leg of the intersection. River Valley Street
has not been constructed on the east side of Eagle Road.
Applicant's Proposal: The applicant has proposed to signalize and widen the Eagle/River Valley
interseclion to 7-lanes with dual left-turn lanes on the north leg of Eagle Road, 6-lanes with dual
left-turn lanes on the east leg of River Valley Street, 8-lanes on the Eagle Road south leg of the
intersection with two of the lanes striped out for an additional left-turn lane and dedicated right
turn-lane in the future, and 3-lanes on the west leg of River Valley Street with some temporary
paving to the south. The site plan also indicated that additional right-of-way is necessary to
complete the through lane and dedicated righlturn lane on the west leg of the intersection.
Staff Comments/Recommendations: The applicant has demonstrated the need for the
proposed intersection improvements through the submitted traffic impact study. Therefore, the
applicant's proposal should be approved, as proposed. To ensure the safety and function ofthe
intersection, the applicant should be required to obtain all ofthe righlof-way necessary forthe full
build-out of the intersection including the righlof-way for the left-turn lane and dedicated right
turn-lane on the west leg of the intersection. This will require the applicant to acquire right-of-way
from parcel no. 51105417300 (Kleiner Trust A) south of River Valley Road on the west side of
Eagle Road.
lf the applicant is unable to acquire all of the righlof-way necessary to construct the full
intersection improvements, an interim intersection configuration is suggested. The intersection
could be widened to 3-lanes on the eastbound (west leg) and to 4-lanes on the westbound (east
leg) approaches, which would allow for a single inbound lane on the eastbound approach, dual
inbound lanes on the westbound approach, dedicated left{urn lane, and a through/right lane (on
both approaches) without any additional right-of-way on the west leg of the intersection. This
interim intersection configuration could serve the site until the dual left turns are needed on the
westbound approach ofthe intersection. Based on the submitted traffic impact study, dual left
turn lanes are needed on the westbound approach with the developmentof 274A00 square feet
of shopping center development or 9,292 vehicle trips per day (890 in the PM
peak Hour).
Based on the recommendation of the submitted traffic impact study and safety concerns, the
River Valley/Eagle Road intersection will need to be signalized as soon as River Valley Street is
constructed abutting the site.
lf the interim intersection configuration is constructed, all of the right-of-way necessary to
construct the full intersection improvements (including the west leg) will need to be dedicated prior
to plan approval.
5. Fairview/Records lntersection
Existing Conditions: The intersection of Fairview Avenue and Records Avenue is improved
with 6- lanes on the easVwest legs and S-lanes on the south leg ofthe intersection. The north leg
ofthe intersection is unimproved, as Records Avenue has not been constructed abutting the site.
The intersection is signalized.
Applicant's Proposal: The applicant has proposed to widen the FairviewRecords intersection to
s-lanes with a median on the north leg, and to 7-lanes on the easvwest legs with a median on the
west leg ofthe intersection. No changes are proposed to the south leg ofthe intersection.
Staff Comments/Recommendation: The applicant has demonstraled the need for the proposed
intersection improvements through the submitted traffic impact study. However, in the applicant's
14 MCZC-11-O21
June 21 , 2011 TIS response letter to ACHD the applicant provided a revised intersection
configuration for the north leg of the Records/Fairview intersection. The applicant has proposed
to stripe out one of the proposed dual left turn lanes and to reduce the taper and storage of the
right turn lanes and through lane to 18s-feet and the left turn lanes to 225-feet. Staff has
reviewed this analysis and does not agree with the finding of the applicant's engineer.
ln prior submittals the applicant has proposed that 375-feet of storage was necessary to
accommodate the southbound left turn lane to serve the site. Staff recommends a minimum
length . of The 375-applicant's feet of storage analysis for included the dual left in the turn appendix lanes based was based on the on following dual left information:southbound turn
lanes.
The applicant's analysis assumed a 100 second cycle length for the intersection. Once
the site is built out ACHD will increase the cycle length to 200 seconds to match the cycle
length at the Eagle/Fairview intersection. This would require additional storage for the left
turns on the north approach.
The property owner directly east of the site (Kleiner Trust A) has recently proposed
to
construct a roundabout at the intersection of Park Lane and Records Avenue. lf a
roundabout is constructed in the future, the additional storage will be necessary to ensure
that vehicles do not back up into the roundabout.
AASTHO guidelines recommend that more than 300-feet of storage is necessary to
accommodate dual left turns.
Based on the information above, and prior TIS submittals the applicant should be required to
construct the Records/Fairview intersection, as proposed, with dual left turn lanes and a
minimum of 375-feet of storage on the north leg of the intersection. The applicant should
coordinate the design intersection and median with District Traffic Services and Development
Review staff.
To construct the Records/Fairview intersection as proposed, the applicant will need to work
with Kleiner Trust A to acquire an additional sO-feet of right-of-way from the Records/Fairview
intersection north for approximately 4oo-feet. This right-of-way dedication is necessary to
ensure that the north approach of the Records/Fairview Avenue intersection aligns centerline
to centerline with the existing approaches on the south side ofthe intersection.
lf additional right-of-way is not dedicated then it will not be feasible to construct this segment
of Records. Due to the signalization ofthe intersection, the north leg of Records cannot be
shifted to the west.
ACHD is not a party to this right-of-way dedication and it is up to the Applicant to acquire
sufficient rightof-way to construct road improvements necessary to serve the site.
6. Fairview Avenue
a. Existing Conditions: Fairview Avenue is improved with 9{ravel lanes at the Eagle/Fairview
intersection tapering to S-travel lanes, and no curb, gutter or sidewalk abutting the site. There
is between 115 and 145{eet of righlof-way for Fairview Avenue (57.5 to 72.5-feet from
centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access ls taken
to all of the adjacent streets.
15 MCZC-11-O21
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width: District policies 7205.2.1 & 7205.5."1 state that the
standard 7-lane street section shall be g6-feet (back-of-curb
to back-of-curb) within 12o-feet of
right-of-way. This width typically accommodates three travel lanes in each direction, a
continuous raised or landscaped median with intermittent turn lanes, and safety shoulders.
Sidewalk Policy: District policy 7205.5.7 requires a concrete sidewalks at least s-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width
policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
Appropriate easements shall be provided if public sidewalks are placed
out of the right-of-way.
The easement shall encompass the entire area between the right-of-way line and 2-feet
behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the
public right-of-way or wholly within an easement.).
ACHD Master Street Map: ACHD Policy Section 311 1 .'1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Fairview Avenue is designated in
the MSM as a Mobility Corridor with 7-lanes and on-street bike lanes, a g8-foot
street section
within 124-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct a dedicated right turn lane on
Fairview Avenue for the FairviewRecords intersection within the existing right-of-way. The
turn lane would start approximately 400-feet east of the intersection.
The applicant has proposed to construct a third westbound through lane on Fairview Avenue
between Records and Eagle Road. This widening includes the construction of a raised
median to restrict the existing driveways to right-in/right-out along this segment of Fairview
Avenue.
The applicant has proposed to construct a dedicated right turn lane on Fairview Avenue for
the Eagle/Fairview intersection. The turn lane would start approximately 600-feet east of the
intersection.
The applicant has proposed to continue the third westbound through lane west through the
Eagle/Fairview intersection approximately 900-feet west of Eagle Road.
The applicant has proposed to construct a 10-foot wide detached path on Fairview Avenue
abutting the site. The path is proposed to meander in and outside ofthe right-of-way.
Additionally, the applicant has proposed to construct a 4.5 to 6-foot wide bike lane on Fairview
Avenue from approximately 400-feet east of Records to Eagle Road abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal to widen Fairview Avenue
meet's District policy, is consistent with the MSM and the draft Fairview Avenue Access
Management Plan and should be approved as proposed. ln addition to installing the raised
median on Fairview between Records and Eagle Road, staff recommends that the median be
continued on Fairview Avenue west of Eagle Road between Eagle Road and Hickory. The
16 I'llCZC-11-O21
median should be installed when the roadway is widened to accommodate the third
westbound through lane.
ln summary the applicant should construct the following improvements on Fairview Avenue,
as proposed:
. A 12-foot wide dedicated right turn lane on Fairview Avenue for the Fairview/Records
intersection within the existing right-of-way. The turn lane should start approximately
400-feet east of the intersection.
. A 12-foot wide third westbound through lane on Fairview Avenue between Records
and Eagle Road. lncluding the construction of a 6" raised median to restrict the
existing driveways to right-in/right-out along this segment of Fairview Avenue.
. A 121oot wide dedicated right turn lane on Fairview Avenue for the Eagle/Fairview
intersection. The turn lane should start approximately 600-feet east ofthe intersection.
. Continue the 12-foot wide third westbound through lane west through the
EagleiFairview inlersection approximately 900-feet west of Eagle Road.
. A S-foot wide bike lane on Fairview Avenue from approximately 400-feet east of
Records to Eagle Road abutting the site.
. lnstall a raised median be continued on Fairview Avenue west of Eagle Road between
Eagle Road and Hickory.
. Construction of a 10-foot wide pathway on Fairview Avenue abutting the site, as
proposed. lf the pathway is not constructed than a s-foot wide detached concrete
sidewalk should be constructed in its place. The pathway should be located either
completely within the right-of-way or within a sidewalk easement.
ACHD will purchase the additional righlof-way needed beyond what is existing for the
proposed widening of Fairview Avenue from available corridor preservation funds.
The sidewalk and landscaping can be located within a sidewalk easement.
7. RecordsAvenue
a. Existing Conditions: Records Avenue is not yet constructed abutting the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. lf there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 7o-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum righfof-way width that extends 2-feet behind
the back-of-curb on each side.
17 MCZC-11-O21
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
Half Street Section Policy: District Policy 2708.2.2 Required improvements to an adjacent
commercial street shall consist of pavement widening to one-half the required width, including
curb, gutter and concrete sidewalk (minimum s-feet), plus 12-feel of additional
pavement
widening beyond the centerline established for the street to provide an adequate roadway
surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder
and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on
the unimproved side.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least s-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width
policy if trees are to
be placed within the parkway strip. Sidewalks constructed ne)d to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
Appropriate easements shall be provided if public sidewalks are placed out of the right-of-way.
The easement shall encompass the entire area between the righlof-way line and 2-feet
behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the
public right-of-way or wholly within an easement.
ACHD Master Street Map: ACHD Policy Section 31 1 1.1 requires the lvlaster Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the tVlsM
with the street typology of commercial collector. The new collector roadway should align with
Records Avenue on the south side of Fairview Avenue and continue through the property
tying into Allys Avenue north of the site. The Commercial Collector typology as depicted in
the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, and on-street
parking, a 60-foot street section within 8OJeet of right-of-way.
Applicant Proposal: The applicant has proposed to construct Records Avenue between
Fairview Avenue and the site's north property line with s-travel lanes, a 6-foot wide bike lane
on the west side of Records, and a raised median within 100-feet of right-of-way at the
Records/Fairview intersection for approximately the first 400-feet. Beyond the intersection the
roadway tapers to a 3-lane roadway with a 6-foot wide bike lane on the west side of Records
within 60-feet of righlof-way for the remaining portion of Records Avenue north to the site's
north property line. On-street parking is not proposed.
The applicant has proposed to construct a 6-foot wide bike lane on the east side of Records
Avenue from the Records/Fairview intersection north approximately 1,580-feet.
The applicant has proposed to construct curb, gutter, an 8-foot wide planter strip
and S-foot
wide detached concrete sidewalk on the west side of Record Road abutting the site between
Fairview Avenue and the proposed % mile public street.
The applicant has not proposed to construct any improvements on the east side of Records
Avenue between Fairview and the site's north property line, or on the west side of Records
betriveen the % mile public street and the north property line (abutting the residential
portion of
the development).
c
18 MCZC-11-021
d. Staff Comments/Recommendations:
Records Avenue- AGHD Action on Julius Kleiner Memorial Park - Right-of-Way: During
the June I , 2010 Commission hearing, at the request of the City of Meridian, staff
recommended a modification to ACHD policy by waiving the requirement that Records
Avenue be partially constructed with the development of the Park Project (segment north of
Park Lane to River Valley). The City opposed the language in the original draft Staff Report
that required the City to guarantee the construction of Records Avenue adjacent to the Park
site in the future. Specifically, the City objected to the expenditure of any taxpayer dollars for
the development of Records Avenue.
The City of Meridian opposed to the construction of Records Avenue proposed the following:
"The City of Meridian shall require completion of Records Avenue nofth of the park entrance,
built to ACHD standards (with the understanding that it is not at taxpayer expense) as per the
existing Development Agreement on the Centercal propefiy." (ACHD note: The existing
Development Agreement is between the City and Centercal and does not specifically require
the construction of the full street section for Records Avenue north of the park entrance as
indicated by the City representatives.)
The issue of right-of-way dedication for the construction of Records Avenue continues to be
an on-going issue for the park. ACHD required the dedication of the necessary right-of-way to
extend Records Avenue from Fairview Avenue to the Park, prior to issuance of Plans
Acceptance and prior to issuance of any permits to work in the ACHD righlof-way or future
righlof-way. The City of Meridian was to provide ACHD with: the legal descriptions for the
right-of-way; written approval from the property owners stating that they are willing to sign a
Warranty Deed to ACHD; and the necessary ownership information and contact information
for those parcels. At this time Centercal (the applicant) has dedicated a portion of the right-of-
way to construct Records Avenue, however, the property owner to the east, Kleiner Trust A
(parcel S110434700) has not dedicated any right-of-way for Record Avenue.
As noted in the staff report for the Park, Kleiner Trust A, submitted a letter indicating
willingness to dedicate righlof-way if ACHD deeds certain access points to the site on
Fairview Avenue, Records Avenue, Park Lane and Venture Street. ACHD does not deed
access points. Access is determined when ACHD receives a development application from
the lead land use agency, and is based on not only location, but also what type of access is
needed to serve the site. Since ACHD's approval of the park application in June 2010, staff
has been working with Kleiner Trust A to determine what type of access is appropriate to the
site based on ACHD Policy, a submitted traffic analysis, and anticipated land uses. Access to
this site will not be approved until ACHD receives and takes a formal action on a development
application transmitted by the lead land use agency.
Action on Julius Kleiner Memorial Park - Street lmprovements: ACHD's 2010
action on
the Park required the construction of Records Avenue from Fairview Avenue to the south
property line of the Park (Park Lane), with a minimum of 3O-feet of pavement to provide
for
two 11-foot travel lanes and two 4-foot wide bike lanes, a 3-foot wide gravel shoulder with a
barrow ditch; and a minimum S-foot wide concrete sidewalk on the east side of Records, in
their ultimate location. Or, in lieu of a s-foot wide concrete sidewalk, an asphalt facility to
accommodate pedestrians could be constructed on either the east or west side of the
roadway.
To ensure that the future construction of Records Avenue is not at ACHD expense, or at
taxpayer expense as requested by the City of Meridian, the City of Meridian, as the applicant
for the park application was required to ensure the future construction of Records Avenue
19 MCZC-11-O21
north of the park (Park Lane north to River Valley) entrance by one of the following
alternatives:
1. The Kleiner Park Trust shall provide the financial surety gI construct the road
per ACHD
policy in lieu of the City commitment required above.
OR
2. The City of Meridian shall amend the Development Agreement with Centercal to require:
(1) CenterCal to develop the full road section, curb, gutter on both sides, and the sidewalk on
the west side only, of Records Avenue north ofthe park entrance; (2) the consent of ACHD
before the Development Agreement could be modified to alter or eliminate the above term
until such construction is complete; (3) a memorandum of the amendment or the amendment
to be recorded in accordance with Section 10 ofthe Agreement; and (4) that the timing or
phasing ofthe development of Records Avenue occur in accordance with ACHD Policy (that
is, CenterCal shall be required to build the north section of Records Avenue when the parcel
adjacent to Records Avenue is developed or, when it is warranted based on traffic generated
by the phase of development being proposed).
Julius Kleiner Memorial Park - Current Status: The Kleiner Trust has not yet dedicated
the necessary right-of-way for Records Road between Fairview Avenue and Park Lane
that is necessary for the City of Meridian to construct Records Road to the new park.
Records Avenue - Meridian Town Center: As noted above, the applicant has proposed to
construct Records Avenue between Fairview Avenue and the site's north property line with 5-
travel lanes, and a bike lane on the west side and a portion of the east side of the roadway
and a raised median. The necessary right-of-way at the Records/Fairview intersection is 100-
feet for approximately 400-feet north of Fairview Avenue tapering to a 3-lane roadway with
bike lanes within 60jeet of right-of-way for the remaining portion of Records Avenue north to
the site's north property line.
The applicant's proposal meet's District policy, is consistent with the MSM, and should be
approved, as proposed, with the exception of the proposal not to construct curb, gutter,
and
sidewalk abutting the future residential portion of the site (between the % mile local
commercial street and River Valley). The applicant should be required to construct curb,
gutter, and S-foot wide detached (or 7-foot wide attached) concrete sidewalk on the west side
of Records Avenue abutting the entire site between Fairview Avenue and River Valley Street.
To construct Records Avenue as proposed, the applicant will need to work with Kleiner Trust
A to dedicate an additional sO-feet of right-of-way at the Records/Fairview intersection and
north for approximately 400-feet. This righlof-way dedication is necessary to ensure that the
north approach of the Records/Fairview Avenue interseclion aligns centerline to centerline
with the existing approaches on the south side ofthe signalized intersection.
The proposed improvements forthe northern portion of Records Avenue (3Jane
roadway with
on-street bike lanes) could be constructed within the existing righlof-way, with sidewalk
easements.
ln summary the applicant should construct Records Avenue between Fairview Avenue and
the site's north property line with five 11-foot wide travel lanes, a s-foot wide bike lane on the
west side of Records, and an 8-foot wide raised median, a 76-foot wide street section within
10O-feet of right-of-way at the Records/Fairview interseclion for approximately the first 400-
feet. Beyond the intersection the roadway tapers to three 11-foot wide travel lanes with a 5-
foot wide bike lane on the west side of Records, a 46-foot street section within 60-feet of right-
20 MCZC-11-O21
of-way for the remaining portion of Records Avenue north to the site's north property line, as
proposed.
The applicant should construct curb, gutter, an 8-foot wide planter strip and S-foot wide
detached concrete sidewalk on the west side of Record Avenue abutting the entire site
between Fairview Avenue and River Valley Street.
The applicant should construct a s-foot wide bike lane on the east side of Records Avenue
from the Records/Fairview intersection north approximately 1,580-feet, as proposed.
The applicant should be required to construct a 3-foot wide gravel shoulder and a bonow ditch
sized to accommodate the roadway slorm runoff on the east side of Records Avenue if curb
and gutter is not constructed.
At a minimum the applicant should be required to construct Records Avenue as a half-street.
A 3S-foot street section with 28.s-feet of pavement, S-foot wide bike lane, vertical curb, gutter,
and s-foot wide detached (or 7-foot wide attached) concrete sidewalk on the west side of the
roadway and a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the
roadway storm runoff on the east side of the roadway.
The applicant will be responsible for the dedication of any righlof-way or easements
necessary beyond the existing right-of-way to accommodate the roadway and sidewalks.
Records Avenue abutting Julius Kleiner Memorial Park: The City of Meridian staff and
park representatives have stated that they have an agreement with CenterCal (developers of
Meridian Town Center) to build the full street section for Records Avenue abutting the park.
CenterCal representatives have verbally confirmed for ACHD staff that this is their intention if
the srAR agreement is approved and executed. According to the centercal representativel
there is no back-up plan at this time for the construction of the park's Records Avenue
frontage if the srAR agreement is not executed. This would leave the park responsible for
the improvement of their frontage consistent with the ACHD action on the park application as
noted above.
8. River Valley Street
a. Existing Conditions: River Valley Street has not been constructed abutting the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all ofthe adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. lf there is no typology listed in the Master
Street lVlap, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
righlof-way width for collector streets shall typically be 50 to 70-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2-feet behind
the back-of-curb on each side.
