2020-07-30 ACHD CH L Mary May, President
Kent Goldthorpe,Vice-President
Rebecca W.Arnold,Commissioner
Sara M. Baker,Commissioner
Jim D. Hansen,Commissioner
July 30, 2020
To: Clint Hansen and Vincent Blommer, via email
Land Solutions, Land Surveying Consulting, PC
231 E. 51" Street, Suite A
Meridian, ID 83642
Subject: MER20-0078/ H-2020-0078
1625 E Bentley Drive
The applicant is requesting annexation and zoning of 1 acre into the City of Meridian with a
Commercial (C-C)zoning designation to allow for the future development of an office and flex-
space building.
A. Findings of Fact
This application is for annexation and rezone only. Listed below are some findings of fact
that the District may identify when it reviews a future development application. The District
may add additional findings when it reviews a specific redevelopment application.
1. Locust Grove Road
a. Existing Conditions: Arterial Roadway is improved with 5-travel lanes, vertical
curb, gutter, and 7-foot wide concrete sidewalk abutting the site. There is 96 to
108-feet of right-of-way for Arterial Roadway (45 to 51-feet from centerline).
b. Policy:
Minor Improvements Policy: District Policy 7203.3 states that minor
improvements to existing streets adjacent to a proposed development may be
required. These improvements are to correct deficiencies or replace deteriorated
facilities. Included are sidewalk construction or replacement; curb and gutter
construction or replacement; replacement of unused driveways with curb, gutter
and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs;
signs; traffic control devices; and other similar items.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials
is typically prohibited. If a property has frontage on more than one street, access
shall be taken from the street having the lesser functional classification. If it is
necessary to take access to the higher classified street due to a lack of frontage,
the minimum allowable spacing shall be based on Table 1 a under District policy
7205.4.6, unless a waiver for the access point has been approved by the District
Commission.
c. Applicant's Proposal: The applicant is not proposing any street improvements to
Locust Grove Road abutting the site.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
d. Staff Comments/Recommendations: Locust Grove Road is fully improved;
therefore, no additional right-of-way dedication or street improvements are required
as part of this application.
The applicant should be required to repair or replace any damaged or deficient
facilities on Locust Grove Road abutting the site.
Direct access to Lake Hazel Road is prohibited.
2. Truss Place
a. Existing Conditions: Truss Place is improved with 2-travel lanes, 26-feet of
pavement and no curb, gutter or sidewalk abutting the site. There is 42-feet of
right-of-way for Truss Place (15-feet from centerline).
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 of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7208.5 states that right-
of-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.
• A 36-foot street section (back-of-curb to back-of-curb) will typically
accommodate two travel lanes and on-street parking.
• 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 sidewalks at least 5-
feet wide to be constructed on both sides of all commercial streets. If a separated
sidewalk is proposed, 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.
A permanent right-of-way easement shall be provided if public sidewalks are placed
outside of the dedicated 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.
Half Street Policy: District Policy 7208.2.2 required improvements shall consist of
pavement widening to one-half the required width, including curb, gutter and
concrete sidewalk (minimum 5-feet), plus 12-feet 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.
Landscape Medians Policy: District policy 7208.5.15 states that landscape
medians are permissible where adequate pavement width is provided on each side
of the median to accommodate the travel lanes and where the following is provided:
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a
minimum distance of 150-feet. Beyond the 150-feet, the island may
increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the
median width shall be reduced to accommodate the necessary turn lane
storage and tapers.
• The Developer or Homeowners Association shall apply for a license
agreement if landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the
developer including, but not limited to, a "hold harmless" clause;
requirements for maintenance by the developer; liability insurance
requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median.
Gutters shall slope away from the curb to prevent ponding.
Driveway Location Policy: District policy 7208.4.1 requires driveways near
intersections to be located a minimum of 75-feet (measured centerline-to-
centerline) from the nearest local street intersection, and 150-feet from the nearest
collector/arterial or arterial 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 40-feet. Most commercial driveways will be constructed as
curb-cut type facilities.
Driveway Paving Policy: Graveled driveways abutting public streets create
maintenance problems due to gravel being tracked onto the roadway. In
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.
Driveway Design Requirements: District policy 7208.4.3 states if an access point
is to be gated, the gate or keypad (whichever is closer) shall be located a minimum
of 50-feet from the near edge of the intersection and a turnaround shall be provided.
c. Applicant's Proposal: The applicant is proposing to construct 5-foot wide
concrete sidewalk on Truss Place abutting the site.
The applicant is proposing to construct two driveways from the site onto Truss
Place located as follows:
• A 20-foot wide driveway located 80-feet south of the north property line
(measured centerline to north property line).
