2021-08-31 ACHD Staff Report CH D Kent Goldthorpe, President
Dave McKinney,Vice-President
Jim D. Hansen,Commissioner
CIO do 5zce, Mary May,Commissioner
Alexis Pickering,Commissioner
August 31, 2021
To: Steve Thiessen and Jeff Hatch, via email
Hatch Design Architecture
200 W. 36th Street
Garden City, ID 83714
Subject: MER21-0094/ H-2021-0026
160 N. Linder Road
Hatch Industrial
The applicant is requesting annexation and zoning of 1.59 acres into the City of Meridian with
an I-L (Light Industrial) zoning designation to allow for the future development of a 19,975
square foot industrial building. This application also includes an amendment to the
Comprehensive Plan to change the use designation of 42 acres from Mixed Use-Community
to Industrial with the City of Meridian.
A. Findings of Fact
This application is for an annexation and rezone only. Listed below are some finding 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 development application.
1. Linder Road
a. Existing Conditions: Linder Road is improved with 5-travel lanes, vertical curb,
gutter, and 7-foot wide attached concrete sidewalk abutting the site. There is 95-
feet of right-of-way for Linder Road (47-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 is taken to all of the adjacent streets.
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 Policy: District Policies 7205.2.1 &
7205.5.2 state that the standard 5-lane street section shall be 72-feet(back-of-curb
to back-of-curb) within 96-feet of right-of-way. This width typically accommodates
two travel lanes in each direction, a continuous center left-turn lane, and bike lanes
on a minor arterial and a safety shoulder on a principal arterial.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-
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
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
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.
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.
ACHD Master Street Map: ACHD Policy Section 3111.1 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
Linder Road is designated in the MSM as an Industrial Arterial with 5-lanes and on-
street bike lanes, a 72-foot street section within 96-feet of right-of-way.
c. Applicant's Proposal: The applicant is proposing to construct 10-foot wide
detached concrete sidewalk abutting the site.
d. Staff Comments/Recommendations: Linder Road is fully improved; therefore,
no street improvements or right-of-way dedication should be required as part of a
future development application.
The applicant's proposal to construct 10-foot wide detached concrete sidewalk
exceeds District policy which requires 5-foot wide detached concrete sidewalk on
Linder Road and should be approved as part of a future development application,
as proposed.
Consistent with District Minor Improvements policy, the applicant should be
required to repair or replace any damaged or deteriorated portions of curb, gutter
and sidewalk on Linder Road abutting the site
This segment of Linder Road is listed on the no-cut moratorium through September
2025. Pavement cuts are not permitted to Linder Road without prior written
approval by the ACHD pavement cut committee.
2. Driveways-Linder Road
a. Existing Conditions: There are two existing driveways from the site onto Linder
Road.
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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Access Policy: District policy 7205.4.7 states that direct access to principal
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 lb 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
right-in/right-out only, and the District will require the construction of a raised
median to restrict the left turning movements.
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/right-out only driveway. Full-access driveways are not
allowed on principal arterial roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways
located on principal arterial roadways with a speed limit of 35 MPH to align or offset
a minimum of 355-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 30-feet. Curb return type driveways with 30-
foot radii will be required for high-volume driveways with 100 VTD or more. Curb
return type driveways with 15-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. In
accordance with District policy, 7205.4.8, 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 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states
that cross access utilizes a single vehicular connection that serves two or more
adjoining lots or parcels so that the driver does not need to re-enter the public street
system.
c. Applicant's Proposal: The applicant is proposing to close the 2 existing driveways
from the site onto Linder Road with vertical curb, gutter and 10-foot wide detached
concrete sidewalk.
The applicant is proposing to construct a 30-foot wide curb return full access type
driveway from the site onto Linder Road located 489-feet north of Franklin Road
(measured centerline-to-centerline).
d. Staff Comments/Recommendations: The applicant's proposal to close the 2
existing driveways onto Linder Road meets District policy and should be approved,
as proposed, as part of a future development application.
The applicant's proposal to construct a 30-foot wide curb return full access type
driveway from the site onto Linder Road located 489-feet north of Franklin Road
does not meet District Driveway Location and Successive Driveway policies, which
does not allow full access driveways and a minimum offset of 355-feet from any
other driveways on Linder Road. However, staff recommends approval of the
location of the driveway to be located as proposed, as part of a future development
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
application, as the site does not have frontage on a lesser classified roadway, there
is not adequate frontage to meet the driveway spacing requirements on Linder
Road, and the number of driveways is being reduced onto Linder Road. This
driveway may be restricted to right in/right-out only in the future, as conditions
warrant as determined by ACHD.
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 as part of a future development application
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. Trip generation rates are based on the Institute of Transportation Engineers
Trip Generation Manual, 101" edition.
Use Avg. Daily Trips Avg. PM Peak Hour
General Light Industrial (per 4.96 0.63
1,000 sf
Industrial Park (per 1,000 sf) 3.37 0.40
Manufacturing (per 1,000 sf) 3.93 0.67
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
Linder Road 199-feet Principal Arterial 498 Better than "E"
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 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 Linder Road north of Franklin Road was 9,741 on
September 17, 2019.
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,
Dawn Battles
Planner II
Development Services
cc: City of Meridian (Sonya Allen), via email
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
VICINITY MAP
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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