21 MCZC-11-O21
22 MCZC-11-021
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least s-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter
width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
Appropriate easements shall be provided if public sidewalks are
placed out of the right-of-way.
The easement shall encompass the entire area between the right-of-way line and 2-feet
behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the
easement.
ACHD Master Streot Map: ACHD Policy Section 31 1 1 .1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. A new collector roadway was identified on the MSM
with the street typology of Commercial Collector. The new collector roadway should align with
Records Avenue on the south side of Fairview Avenue and continue through the property
tying into Allys Avenue north of the site. The Commercial Collector typology as depicted in
the Livable Street Design Guide recommends a 3-lane roadway with bike lanes, and on street
parking, a 60-foot street section within 8o-feet of right-of-way.
c. Applicant Proposal: The applicant has proposed to construct River Valley Street with 6-
lanes and a 6-foot wide bike lane on the south side of the roadway within 1oo-feet of right-of-
way at the EagleiRiver Valley intersection tapering to 4-lanes and a 6-foot wide bike lane on
the south side of the road within 70-feet of right-of-way, east of the intersection and to
Records Avenue.
The applicant has proposed to construct curb, gutter, an 8-foot wide planter
strip, and s-foot
wide detached concrete sidewalk on the south side of River Valley for the first 1,030-feet east
of the Eagle/River Valley intersection.
The applicant has not proposed to construct curb, gutter or sidewalk on the north side of River
Valley Street or on the remaining 24Oleet of frontage on the south side of River Valley, which
intersects Records Avenue.
E. RIVER VALLEY STREET
III
FUTURE
RESIDENTIAL
d. StaffComments/Recommendations:
River Valley Street - ACHD Action on Regency at River
Valley Right-of-Way and Street
Section: On May 7,2008 the ACHD Commission approved the application of Regency at
River Valley, a 204 unit apartment complex, located directly north of the MTC site. As part of
the approval the applicant was required to construct River Valley as a half street with at least
24-feet of pavement with the crown located at the ultimate centerline (22-feetfrom the north
edge of pavement), and vertical curb and gutter on the north side, and a minimum 3-foot gravel
shoulder and barrow ditch on the south side of the roadway within a minimum of 4O{eet o]
rightof-way abutting the site. Between the site's southwest corner and Eagle Road, the
applicant was required to extend River Valley off-site with a minimum width of 24-teet of
pavement and minimum 3-foot gravel shoulders and borrow ditches on each side. These
improvements should be constructed within a minimum 40-feet of right-of-way.
These improvements have not been constructed. Regency at River Valley does not own the
property abutting the rightof-way necessary for the construction of the required improvements.
The property needed for the entire River Valley Street right-of-way is owned by CenterCal. At
this time CenterCal has not dedicated the right-of-way to allow for a portion of River Valley
Street to be constructed. Staff has been working with Regency at River Valley's engineer on
the design and review of plans for the roadway, but the project cannot move forward without
right-of-way dedication.
The City of Meridian's development agreement with CenterCal (developers of Meridian Town
Center) requires the dedication of right-of-way for River Valley when ACHD will accept it. The
applicant should be required to dedicate the right-of-way necessary for the construction of
River Valley at this time.
I
o
o
TE
o249
No lmprovements
Proposed Abutting
the Site
lmprovements Proposed
Abutting the Site
23 MCZC-11-O21
I
o i
o
5
I I I
Regency at
River Valley
Area River Valley
is to be
Constructed in
CenterCal
River Valley Street - Meridian Town Center: The applicant's proposal
is consistent with the
findings of the submitted TlS, and the MSM, and should be approved as proposed with the
exception of not constructing the curb, gutter, and sidewalk on the remaining 240-feet of River
Valley Street abutting the future residential portion of the site. Consistent with District policy
7206.2.1, which states that the developer is responsible for improving all collector frontages
adjacent regardless of whether access is taken to all of the adjacent streets, the applicant
should be required to construct River Valley Street with vertical curb, gutter, and S-foot wide
detached (7-foot attached) concrete sidewalk abutting the entire site.
ln summary the applicant should construct River Valley Street with six 11-foot wide travel lanes
and a S-foot wide bike lane a 79-foot street section within 100-feet of rightof-way at the
Eagle/River Valley intersection tapering to four 11- foot wide travel lanes and a S-foot wide bike
lane, a S7-foot street section, on the south side of the road within 7O-feet of right-of-way, east
of the intersection and to Records Avenue, as proposed.
The applicant should be required to construct curb, gutter, an 8-foot wide planter strip, and 5-
foot wide detached concrete sidewalk on the south side of River Valley abutting the entire site
between Eagle and Records.
Consistent with CenterCal's (developers of Meridian Town Center) development agreement
with the City of Meridian, the applicant should be required to dedicate the right-of-way
necessary for the construction of River Valley at this time.
24 MCZC-11-021
{
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The bike lane, vertical curb, gutter, and a '1O-foot
wide multi-use path will be constructed on the
north side of River Valley Street by Regency at River Valley once the righlof-way to complete
the work has been dedicated.
9. 114 Mile Local Commercial Roadway
a. Existing Conditions: The local commercial roadway does not exist through the site.
b. Policy:
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is
responsible for improving all commercial street frontages adjacent to the site regardless of
whether or not access is taken to all ofthe adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7208.5 states that righlof-way
widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard
street section will vary depending on the need for a center turn lane, bike lanes, volumes,
percentage of truck traffic, and/or on-street parking.
o A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and on-street parking.
o A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
. A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and bike lanes.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk at least s-feet wide to
be constructed on both sides of all commercial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter
width policy if trees are to
be placed within the parkway strip.
Appropriate easements shall be provided if public sidewalks are placed
out of the right-of-way.
The easement shall encompass the entire area between the right-of-way line and 2-feet
behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the
public right-of-way or wholly within an easement.
c. Applicant's Proposal: The applicant has proposed to construct a new local commercial
roadway to intersect Eagle Road on the west and Records Avenue on the east, located at the
1/4 mile north of Fairview Avenue.
The applicant has proposed to construct the new roadway with 4-lanes within 11O-feet of right-
of-way at Eagle Road, the roadway then widens to s-lanes to accommodate an additional
dedicated left-turn lane for a driveway located 340-feet east of Eagle Road (measure
centerline to centerline), tapering to a 4-lanes with a dedicated right turn lane to accommodate
two driveways on the south side of the roadway located 660 and 870-feet east of Eagle Road.
The roadway then tapers to 3-lanes within 70-feet of right-of-way east ofthe intersection and
to Records Avenue. The applicant has proposed to stripe out the one of the lanes at the
intersection for future dual right turn lanes in anticipation of a 1/4 mile signal on Eagle Road at
the new local commercial roadwaY.
The applicant has proposed to construct curb, gutter, an 8-foot wide planter
strip, and s-foot
wide detached concrete sidewalk on both sides ofthe new commercial roadway.
25 tAczc-11-021
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d. Staff Gomments/Recommendations: The location of the proposed 114 mile local
commercial roadway was approved by ITD in August of 2008. The applicant's proposal for the
street section meets District policy, and should be approved, as proposed; with the exception
of the striped lane for future dual right turns in anticipation of the signalizatlon of the Eaglellt
mile local commercial roadway intersection.
As previously noted, ITD denied the applicant's request for a signalized right-in/right-ouUleft in
intersection at this location. Based on information submitted in the applicant's June 21 ,2O11
TIS response comments, it appears that the applicant is no longer pursuing the installation of
the signal. Given this information staff recommends that the hashed lane at the intersection
be eliminated. This will help to reduce driver confusion, long term maintenance costs, and
improve site distance at the intersection.
The applicant's proposal to construct curb, gutter, an 8-foot wide planter strip, and S-foot
wide
detached concrete sidewalk meet's District Policy and should be approved, as proposed.
ln summary the applicant should be required to construct the new 1/4 mile roadway with three
12-fool wide travel lanes at Eagle Road, widening to four 12-fool wide travel lane within 65-
feet if right-of-way, to accommodate an additional dedicated left-turn lane for a driveway
located 340-feet east of Eagle Road (measure centerline to centerline) and a dedicated right
turn lane to accommodate two driveways on the south side of the roadway located 660 and
870-feet east of Eagle Road. Taping to three 12-foot wide travel lanes within SO{eet of right-
of-way east of the intersection and to Records Avenue. Curb and gutter should be
constructed on both sides of the roadway within the proposed right-of-way. The proposed B-
foot wide planter strip, and S-foot wide detached concrete sidewalk should be constructed
within easements on both sides of the roadway.
The applicant should be required to dedicate all of the right-of-way necessary for the
construction of 1t4 mile commercial roadway upon ACHD's final inspection of the roadway.
26 I'ACZC-11-021
tt
10. Driveways
10.1 Fairview Avenue
a. Existing Conditions: There are no existing commercial driveways onto Fairview Avenue.
b. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials
is
typically prohibited. lf a property has frontage on more than one street, access shall be taken
from the street having the lesser functional classification. lf it is necessary to take access to
the higher classified street due to a lack of frontage, the minimum allowable spacrng shall be
based on Table 1b under District policy 7205.4.7, unless a waiver for the access point has
been approved by the District Commission. Driveways, when approved on a principal arterial
shall operate as a righlin/righlout only, and the District will require the construction of a
raised median to restrict the left turnjng movements.
Number of Driveways on Arterials: District Policy 7205.4.4 states that the intent of this policy is
to limit the number of access points to those that are warranted or necessary to serve the
development, while maintaining the function and performance of the arterial. The guidelines
below shall be used when more than one access point is being requested with a development.
Additional driveways may be considered when one or more of the following conditions are
met:
. The daily volume using one driveway exceeds 5,000 vehicles (total volume for entering
and exiting traffic).
. Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or greater
than 1, of a STOP controlled intersection during either the peak hour of the street or
the peak hour of the site traffic generation.
. A District approved traffic impact study and analysis determines that conditions warrant
additional driveways.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersection for a right
in/righlout only driveway. Full-access driveways are not allowed on principal arterial
roadways.
Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on
principal arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400-
feet from any existing or proposed driveway.
Driveway width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 3ojeet. curb return type driveways with 3o-foot radii will be required for
high-volume driveways with 1oo vTD or more. curb return type driveways with 1s-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. ln accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
27 MCZC-11-021
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
c. Applicant's Proposal: The appllcant has proposed to construct one 60-foot wide right-
inhighlout only driveway onto Fairview Avenue located approximately 91ojeet east of the
Eagle/Fairview intersection and 1,11O-feet west of the Records/Fairview intersection
(measured centerline to centerline). The applicant has proposed to channelize the driveway
with a pork chop island.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District
Access Management policy, since the site will be served by other lesser classified streets
(Records, River Valley, and the % mile local commercial roadway). However, staff
recommends a modification of policy to allow the driveway to be located as proposed.
As part of the submitted TIS response letter dated June 21, 2011 the applicant provided an
analysis consistent with District policy 7205.4.4 (Number of Driveways on Arterials). The
applicant's analysis concluded that approximately 4,300 daily vehicle trips would be using the
proposed right-in/rig ht-out driveway and that without it the Records/Fairview intersection
would operate at LOS E with a volume/capacity ratio of '1.03. Based on the submitted
information staff recommends a modification of policy to allow the driveway to be located, as
proposed.
Staff has concerns regarding the design of the pork chop island within the driveway. As
shown on the site plan the right-out aisle would create a significant conflict point with other
vehicles traveling westbound on Fairview. lf an island is to be constructed it should be
perpendicular to the travel lanes for the right turn out. Coordinate the design of the island with
District Traffic Services and Development Review staff, or eliminate the island.
The driveway should be paved it's full width at least 3o-feet into the site beyond the edge of
pavement.
10.2 Records Avenue
a. Existing Conditions: There are no driveways onto Records Avenue from the site.
b. Policy
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that trafiic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy (Signalized lntersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-
access driveway and a minimum ol 220-feet from the signalized intersection for a right-
in/right-out only driveway. Dimensions shall be measured from the centerline of the
intersection to the centerline of the driveway
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 30 MPH and daily traffic volumes greater than 200
WD to align or offset a minimum of 260-feet from any existing or proposed driveway.
28 MCZC-11-021
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 WD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 WD) to a
maximum width of 3o-feet. Curb return type driveways with 3o-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 1s-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. ln accordance with District policy,
7206.4.6, 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 in
accordance with Table 2 under District Policy 7206.4.6.
Applicant's Proposal: The applicant has proposed to construct two driveways onto Records
Avenue to serve the site. The driveways are proposed to be constructed as follows:
. One 3o-foot wide right-in/right-out driveway to be located approximately 410-feet north of
Fairview Avenue (measured centerline to centerline). This driveway is proposed to be
restricted to right-in/right.out with a raised median.
. One 4O-foot wide full access driveway to be located approximately, 1,130-feet north of
Fairview Avenue (measured centerline to centerline).
Staff Comments/Recommendations: The applicant's proposal for the right-in/right-out
driveway on Records Road located approximately 410-feet north of Fairview Avenue does not
meet the Driveway Location from a Signalized lntersection policy, since the driveway would be
located within the influence area of the intersection. However, staff recommends a
modification of policy to allow the proposed right-in/right-out driveway to be constructed
as
proposed due to the fact that the driveway will be right-in/right-out only and will not conflict
with left turns or the left turn storage area, and the driveway is needed to limit access to
Fairview Avenue. Additionally, the driveway will be restricted to right-on/right-out with the
construction of a raised median.
The appllcant's proposal for the full access driveway located approximately '1,130 feet north of
Fairview Avenue meet's District policy and should be approved as proposed.
The applicant should be required to pave both driveways their full width and at least 3o-feet
into the site beyond the edge of pavement.
10.3 River Valley Street
a. Existing Conditions: There are no driveways onto River Valley from the site.
b. Policy:
Access Policy: District Policy 7205.41 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property tl limited or co Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy (Signalized lntersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for a full-
29 MCZC-11-021
access driveway and a minimum of 220-leel from the signalized intersection for a right-
in/right-out only driveway. Dimensions shall be measured from the centerline of the
intersection to the centerline of the driveway
Driveway Location Policy (Stop Controlled lntersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 1so-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the dnveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 30 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 260-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 WD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 WD) to a
maximum width of 3ojeet. Curb return type driveways with 3o-foot radii will be required for
high-volume driveways with '100 VTD or more. Curb return type driveways with 1s-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. ln accordance with District policy,
7206.4.6, 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 in
accordance wrth Table 2 under District Policy 7206.4.6.
c. Applicant's Proposal: The applicant has proposed to construct 3 driveways onto River
Valley Street. The driveways are to be located as proposed:
. One 3o-foot wide right-in/right-out driveway located approximately 28o-feet east of Eagle
Road (measured centerline to centerline). This driveway is proposed to be restricted
to rig ht-in/rightout with a raised median.
. One 4s-foot wide full access driveway located approximately, 660-feet east of Eagle
Road (measured centerline to centerline). This driveway is proposed to align
centerline to centerline with a previously approved driveway on the north side of River
Valley Street.
. One 3s-foot wide full access driveway located approximately 980-feet east of Eagle
Road (measured centerline to centerline). This drrveway is proposed to off-set a
previously approved driveway on the north side of River Valley Street by 45jeet
(measured centerline to centerline).
d. Staff Comments/Recommendations: The applicant's proposal to construcl one 3o-foot wide
right-in/right-out driveway located approximately 280-feet east of Eagle Road and one 4s-foot
wide full access driveway located approximately, 660-feet east of Eagle Road in alignment
centerline to centerline with a previously approved driveway on the north side of River Valley
Street meet District policy, and should be approved as proposed.
The applicant's proposal for the 3s-foot wide full access driveway located approximately 980-
feet east of Eagle Road does not meet District Successive Driveway policy, as it offsets a
previously approved driveway on the north side of River Valley Street by 4s-feet. However,
staff recommends a modification of policy to allow the driveway to be constructed, as
proposed. The driveway will be used for service and delivery vehicles only, generating very
lit e traffic. Additionally, the driveway off-set on the north side of River Valley is proposed to
provide secondary access to that site. lf the off-set between the two driveways become an
issue and a pattern of accidents and/or complaints begins, the driveway could be restricted in
the future.
30 MCZC-\1-021
The applicant should be required to pave the driveways at least 3o-feet into the site beyond
the edge of pavement.
'10.4. 114 Mile Local Commercial Street
a. Existing Conditions: The'1/4 l\4ile Local Commercial Street is proposed to be constructed
through the site with this application.
b. Policy:
Driveway Location Policy: District policy 7208.4.1 requires driveways located near
intersections to be located a minimum of 7s-feet (measured centerline-to-centerline) from the
nearest street intersection.
Successive Driveways: District Policy 7208.4.1 states that successive driveways away from
an intersection shall have no minimum spacing requirements for access points along a local
street, but the District does encourage shared access points where appropriate.
Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum
width of 4o-feet. Most commercial driveways will be constructed as curFcut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. ln accordance with District policy,
7208.4.3, 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.
c. Applicant's Proposal: The applicant has proposed to construct 5 driveways onto the new local
commercial roadway. The driveways are to be located as proposed:
. One 2s-foot wide full access driveway located approximately 340-feet east of Eagle
Road (measured centerline to centerline). This driveway is proposed on the north side
of the local commercial roadway.
o One 3o-foot full access driveway located approximately 660-feet east of Eagle Road
(measured centerline to center line. This driveway is proposed to be on the north side of
the local commercial roadway.
. One 30-foot full access driveway located approximately 660jeet east of Eagle Road
(measured centerline to center line. This driveway is proposed to be on the south side
of the local commercial roadway.
. One 3S-foot full access driveway located approximately 920-feet east of Eagle Road
(measured centerline to center line. This driveway is proposed to be on the north side of
the local commercial roadway.
. One 3O-foot full access driveway located approximately 870-feet east of Eagle Road
(measured centerline to center line. This driveway is proposed to be on the south side
of the local commercial roadway.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy, and
should be approved, as proposed.
The applicant should be required to pave all of the driveways their full width and at least 3O-feet
into the site beyond the edge of pavement.
31 MCZC-11-021
11. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class ll trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class lll trees may be allowed
in planters with a minimum width of 1o-feet.
'12. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
righlof-way or easement areas. Trees shall be located no closer than 1o-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 So-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.
13. Other Access
Fairview Avenue and Eagle Road are classified as principal artenal roadways. Records and River
Valley are classified as collector roadways. Other than the access specifically approved with this
application, direct lot access is prohibited to these roadways.
D. Site Specific Conditions of Approva!
Construct the River Valley StreeyRecords Avenue between Eagle Road and Fairview Avenue
with the first phase of development, even in the minor development scenario.
Prior to the plans acceptance for Phase 2 - Partial Development of the North (9,290 ADT 890 pM
Peak Hour), the following Phase 2 on and off-site roadway improvements need to be constructed
o Construction of River Valley Street and Records Avenue between Eagle Road and
Fairview Avenue.
Construct a third westbound through lane on Fairview Avenue between Records Avenue
and Hickory.
Signalize the Eagle Road/River Valley lntersection
1
2
lf the applicant is unable to acquire all of the right-of-way necessary to construct
the full intersection improvements necessary to serve the development, an interim
intersection could be constructed. The intersection could be widened to 3-lanes on
the eastbound (west leg) and to 4-lanes on the westbound (east leg) approaches,
which would allow for a single inbound lane on the eastbound approach, dual
inbound lanes on the westbound approach, dedicated left-turn lane, and a
o
32 MCZC-11-021
o Widen the Eagle/River Valley intersection to 7- lanes with dual left{urn lanes on
the north leg of Eagle Road, 6-lanes with dual left{urn lanes on the east leg of
River Valley Street, 8-lanes on the Eagle Road south leg of the intersection with
two of the lanes striped out for an additional left-turn lane and dedicated right turn-
lane in the future, and 3-lanes on the west leg River Valley Street. Obtain all of the
right-of-way necessary for the full build-out ofthe intersection including the right-of-
way for the leftturn lane and dedicated right turn-lane on the west leg of the
intersection. This will require the applicant to acquire right-of-way from parcel no.