• A 25-foot wide driveway located 157-feet south of the north property line
(measured centerline to north property line).
d. Staff Comments/Recommendations: As part of a future development
application, the applicant should be required to construct Truss Place as a '/2 of a
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
36-foot local commercial street section to include pavement widening, vertical curb,
gutter and 5-foot wide concrete sidewalk abutting the site.
The applicant's proposal to construct two driveways from the site onto Truss Place
meets District policy and should be approved in the following locations:
• A 20-foot wide driveway located 80-feet south of the north property line
(measured centerline to north property line).
• A 25-foot wide driveway located 157-feet south of the north property line
(measured centerline to north property line).
3. Bentley Drive
a. Existing Conditions: Bentley Drive was relocated to the north in aligment with
Central Drive across Locust Grove Road to the west with the Locust Grove Road
widening project in 2007. There is a 50-foot wide unopened/unmaintained right-of-
way abutting the site's north property line remaining after the relocation of Bentley
Drive.
b. Applicant's Proposal: The applicant is not proposing any improvements to the
unopened/unmaintained right-of-way abutting the site.
c. Staff Comments/Recommendations: The applicant can submit an application to
ACHD to request the vacation of the unopened/unmaintained right-of-way abutting
the site's north property line. This is a separate process through ACHD.
Or, the 50-foot wide portion of right-of-way will remain as unopened and
unmaintained right-of-way.
Direct access should be taken from Truss Place.
B. Site Specific Conditions of Approval
This application is for an annexation and rezone only. Site specific conditions of approval
will be established as part of the future development application.
1. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a
building permit. Please contact the ACHD Planner (see below) for information regarding
impact fees.
2. Submit civil plans to ACHD Development Services for review and approval. The impact
fee assessment will not be released until the civil plans are approved by ACHD.
3. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
Below is a list of land uses and estimated trip generation rates for uses that may be included
within the site, based on the Institute of Transportation Engineers Trip Generation Manual, 10th
edition.
Use Avg. Daily Trips Avg. PM Peak Hour
General Office (per 1,000 sf) 9.74 1.15
Medical/Dental Office Building
(1,000 sf) 34.80 3.46
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Condition of Area Roadways: Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Locust Grove Road 216-feet Minor Arterial 996 Better than "E"
Bentley Drive None Local N/A N/A
Truss Place 216-feet Local N/A N/A
* Acceptable level of service for a five-lane minor arterial is "E" (1,540 VPH).
Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD's most current
traffic counts
• The average daily traffic count for Locust Grove Road south of Franklin Road was
22,043 on October 30, 2019.
• There are no current traffic counts for Bentley Drive and Truss Place.
D. Attachments
1. Vicinity Map
2. Site Plan
3. Standard Conditions of Approval
4. Appeal Guidelines
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
If you have any questions, please feel free to contact me at (208) 387-6218.
Sincerely, //,,
ba-A
Dawn Battles
Planner
Development Services
cc: City of Meridian (Alan Tiefenbach), via email
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way
(including all easements). Any existing irrigation facilities shall be relocated outside of
the ACHD right-of-way (including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In 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 applicant's engineer 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. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or
filled) are compromised during any phase of construction.
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 in 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 Idaho 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 representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If 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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an
applicant of the final decision made by the Development Services Manager when it is
alleged that the Development Services Manager did not properly apply this section
7101.6, did not consider all of the relevant facts presented, made an error of fact or law,
abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable
fees to be charged the applicant for the processing of appeals, to
cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of
appeal with the Secretary and Clerk of the District,which must be filed
within ten (10) working days from the date of the decision that is the
subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and
telephone number and state the grounds for the appeal. The grounds
shall include a written summary of the provisions of the policy relevant
to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions
of this subsection.
c. Time to Reply: The Development Services Manager shall have ten
(10)working days from the date of the filing of the notice of appeal to
reply to the notice of the appeal, and may during such time meet with
the appellant to discuss the matter, and may also consider and/or
modify the decision that is being appealed. A copy of the reply and
any modifications to the decision being appealed will be provided to
the appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the
hearing of the appeal will be noticed and scheduled on the
Commission agenda at a regular meeting to be held within thirty (30)
days following the delivery to the appellant of the Development
Services Manager's reply to the notice of appeal. A copy of the
decision being appealed, the notice of appeal and the reply shall be
delivered to the Commission at least one(1)week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall
either affirm or reverse, in whole or part, or otherwise modify, amend
or supplement the decision being appealed, as such action is
adequately supported by the law and evidence presented at the
hearing.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org