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ACHD Comments-Advanced Sign New Building MER21-0038 A-2021-0055 Kent Goldthorpe, President Dave McKinney, Vice-President Jim D. Hansen, Commissioner Mary May, Commissioner Alexis Pickering, Commissioner _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org March 24th, 2021 To: Wesley Steele 3661 W Bismark Drive Meridian, ID 83646 Subject: MER21-0038 / A-2021-0055 2835 E Lanark Street Advanced Sign New Building This is a design review and a certificate of zoning compliance application for the construction of a new 62,500 square foot light industrial building on approximately 5.0 acres. A. Findings of Fact 1. Olson Avenue a. Existing Conditions: From Lanark Street to approximately 194-feet south, Olson Avenue is improved with 2-travel lanes, vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the site. For the remaining site frontage, Olson Avenue is improved with 2-travel lanes, vertical curb, gutter, and no sidewalk abutting the site. There is 57-feet of right-of-way for Olson Avenue (28-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. Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalk 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. ________________________________________________________________________________________________________ _____ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 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. c. Applicant’s Proposal: The applicant is proposing to construct 5-foot wide attached concrete sidewalk, within the existing right-of-way, where it does not currently exist on Olson Avenue, from approximately 194-feet south of Lanark Street to the south property line, abutting the existing curb and gutter. d. Staff Comments/Recommendations: There is 57-feet of right of way for Olson Avenue, consistent with District policy. Therefore, staff recommends that no further right-of-way dedication for Olson Avenue be required with this development application. The applicant’s proposal to construct 5-foot wide attached concrete sidewalk where it does not currently exist on Olson Avenue, from Lanark Street approximately 194-feet south, abutting the site meets District policy and should be approved, as proposed. Consistent with the District’s Minor Improvements policy, the applicant should be required to replace any damaged curb, gutter, and sidewalk on Olson Avenue abutting the site. 2. Lanark Street a. Existing Conditions: Lanark Street is improved with 2-travel lanes, vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the site. There is 58-feet of right-of-way for Lanark Street (29-feet from centerline). b. Policy: Industrial Roadway Policy: District Policy 7209.2.1 states that the developer is responsible for improving all industrial 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 7209.5 states that right-of- way widths for new industrial roadways shall be 50-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 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane. • A 52-foot street section (back-of-curb to back-of-curb) will typically accommodate two travel lanes and a center turn lane and on-street parking. Sidewalk Policy: District Policy 7209.5.6 requires concrete sidewalks at least 5-feet wide to be constructed on one side of all industrial 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. ________________________________________________________________________________________________________ _____ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 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. 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. c. Applicant’s Proposal: The applicant is not proposing any improvements to Lanark Street abutting the site. d. Staff Comments/Recommendations: Lanark Street is already improved with 2-travel lanes, vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the site, consistent with District policy. Therefore, staff recommends that no additional right-of-way dedication or street improvements to Lanark Street be required with this development application. Consistent with the District’s Minor Improvements policy, the applicant should be required to replace any damaged curb, gutter, and sidewalk on Lanark Street abutting the site. 3. Driveways 3.1 Olson Avenue a. Existing Conditions: There are no existing driveways from the site onto Olson Avenue. b. Policy: 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 accor dance 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. ________________________________________________________________________________________________________ _____ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 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 a 30-foot wide curb return type driveway from the site onto Olson Avenue, located approximately 134-feet south of Lanark Street (measured centerline to centerline). The applicant is proposing to construct a 36-foot wide curb return type driveway from the site onto Olson Avenue, located approximately 105-feet north of the site’s south property line (measured property line to centerline). d. Staff Comments/Recommendations: The applicant’s proposal to construct a 30-foot wide curb return driveway from the site onto Olson Avenue, located approximately 134-feet south of Lanark Street, does not meet District Driveway Location policy which requires driveways near intersections to be located a minimum of 150-feet from the nearest collector street intersection. Staff recommends that the applicant construct the 30-foot wide curb return type driveway from the site onto Olson Avenue at least 150-feet south of Lanark Street (measured centerline to centerline), per District policy. The applicant’s proposal to construct a 36-foot wide curb return type driveway from the site onto Olson Avenue, located 105-feet north of the site’s south property line, meets District policy and should be approved, as proposed. 3.2 Lanark Street a. Existing Conditions: There are no existing driveways from the site onto Lanark Street. b. Policy: Driveway Location Policy: District policy 7209.4.1 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 or arterial street intersection. Successive Driveways: District Policy 7209.4.1 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 7209.4.3 restricts industrial driveways to a maximum width of 40-feet. Most industrial 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, 7209.4.3, 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 7209.4.3 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. ________________________________________________________________________________________________________ _____ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org c. Applicant’s Proposal: The applicant is proposing to construct a 30-foot wide curb return type driveway from the site onto Lanark Street located at the site’s west property line. d. Staff Comments/Recommendations: The applicant’s proposal to construct a 30-foot wide curb return type driveway from the site onto Lanark Street, located at the site’s west property line, meets District policy and should be approved, as proposed. Staff recommends that the applicant ensure adequate site distance from the driveway onto Lanark Street. B. Site Specific Conditions of Approval 1. Construct 5-foot wide attached concrete sidewalk where it does not currently exist on Olson Avenue, from Lanark Street approximately 194-feet south, abutting the site, as proposed. 2. Repair or replace any damaged or deteriorated portions of curb, gutter, and sidewalk on Olson Avenue and Lanark Street abutting the site. 3. Construct the 30-foot wide curb return type driveway from the site onto Olson Avenue at least 150-feet south of Lanark Street. 4. Construct a 36-foot wide curb return type driveway from the site onto Olson Avenue, located 105-feet north of the site’s south property line, as proposed. 5. Construct a 30-foot wide curb return type driveway from the site onto Lanark Street, located at the site’s west property line, as proposed. 6. 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. 7. 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. 8. 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. Trip generation rates are based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. Use Avg. Daily Trips Avg. PM Peak Hour General Light Industrial (1,000 sf) 4.96 0.63 General Office Building (1,000 sf) 43.56 5.03 Single Tenant Office Building (1,000 sf) 49.16 7.47 Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Franklin Road 00-feet Principal Arterial 747 Better than ”E” Lanark Street 345-feet Collector N/A N/A ________________________________________________________________________________________________________ _____ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org Olson Avenue 767-feet Local N/A N/A * Acceptable level of service for a five-lane principal arterial is “E” (1,770 VPH). * Acceptable level of service for a two-lane collector is “D” (425 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 Franklin Road west of Eagle Road was 18,842 on 12/05/17. • There are no current traffic counts for Lanark Street. • There are no current traffic counts for Olson Avenue. 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 208-387-6100 • FX 345-7650 • www.achdidaho.org If you have any questions, please feel free to contact me at (208) 387-6346. Sincerely, Brenna Garro Planner 1 Development Services cc: City of Meridian, via email Spencer Hill, via email ________________________________________________________________________________________________________ _____ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org VICINITY MAP ________________________________________________________________________________________________________ _____ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org SITE PLAN ________________________________________________________________________________________________________ _____ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • 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 208-387-6100 • 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.