51 105417300 (Kleiner Trust A) south of River Valley Road on the west side of
Eagle Road.
3
Construct a westbound dedicated right turn lane at the Fairview Avenue/Records Avenue
intersection
Construct a eastbound left turn lane at the Fairview Avenue/Records Avenue intersection
Construct a northbound through/right turn lane at the Fairview Avenue/Records Avenue
intersection.
Construct southbound left, through, and right turn lanes at the Fairview Avenue/Records
Avenue intersection.
Prior to the plans acceptance for Phase 3 - Partial Development of the South Phase (10,880 ADT
1,105 PM Peak Hour), the following on and off-site improvements need to be constructed:
. Construction of River Valley Street and Records Avenue between Eagle Road and
Fairview Avenue.
Construct a westbound right turn lane at the Fairview Avenue/Records Avenue
intersection.
Construct a eastbound left turn lane at the Fairview Avenue/Records Avenue intersection
through/right lane (on both approaches) without any additional right-of-way on the
west leg of the intersection.
This interim intersection configuration could serve the site until the dual left turns are
needed on the westbound approach ofthe intersection. Based on the submitted traffic
impact study, dual Ieft turn lanes are needed on the westbound approach with the
development of 274,400 square feet of shopping center development or 9,292 vehicle trips
per day (890 in the PM Peak Hour).
Construct a northbound through/right turn lane at the Fairview Avenue/Records Avenue
intersection.
Construct southbound left, through, and right turn lanes at the Fairview Avenue/Records
Avenue intersection.
4 Prior to the plans acceptance for Phase 4 - Partial Development of the entire lvlTc Master Plan
(16,760 ADT 1,680 PM Peak Hour), the following improvements need to be constructed:
. Construction of River Valley Street and Records Avenue between Eagle Road and
Fairview Avenue.
Construction of the new ln mlle roadway between Eagle Road and Records Avenue.
Signalize the Eagle/River Valley lntersection
Construct westbound dual left{urn lanes at the Eagle Road/River Valley intersection.
Construct a northbound right turn lane at the Eagle Road/River Valley intersection.
Construct a westbound through/right lane at the Eagle/River Valley intersection.
Construct southbound dual left turn lanes at the Eagle Road/River Valley intersection
33 t'tczc-11-021
Construct a westbound right turn lane at the Fairview Avenue/Records Avenue
intersection.
Construct a eastbound left turn lane Fairview Avenue/Records Avenue
Construct northbound through/right turn lane northbound FairviewRecords
Construct southbound left, through, and right turn lanes at the Fairview Avenue/Records
Avenue intersection.
5. lf CZC applications are submitted that differ from those proposed in the TlS, the applicant should
submit additional information that demonstrates how the phasing and traffic impacts differ from
what was submitted and analyzed as part of this application.
6. Obtain ITD approval for the installation and modiflcation of the signals, and the widening of SH-
55.
7. Remove the free-running right turn lanes and replaced them with standard dedicated right turn
lanes on all 4 approaches of the Eagle/Fairview intersection when the intersection is widened to
accommodate the third through lane on each approach.
8. Widen the Fairviewi Records intersection to s-lanes with a median on the north leg, and to 7-lanes
on the easUwest legs with a median on the west leg of the intersection, as proposed. Dual left
turn lanes with a minimum of 375-feet of storage should be constructed on the north leg of the
intersection. Coordinate the design intersection and median with District Traffic Services and
Development Review staff.
9. Work with Kleiner Trust A to acquire s0-feet of right-of-way from the Records/Fairview intersection
north for approximately 400-feet. This right-of-way dedication is necessary to ensure that the
north approach of the Records/Fairview Avenue intersection aligns centerline to centerline with
the existing approaches on the south side of the intersection.
lf additional right-of-way is not dedicated then it is not feasible to construct this segment of
Records. Due to the signalization of the Records/Fairview intersection, the north leg of Records
cannot be shifted to the west.
10. Construct a 12-foot wide dedicated right turn lane on Fairview Avenue for the Fairview/Records
intersection within the existing rightof-way. The turn lane should start approximately 400-feet
east of the intersection, as proposed.
1 '1. Construct a 1 2-foot wide third westbound through lane on Fairview Avenue between Records and
Eagle Road. lnstall a raised concrete median to restrict the existing driveways to righlinhight-out
along this segment of Fairview Avenue, as proposed.
12. Construct a 1 2-foot wide dedicated right turn lane on Fairview Avenue for the Eagle/Fairview
Fairview intersection. The turn lane should start approximately 600-feet east of the intersection,
as proposed.
13. Construct a s-foot wide bike lane on Fairview Avenue from approximately 400-feet east of
Records to Eagle Road abutting the site, as proposed.
14. Construct a 12-foot wide third westbound through lane west through the Eagle/Fairview
intersection approximately 900-feet west of Eagle Road, as proposed.
'15. lnstall a raised concrete median to restrict the existing driveway to right-in/right-out on Fairview
Avenue between Eagle Road and Hickory.
34 MCZC-11-021
35 MCZC-11-021
16. Construct a 1o-foot wide pathway on Fairview Avenue abutting the site, as proposed. lf the
pathway is not constructed than a s-foot wide detached concrete sidewalk should be constructed
in its place. The pathway should be located either completely within the right-of-way or
completely within a sidewalk easement.
17. Dedicate additional righlof-way on Fairview Avenue beyond the existing to accommodate the
required widening. The righlof-way purchase and sale agreement and deed must be completed
and slgned by the applicant prior to scheduling the final plat for signature by the ACHD
Commission or 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 District will purchase the right-of-way which is in addition to existing
right-of-way from available Corridor Preservation Funds.
18. Construct Records Avenue between Fairview Avenue and the site's north property line with five
11-foot wide travel lanes, a s-foot wide bike Iane on the west side of Records, and a 8-foot wide
raised median, a 76-foot wide street section within 1oo-feet of right-of-way at the
Records/Fairview intersection for approximately the first 400-feet. Tapering to three 11-foot wide
travel lanes with a S-foot wide bike lane on the west side of Records, a 46-foot street section
within 60-feet of right-of-way for the remaining portion of Records Avenue north to the site's north
property line, as proposed.
19. Construct curb, gutter, an 8-foot wide planter strip and S-foot wide detached concrete sidewalk on
the west side of Record Avenue abutting the entire site between Fairview Avenue and River
Valley Street. The sidewalk should be located either completely within the right-of-way or
completely within a sidewalk easement.
20. The applicant should construct a s-foot wide bike lane on the east side of Records Avenue from
the Records/Fairview intersection north approximately 1 ,58o-feet, as proposed.
21. Construct a 3-foot wide gravel shoulder and a bonow ditch sized to accommodate the roadway
storm runoff on the east side of Records Avenue if curb and gutter is not constructed.
22. lf full street improvements are not constructed on Record Avenue, at a minimum Records Avenue
shall be constructed as a half-street. A 3sjoot street section with 28.Sjeet of pavement, s-foot
wide bike lane, vertical curb, gutter, and s-foot wide detached (or 7-foot wide attached) concrete
sidewalk on the west ofthe roadway and a 3-foot wide gravel shoulder and a borrow ditch sized to
accommodate the roadway storm runoff on the east side of the roadway.
23. Construct River Valley Street with six '11-foot
wide travel lanes and a S-foot wide bike lane a 79-
foot street section within 1oo-feet of right-of-way at the Eagle/River Valley intersection tapering to
four 11- foot wide travel lanes and a s-foot wide bike lane, a s7-foot street section, on the south
side of the road within 7o-feet of right-of-way, east of the intersection and to Records Avenue, as
proposed.
24. Construct curb, gutter, an 8-foot wide planter strip, and S-foot wide detached concrete sidewalk on
the south srde of River Valley abutting the entire site between Eagle and Records. The sidewalk
should be located either completely within the right-of-way or completely within a sidewalk
easement.
25. Dedicate the right-of-way necessary for the construction of River Valley Street.
26. The River Valley/Eagle Road intersection shall be signalized when River Valley Street is
constructed. The intersection shall be constructed as identified in Site Specific Condition of
approval number 2 above.
27. Construct the new 1/4 mile roadway with three 12-foot wide travel lanes at Eagle Road, widening
to four'12-foot wide travel lane within 65-feet if right-of-way, to accommodate an additional
dedicated left-turn lane and dedicated right turn lane taping to three 12-foot wide travel lanes
within so-feet of right-of-way east of Eagle Road and to Records Avenue.
28. Construct curb and gutter on both sides of the 1/4 mile roadway within the proposed right-of-way.
Construct an 8-foot wide planter strip, and s-foot wide detached concrete sidewalk in an
easement on both sides of the roadway, as proposed.
29. Dedicated all of the rightof-way necessary for the construction of 1/4 mile commercial roadway
upon ACHD's final inspection of the roadway.
30. Construct one 60-foot wide right-inhight-out only driveway onto Fairview Avenue located
approximately 910-feet east of the Eagle/Fairview intersection and 1,11o-feet west of the
Records/Fairview intersection, as proposed. Channelize the driveway with a pork chop island. lf
the island is construct it should be perpendicular to the travel lanes for the right turn out.
Coordinate the design of the island with District Traffic Services and Development Review staff, or
eliminate the island.
31. Construct one 3o-foot wide right-in/right-out driveway onto Records Avenue be located
approximately 41o-feet north of Fairview Avenue, as proposed. This driveway restricted to right-
in/right-out with a raised median.
32. Construct one 4o-foot wide full access driveway onto Records Avenue located approximately,
'l ,13O-feet north of Fairview Avenue, as proposed.
33. Construct one 3o-foot wide right-in/right-out driveway onto River Valley Street located
approximately 280-feet east of Eagle Road, as proposed. This driveway is proposed to be
restricted to right-in/right-out with a raised median-
34. Construct one 4s-foot wide full access driveway onto River Valley Street located approximately,
660-feet east of Eagle Road, as proposed.
35. Construct one 35-foot wide full access driveway located approximately 980-feet east of Eagle
Road, as proposed. This driveway could be restricted in the future. I
35, Construct one 2s-foot wide full access driveway onto the 1/4 mile local commercial roadway
located approximately 340-feet east of Eagle Road, as proposed. This driveway is on the north
side of the local commercial roadway.
37, Construct one 30-foot full access driveway onto the 1/4 mile local commercial roadway located
approximately 660-feet east of Eagle Road , as proposed. This driveway
is to be on the north
side of the local commercial roadway.
38. Construct one 3o-foot full access driveway onto the 1/4 mile local commercial roadway located
approximately 660-feet east of Eagle Road, as proposed. This driveway is to be on the south side
of the local commercial roadway.
39. Construct one 3s-foot full access driveway onto the 1/4 mile local commercial roadway located
approximately 920-feet east of Eagle Road, as proposed. This driveway is to be on the north side
of the local commercial roadway.
40. Construct one 30-foot full access driveway onto the 1/4 mile local commercial roadway located
approximately 870-feet east of Eagle Road, as proposed. This driveway is to be on the south side
of the local commercial roadway.
41, Pave all of the driveways onto Fairview Avenue, Records Avenue, River Valley Street, and the'l/4
mile local commercial roadway their full width, at least 3o-feet into the site beyond the edge of
pavement.
36 MCZC-11-021
1
2
42. Enter into a license agreement with the District for all landscaping proposed to be located within
the rightof-way.
43. Other than the access specifically approved with this application, direct lot access to Fairview
Avenue, Records Avenue, and River Valley Street is prohibited.
44. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way.
Private sewer or water systems are prohibited from being located within the ACHD right-of-
way.
ln accordance with District policy, 7203.6, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements The aoolicant's enoineer should provide
documentation of ADA compliance to District Development Review staff for review.
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. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. lt is the responsibility of the applicant to verify all existing utilities within the righlof-way.
The applicant at no cost to ACHD shall repalr 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.
8. 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.
9. All design and construction shall be !n accordance with the ACHD Policy Manual, ISpWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
ldaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. 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 representatlve and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. lf the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless a waiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
3
37 MCZC-11-021
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-
G. Attachments
4. 2.Nilap 3.Plan 5. 6. 7.Report 8.Report 9.Council 1. Access Vicinity Julius Site Fairview Regency Utility Development lntersectionVolume/Coordinating Kleiner Letter Access at River
Process lvlemorial from lv'tanagement Valley ITD CapacityTables Checklist Park Staff Staff PIan
10. Request for Reconsideration Guidelines
38 MCZC-11-021
Attachment 1 - Vicinity Map
39 MCZC-11-021
ru
ilr
II
1
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-J
Attachment2-SitePlan
ffii
fiili
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Lt
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MCZC-11-021
I
I
Attachment 3 - lntersection Tables (volume/capacity ratio)
LT = Left Turn Lane TH
= Thru Lane RT = Ri ht Turn Lane
tAn acceptable level of service for an intersection has
an overall V/C ratio of 0.9 or less and lane group
V/C ratio of 1.0 or less.
LT = Left Turn Lane TH =
Thru Lane RT = R ht Turn Lane
.An acceptable level
of service for an intersection has an overall V/C ratio of 0.9 or less and lane group
V/C ratio of 1.0 or less.
LT = Left Turn Lane TH
= Thru Lane RT = Ri ht Turn Lane
.An acceptable level of service for an intersection has an overall V/C ratio
of 0.9 or less and lane group
V/C ratio of '1.0
or less.
Eagle/
Fairview
NB
LT
NB
TH
SB
LT
SB
TH
EB
LT
WB
LT
WB
TH
OverAll
Current V/C
Raito
OA .95 ot ot
95
E
2015
Background
'1 .06
86 1.06 .69 .69 '1 .06
Future V/C
Ratio .89
1 .18
1.18 89 1 .18 94 94 1.18 1.18
F
Eagle/River
Valley
NB
LT
NB
TH
NB
RT
SB
LT
SB
TH
Records/
Fairview
NB
LT
NB
RT
EB
TH
EB
RT
w
B
LT
WB
TH
w
B
RT
Ove
rAll
Current V/C
Raito 46
.32 46
B
Existing Plus
Project .50
50 .50 50 5'1
Future V/C
Ratio
.71
.49 .73 71
-7.2 59 EO
.60
LT = Left Turn Lane TH =
Thru Lane RT = R ht Turn Lane
.An acceptable level of service for an
intersection has an overall V/C ratio of 0.9 or less and lane group
V/C ratio of 1.0 or less.
42 MCZC-11-O21
EB
LT
.16
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Attachment 4 - Fairview Avenue Access Management Plan
DRAFT AGCESS
I,IAilAGEM=HT PLAN
*BRAFT LOT{{i-RAHGE PLAil .20+ YEANS
TATRVTE}T AVEilUE CO}ICEPT DESTGH
LI}IOER RUAO TO ORC'{ARN STRTET
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43 MCZC-11-021
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Attachment 5 - ITD Access Approval Letter
IDAHO TRANSPORTATTON DEFARTUEHT
P.O. Box 8028
Boise, lD 83707-2028
August 22,2008
AndyWilk
Meridian CenterCal Properties, LLC
7455 SW Bridgeport Road, Suite 205
Tigard, Oregon97224
(208) 334-8300
itd.idaho.gov
Bcc: DE
ADE(E)
DTE
DAME
CQED- 'M..lqaUa6e,
Re: Encroachme,nt permit A.pplication
3_09_061, SH 55 @agle Road), Meridian Town
Center
DearMr. Wilk:
Yourpermit application was presented to the Dishict Pennits Committee on August 19, 2008. The District
Pemit Committee recommended approval of the 6 access points with the following conditions:
1. The access 1/8 mile north of the Fairview Eagle intersection on the east side would be restricted to
right out only; The access l/8 mile north of the Fairview Eagle intersection on lhe west side would be
reskicted to right in only.
2. The quarter mile left-in, riglrt-in, right out access would be unsignalized.
3. The 1/8 mile access points 1/8 mile south of River Valley on both sides of Eagle Road would
be right-
in, right out.
4. Signalization of River Valley Street and other improvements identified in your 6'affic impact
study.
Our District Engineer was Present
at the meeting and concurs with the recommendation of the committee.
We understand that you are interested in appeeling the district's decision, specifically regarding
sigtalization of the % mile access.and possibly regarding directionality of tie first lit mlle
acc-ess points
north of Fairview. Please fomralize this request by responding in writing to my attention within thirty (30)
days ofreceipt ofthis letter.
The Distict does not anticipate changes to our recommendation during the allowable distict ievel appeal
process. If you choose, you may state in your response that
you wish to forego the disnict appeal pro.o,
and proceed directly to the ChiefEngineer level appeal process. Ifyou choose this patn, we witt forward
your application to the Highway Operations and Safety Engineer upon receipt ofyour response. He has been
informed that you will likely request a meeting to present informafion for consideration in evaluating the
appeal.
Please contact me al33+8377 if you have any questions.
Sincerely,
err"l, y*h'!fu^
Pamela Golden, P.E.
District 3 Development and Access Management Engineer
44 MCZC-11-021
ProjecgFile:
Attachment 6 - Julius Kleiner Memorial Park Staff Report
Julius Kleiner PaTUMCZCI0-018 - Certificate
of Zoning Compliance
application for the proposed Julius Kleiner Park in the City of Meridian. At
full build-out the 60-acre park site will also include a library, senior center,
picnic sheltefs and recreational complex.
Lead Agency:
Site address:
City of Meridian
North and east of Fairview Avenue/Eagle Road (SH-55)
Commission
Hearing: April 28,20'10 @ 6:00PM
continued ta
L4ay 26, 20'10 @ 6:ooPlvl
continued to
June 2,2010 @ Noon
continued to
June 9, 2010 @ Noon
- Approved
Applicant: City of Meridian - Parks & Recreation
33 E. Broadway Avenue
Meridian, lD 83642
Owner: Kleiner Memorial Park Trust
217 W. Georgia Avenue, Suite 100
Nampa, lD 83686
Representative: Parametrix
7761 W. Riverside Drive Suite #201
Garden City, lD 837'14
Application lnformation:
Acreage: 60
Current Zoning: RUT (Rural Urban Transition)
Current Use: Agriculture
Timeline of Commission A
Kleiner Park - Consent Agenda
- Final Action
June 9th @ Noon
45
on for Kleiner Park (2010)
MCZC-11-021
Staff Contact: Christy Little
Phone: 387-6'144
E-mail: clittle@achdidaho.orq
On June 2, 2010, the ACHD Commission received a request from Centeroal to defer action on
Kleiner Park for one week to provide them with an opportunity to review the site specific
condition related to the future construction of Records Avenue. ACHD drafted language, which
was subsequently modified and approved by Centercalfor inclusion into the staff report.
The Park application was approved on the consent agenda on June gth
with the addition of the
language below.
Records Avenue Construction
At the request of the City of Meridian, staff is recommending a modification to ACHD policy by
waiving the requirement that Records Avenue be partially constructed with the development of
the Park Project. The City opposed the language in the original draft Staff Report that required
the City to guarantee the construction of Records Avenue adjacent to the Park site in the future
(Attachment #4). Specifically, the City objected 1o the expenditure of any taxpayer dollars for
the development of Records Avenue.
Originally staff recommended the following: Prior to acceptance of the Park development
plans, the City of Meridian should enter into a written agreement with ACHD regarding the
future construction of Records Avenue north of the Park entrance. In lieu of providing a
financial surety, the City should ensure that the segment of Records Avenue north of the
proposed Park Lane, will be built by others; or, that the City should construct the road at such
time that Allys Avenue is extended from its current terminus to the north property line of the
Park, or River Valley Drive is extended to the site from SH-55 (Eagle Road), whichever comes
first.
The City of Meridian opposed that condition and has proposed the following: "The
City of
Meridian shall require completion of Records Avenue nodh of the park entrance, built to ACHD
standards (with the understanding that it is not at taxpayer expense) as per the existing
Development Agreement on the Centercal propefty." (ACHO note: The existing Development
Agreement is between the City and Centercal and does not specifically require the
construction of the full street section for Records Avenue north of the park entrance as
indicated by the City representatives.)
To ensure that the future construction of Records Avenue is not at ACHD expense, or at
taxpayer expense as requested by the City of Meridian, the City of Meridian, as the
applicant for the park application may ensure the future construction of Records
Avenue north of the park entrance by one of the following alternatives:
2. The City of Meridian shall amend the Development Agreement with Centercal to
require: (1) Centercal to develop the full road section, curb, gutter on both sides,
and the sidewalk on the west side only, of Records Avenue north of the park
entrance; (2) the consent of ACHD before the Development Agreement could be
modified to alter or eliminate the above term until such construction is complete;
46 MCZC-11 021
1 . The Kleiner Park Trust shall provide the financial surety 9I
construct the road per
ACHD policy in lieu of the City commitment required above.
OR
(3) a memorandum of the amendment or the amendment to be recorded in
accordance with Section 10 of the Agreement; and (4) that the timing or phasing
of the development of Records Avenue occur in accordance with ACHD Policy
(that is, Centercal shall be required to build the north section of Records Avenue
when the parcel adiacent to Records Avenue is developed or, when it is
warranted based on traffic generated by the phase of development being
proposed).
Neither this ACHD condition nor the Development Agreement modifications are
intended to have any impact on any private agreements regarding cost-sharing or
reimbursement for the construction of Records Avenue.
Kleiner Park - Consent Agenda
- Deferred for One Week
June 2nd @ Noon
On May 26, 2010, the ACHD Commission heard testimony regarding the construction of
Records Avenue adjacent to the site. The City opposed the requirement to construct or
provide a financial surety and indicated that Centercalwould build the road, in accordance
with their Development Agreement with Meridian. All other issues were resolved and the item
was deferred for one week to June 2id.
On April 28, 2010, the ACHD Commission heard testimony regarding the proposed Kleiner
Park in the City of Nleridian. The application was continued to a future date to allow the
applicant, adjacent property owners and the City time to work out issues related to the
proposed Records Avenue and Park Lane. Parametrix sent a letter on May 17, 2010,
representing the Kleiner Park applicant, requesting a hearing date of May 26rh. lLetter
is
included as Attachment #1.)
Stub Streets/Emergency Access from Park
At the April meeting the Commission heard testimony from residents in the surrounding
subdivisions regarding the issue of connectivity and emergency access. At the conclusion of
the meeting, the Commission provided direction to staff indicating that the public streets should
not be extended, but that emergency access should be provided from the Park to the three
stub streets - Tweedbrook Avenue
(Redfeather Estates), Green lreadow Drive and Meadow
Wood Drive (both Clover Meadows Subdivision). The staff report has been revised to require
emergency access from the Park to Green Meadow Drive and Meadow Wood Drive only.
There is sufficient emergency access and connectivity within the Redfeather Estates
Subdivision. lf the road is not required to be etended, then staff does not recommend
requiring an emergency access to the north. Due to the conflguration of the streets' and lack
of connactivity within Clover Meadows Subdivision, staff recommends, per the Commission
direction, thai emergency access be provided from the Park to both Green Meadow Drive and
47 MCZC 11-021
Kleiner Park - Regular Agenda
- Deferred for One Week
May 26th @ 6PM
Meadow Wood Drive. Site Specific Condition #'12 has been modified to reflect this. The
applicant has requested that only one emergency access connection be required.
Records Avenue/Park Lane Right-of-Way Dedication
The applicant has worked with the two adjacent property owners, CenterCal and Kleiner
Family Trust regarding the dedication of righlof-way. The details ofthe agreements are not
yet flnalized, and ACHD is not a party to the agreements. The Site Specific conditions related
to the dedication of right.of-way did not require modification. Centercal has provided a letter
indicating their agreement in concept (Attachment #2).
David Kleiner, representing the Kleiner Family Trust, has submitted a letter indicating
willingness to dedicate right-of-way if ACHD deeds certain access points to the site on
Fairview Avenue, Records Avenue, Park Lane and Venture Street (Attachment #3). The letter
states that "The City of Meridian and ACHD have requested that the Kleiner Family Trust
dedicate righlof-way for construction of Records Road and Pa* Lane."
ACHD is not a party to this right-of-way dedication and it is up to the Applicant to acquire
ample righlof-way to construct road improvements necessary to serve the Park. Further,
ACHD does not deed access points. Access is determined when ACHD receives a
development application from the lead land use agency, and is based on not only location, but
also what type of access is needed to serve the site. The Kleiner Family Trust does not have
an active development application and therefore ACHD will not comment on access to that
site.
Records AYenue Construction
Staff is recommending a modification of policy by not requiring the road to be partially
constructed with the Park. The City is opposed tothe language that was in theoriginal draft
report regarding a guarantee that Records Avenue adjacent to the site will be constructed in
the future (Attachment rr4). The City has worked with ACHD to modify the requirement. To
address the City's concern regarding the use of taxpayer dollars to construct a public street,
staff recommends that Site Speciflc Condition #9 be modified to:
Prior to plans acceptance, the City of l\reridian shall enter into a written agreement with ACHD
regarding the future construction of Records Avenue north of the Park entrance. ln lieu of
providing a financial surety, the City shall ensure that the segment of Records Avenue north of
the proposed Park Lane, will be build by others; or, that the City shall construct the road at
such time that Allys Avenue is extended from its current terminus to the north property line of
the Park, or River Valley Drive is extended to the site from SH-55 (Eagle Road), whichever
comes first.
The City of Meridian has proposed the following: "7he City of Meridian shall require completion
af Records Avenue nofth of the park entrance, built to ACHD standards (with the
understanding that it is not at taxpayer expense) as per the existing Development Agreement
on the Centercal propeny." (ACHD note: The "agreement" is between the City and Centercal.)
ACHD is not a party to the Development Agreement between the City and Centercal' and
does not have enforcement ability to ensure construction of Records Avenue by Centercal.
Therefore, to ensure that the future construction of Records Avenue is not at tax payer
expense, it would also be acceptable for the Kleiner Park Trust to provide the financial surety
or to construct the road per ACHD policy in lieu of the City commitment required
above'
48 MCZC-11-021
The Kleiner Park Trust has stated their willingness to provide the financial surety or construct
Records Avenue north of the Park entrance.
Other, less significant modifications to the staff report include:
'1. Clarified the classification of Park Lane as a local/commercial, not a collector as
previously noted.
2. Provided options for the off-site sidewalupedestrian facility on Records Avenue south of
the Park. (East vs. west side of the road ffi and concrete vs. asphalt.)
Executive Summary
City of Meridian Parks & Recreation is the applicant for a 60-acre park site being developed
and donated tothem bythe Kleiner Memorial Park Trust. The park is located nearthe
northeast corner of the Fairview Avenue/SH-55 intersection, immediately east of the proposed
Centercal property.
From a transportation standpoint, the Park as proposed by the applicant does not extend and
connect three roads that have been stubbed by previous development for extension and
connectivity. The challenge before the ACHD Commission for this application is weighing the
benefits of connectivity (reduced travel on busy arterial roads and intersections and improved
emergency response time) with the concerns of the existing neighborhoods (the potential for
increased traffic on older, narrower roads).
There is reluctance on the part of the applicant to do any significant revisions to the site plan
This application is also unusual in that as a Certificate ofZoning Compliance application,
ACHD is only a recommending body to the City of Meridian, who is coincidentally also the
applicant. As this is not a plat, and the City did not include a requirement to comply with
ACHD conditions of approval, Meridian Parks & Recreation is not required to follow any
recommendations of the ACHD Commission for this proposed Park. However, nowork can
move forward within the ACHD right-of-way without construction plans and permits being
approved by ACHD.
Another interesting issue is the dedication and construction of Records Avenue adjacent to the
west side of the Park. Through a previous Cityof Meridian development agreement with
Centercal, the property owner to the west, the Records Avenue alignment was shifted westerly
such that the majority of the road will be constructed on Centercal property; and the entire
road (excluding sidewalk along the Park) is to be built by Centercalwhen they develop. The
applicant is only proposing to construct a portion of Records Avenue from Fairview Avenue
to
the Park entrance near their south property line. ACHD must have assurances that ihe
remainder of Records Avenue will be constructed when the adjacent western property
develops, regardless of ownership.
ffi
Attachments (located at end of report)
1. May 17,2O1O letter from Parametrix
49 tlczc 11-421
2. May 14,2010 letter from Centercal
3. May 18,2010 letter from David Kleiner
4. May 17 ,2010 letter from City of Meridian
5. Request Letter for Waiver & Modification of Policy for Applicant
6. Public Hearing Notice for ACHD
7- Letter from ACHD Commission to City of Meridian
8. Letter from City of Meridian to ACHD requesting waiver of impact fees
9. Letter from Kleiner Memorial Park Trust requesting waiver of all ACHD fees
10. E-mail from Joe Silva (Meridian Fire) regarding emergency access
50 MCZC-11-021
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51 MCZC-11-021
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A. Findings for Consideration
1. ApplicanUOwnership lnformation
The property is currently owned by the Kleiner Memorial Park Trust, and the applicant
for the Park is the City of Meridian Parks & Recreation. After the Park and associated
infrastructure are put in place, the Kleiner Memorial Park Trust has proposed
to donate
the park to the City of Meridian at some future date. The City of Meridian would then
own and operate the park.
2. Site History/Development Applications
a. Annexation . On September & Rezone 5,2007, Application the City of - Meridian MAZ-07-transmitted 012 an annexation and
rezone application to ACHD for 258 acres to be annexed into the City and
rezoned from RUT to C-2, for Meridian Town Center. The proposed park site
property was included in that application.
On September 28,2007, ACHD transmitted preliminary staff comments to the
City of Meridian regarding the annexation and rezone application. ACHD
alerted the City that formal comments could not be provided to the City until the
applicant submitted an acceptable Traffic lmpact Study (TlS). ACHD provided
general comments about the entire site as well as comments regarding the
construction of Records Drive, and the extension of the stub streets.
On January 8, 2008, ACHD transmitted the same preliminary comments to the
City of Meridian, prior to the City Council hearing. ACHD specifically requested
in this letter that:
o The City continue the application until a TIS had been submitted to ACHD
and ITD with appropiate review time; and to determine the improvements
necessary to mitigate the impacts of this development. . _"
o lf this application is not continued and is approved tonight, then the City
should include conditions in the development agreement retative to the
applicant being required to comply with ACHD and ITD conditions pior to
receiving approval for any building permit, and a commitment that the
City will not sign off of any occupancy cards without first receiving
ACHD's signature and sign-off. Because there is not a plat associated
with the development at this time, individual buildings can be constructed
on single parcels through the Certificate of Zoning process with the City.
ACHD has plat signing authority, but is somewhat limited on CZC related
authority. The City should include in the development agreement a
requirement that all applications within this site are subject to ACHD
requirements, regardless of the type of application (i.e. conditional use
permit, ceftificate of zoning compliance)-
o Additional comments were included related fo access and funding of
improvements on Fairview Avenue and SH-5b.
56 MCZC-11-021
b. DevelopmentAgreement
The City staff included a draft development agreement (DA) in the January 8, 2008
staff report for annexation and rezone. According to the applicant, the DA was
never officially signed by the owner or the City. ACHD is not typically included in
the drafting or approval of these types of agreements. Requirements pertinent to
ACHD . ltem in the 4(original c) - The DA public included:stub street (Tweedbrook Avenue) in Redfeather
Estates Subdivision at the norih property boundary shall be extended into
thls slfe and connect to a public street or a public cul-de-sac shall be
constructed on the site for a turnaround. At no time shall construction traffic
assocrated with the development of this site be allowed to access thls slte
. ltem through 4(d) Tweedbrook - A section Avenue of unopened in Redfeather right-of-way Estates exisfs Subdivision.
that abuts the site at
the east boundary of the park and the west boundary of Clover Meadows
Subdivision where Green Meadow and Meadow Wood streets terminate.
Either additional ighlof-way shall be provided for the construction of a street
to link these two slreels together or cul-de-sacs shall be constructed on the
site for turnarounds. ln either case, the remaining portion of unused right-of-
way, if any, shall be vacated-
c. Park Master PIan
On August 18, 2009, the Park owner and applicant made a presentation to the City
Council regarding the Park Master Plan. The Master plan
did not go through the
development application process, and a formal public hearing was not held.
Although the City Council made a motion after the presentation to adopt the park
Master Plan, there were no conditions set forth, and it appeared to be more of a
conceptual approval of the elements included in the Park. However, from the
testimony provided at the March 2, 2010 hearing referenced below, it appears this
approval of the Park Master Plan was the only official action by the City Council
approving the Park Master Plan with no further opportunity for public input or
testimony.
d. Park Development Agreement -
. On February 10,2010, the City Modification of Meridian - transmitted MDA10-OO3 an application for a
public hearing for a modification to the park
DA to remove the requirement
that public streets be extended into the site at the north and east property
boundaries - items 4(c) and 4(d) noted above. The applicant for this
application is listed as Meridian Parks & Recreation.
On February 24,2010, ACHD Commission President Sherry Huber sent a
letter to Mayor Tammy DeWeerd requesting that the City Council defer
action on the Modification to the DA to "avoid placing the applicant in the
position of receiving conflicting requirements from the two agencies,'. The
letter also requested that if the City Council must take an action, then
.ACHD
requests that items 4(c) and 4(d) be approved as previously proposed,
without the modifications."
On March 2,2010, the City Council held a public hearing. Gary lnselman,
Rightof-Way and Development Services Department Manager, testified on
57 MCZC-11-021
c For example, the DAthatwassigned by Centercal andtheCityof
Meridian for the land west of the Park included the following: Ihe
applicant is rcquired to comply with ACHD and ITD conditions pior to
receiving approvalfor any building permit on the site. Fuiher, the
City wi not sign off on any occupancy cards without first receiving
ACHD's signature and sign-off. All applications on this site are
subject to ACHD's project specific comments, regardless of the type
of application (i.e. conditional use permit, ceftificate of zoning
compliance, efc...). As stated in 2.a. above, the Park property and
the Centercal parcelwere both included in the same annexation and
zoning application MAZ-07 -012.
e. Park Certificate of Zoning Compliance - MCZC10-018 . current application
On March 31, 2010, the City of Meridian transmitted an application for
Certificate of Zoning Compliance (CZC) forthe Park. The City issued their
staff level approval onMarch26,2010. The applicant for th is application is
listed as Meridian Parks & Recreation. The City stated thatthis CZC isfor
the Park only, and future CZC applications will be required for the library,
senior center, restrooms, etc... This CZC does not include approval ofany
buildings.
On April 12, 2010, ACHD sent a notice of Public Hearing to property owners
in the surrounding area. ACHD is awarethatthe neighborhood is concerned
about the extension of existing stub streets.
ACHD is a recommending body to the City of Meridian on this application.
Typically, the City of lvleridian requires CZC applicants to comply with ACHD
requirements by specifically noting in their Conditions of Approval to "comply
with ACHD requirements". The Citydid not include that requirement for the
Park in their action for the CZC.
Relevant a The Conditions applicant ofApprovalfrom shall pay any applicable the City impact include:fees prior to the
issuance af a building permli ACHD staff comment -
ACHD also
assesses impact fees for parks, based on the acreage. lmpact fees
will also be assessed with the library, recreation center and senior
center, but not other uses related to the Park, such as (but not limited
to) restrooms, maintenance building and band shell.
ACHD's behalf and clarified that ACHD had not yet taken a formal action on
the original annexation and rezone application from 2007. The City Council
approved the modifications as requested by the applicant, the City of
Meridian Parks and Recreation Department.
The modification to the DA did llQf require the applicant to comply with
ACHD requirements. The City of Meridian typically includes a requirement
that applicants comply with ACHD requirements if there has not been a
specific development application submitted (CUP, CZC, etc...).
MCZC-11-021
lf any changes must be made to the site plan to accommodate ACHD
requirements, the applicant shall submit a new site plan to the City of
Meridian Planning Department for approval prior to issuance of the
building permit.
The approved site plan and landscape plan shall not be altered
without prior witten approval of the City of Meridian Planning
Depaftment.
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3. Records Avenue - Collector Designation and Requirements
a. On December 14,2005, ACHD adopted a collector road network map (see below)
for the undeveloped land located between Venture Drive and SH-55 (east to west)
and between Ustick Road and Fairview Avenue (north to south). This included the
connection of Allys Way, from Ustick Road to Records Avenue, intersecting
Fairview Avenue; and also included River Valley Road, the east-west collector
roadway from Records to SH-55.
b. Records Avenue is also designated as a future collector on the Master Streets
Map. The Map was adopted by ACHD in January 2010, as a part of the
Transportation Land Use lntegration Plan (TLIP).
d. ln the comments sent to the City of Meridian in 2007 and 2008 regarding the
annexation and rezone of the 258 acres that included the Park site, the following
was stated regarding Records Avenue. This roadway has been identified as a
future collector roadway, and the District will require the developer to dedicate
right-of-way and construct Records Avenue through the entire site, and work with
the property owners to the nofth to connect to the recently constructed Allys Way,
that intersects Ustick Road at a signalized intersection. The connection to Allys
Way is critical to the vehicular circulation within this area. This roadway will
provide a parallel and alternative route to Eagle Road, and will also provide
residents in the area the opportunity to access retail and shopping without using
the afterial or state highway system. The applicant does not control the propefty
that will enable the connection of Allys Way to Records Avenue, but the connection
should be a requirement of this development. ACHD, the City of Meridian, and the
developer should work with adjacent propefty owners to achieve the necessary
right-of-way dedication.
e. ln the DA with CenterCal (November 2008) the City required that the
"Owner/Developer shall dedicate right-of-way and improve the extension of
Records Road and E. River Valley Street in accordance with ACHD requirements
at such time as Owner/Developer develops the portion of the proiect adiacent to
each road, except that the Owner/Developer shall not be responsible for improving
the extension of these roads or the utilities therein if such improvements are
accomptished by or through agreement with an adiacent landowner. No certificate
of occupancy shall be issued until the road improvements are substantially
59 MCZC-11-021
c. The intersection of Records Avenue and Fairview Avenue is signalized and
provides access to the large commercial site located on the south side of Fairview
Avenue.
completed and functional for that phase. ln the event that Records Road extends
from Fairview Avenue to Ustick Avenue, the timing with regard to constructing E.
River Valley may be re-evaluated by the City Council. Additionally,
Owner/Developer shall make such right-of-way available immediately (but without
improvements) at any time the City and/or ACHD is willing to accept the right-of-
way, such as if an adjacent property owner makes required improvements. Such
ight-of-way as required herein shall be conveyed by Owner/Developer in the form
of a deed to either the City or such other jurisdictional agency upon the request of
the City. No compensation shall be required from City or ACHD for such right-of-
way unless permitted through the SIARs legislation, ldaho Code 63-3641 as
amended."
f. The Owner's development agreement with the City did not require improvements
to Records Avenue along the Park frontage.
60 MCZC-11-021
61 MCZC-11-021
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a. Applicant's Proposalfor Off-Site Right.of.Way Dedication and
lmprovements . The applicant has stated that they are working with the two adjacent
property owners to obtain the right-of-way south of the site to the
signalized intersection at Fairview Avenue. The property owner to the
east of the Records Avenue extension is Kleiner Family Trust; related to,
but not afflliated with the Kleiner lIemorial Park Trust, current owner of the
Park property. The property owner to the west of the extension is
Centercal, the applicant for the original annexation and rezone in 2007.
The details of the agreements are not yet finalized, and ACHD is not a
. pady Centeroal to the has agreements.provided a letter indicating their agreement in concept
. (David Attachment Kleiner, #2)representing . the Kleiner Family Trust, has submitted a
letter indicating willingness to dedicate right-of-way if ACHD deeds certain
access points to the site on Fairview Avenue, Records Avenue, Park Lane
and Venture Street (Attachment #3). The letter states that'The City of
Meridian and ACHD have requested that the Keiner Family Trust dedicate
right-ot-way for construction of Records Road and Park Lane." ACHD is
not a party to this right-of-way dedication and it is up to the Applicant to
acquire ample right-of-way to construct road improvements necessary to
serve the Park. Further, ACHD does not deed access points. Access is
determined when ACHD receives a development application from the lead
land use agency, and is based on not only location, but also what type of
access is needed to serve the site. The Kleiner Family Trust does not
have an active development application and therefore ACHD will not
. The comment applicant on access is proposing to that to site.partially construct Records Avenue from
. The Fairview applicant Avenue is proposing to Park Lane.to construct the southerly offsite segment of
Records Avenue from Fairview Avenue to the north for approximately 350-
feet, with 3o-feet of pavement, 3-foot wide gravel shoulders and a barrow
ditch on each side of the road. with a detached 6-foot wide sidewalk on
. the The east applicant side of is the proposing road.to construct the northerly offsite segment of
Records Avenue from 350-feet north of Fairview Avenue to the proposed
Park Lane (approximately 400-feet in length) with 26-feet of pavement
with a 3-foot wide gravel should and barrow ditch on the west side of the
road, and vertical curb and gutter on the east side. The applicant is also
63 ttczc 11-021
Drive, lveadow Wood Drive) and to Venture Street. The applicant is proposing to
extend Records Avenue as a public street from Fairview Avenue up to the main
entrance of the Park to provide access to the site.
Based on the Traffic lmpact Study submitted by Parametrix, the Owner's consultant,
the Park (with library and senior center) is expected to generate approximately 1,040
vehicle trips per day, with slightly higher trips expected on Saturdays. While there
will be limited access to Venture Street, the majority of the site traffic will access the
site at the Records/Fairview intersection.
proposing a 1O-foot wide landscape ship with a S-foot wide detached
concrete sidewalk on the east side.
The applicant should be required to widen Records Avenue at the
Fairview Avenue intersection to provide for 4travel lanes plus bike lanes
as shown in the mark-up below. The pedestrian ramps on the north side
of the intersection may require modification, and the applicant will also be
required to relocate/modifu any signal equipment necessary for the
widening.
64 nnczc-11-021
b. Staff Recommendation for Off-Site Right-of-Way Dedication and
lmprovements o The applicant should be required to dedicate to ACHD the necessary
right-of-way to extend Records Avenue to the Park, prior to issuance of
Plans Acceptance and prior to issuance of any permits to work in the
ACHD righlof-way or future right-of-way. The applicant should be
required to provide ACHD with: the legal descriptions for the righlof-way;
written approval from the property owners stating that they are willing to
sign a Warranty Deed to ACHD; and the necessary ownership information
and contact information for those parcels. After that information has been
provided, ACHD will prepare the Warranty Deeds for signature by the
. property Due to the owners high volumes and will then of pedestrian record the and documents.bicycle haffic that will be
generated by this site, non-vehicular improvements should also be
required to be constructed off-site for both northbound and southbound
travel. Sidewalk or an asphalt pathway on one side of Records Avenue
would be sufficient, but bike lanes are necessary on both sides of the
. road. From Fairview Avenue to the southerly property line of the Park (Park
Lane), the applicant should be required to improve Records Avenue with a
minimum of 30-feet of pavement to provide for two 11-foot travel lanes
and two 4-foot wide bike lanes. On both sides of the road the applicant
should install a 3-foot wide gravel shoulder with a barrow ditch; and should
construct a pedestrian facility on one side of the road. The improvement
will be temporary until such time that the adjacent property develops, at
which time a concrete sidewalk will be required.
Print f,revicw Pagc I of I
http://gir'OnPointWebsite/WebPages/print/PrintPreviewPage.aspx 3^0t2010
5. Records Avenue - Right-of-Way Dedication and lmprovements
Adjacent to the Site
a. Applicant's Proposal for Right-of-way Dedication and lmprovements
Adjacent to the site/Request for Modification and waiver of poricy
. The applicant has stated that they are working with the adjacent property
owner (CenterCal) to obtain the right-of-way for the extension of Records
. Avenue The applicant from Park is proposing Lane to the to construct north property the main line access of the site.to the site off of
Records Avenue located approximately 250-feet north of the proposed
Park Lane. The curb return driveway is proposed to be approximately 50-
feet wide to accommodate two out-bound lanes, a center island and one
in-bound lane.
The applicant is proposing to construct a portion of Records Avenue
adjacent to the site from the proposed Park Lane to the main access to
the site, a 250-foot long segment.
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65 MCZC-11-021
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The applicant is not proposing to construct Records Avenue abutting the
site, north of the proposed main access, but is proposing lo dedicate 35
feet of right-of-way and construct a s-foot wide detached concrete
sidewalk. The landscape plan indicates that the applicant is proposing to
plant street trees within a landscape strip that will be located between the
sidewalk and future roadway.
As proposed by the applicant, Centercal will dedicate the additional right-
of-way and conslruct Records Drive when that parceldevelops.
The applicant is proposing to construct a 3o-foot wide curb return
driveway for future access to Records Avenue, located approximately 400-
feet south of the north property line.
b. ACHD . ln Policy accordance for the with Construction the 2005 ACHD of Planned action Streets designating Records Avenue as
a future collector, the applicant should be required to dedicate right-of-way
. and Records improve Avenue Records should Avenue be constructed adjacent to as the a 3-site.lane collector roadway,
with a 46-foot street section to accommodate 3{ravel lanes and on-street
bike lanes, with vertical curb, gutter, and 7-foot wide attached or s-foot
. wide The applicant detached is concrete required sidewalks, to construct within Records 7o-feet Avenue of right-adjacent of-way. to the site
as a one-half street section with a minimum of 24-feet of pavement, and
curb, gutter and sidewalk on the east side and a 3-foot wide gravel
shoulder with a barrow ditch on the west side. The applicant is required 1o
dedicate the necessary right-of-way for the improvements.
c. Staff Recommendation for Right-of-Way Dedication and lmprovements
Adjacent .Site The to applicant the should be required to dedicate to ACHD the necessary
right-of-way to extend Records Avenue adjacent to the Park, orior lo
issuance of Plans Acceptance and prior to issuance of any permits to work
in the ACHD right-of-way or future right-of-way. The applicant should
provide ACHD with: the legal descriptions for the right-of,way; written
approval from the property owner stating that they are willing to sign a
Warranty Deed to ACHD; and the necessary ownership information and
contact information for those parcels. After that information has been
provided, ACHD will prepare the Warranty Deeds for signature by the
. . . The The property lf Records main northerly owner access Avenue driveway and location north will location then of and the record width main and the width are access documents.approved
are is approved not as constructed proposed.as proposed.with this
application, trees and landscaping should be prohibited within the.lO_foot
wide landscape strip between the sidewalk and future curb. Unless the
landscape strip is delineated by curb and gutter on one side and sidewalk
on the other, the trees would likely require removalwhen the road is
constructed in the future.
66 MCZC-11-021
At the request of the City of l\reridian, and direction provided by the ACHD
Commission, staff is recommending a modification to ACHD policy by waiving the
requirement that Records Avenue be partially constructed with the development of
the Park Project. The City opposed the language in the original draft Staff Report
that required the City to guarantee the construction of Records Avenue adjacent to
the Park site in the future (Attachment #4). Specifically, the City objected to the
expenditure of any taxpayer dollars for the development of Records Avenue.
Originally staff recommended the following: Prior to acceptance of the Park
development plans, the City of Meridian should enter into a written agreement with
ACHD regarding the future construction of Records Avenue north ofthe Park
entrance. ln lieu of providing a financial surety, the City should ensure that the
segment of Records Avenue north oflhe proposed Park Lane, will be built by
others; or, that the City should construct the road at such time that Allys Avenue is
extended from jts
current terminus to the north property line of the Park, or River
Valley Drive is extended to the site from SH-55 (Eagle Road), whichever comes
first.
The City of Nleridian opposed that condition and has proposed the following: 'fhe
City of Meridian sha require completion of Records Avenue north of lhe park
entrance, built to ACHD standards (with the underctanding that it is not at taxpayer
expense) as per the existing Development Agreement on the Centercal propeiy."
(ACHD note: The existing Development Agreement is between the City and
Centeroal and does not specifically require the construction of the full street section
for Records Avenue north of the park entrance as indicated by the City
representatives.)
To ensure that the future construction of Records Avenue is not at ACHD
expense, or at taxpayer expense as requested by the City of Meridian, the City
of Meridian, as the applicant for the park application may ensure the future
construction of Records Avenue north of the park entrance by one of the
following alternatives:
1. The Kleiner Park Trust shall provide the financial surety 9I
construct the
road per ACHD policy in lieu of the City commitment required above.
OR
2. The City of Meridian shall amend the Development Agreement with
Centercal to require: (l) Centercal to develop the full road section, curb,
gutter on both sides, and the sidewalk on the west side only, of Records
Avenue north of the park entrance; (2) the consent of ACHD before the
Development Agreement could be modified to alter or eliminate the above
term until such construction is complete; (3) a memorandum of the
amendment or the amendment to be recorded in accordance with Section
,lO
of the Agreement; and (4) that the timing or phasing of the development of
Records Avenue occur in accordance with ACHD policy
(that is, Centercal
shall be required to build the north section of Records Avenue when the
67 MCZC-11-021
parcel adjacent to Records Avenue is developed or, when it is warranted
based on traffic generated by the phase of development being proposed).
Neither this ACHD condition nor the Development Agreement modifications
are intended to have any impact on any private agreements regarding cost-
sharing or reimbursement for the construction of Records Avenue.
6. Extension of Stub Streets, Emergency Access and Turnarounds
The applicant is not proposing to extend stub streets into the site, but is proposing to
construct a hammer-head type turnaround at the terminus of Green Meadow Drive,
located on the Park property, and at the terminus of Meadow Wood Drive located
within the existing unopened ACHD right-of-way. No changes are proposed to the
Tweedbrook Avenue stub street from the north, and no emergency access is
provided to or through the Park to any of the streets. The applicant is proposing only
pedestrian and bicycle access from the Park to the existing stub streets.
The applicant has indicated in their May 17,2010 letter that they are willing to
construct one emergency access to connect to either Green Meadow Drive or
Meadow Wood Drive.
a. Tweedbrook Avenue (Redfeather Estates Sub #6)
In 2006 ACHD and the City of Meridian required the developer of Redfeather
Estates Sub #6 to construct a stub street to the undeveloped parcel to the south
' - street what improvements is now the proposed for approximately Park. The developer 100' from Tahiti was required Drive to to the construct south full
property line for the future extension and connectivity of the local streets.
Tweedbrook Avenue is constructed as a 36-foot street section with curb, gutter
and sidewalk, consistent with the other street improvements within Redfeather
Estates, and is gated at the Park property line.
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68 MCZC-11-021
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c. Clover Meadows Drive and Sharon Drive/Clover Meadows Subdivision
. Clover Meadows Drive intersects Cloverdale Road at the east property
line of the subdivision. Clover Meadows Drive is the only access to
Cloverdale Meadows Subdivision #1 ,#2 and #3, and was platted in 1968.
. The The roadway lots within serves the subdivision a total of 54 are single approximately family dwellings. 1-acre in size and are
zoned R-1 in Ada County. The parcels east of Sharon Drive are in Boise
City's Area of lmpact and are designated as Low Density Residential (up
to 4 dwelling units/acre) on the Future Land Use Map in the City's
Comprehensive Plan. The parcels west of Sharon Drive are in Meridian's
Area of lmpact and are designated as Low Density Residential (up to 3
dwelling units/acre) on the Future Land Use Map in the City's
. Comprehensive Clover Meadows Plan. Drive is improved with 23 lo Z4-teet of pavement, with no
o curb, Sharon gutter Drive or intersects sidewalk. Clover On-street Meadows parking Drive is allowed.and extends north south to
. Green Sharon Meadow Drive is Drive improved and with Meadow 23 to Wood 24-feet Drive.of pavement, with no curb,
gutter or sidewalk. On-street parking is allowed
d. Green . Green Meadow Meadow Drive Drive (Clover was Meadows constructed Sub as #2) a stub street to the east property
line of the Park parcel as part of Clover Meadows Subdivision #2 that
. platted Green Meadow in 1970.Drive is improved with 23 to 24-feet of pavement, with no
curb, gutter or sidewalk. On-street parking is allowed.
e. Meadow Wood Drive (Clover Meadows Sub #3)
69 I'ACZC-11-021
b. Other .streets Redfeather ln 2006 ACHD Estates required stub the developer of Redfeather Estates Sub #7 to
construct Tahiti Drive as a stub street to the west property line. When
Allys Avenue is extended south of its current terminus, through
development, Tahiti Drive is planned to connect to that collector roadway.
This connection will provide access to the future River Valley Street, to the
signalized intersection of Allys Avenue/Ustick Road, to Records Avenue
(and the adjacent land uses - Park and commercial/shopping center), and
o to Also the as signalized a requirement intersection of Redfeather of Records Estates Avenue/Sub Fairview #7, ACHD Avenue. required the
connection of an exlsting stub street, Duane Drive, to the streets within the
proposed subdivision. Ultimately it was decided by the Commission that
the road would be gated at the property line to allow emergency access
only, and that the gate could be removed in the future. ACHD staff has
been contacted by the City of Meridian recently with concerns regarding
the potential delay in response time due to the locking mechanism and
manual opening of the gate.
Meadow Wood Drive, the southedy stub street was constructed as a stub
street to the east property line of the Park parcel as part of Clover
Meadows Subdivision #3 that platted in 1971 .
Meadow Wood Drive is improved with 23 to 24 feet of pavement, with no
curb, gutter or sidewalk. On-street parking is allowed.
f. ACHD Right-of-Way (Unopened/Unnamed -
Clover Meadows Sub #2 and
#3). There is an unopened 3o-foot wide right-of-way located along the west
property line of Clover lvleadows Subdivision #2 and #3 (adjacent to the
. east The righlof-property way line platted of the with Park)the . subdivision allows for the evenlual
continuation and extension of the streets to provide connectivity and
. secondary Some of the access adjacent for emergency property owners services. use the unopened right-of-way for
storage of vehicles, and a small shed/storage slructufe has been
. ACHD constructed has been in the contacted righlof-way. by adjacent property owners inquiring about
the process to vacate the right-of-way.
g. Emergency .Comments This area Access is served by both the Boise Fire Department and Meridian Fire
. Joe Department. Silva, Meridian Fire Department provided comments via e mailto
ACHD (see attached). The e-mail states that Meridian Fire is not requiring
the extension of Green lvleadow Drive or Meadow Wood Drive into the site
because there are less than 50 homes that access Clover lvleadows Drive
and o the lt subdivision should be noted is greater that ACHD than 30 slaff years counted old.54 existing homes, not
. The applicable 48 as referenced section of in the Mr. Meridian Silva's e-Fire mail. Department amendments to
the o lnternational IFC section Fire D107.Code 1 One- reads: Or Two-Family Dwelling Residential
Developments shall be amended to read as follows:
70 MCZC-11-021
Developments of one- or two-family dwellings where the number of
dwelling units exceeds fifty (50) shall be provided with two separate
and approved fire apparatus access roads, and shall meel the
requirements of section D104.3.
Exceptions: . 1. Where there are more than 50 dwelling units on a single
public or private apparatus access road and alldwelling units
are equipped throughout with approved aulomatic sprinkler
systems, in accordance with section 903.3.1.1 , 903.3.1 .2 or
903.. 3.1.2. 3, The access number from of two dwelling directions units shall on a not single be required.fire
apparatus access road shall not be increased unless flre
apparatus access roads will connect with future
development, as determined by the fire code official.
(Ord. 08-1 357, 4-22-2Oo8, etf . 4-22-2008)
Since the Clover Meadows Subdivision already exceeds the maximum
number of homes allowed by the City of Meridian Fire Code on one
access, it is uncertain as to whether the City of Meridian or the City of
Boise would or could allow any additional building permits within the
subdivision.
The Boise Fire Department and Ada County Emergency Services have
not yet provided comment (as of 4-'1 9-10). Staff has requested their input
on emergency access to the Clover Meadows Subdivision and particularly
the proposed lack of secondary access.
Clover Meadows Subdivision includes 54 single family residential homes
and has one single point of access. Access to the subdivision is from
Cloverdale Road via Clover Meadows Drive. The length of the streets
exceed y, mile in
length as measured from Cloverdale Road to the west
terminus of both Green Meadow Drive and Meadow Wood Drive. This
subdivision does not meet current ACHD, City of Meridian or City of Boise
standards o Emergency for new developments access connection with a to single this subdivision point of access.from the Park
would improve the safety of the residents in the event there is an
emergency and access to the subdivision through Clover Meadows
Drive is obstructed for any reason, including an accident, parked
cars on the narrow roadway or other eventuality.
h. Benefits of Connectivity
. Reduces miles traveled on arterial roadways and eliminates the need to
travel on high volume roads and through congested signalized
intersections.
o For example, without connectivity as shown on the Allys/Records
map above, a resident on Meadow Wood Drive traveling to the
commercial center at Ustick and Eagle will have to turn left on
Cloverdale Road and travel for % mile, turn left on Ustick Road for
/+ mile to Allys Avenue. With (future) connectivity the resident
could travel north and west through the adjacent neighborhood to
Allys Avenue; or west through the Park to Records Avenue
continuing on to Allys Avenue; and then north on Allys Avenue for
o approximately Other commercial lz mile. destinations That is one include of many the Fairview/examples.Eagle
intersection where there is a shopping center at the southeast
o When corner, CenterCal and several is constructed, restaurants and approximately retail at the % southwest mile west corner. of
Clover lvleadows Subdivision, residents on litleadow Wood will have
to drive approximately 3 miles round trip on public streets to reach
that commercial destination or the Park, the subject application.
o Air Quality impacts are lessened with a reduction in vehicle miles traveled.
. Emergency response time is significantly improved.
o Service Providers such as garbage, mail, school bus, etc... can save time
and miles traveled.
71 MCZC-11-O21
Adjacent neighborhoods and nearby amenities and services can be
accessed without adding traffic to the arterial roadway network for
neighborhood trips.
i. ACHD .Policy Righlof-way adjacent to a development is typically required to be
c 7203.improved 5.2 - or Continuation vacated.of Streets - Existing Adjacent Development: An
existing street, or a street in an approved preliminary plat, which ends at a
boundary of a proposed development shall be extended in that
development. The extension shall include provisions for continuation of
. storm 7205.2.drainage 1 - Non-facilities. Continuous Streets (Dead End Streets, Cul-de-sac
Streets) o ...- The Local maximum Streets number - Cul-de-of sacs: expected trips per day generated by
those properties taking access from an individual cul-de-sac shall
o The not exceed District 400. will consider alternative to the standard (circular)
turnaround on a case-by-case basis. This will be based on turning
area, drainage, maintenance considerations and the written
approval of the agency providing emergency fire service for the
o T-area type where (hammer-the development head) turnarounds is located.will be allowed at the ends of
local streets where the site configuration or other demonstrated
constraints exisl to prevent the use of a typical circular turnaround.
The minimum measurements of the Ttype turnaround shall be
sufficient to provide a minimum curb radius of 18-feet at any
change of direction of the curb line.
j. Staff Comments for Extension of Stub Streets
a. Staff met with the applicant's representative on several occasions,
beginning in early 2009. These "pre-application" type meetings included
discussion of the potential requirement to extend some/all of the roadways
that are stubbed to the Park.
b. The City of Meridian, through the modification to the Park DA, has
prohibited the extension of the stub streets into the site; however, the
streets are under the jurisdiction of ACHD.
c. Due to the size of the lots in Clover l/eadows Subdivision, and the future
land use classification Low Density Residential (3-4 dwelling units/acre),
there is a potential for redevelopment in this area, similar to the zoning
and lot sizes of adjacent properties. Decisions made with this application
regarding stub streets and emergency access could severely limit and/or
negatively impact the future ability to redevelop properties in this
subdivision (similar to redevelopment of rural areas in Southwest Boise).
d. Regardless of the Commission's action to require or not require the
extension of stub streets, all existing rights-of-way and street
72 MCZC-11-021
improvements should be left in place. ltwould be short-sighted to
eliminate connections that may be necessary in the future, at a minimum
for emergency access.
e. The applicant has received approvalfrom the Meridian Fire Department
for the size of the hammer-head type turnarounds at the terminus of
Green l.readow Drive and lvleadow Wood Drive - a non-standard
dimension. Because this area is also served by the Boise Fire
Department, their approval is also required.
f. Parking on the stub streets and in the turnarounds may become a problem
if people accessing the Park drive to the property line of the site to park
their vehicle in lieu of traveling on the arterial roadways. Tweedbrook
Avenue was constructed to a width that includes parking lanes. However,
as noted above Green Meadow Drive and Meadow Wood Drive have
approximalely 24-feet of pavement and parking is not currently restricted.
k. Staff Recommendation for Extension of Stub Streets, Emergency Access
and Unopened Right-of-Way
a. Atthe Commission meeting onApril28,2010, several homeowners in the
area testified against the extension and connection of the stub streets.
Although the Commission did not take a formal action on April2Srh, they
provided general direction to staff regarding the issue of stub streets and
emergency access. ln generallhe Commissioners agree with the basis
for the extension of stub streets, but did not find cause to require that with
this application. The Commission was favorable to requiring emergency
access from the Park to the three stub streets. Staff is recommending that
the Park provide access to only two stub streets because the northerly
stub, Tweedbrook, was conslrucled with a newer subdivision that has
adequate emergency access.
b. Staff recommends a modification of policy to not improve the unopened
right-of-way as a public street, and to not require the vacation of the righf
of-way.
c. The applicant should be required to construct the following improvements:
a. Construct an emergency turnaround at the terminus of t\readow
Wood Drive and construct emergency access from the Park to
the turnaround
b. Construct an emergency turnaround at the terminus of Green
Meadow Drive and construct emergency access from the Park
to the turnaround-
c. Provide pedestrian/bicycle access only from the Park to
Tweedbrook Avenue.
l. Staff Recommendation for Turnarounds
1. lf the ACHD Commission does not require the extension of Green
Meadow Drive and/or Meadow Wood Drive, the applicant should be
required to comply with ACHD Policy 2705.2.1 and provide written
approval from the Boise Fire Department for the dimensions of the
73 I,tczc 11 021
proposed hammer-head type turnarounds located at the terminus of
Green Meadow Drive and Meadow Wood Drive. (The applicant has
already obtained written approvalfrom the l\4eridian Fire Department.)
2. lf the ACHD Commission does not require the extension of Green
lvleadow Drive and/or Meadow Wood Drive, the applicant should be
required to install NO PARKING signs in the turnarounds. The
applicant may also be required to installadditionalsignage on the stub
streets in the future (including Tweedbrook Avenue) if the local streets
become a nuisance parking area for the Park, associated uses, and
future commercial development.
b. Staff Comments for Park Lane
Staff is supportive of the proposal for an easlwest street to provide
connectivity and access to adjacent and nearby parcels. There are
approximately 14 single family dwellings that access Venture Street off of
Fairview Avenue. Venture Street at Fairview Avenue is recommended to be
restricted to right-in/right-out operations in the near future due to traffic
volumes on Fairview Avenue. Park Lane will provide signalized access to
Records Avenue at Fairview Avenue.
c. Request for Modification of Policy for Park Lane
. The applicant has requested a Modification of Policy to allow the angle of
the proposed Records Avenue and Park Lane intersection to exceed the
standard '15
degree intersection skew. As depicted in the site plan the
intersection was designed with a 30 degree skew. The applicant could
realign the intersection to the north, but has stated that they prefer to not
impact the Park layout. The applicant does not own the property to the
south and cannot move the intersection to correct the design through that
parcel. The applicant has submitted a template to demonstrate that there
is adequate site distance at the intersection.
74 MCZC 11 021
7. Park Lane (proposed street)
a. Applicant's . The applicant Proposal is proposing to construct a new public street from
Records Avenue to Venture Street adjacent to the southerly property
line of the site. The purpose of this street is to: provide access to the
Park, provide connectivity and signalized access to those residences
off of Venture Street, and to provide local access to the undeveloped
. The parcel applicant to the south is proposing of this site.1o construct Park Lane as one-half of a 2-
lane road within 40-feet of right-of-way, with a 1o-foot wide landscape
strip and s-foot wide delached sidewalk. As indicated in the
applicant's letter, the TIS does not indicate the need for a 3-lane
roadway for access to the Park. The street, as proposed, does not
. The have applicant bike lanes is and proposing parking to will construct be prohibited.a 27-foot wide curb return
driveway on Park Lane located approximately 225-feet east of Records
Avenue.
Staff recommends a modification of policy to allow the proposed design,
but also recommends a requirement for a sight triangle easement as well
as a detailed landscape plan to be submitled prior to plans acceptance to
demonstrate that the standard site triangle (at a minimum) is
accommodated. The sight triangle easement would encumber land not
owned by the applicant. The applicant should be required to dedicate the
necessary easement prior to issuance of Plans Acceptance and/or
issuance of any permits to work in the ACHD right-of-way or future righl
of-way. The applicant should provide ACHD with:the legal descriptions for
the easement; written approvalfrom the property owners stating that they
are willing to sign an easemenl to ACHD; and the necessary ownership
information and contact information for those parcels. After that
information has been provided, ACHD will prepare the easements for
signature by the property owners and will then record the documenls.
d. Staff .Lane Recommendation Staff recommends for approval Park ofthe location ofPark Lane. lt appears
that Park Lane will intersect Venture Street in allgnment with a property
line. This location should minimize the impact of headlights on the
. single Staff recommends family dwellings. approval of a 2-lane, 36-foot wide local/commercial
street section with bike lanes. The applicant should be required to
dedicate sufficient right-of-way to accommodate the necessary
improvements, including a 2-foot wide utility strip behind the back of
curb; and should construct Park Lane as one-half of a 36-foot street
section, with no less than 24-feet of pavement, with vertical curb, gutter
and sidewalk. The applicant shallstripe the bike lane and sign the
street for "NO PARKING", and shall construct a 3-foot wide gravel
. The shoulder, applicant and should barrow provide ditch on a the sidewalk south side easement of the and road.license
agreement for the proposed 1o-foot wide planter strip and detached
sidewalk. The planter strip should not be located within the right-of-
way. . The 27-foot wide curb return driveway on Park Lane located
approximately 225-feet east of Records Avenue should be approved
as proposed.
8. Venture Street (existing street)
a. Existing .Conditions Venture Street is located at the southeastern property line of the site.
. The It is improved site has approximately with 38-feet of 300-pavement feet of frontage within so-on feet Venture of right-Street of-way. The
existing public street serves approximately 14 single family dwellings,
and one commercial use, and intersects Fairview Avenue in alignment
with a public street on the south side of Fairview Avenue. The
intersection is not signalized.
75 MCZC 11.021
b. Applicant's .Street The applicant Proposalfor is proposing Venture to construct one driveway on Venlure Street
located approximately 125-feet south of Venture Circle to access the
. The Park applicant maintenance is proposing facility. to improve Venture Street abufting the site
as one-half of a 36-foot street section with vertical curb, gutter, and 5-
foot wide attached concrete sidewalk.
c. Staff .Street Comments/Staff recommends Recommendation approval of for the Venture driveway forthe maintenance
facilily. Pu blic access to the Park from Venture Street will be via Park
. The Lane. driveway Public access should directly be adequately off of Venture signed Street and gated is prohibited.to prohibit public
. access. The street improvements should be approved as proposed.
9. General Design Comments/Requirements for Public Streets
. The street sections on page 4 of the plan sets (dated 3-10-10) should not
approved as proposed. Refer to the staff report for approved street
. sections. The base sections on page 4 of the plan sets (dated
3-10-10) should not
. approved Provide a as sidewa proposed. lk easement Comply for with all sidewalks ACHD Policy.located outside of the righl
. of-Enter way. into a license agreement with ACHD for any landscaping located
within the ACHD right-of-way or easements.
10. lmpact Fees
There will be an impact fee that is assessed and due prior to issuance of any
building permits or other permits. The assessed impact fee will be based on the
impact fee ordinance thal is in effect at that time. The Cityof N,4eridian isa taxing
district as defined by ACHD lmpact Fee Ordinance 208 and ldaho Code section
63-201. Ordinance 208 requires that taxing districts shall be subject to payment
of impact fees on all developments in Ada County unless ACHD and the taxing
district enter into a written agreement that provides otherwise. ACHDandthe
City of lvleridian have no wriften agreement in place regarding payment of ACHD
impact fees. Only those facilities owned by the City will be eligible for inclusion in
an agreement to waive impact fees.
lmpact fees for park sites are assessed by acreage, and auxiliary uses to the
park such as restrooms, picnic shelters and sheds/maintenance facilities are not
assessed a separate impact fee. Separate impact fees will be assessed on all
other uses.
The City of Meridian has submitted a written request for a waiver of impact fees
The letter is attached at the end oI the report.
76 MCZC-11-021
The Owner has submitted a written request for a waiver of all ACHD related fees
The letter is attached at the end of lhe report. Staff does not recommend a
waiver of plan review and permit fees as lhose cover direct costs associaied with
staff time.
11. lrrigation Structure
The plans indicate the construction of a new irrigation slructure located within the
unopened ACHD righFof-way just south of Green Meadow Drive, for the South
Slough. District policy does not allow irrigation structures to be located within the
public right-of-way. The applicant should be required to revise the plans for the
South Slough to relocate the structure outside of ACHD ROW.
12.ACHD Reviews and Plan Approval
. The applicant should be required to secure dedication of right-of-way from the
adjacent property owners as indicated in the applicanl's letter to ACHD dated
April 14,2010. Right-of-way dedication should be required priorto plans
. acceptance. Regardless of the requirements set forth in the City's development
agreement, the plan submittals should be required to include all of the
. requiremenls Prior to issuance as set of any by the permit ACHD to work Commission, in the ACHD prior righlof-to plans way acceptance.the applicant
. should Prior to be plans required acceptance, to dedicate the City all required of Meridian right-should of-way be adjacent required to to the enter Park.
into a written agreement with ACHD regarding the future construction of
Records Avenue north of the Park entrance. ln lieu of providing a financial
surety, the City should be required to ensure that the segment of Records
Avenue north of the proposed Park Lane, will be built by others; or, that the
City will construct the road at such time thal Allys Avenue is extended south
from Ustick Road to the north property line of the Park, or River Valley Drive
is extended east from SH-55 (Eagle Road) to the site, whichever comes first.
13. Landscaping and Tree Planters
Tree Planter Policy: The District's Tree Planter Policy prohibits alltrees in
planters less than B-feet in width without the installation of root barriers. Class ll
trees may be allowed in planters with a minimum width of 8-feet, and Class I and
Class Ill trees may be allowed in planters with a minimum width of 1o-feet.
MCZC-11-021
Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 4o-foot vision triangle
and a 3-foot height restriction on all landscaping located at an uncontrolled
intersection and a so-feet 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.
77
B. Site Specific Conditions of Approval
The aDplicant shall be required to complv with all of the Site Soecific
Conditions of Approval listed below, prior to ACHD issuinq a permit
for work
within the ACHD riqhtof-wav
7
I
From Fairview Avenue to the southerly property line of the Park (Park Lane), the
applicant shall improve Records Avenue with a minimum of 3o-feet of pavement to
provide for two 1 'l -foot travel lanes and two 4-foot wide bike lanes. On both sides of the
road the applicant shall install a 3-foot wide gravel shoulder with a barrow ditch; and
should construct a minimum s-foot wide concrete sidewalk on the east side- The
applicant shall work with the property owner to locate the sidewalk in its ultimate
location. ln lieu of a s-foot wide concrete sidewalk, the applicant may construct an
asphalt facility to accommodate pedestrians. The applicant sha ll work with staff to
delermine the exact location and design. The applicant may construct the pedestrian
,acility on either the east or west side of Records Avenue.
Widen Records Avenue at the Fairview Avenue intersection to provide for 4-travel lanes
plus bike lanes as shown in the mark-up provided in the staff report.
Construct any necessary modifications to the pedestrian ramps on the north side of the
Records/Fairview Avenue interseclion
Relocate/modify any signal equipment necessary for the widening of the
Records/Fairview Avenue.
Dedicate to ACHD the necessary right-of-way to extend Records Avenue adjacent to
the Park, prior to issuance of Plans Acceptance and prior
to issuance of any permits to
work in theACHD right-of-way or future right-of-way. Provide ACHD with: the legal
descriptions for the right-of-way; written approval from the property owner stating that
they are willing to sign a Warranty Deed to ACHD; and the necessary ownership
inlormation and contact information for those parcels. After that information has been
provided, ACHD will prepare the Warranty Deeds for signature by the property
owner
and willthen record the documents.
The main driveway location and width are approved as proposed on Records Avenue,
per the 3-10-10 site plan.
The northerly driveway location and width are approved as proposed on Records
Avenue, perthe 3-'10-10 site plan.
78 l{tCZC-1 1-021
'1. Dedicate to ACHD the necessary right-of-way to extend Records Avenue to the Park,
Drior to issuance of Plans Acceptance and prior to issuance of any permits to work in
the ACHD right-of-way or future right-of-way. Provide ACHD with: the legal
descriptions for the rightof-way; written approval from the property owners stating that
they are willing to sign a Warranty Deed to ACHD; and the necessary ownership
information and contact information for those parcels. After that information has been
provided, ACHD will prepare the Warranty Deeds for signature by the property owners
and will then record the documents.
3.
4.
5.
6.
To ensure that the future construction of Records Avenue is not at ACHD expense, or at
taxpayer expense as requested by the City of Meridian, the City of Meridian, as the
applicant for the park application may ensure the future construction of Records Avenue
north of the park entrance by one of the following alternatives:
1. The Kleiner Park Trust shall provide the financial surety gI construct the road per
ACHD policy in lieu of the City commitment required above.
OR
2. The Cityof [i]eridian shall amend the Development Agreement with CenterCal to
require: (1) Centercal to develop the full road section, curb, gutter on both sides,
and the sidewalk on the west side only, of Records Avenue north of the park
entrance; (2) the consenl of ACHD before the Development Agreement could be
modified to alter or eliminate the above term unlil such construction is complete; (3)
a memorandum of the amendment or the amendment to be recorded in accordance
with Section 10 of the Agreement; and (4) that the timing or phasing of the
development of Records Avenue occur in accordance with ACHD policy (that
is,
Centercal shall be required to build the north section of Records Avenue when the
parcel adjacent to Records Avenue is developed or, when it is warranted based on
traffic generaled by the phase of development being proposed).
10
11.
12
lf Records Avenue is not constructed north of the main access, trees and landscaping
shall be prohibited wilhin the 1o-foot wide landscape strip between the sidewalk and
future curb.
The applicant is granted a variance to not improve the unopened righlof-way as a
public street.
Construct:
a An emergency access from the Park to the terminus of Green Meadow
Drive. This shall also accommodate bicycles and pedestrians.
An emergency access from the Park to the terminus of l\4eadow Wood
Drive. This shall also accommodate bicycles and pedestrians.
Provide bicycle and pedestrian access from the Park to Tweedbrook
Avenue.
b
c.
'13. The applicant shall comply with ACHD Turnaround Policy 2705.2.1 and provide written
approval from the Boise Fire Department for the dimensions of the proposed hammer-
head type turnarounds located al the terminus of Green l\readow Drive and Meadow
Wood Drive.
The applicant shall install NO PARKING signs in the turnarounds. The applicant.may
also be required to install additional signage on the stub streets in the future (including
Tweedbrook Avenue) if the local streets become a nuisance parking area for the Park,
associated uses, and future commercial development.
'14.
79 MCZC-I1-021
15. The Records Avenue/Park Lane interseclion is approved with a 30 degree skew as
depicted in the 3-'10-10 site plan, as a modification of policy.
16. The applicant shall provide a sight triangle easement for the Records Avenue/Park Lane
intersection, as well as a detailed landscape plan, lo be submitted prior to plans
acceptance to demonstrate that the standard site triangle (at a minimum) is
accommodated. The sight triangle easement will encumberland notowned bythe
applicant. The applicant shall dedicate the necessary easement prior to issuance of
Plans Acceplance and/or issuance of any permits to work in the ACHD right-of-way or
future right-of-way. The applicant shall provide ACHD with: the legal descriptions for the
easement; written approval from the property owners stating that they are willing to sign
an easement to ACHD; and the necessary ownership information and contact
information for those parcels. After that information has been provided, ACHDwill
prepare the easements for signature by the property owners and will then record lhe
documents.
17. The location of the Park Lanen"/enture Street intersection is approved as proposed
't8 Dedicate sufficient right-of-way on Park Lane to accommodate the necessary
improvements, including a 2-foot wide utility strip behind the back of curb. Construct
Park Lane as one-half of a 36-foot street section (Local/Commercial street
classification), with no less than 24-feet of pavement, with vertical curb, gutter and 5-
foot wide concrete sidewalk on the north side of the road. Stripe the bike lane on the
north side and sign the streel ior "NO PARKING'. Construct a 3-foot wide gravel
shoulder, and barrow ditch on the south side ofthe road. Commission action 5-26-10:
The applicant has the option to construct on-street parking if additional pavement is
constructed beyond the 36'street section. Parking on both sides ofthe street would be
accommodated with a 47'street section.
19. Provide a sidewalk easement and license agreement for the proposed 1o-foot wide
planter strip and detached sidewalk on Park Lane. The planter strip shall not be located
within the right-of-way.
The driveway location on Park Lane is approved as proposed, approximately 225-feet
east of Records Avenue, per the 3-10-10 site plan.
21 The driveway location on Venture Street for the Park maintenance facilities, located
approximately 12s-feet south of Venture Circle, is approved as proposed, per the 3-'10-
10 site plan.
Public access directly off of Venture Street is generally prohibited. The driveway shall
be adequately signed and gated to prohibit public access, except for loading and
unloading associated with the Community Gardens.
23. lmprove Venture Street abutting the site as one-half of a 36-foot streel section with
vertical curb, gutter, and s-foot wide attached concrele sidewalk.
24, Provide a sidewalk easement for all sidewalks located outside of the righlof-way
20
22
80 MCZC-11-021
25.
26.
Enter into a license agreement with ACHD for any landscaping located within the ACHD
right-of-way or easements.
Revise the site plan to relocate the irrigation structure for the South Slough out of the
unopened ACHD right-of-way just south oI Green lvleadow Drive.
27, Comply with all Standard Conditions ofApproval
C. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD
roadway or right-of-way.
All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
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.
Comply with the District's Tree Planter Policy.
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.
All design and construction shall be in accordance with the Ada County Highway
District Policy I\ranual, ISPWC Standards and approved supplements, Construction
Services procedures and all applicable ACHD Ordinances unless specifically waived
herein. An engineer registered in the State of ldaho shall prepare and certify all
improvement plans.
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.
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.
Payment of applicable road impact fees is required prior to building construction. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to AC H D shall repair existing utilities damaged bythe
applicant. The applicant shall be requiredtocall DIGLINE (1-811-342-1585) atleast
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.
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 represenlative and an
1
2
3
4.
5
6
7
8
't 0.
't'1.
8'l MCZC 11 O21
't2.
13.
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.
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.
D. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions
of Approval are satisfied.
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.
Request for Reconsideration of Gommission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final actron 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.
lf 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.
###
I,ACZC-11-021
't.
2.
1.
82
d. lf 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. lt 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.
At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD 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. lf a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
83 MCZC-11-021
Attachment 7 - Regency at River Valley Staff Report
ProjecUFile Regency at River Valley/MCUP-08-004/MAZ-08-003
This application is for the annexation, rezone, and conditional use permitfor a PUD
containing 204 dwelling units on 10.56 acres in Meridian, ldaho.
Lead Agency: tvleridian City
Site location: Eagle Road north of Fairview
Commission
Approval: It/ay 7, 2008
Consent Agenda ltem
Applicant: Mason and Stanfield, lnc
314 Badiola Street
Caldwell, ldaho 83605
Owner: Bach Corporation
2785W.9000 S.
West Jordan, Utah 84088
Staff Contact: Matt Edmond
Phone:387-6187
E-mail: medmond@achd.ada.id. us
Tech Review: April22,2008
Application Acreage: Information 10.56 :
Current Zoning: RUT
Proposed Zoning R-40 & C-C
Residential Units: 204
A. Findinqs of Fact
Existing Conditions
Site lnformation: The site is currently occupied by a rural residence. The Stokesberry Lateral runs
just inside the site's south boundary, and the site's north boundary bisects the South Slough
irrigation easement.
Descri on of nt Surroundi Area:
Existing Roadway lmprovements & Right-of-Way:
Eagle Road (SH 55) is currently improved with 5 lanes, paved shoulders, and no curb, guttet
or
sidewalk, all inside 14O-feet of right-of-way abutting the site.
Existing Access: There is currently one rural approach accessing the site from Eagle Road located
at the south property line.
Direction Land Use Zoning
North Readfeather Estates (under construction) C-G
South Agricultural (proposed part of CenterCal) RUT
East VacanUProposed Red Feather Estates R-4
West Stokesberry No. 2 L-O
84 MCZC-|1-021
Site History: ACHD previously approved MCUP-06-022 and MAZ-06-035 for Regency a similar
development as proposed in this application on September 12, 2006.
Adjacent Development: To the north, Gateway ftilarketplace commercial subdivisions are under
construction for commercial and retail uses. To the south, Meridian Towne Center, a proposed
lifestyle center development, is pending application. To the east Redfeather Estates residential
subdivisions are under construction.
Development lmpacts
Trip Generation: This development is estimated to generate approximately 2,025 additional
vehicle trips per day (189 vph in the PM peak hour) based
on the submitted traffic impact study.
lmpact 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.
Traffic lmpact Study: A traffic impact study was required with this application.
Existing Conditions of Area Roadways:
Roadway Frontage Functional
Classification
Traffic Count Level of
Service*
Speed
Limit
Eagle Road Principal
Arterial (lTD)
F' 50 MPH
-Acceptable level of service for a 5 lane principal
arterial is "E" (37,000 VTD).
Capital lmprovements Plan(ClP) and Five Year Work Plan (FYWP)
There are currently no roadways, bridges or intersections in the general vicinity of the project
that are currently in the Five Year Work Program or in the Capital lmprovements Plan.
B. Findings for Gonsideration
1. Traffic lmpact Study
Hales Engineering prepared a traffic study for Napa Vineyards subdivision. Below is an executive
summary of the findings.
EXECUTIVE SUMMARY: This study addresses the impacts associated with the proposed
development of land located east of Eagle Road (SH-55) approximately one-half mile north of
Fairview Avenue in l\ileridian, ldaho. The residential project, named The Regency at River Valley,
is located northeast ofthe intersection of Eagle Road and River Valley Street and south ofthe
canal.
lncluded within the analyses for this study are the traffic operations for existing conditions and
plus project conditions (conditions after development of the proposed project) at key intersections
and roadways in the vicinity of the site. Future 2015 and 2030 conditions were also analyzed.
Traffic Analysis
The following is an outline of the traffic analysis performed by Hales Engineering for the
respective conditions of this project. ln addition to delay based LOS calculations (which are
reported in Table ES-1), volume to capacity rations were determined for each movement and are
shown in Table ES-2. Detailed v/c ratio reports are shown in Appendix E. Queue length reports
showing the 95th percentile queue lengths are found in Appendix F.
Existinq (2007) Backqround Conditions Analvsis
Hales Engineering performed weekday (4:00 to 6:00 p.m.) peak period traffic counts at the
following . Fairview intersections:Avenue / Eagle Road
o River Valley Street / Eagle Road
85 MCZC-11-021
220' 49,883 north of
Fairview 8/30/2007
These counts were performed on Thursday, May 24,2007 , (Fairview Avenue / Eagle
Road) and
Tuesday, November 13,2OO7 (River Valley Street / Eagle Road). Based on the combination of
current (2007) intersection volumes and traffic generated by the site, the weekday p.m. peak
hour was the critical time period identified for analysis. Detailed count data is included in
Appendix A.
As shown in Table ES-1, based on overall intersection averages, the Fairview Avenue / Eagle
Road intersection experiences unacceptable levels of delay. Background mitigations were
identified to alleviate some ofthe delay at the study intersections. Table ES-2 shows y/c ratios
for the intersections. Estimated v/c ratios were also calculated for segments of Eagle Road
north and south ofthe project. These ratios are discussed in greater detail in the body ofthe
report.
Proiect Conditions Analvsis
The . proposed Apartments land use 312 for units the project will be as follows:
Trip generation for the project was computed using rates published
in the lnstitute of
Transportation Engineers (lTE), Trip Generation, 7k Edition, 2003. fhe projected net hip
generation o oday ohour ohour oday Saturday Saturday Daily Morning Evening for Trips: the Peak Peak Trips: Peak development Hour Hour HourTrips: Trips: Trips: is as follows:2,2,162 1
189 57 193 025 vehicles vehicles vehicles vehicles vehicles per per per per per hour
Weekday evening peak hour project generated trips were assigned to study intersections to
assess impacts of the project as this combination created the "worst case" scenario.
Exict!ns (2007) Plus Prsiect e snditions Analvsis
As shown in Table ES-1, based on overall intersection averages, all of the study intersections
experience acceptable levels of delay with the project traffic added to the existing conditions
with the exception of Fairview Avenue and Eagle Road. Additionally, some unsignalized side
streets continue to have poor levels of service. Table ES-2 shows v/c ratios for the intersections
Estimated v/c ratios were also calculated for segments of Eagle Road north and south of the
project. These ratios are discussed in greater detail in the body ofthe report.
It is not anticipated that this project will adversely impact alternative modes of transportation
such as pedestrian, bicycles, or transit. Pedestrian travel will be benefited by this development
as there is currently no sidewalk on the east side of Eagle Road adjacent to the proposed
development, however, a sidewalk will be installed as part of the development.
Future (20{5) Backqround Conditions Analvsis
As shown in Table ES-1, based on overall intersection averages, all study intersections
experience unacceptable levels of delay. Table ES-2 shows v/c ratios for the intersections.
Estimated v/c ratios were also calculated for segments of Eagle Road north and south of the
project. These ratios are discussed in greater detail in the body ofthe report.
2015 Plus P ect Conditions Anal
As shown in Table ES-1, based on overall intersection averages, all of the study intersections
continue to experience unacceptable levels of delay with the project traffic added to the
background conditions. Table ES-2 shows v/c ratios for the intersections. Estimated v/c ratios
were also calculated for segments of Eagle Road north and south of the project. These ratios
are discussed in greater detail in the body of the report.
Future (2030) Backqroun d conditions Analvsis
As shown in Table ES-1, based on overall intersection averages, all study intersections
experience unacceptable levels of delay. Table ES-2 shows v/c ratios for the intersections.
86 MCZC-11-021
V
Future (2030) PIus Proiect Conditions Analvsis
As shown in Table ES-1, based on overall intersection averages, all of the study intersections
continue to experience unacceptable levels of delay with the project traffic added to the
background conditions. Table ES-2 shows v/c ratios for the intersections.
RECOMMENDATIONS
Hales Engineering recommends the following mitigations:
Existinq (2007) Backqround Conditions Analvsis
Eaqle Road: Widen current five-lane cross section to seven-lane cross section from south of
Fairview Avenue to River Valley Street
Fairview Avenue: Widen westbound cross section from two travel lanes to three travel lanes
thereby matching the eastbound section
Existinq (2007) Plus Proiect Conditions Analvsis
No mitigations are recommended
Although the minor street approaches at the project access and River Valley Street have high
levels of delay, vehicles will be able to make two-stage left turn movements in order to exit the
site. This will help alleviate some of the queuing on the minor street approaches.
Because a two-way left turn lane currently exists in the vicinity of the temporary access, and
because the anticipated left turn ingress volumes are low, it is not recommended that a left turn
lane be striped because the median will be adequate for this turning movement. However, it is
recommended that a right turn lane be installed (in the northbound direction) to allow right turn
ingress vehicles the ability to safely reduce speeds while not adversely affecting the main traffic
flow on Eagle Road.
Future (2015) Backqround Conditions Analvsis
No mitigations exist to reduce the delay at the intersections without major capacity enhancing
projects. According to COI\/PASS, a study is currently underway to evaluate potential high
capacity intersection redesigns and the Eagle Road / Fairview Avenue intersection is one of the
study locations.
Future (2015) Plus Proiect Conditions Analvsis
The following mitigation is recommended:
Eaqle Road / River Vallev Street: Provide southbound dual left turn lanes and protected-only
phasing for the northbound and southbound left turn movements.
Future (2030) Backqround Conditions Analvsis
No mitigations are recommended.
Future (2030) Plus Proiect Conditions Analvsis
No mitigations are recommended.
TABLE ES.1
p.rn. P.rak Hour Conditions
Meridian - The RegEncy al River Valley Road TIS
lnLer$ecti0n
Exisling 200I
Backgrouod
Existino 200?
Eaclgroqod -
MiUgatod
Exist,ng 200/
Pl{E Project
Future 2015
Baak0roijnd
i:iltilre 2015 Plus
Prf{rtcl
Future 2$15 Phrs
Proled
Fulure 203S
B€ekgmund
Fulurs ?030 Pl!s
Pniecl
Farruiew Ava I Ea$le R6ati F (,8o.ol F (>80.0, r
{P80.0) F l)60.0)
F {>&0.0} f (180.0) F
l airlts t5"3
p.m- Peak Hour Condilions vic ratios
Maridiafl - The at Road TIC
It,4.so{, i*fl
€{i5lin? }*S?
Ba(irgroifid
g{isiiog 2Dnl
Se.rgroilr"i .
Ea,skn0 ?t!07
Piu, Proiecl
FurJre:015
BackgroueJ
FJ{.e !l15 P,*s
FacJgcl
Fnl*r6 td15 Pltls
P.ojmt ,
tdjl.ga lc1.J
Fuiera 203il
Backgro!nd
lu!-.,::'il;1-: a) !i
l'.aJzct
Dsr:rllia{
F*Niffi Ale i Eagle RGad
NB Lefl
Ng Thru
NB R'girl
SB Lelt
58 Thrr
9A Rbhr 0.86 0.92
0_35
eB Let 0.es
EB Thru !.91
Ea Righl
Wa Le4 0.98 U,'T
'tVB Ttr 6"$4
lVB Rigx{ 0.88 0.89 {.t8
Rirer Vliaet 9lrecl i Eagla R@d
l{B
t.,aB Th.0
rrb Ergnl
93 Left
58 Thru
53 Righ!
EB Leti B.S7
EB fhru
EB R,qhl 0-ar
0^87
rtB Lef, $.51
0.8.8
r,!g lhru
,/8 Rigilt 0,9n
Fajoct Asex ; Eag:e Roa.t:
z
t'lB Lfti
li8 Ihfu 08&
I'li3 llighr
SB Let
58 Thr,
SB Rlghl
IB LeS
. The TIS recommends dual left turns for southbound Eagle Road onto River Valley which
would also have to include some widening for northbound as well to make sure that the
through lanes line up. This would also mean that River Valley would have to include two
eastbound receiving lanes. The TIS also assumes dual eastbound and westbound lefi turn
lanes at the Eagle/River Valley intersection. Even with these improvements, the projected
LOS is still F.
o The TIS includes widening Eagle Road and Fairview Avenue both to seven lanes and dual
westbound right turn lanes, yet the intersection of FairviedEagle is still projected to be at
LOS F. The only mitigation they recommend is to wait for the results of the COMPASS High
Volume lntersection Study.
. The TIS included the Center Cal project in their 2015 background traffic even though the
project has yet to be approved.
2. Eagle Road (SH-55)
ITD: Eagle Road is under the jurisdiction of the ldaho Transportation Department (lTD).
The
applicant, the City of Meridian, and ITD should work together to determine if additional right-of-
way or improvements are necessary on Eagle Road.
Applicant Proposal: The applicant is proposing to take temporary access onto Eagle Road via
the existing access point until the property to the south develops and River Valley Street can be
completed east of Eagle Road.
Staff Comment: The applicant, the City of Meridian, and ITD should work together to determine if
additional righlof-way or improvements are necessary on Eagle Road.
3. River Valley Street
Collector Policy: District policy 72-F1B requires collector roadways to be constructed as 46-foot
street sections with vertical curb, gutter, and S-foot detached (or 7-foot attached) concrete
sidewalks within 70-feet of right-of-way. This street section allows for the construction of a 3-lane
roadway with bike lanes.
Half Street Section: District policy 7203.4.2 states "if a proposed
development abuts an unpaved
street or streets the developer shall construct one-half of the full street improvements, including
curb, gutter and concrete sidewalk plus additional pavement
widening beyond the centerline
established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide gravel
shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be
constructed on the unimproved side."
Off-Site Street lmprovements: District policy 7203.3 states that if the proposed development is
not served by a paved public street, the developer shall provide a 24-foot wide (minimum) paved
street from the proposed development to the public street specified by the Dishict.
Applicant Proposal: The applicant is proposing to construct River Valley Street abutting the site
as a 3 lane collector roadway with vertical curb and gutter on the north side and a gravel shoulder
on the south side. The applicant is also proposing to pipe the Stokesberry Lateral irrigation ditch
where it runs along the south side of the site, and construct a 1o-foot wide multiuse path in an
easement on the north side of the ditch in lieu of sidewalk on the north side of River Valley Street.
Staff CommenURecommendation: River Valley Street will be an easlwest mid-mile collector
intersecting Eagle Road between Ustick and Fairview. The presence of built out subdivisions to
the north of the quarter section line (Stokesberry and Redfeather Estates), however, will require
River Valley to be located off center to the south. Additionally, the applicant does not own the
property that abuts Eagle Road where the quarter section line is located. CenterCal has entered
into a development agreement with the City of Meridian to dedicate the full 7o-foot right-of-way for
River Valley Street abutting the site's south property line.
89 MCZC-11-021
The applicant should construct River Valley as a half street with at least 24-feet of pavement with
the crown located at the ultimate centerline (22-feet from the north edge of pavement), and
vertical curb and gutter on the north side, and a minimum 3-foot gravel shoulder and barrow ditch
on the south side of the roadway within a minimum of 4o-feet of right-of-way. ln lieu of sidewalk
on the north side, the applicant may construct a 1o-foot wide multiuse path. Coordinate the
ultimate location of the multi-use path with the City of Meridian. The path should be located within
a public use easement. Between the site's southwest corner and Eagle Road, the applicant
should extend River Valley to a minimum width of 24-feet of pavement and minimum 3-foot gravel
shoulders and borrow ditches on each side.
The applicant should also pay a road trust deposit for one-eighth of the cost of installing a traffic
signal and full intersection improvements at Eagle Road / River Valley Street. This cost will be
determined prior to the approval of construction plans for the site.
The applicant must dedicate a minimum of 4O-feet of righlof-way from the east property line out
to Eagle Road for the construction of River Valley Street prior to plans acceptance, or issuance of
a building permit.
4. Allys Avenue
Collector Policy: District policy 72-F18 requires collector roadways to be constructed as 46-foot
street sections with vertical curb, gutter, and s-foot detached (or 7-foot attached) concrete
sidewalks within 7o-feet of right-of-way. This street section allows for the construction of a 3-lane
roadway with bike lanes.
Applicant Proposal: The applicant has proposed to dedicate 64-feet of righlof-way and
construct Allys Avenue as a 46-foot collector street section with vertical curb, gutter, and 7-foot
attached concrete sidewalk on both sides abutting the site.
Staff CommenU Recommendation: Allys Avenue will be extended-through future
development-as a north-south collector roadway from Ustick Road to the east side of the site.
The South Slough irrigation ditch runs along the north property line between the property and
Ustick Road, requiring the construction of a bridge to extend Allys Avenue to the site. Additionally,
the east property line abuts the built out Redfeather residential subdivision, requiring the future
alignment of Allys to lie entirely within the site.
The applicant should dedicate 64-feet of right-of way along the site's east property line and
construct Ally's Avenue as a 46-foot street section (back-of-curb to back-of-curb) with 7-foot
attached sidewalk on both sides from the south property line to the south easement line ofthe
South Slough irrigation ditch.
Additionally, the applicant should either pay a road trust deposit sufficient to pay for one-half the
cost of constructing a bridge over South Slough, or construct a bridge over South Slough and
extend Ally's Avenue as a full collector street sectlon to the north bank. Should the applicant
choose to construct the bridge, one-half ofthe construction costs may be used to offset any
required road trust for the signalization of the Eagle Road/River Valley Street intersection.
5. Emergency Access
The applicant is proposing an emergency vehicle access on Allys Avenue. The access should be
restricted with a means approved by the Fire Department (i.e. gate, bollards, etc.).
6. Driveways
Driveway Offset Policy: District policy 72-F4 (1) requires driveways located on collector
roadways near a signalized intersection to be located a minimum of 17s-feet from the signalized
intersection for a full-access driveway and a minimum of 8S-feet from the signalized intersection
for a right-in/righlout only driveway; District policy 72-F5, requires driveways located on collector
or arterial roadways with a speed limit of 35 to align or offset a minimum of '1so-feet from any
existing or proposed driveway; District policy 72-F4 (2) requires driveways located on collector
roadways near a stop controlled intersection to be located a minimum of 1s0-feet from the
90 tvtczc-11-021
intersection for a full-access driveway and a minimum of 110-feet from the intersection for a right-
in/rightout only driveway.
All Driveways: Graveled driveways abutting public streets create maintenance problems due to
gravel being tracked onto the roadway. ln 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 ofthe roadway and install pavement tapers with 1s-foot radii abutting the
existing roadway edge.
Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic volumes
over 1,000 vehicles to a maximum width of 36{eet. Most commercial driveways will be
constructed as curb-cut type facilities if located on local streets. Curb return type driveways with
1S-foot radii will be required for driveways accessing collector and arterial roadways.
Applicant Proposal: The applicant is proposing to construct 2 access points onto River Valley
Street, approximately 500 feet and 750 feet from the proposed intersection with Eagle Road,
respectively. The first driveway is proposed as a 46-foot separated drive with curb returns and a
s-foot center island. The second driveway is proposed as a 36-foot driveway with curb returns.
Staff CommenURecommendation: Meridian City and the applicant have discussed the
possibility of constructing a driveway access onto Allys Avenue from the site. District staff is not
supportive of an access point onto Allys Avenue, because it would offset the intersection of River
Valley Street by less than 1oo-feet.
Staff supports a modification of policy to allow the proposed 46-foot divided driveway to the west,
as the applicant has proposed only two access points along approximately 1000-feet of frontage
on River Valley Street, and the site will have no permanent access onto Eagle Road. The
applicant should construct two driveways onto River Valley Street as proposed.
7. Tree Planter Policy
The District's Tree Planter Width lnterim Policy prohibits all trees in planters less than 8-feet
in
width without the installation of root barriers. Class ll trees may be allowed in planters with a
minimum width of 8-feet, and Class I and Class lll trees may be allowed in planters with a
minimum width of 1o-feet.
G. Site Specific Conditions of Approval
1. Comply with requirements of ITD and City of Meridian for the Eagle Road (SH-55) frontage.
Submit to the District a letter from ITD regarding said requirements prior to District approval of the
final plat or issuance of a building permit (or other required permits),
whichever occurs first.
Contact the District lll Traffic Engineer at 334-8340.
2. ln the righlof-way to be provided by the development to the south, construct the portion of River
Valley Street abutting the site's south property line as a half street section with a minimum 24-feet
of pavement, vertical curb and gutter on the north side, and a 3-foot gravel
shoulder with a barrow
ditch on the south side of the roadway.
3. Dedicate a minimum of 4o-feet of right-of-way from the east property line out to Eagle Road for
the construction of River Valley Street prior to plans approval or issuance of a building
permit.
4. Construct a 1o-foot wide multiuse pathway along the south boundary of the site, inside a public
sidewalk easement, north of and parallel to River Valley Street. Pipe the Stokesberry Lateral
wherever it runs between the path and the River Valley Street rightof-way. lf any portion of the
path lies within an irrigation easement, the sidewalk easement shall be recorded prior to the
irrigation easement.
5. ln the righlof-way to be provided by the development to the south, construct the portion of River
Valley Street between the site's southwest corner and Eagle Road as an off-site street
9'r MCZC-11-021
improvement, with a minimum ol 24-leel of pavement and minimum 3-foot gravel shoulders
and
borrow dilches on either side.
6. Provide ACHD with a road trust deposit for one-eighth of the cost of installing a traffic signal and
full intersection improvements at Eagle Road / River Valley Street.
7. Construct Allys Avenue intersecting River Valley Street at the east property line as a complete
collector street section with vertical curb, gutter, and 7-foot attached concrete sidewalk. Extend
the section from River Valley Street to the south easement line of South Slough irrigation ditch.
Dedicate 64-feet of right-of-way containing the constructed portion of Allys Avenue by means of
recordation of a final subdivlsion 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.
8. Construct an emergency access on Allys Avenue approximately 140-feet north of River Valley
Road. lnstall a restrictive device to allow emergency access only (i.e. gates, bollards, etc.) to be
approved by the Fire Department
9. To accommodate the extension of Allys Avenue across the South Slough irrigation ditch, either:
a. Provide ACHD with a road trust deposit for one-half of the cost of constructing the crossing of
the South Slough irrigation ditch at the northern terminus of Ally's Avenue, or
b. Construct a bridge over South Slough and extend Ally's Avenue as a full collector street
section to the north bank. One-half the cost ofthe bridge construction may be used to offset
the road trust deposit required in condition 6 for the signalization of the Eagle Road/River
Valley Street intersection.
10. Locate the western driveway on River Valley Street no closer than 500-feet east the centerline of
Eagle Road. Construct it as a curb return with minimum 1s-foot radii, 46-feet wide (back-of curb to
back-of-curb) with a center island, and paved its entire width and at least 3o-feet into the site
11. Locate the eastern driveway on River Valley Street no closer than 1 75-feet from the western
driveway or the intersection of Allys Avenue (near-edge to near-edge). Construct it as a curb
return with minimum 1s-foot radii, to be no greater than 36-feet wide (back-of curb to back-of-
curb), and paved its entire width and at least 3o-feet into the site.
12. Coordinate all germane design and timeline functions with lTD, ACHD, the adjacent property
owners, and Meridian City concerning the connection and alignment of River Valley Street to
Eagle Road.
13. Provide access (and all necessary easements) to all adjacent parcels with frontage on Eagle
Road to ensure them future access onto River Valley Street through the site.
{4. 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.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction oflhe proposed development. Contact Construction Services at 387-6280 (with
file number) for details.
Comply with the District's Tree Planter Width lnterim Policy.
1
2
3
4.
5
92 MCZC-11-021
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
IVlanual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of ldaho 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 lmpact Fee Ordinance.
11. lt 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 rightof-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.
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
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
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.
1
2
93 I,ICZC-11-021
Attachments
1.
2.
3.
4.
5.
Vicinity Map
Site Plan
Utility Coordinating Council
Appeal Guidelines
Development Process Checklist
94 MCZC-11-021
J
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Ada County Utility Coordinating Council
Developer/Local lm provement District
Right of Way lmprovements Guideline Request
Putpose: To develop the necessary avenue for proper notification 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 ofthe 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.
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.
96 MCZC-11-021
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.
Request for Reconsideration of Gommission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or
any other person objecting to any final aclion 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.
lf 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 documentalion 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. lf 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. lt 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 ACHD 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. lf a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
97 MCZC-11-O21
Ada County Utility Coordinating Council
Developer/Local lmprovement District
Right of Way lmprovements Guideline Request
Putpose: To develop the necessary avenue for proper notification 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 trme 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.
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 notifrcation 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 fo.. 50 S. Cole Rd
iducc.com for e-mail notification information.
Boise 83707, or Visit
98 MCZC-11-021
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.
Develo ment Process Checklist
Items Completed to Date:
Esubmit a development application to a City or to Ada County
XThe City or the County will transmit the development application to ACHD
XThe ACHD Planning Revieu, Section will receive the development application to review
XThe Planning Review Section will do qle of the followjng:
!Send a "No Revier.v" letter to the applicant statjng that there are no site speciflc conditions of approval at
this time.
Ewrite a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
XWrite a Commbsion Levet report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
flFor ALL development applications, ancluding those receiving a "No Review" letter:
. The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section 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 assessment.)
. The applicant is required to get a permit from Construction Services (ACHD)
for A\Y work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
EPay lmpact Fees prior to issuance of building permit.
lmpact fees cannot be paid priortoplan review approval.
DID YOU REMEMBER:
Con structi on (N on -Subd i vis io n s)
fl Driveway or Property Approach(s)
. Submit a "Driveway Approach Request" form to ACHD Construction (for
approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
E 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 -
a) b)Plan Traffic An Erosion Control & Sediment Control Permits Narrative along with: & Plat, done by a Ce(ified Plan Designer, if trench is >50'or you
are placing >600 sf of concrete or asphalt.
Con struction (Subdivision s)
E Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment
Control Narrative & plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
E ldaho Power company
. Vic Steelman at ldaho Power must have his IPCO approved set of subdivision utility
plans prior to pre-Con
being
scheduled.
E Final Approval from Development Services is required prior to scheduling a
pre-Con.
adequately supported by the law and evidence presented at the hearing.
a
99 l{tCZC-11-021
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.
Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and ts voted on
by all Commissioners present.
lf a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certaln 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 ne)d 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. lf 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. lt 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.
At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD 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.
lf a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
a
e
f
100 MCZC-11-021
CERTIFICATE OF ZONING COMPLIANCE REPORT
DATE:
TO:
FROM:
SUBJECT
OWNER:
June 10,2012
REVISED April 10,2012
CenterCal Properties, LLC
Sonya Watters, Associate City Planner
Meridian Town Center -CZC-ll-021
Meridian CenterCal, LLC
E IDIAN
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, CenterCal Properties, LLC, requests Certificate of Zoning Compliance (CZC) approval
of the overall site configuration, including building pad locations, parking areas, traffic circulation,
landscaping, and similar elements for the Meridian Town Center project.
The parking lot landscaping on the portion of the site located between the future public street and
Fairview Avenue that is shown on the landscape plan as "pedestrian streetscape -
not a part of
application" will be reviewed with a subsequent CZC(s) for the associated structures or through a revision
to the subjectCZC.
The Meridian Town Center project is proposed to accommodate approximately 1,017,911 square feet of
mixed use building area including retail, commercial, office, and other compatible uses on the 72.81 acre
site.
This CZC represents the master site development plan for the portion of the Meridian Town Center site
owned by CenterCal and will serye as a foundation for future CZC applications associated with future
buildings or groups of buildings on the site. No building permits or certificates of occupancies will be tied
to improvements forthe overall development shown on the plans submitted with this application.
Building permits and occupancies will be tied to subsequentCZC's for each phase of development.
The site is located on the northeast corner of N. Eagle Road and E. Fairview Avenue (Parcel No.'s
S1 104325505 and Sl 104336005).
Revisions to the layout of the site and landscaping were requested & approved on April 10,
2012 for the portion of the site south of Town Center Drive. Included in this
approval was a
requestfor alternative complisnce to UDC 1l-38-8for the relocotion of 3 trees required in
planter islands where signage is proposed to be located.
DECISION
The applicant's request for CZC & alternative compliance is approved with the conditions listed in this
report.
Note: This is not a building permit. Please contact Building Services at (208) 887-221 I to verifu if you
need a building permit and/or inspection. Uyou do
need a building permit, you must complete that
process before you commence the use or construction. As part of the application submittal, you will need
to provide two sets of the final, stamped "approved"
Planning Department plans. You must provide these
plans in PDFformat and hardcopy as specified in the Building Services "Plan Intake Checklist" and
include them with your building submittal set. Please contact Building Services for
additional details
about building permits and inspections.
Conditions Document Meridian Town Center CZC-ll-021
IDAHO
v
Site Specific Conditions of Approval
1. The applicant shall construct all proposed fencing and,/or any fencing required by the
UDC, consistent with the standards as set forth in UDC I l-3A-7 and 11-34-68.
2. A phasing plan for the overall site that establishes the timing for installation of the
street buffer landscaping is required with the first Certificate of Zoning Compliance
for occupancy of a building or group of buildings on the site.
3. Prior to installation of any outdoor lighting on the site consisting of 1,800 lumens or
more, a photometric test report shall be submitted to the Planning Department for review
and approval.
4. Per UDC 1l-58-58.2, the Director (at the applicant's request) approved alternative compliance to
UDC I I -3B-8 to allow three (3) trees required to be planted in planter islands within the parking
lot to be relocated within the adjacent street buffers, in accord with the findings in Exhibit D.
Process Conditions of Approval
1. No signs are approved with this application. Prior to installing any signs on the property,
the applicant shall submit a sign permit application consistent with the standards in UDC
Chapter 3 Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health as
set forth in UDC l1-5C-3B. A surety agreement may be accepted for other improvements
in accord with UDC I l-5C-3C.
3. Upon installation of the landscaping and prior to inspection by Planning Department
staff, the applicant shall provide a written certificate of completion as set forth in UDC
I l-3B-14A..
4. The site plan prepared by The Land Group on l0l7l20l 1, labeled Sheet CZC (stamped
"approved" on 10/18/2011by the City of Meridian Planning Department); and on
4l2l2}l2,labeled Sheets C1.01 & CL.02 (stamped approved on4ll0l20l2) is approved
with no changes.
5. The landscape plan prepared by The Land Group onl0l7l20l l, labeled Sheet L1.01
(stamped "approved" by the City of Meridian Planning Department on l0/18/2011); and
on 41212012, labeled Sheets C2.01 & C2.02 (stamped "approved" on 4ll0l20l2) is
approved with no changes.
6. The approved site plan and landscape plan may not be altered without prior written
approval of the City of Meridian Planning Department.
7. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
8. If any changes must be made to the site plan to accommodate ACHD requirements, the
applicant shall submit a new site plan to the City of Meridian Planning Department for
approval prior to issuance of the building permit.
9. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the Building
Official has issued a Certificate of Occupancy.
Conditions Document 2 Meridian Town Center CZC-ll-021
10. Prior to Certificate of Occupancy, the applicant shall record a public access
easement for the multi-use pathway along N. Eagle Road and submit copy of said
easement to the Planning Department. This may be accomplished through a note on
theJinal plat.
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-38-6 and to install and maintain all
landscaping as set forth in UDC 11-38-5, UDC l1-38-13 and UDC I l-3B-14.
2. The subject property adjoins a state highway; the only approved access to the state
highway is as shown in Exhibit B.
3. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ-07-012; VAR-07-017; MDA-I1-002; MDA-ll-
012; PP-l 1-012; ALT-12-005).
4. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
5. The applicant andlor property owner shall have an ongoing obligation to prune all trees to
a minimum height of six feet above the ground or sidewalk surface to afford greater
visibility of the area.
6. The applicant shall have an ongoing obligation to maintain all pathways.
7. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC l1-3A-l l.
8. The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the
standards in UDC 1l-3A-3.
9. The applicant and/or assigns shall have the continuing obligation to meet the specific use
standards for the proposed use as set forth in UDC ll-4-3.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the Director. All
requests for review shall be filed in writing with the Planning Department on or before April25,2012,
within fifteen ( l5) days after the written decision is issued, and contain the information listed in UDC 1 I -
5A-68.
If City Council review of the decision is not requested, the action of the Director represents a final
decision on a land use application. You have the right to request a regulatory taking analysis under
Idaho Code 67-8003.
EXPIRATION
Certificates of ZoningCompliance issued in conjunction with a proposed use shall expire if said use has
not commenced within one year of the date of issuance of the Certificate of Zoning Compliance.
Conditions Document 3
Meridian Town Center CZC-ll-021
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure
shall expire if said construction or alteration has not commenced within one year of the date of issuance
of the Certificate of Zoning Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until June 9,
2012.
EXHIBITS
A. Vicinity Map
B. Site Plan (dated: l0l7l20ll & 41212012)
C. Landscape Plan (dated: l0l7l20ll &.41212012)
D. Required Findings from UDC 11-58-5E
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Conditions Document 4
Meridian Town Center CZC-ll-021
A. Vicinity Map
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D. Required Findings from UDC I l-5B-5E
a. Strict adherence or application of the requirements is not feasible; OR
Because the signage for the development is proposed to be located within the planter islands
on the periphery of the parking areaadjacent to Fairview Avenue & Eagle Road, there is not
sufficient area for trees to also be planted within the planter without interfering with the
signs. For this reason, Staff finds that strict adherence to the requirements of UDC I l-3B-
8C.2 are not feasible. As an alternative, the applicant proposes to relocate these trees to the
adjacent street buffers.
b. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Because the applicant is proposing to still provide the required trees on the site in the general
areas where the trees are required to be planted, plus install one additional tree, staff finds the
alternative means of compliance is satisfactory and meets the intent of the ordinance.
c. The alternative means will not be materially detrimental to the pubtic welfare or impair
the intended uses and character ofthe surrounding properties.
Staff finds that the proposed alternative to complying with the requirements of the ordinance
will not be materially detrimental to the public welfare and will actually increase the overall
landscaping on the site by providing an extra tree within the street buffer.
v
Conditions Document 7 Meridian Town Center CZC-ll-021
,
Page I of I
flction Cou?iers"'
P n$r,s,; i orut I I)r I i yr r.t
(h Ti nt(...Ant:ti ntet ".. Ev{ ry Thnr
MRODWCK
LAND GROUP
462 E SHORE DR STE 1OO
EAGLE tD 83616-6572
Regular
2012-04-0612:19
Pieces: 1
Weight:1
SHIP TO:
A;FTIreABT
MERIDIAN CITY CLERK
33 E BROADWAY AVE
MERIDIAN ID 83642.2619
ATTN: SONYA WATTERS
ilt il ilil1]t I ilt lilfl lllilililil1 il
283642-26'rS
TRACKING NUMBER: 7 12618
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References:
111048t112014 Signature:_
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STATE OF TDAHO)
couNTY OF ADA)
l, ltreridian CFqfe. rcal. Ltc
(name)
3
r curYLrr r rr,,e iJA.+ Z
AFFADAVIT Of tEGAt INTERE$T
7485 Slry BrldEeoprtload tAOs
(address)
Tualatin Oreeon
(city) (statr)
-BdhH'first ddhrssTo?Trupo-n;-datfi;-dEpbse
and say: : - '
-"
I' That I am the record owner of the property
describ€d on the attached, and I grant my permission to:
462 $ulte 100 E:rele. lD 83616
(name) (address)
Z.
to submit the accompanying application(s) pertainlng to that property.
I agree to indemnifi/, defend and hold the city of Meridian ancl its employees
harmless from any ctaim or
liability resulting from any dispute as to the statements contain6d hereln
or as to the ownership of the
property which is the suhject of the apptication.
I hereby 6rant
permission to the City of Merldien staff to enter the subject property
for tlre purBose of site
inspections related to processing said appllcation(s).
Dated this ..-.--- day of 2011
Meridian Centercal, LLC,
a Delaware limited liability cornpanV
By: Centercal, LLC,
Itsicompany Sole a Delaware Member limited liability
Centercal Associates, LLC,
a Delaware limited liabitity company
n Paul W6ffiy,
naging Member
State of
County of
attested before me on {Wa,F l ts
By:
Its: MA
BV;
dfi,
fHtfL Al
RI{EE A.$TTIOfiY ORAIIO
ttoky hrblh ffi of Naroda
No.10-3567-1
&p, Septamber 8, t{14
Notary Public- state ,f &;tM^-
2011 by Jean Paul Wardy
The Land Gtoqo. tnc..
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THE LAND GROU& INC.
April 5, 2012
Ms. Sonya Watters
Associate City Planner
City of Meridian
33 E. Broadway Ave.
Meridian, lD 83642
Re: Meridian Town Center - Alternative Compliance re: trees at pylon
sign locations
Dear Ms. Watters:
On behalf of CenterCal Properties and Meridian CenterCal, LLC we are writing to request alternative
compliance approvalassociated with the Meridian Town Center project.
Meridian UDC Section 11-38-8, C.2.d requires that trees be provided in each interior parking area
planter island that serves a single row of parking. At three locations along the project's frontages with
Eagle Rd and Fairview Ave, pylon signs are intended to be installed and will occupy the interior parking
area planter islands separating two groups of parking stalls. The signs will provide public wayfinding
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Meridian ldaho
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and
identify the project. The signs must be readily visible from the adjacent street, and not obscured by
trees planted immediately adjacent to the sign. We propose to relocate the trees normally required in
the island to a nearby adjacent area.
The three attached exhibit sketches illustrate the location of the sign, tree being displaced, and
alternative tree location proposed. We recommend that the trees be located within the adjacent
perimeter landscape buffer.
We appreciate your consideration of this application. lf you have any questions or need further
information, please don't hesitate to contact me at 208-939-4041.
Sincerely,
nsmer, PE
HE LaN{D GRouP, INc.
Enclosures:
1. Administrative ReviewApplication
2. Alternative Compliance Checklist
3. Application Fee of S160 via check
4. Sketches showing alternative tree locations
s"
Site planning o Landscape
Architecture r Civil Engineering
r 6s11 Course lrrigation & Engineering o
Graphic Design ' Surveying
462 E. Shore Drive, Suite 100 r Eagle, ldaho 83616
. P 208.939.4041 o www.thelandgroupinc.com
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Meridian Town Center CZC-ll-O2l
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Staff Comment: ACHD Traffic Services Staff has analyzed the submitted traffic impact study and
determined the following :
. The site plan includes three access points off River Valley which will be a collector street. No
distances are given for the Eagle Road intersection or between access points. lt appears as
though only two access points are needed.
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4. Records Avenue - Off-Site Right-of-Way Dedication and
lmprovements
The applicant does not currently have public street access to the site except from
the three streets that are stubbed to the site (Tweedbrook Avenue, Green Meadow
62 MCZC-11-021
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5 MCZC-11-021
Frontage
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feet
Re: DDR Request for Reconsideration re Mczc-Ll-}2llMeridian Town Center
Dear Commissioners
We have reviewed the request for reconsideration submitted by Developers Diversified
Realty Corporation ("DDR") challenging ACHD's approval of Meridian CenterCal, LLC's
("CenterCal") Meridian Town Center project. We respectfully request the Commission to deny
DDR's request for the reasons stated herein.
DDR's request does not meet the applicable standard for reconsideration set forth in your
rules. Specifically, it does not present
o'new facts and
information not presented at the earlier
meeting, or a changed situation that has developed since taking the earlier vote, or information
establishing an error of fact or law in the earlier action." 1006. 1 I (2).
DDR has had more than sufficient time to comment on matters that were decided in the
Commission's July 20th hearing. The traffic analysis was submitted to ACI.ID three months ago,
in April 201 1. In fact, the traffic analysis for the project has been a matter of public record since
2008 when it was initially submitted to the City of Meridian, ITD and ACHD. The April 2011
submittal to ACHD included a phasing analysis specific to CenterCal's proposed build-out of the
( +!urq(rar
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Conditions Document
E, FAIRVIEWAVENUE
Meridian Town Center CZC-Il-021
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