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MER19-0113 Union 93 East and West Draft Report    1 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 Development Services Department Project/File: Union 93 East and West/ MER19-0113/ A-2021-0095/ A-2021-0096 This is a design review and a certificate of zoning compliance application to allow for the development of a mixed-use development within two 7-story buildings consisting of 350 multi-family units and 1st floor retail on 6-acres. The site is located at the southeast corner of Main Street and Broadway Avenue. Lead Agency: City of Meridian Site address: 614 N. Main Street, S1107325625, S1107325715, & R7596000547 Staff Approval: XXXX, 202X Applicant: Mike Chidester Galena Opportunity Fund 999 W. Main Street, Ste. 1400 Boise, ID 83702 Owner: Bill Truax East Broadway Investment Company 999 W. Main Street, Ste. 1400 Boise, ID 83702 Staff Contact: Dawn Battles, Planner II Phone: 387-6218 E-mail: dbattles@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting design review and certificate of zoning compliance approval to allow for the development of a mixed-use development within two 7-story buildings consisting of 350 multi-family units (166 Units-West Building and 184 Units-East Building) and 1st floor retail on 6-acres. The west building will consist of two levels of parking and the east building will consist of 3 levels of parking. The applicant’s proposal is consistent with the City of Meridian’s comprehensive plan which designates this site as Old Town. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Old Town O-T South Old Town O-T East Light Industrial I-L West Old Town O-T 2 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 3. Site History: ACHD staff previously reviewed this site as MER19-0113/ H-2019-0142 for a conditional use permit to allow for building heights of 100-feet. The requirements of this staff report have been updated for the current proposed site plan and to include the traffic impact study information. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • MKA Office Building, a 3-story 19,000 square foot commercial building located southeast of the site was approved by ACHD in July 2019. • Main2Meridian, two 4-story mixed-sue building located northwest of the site was approved by ACHD in April 2019. 5. New Center Lane Miles: The proposed development includes 0 centerline miles of new public road. 6. Impact 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. The impact fee assessment will not be released until the civil plans are approved by ACHD. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • 3rd Street is scheduled in the IFYWP to for the construction of curb, gutter and sidewalk and improved UPRR crossing from Franklin Road to Carlton Street in 2025. 8. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option f or Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Main Street and 3rd Street as existing Level 1 facilities. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 2,300 vehicle trips per day; 186 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson & Associates prepared a traffic impact study for the proposed Union 93 East and West (formerly known as Meridian Station). The executive summary of the findings as presented by Kittleson & Associates can be found as Attachment 3. The executive summary is not the opinion of ACHD 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. 3 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 a. Policy: Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District’s planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections not programmed in either the IFYWP or the CIP; the applicant may (i) analyze the shoulder hour and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour the applicant 4 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 may suggest feasible alternative mitigation such as: sidewalks, bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District’s future Capital Projects. o Reducing the scope and/or scale of the project. Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing downstream roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. b. Staff Comments/Recommendations: The TIS included an analysis of 345 apartment units and approximately 28,900 square feet of retail, a temporary parking lot consisting of 109 parking spaces on the western portion of the site to provide the City of Meridian employee parking during the day and open to the public in the evening. A 2nd phase of this development is anticipated to replace the parking lot; however, the 2nd phase was not included as part of the TIS. The TIS indicates that all study intersections and roadway segments are expected to operate at an acceptable level of service planning threshold during the AM and PM Peak hours under existing conditions, 2021 background and 2021 total traffic conditions with the exception of Franklin Road/3rd Street intersection. Intersection: • Franklin Road/3rd Street The TIS indicates the intersection of Franklin Road/3rd Street, located offsite, is anticipated to operate at an acceptable level of service under 2021 background and 2021 total traffic conditions, except for the critical southbound movements at the intersection are expected to operate at a LOS F in the PM peak hour (southbound left and through-right). However, the v/c ratios for the critical movements are anticipated to be 0.59 for 2021 background and 0.76 for 2021 total traffic in the PM peak hour, well below ACHD’s acceptable level of service planning threshold which requires a v/c ratio of less than 0.90. Site Access Evaluation: • Site Access A, on Main Street, an existing 42-foot wide driveway located 320-feet south of Broadway Avenue is proposed to remain to provide access to the proposed surface parking lot. The TIS states this driveway can operate acceptable as a full access driveway; however, the applicant has modified their site plan and is proposing to close this driveway onto Main Street. Staff recommends approval of the closure of the driveway, as Main Street is a principal arterial roadway, and the site has access to two lesser classified roadways. • Site Access B, on Broadway Avenue, an existing 22-foot wide full access driveway located 100-feet east of Main Street is proposed to provide access to the proposed 5 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 surface parking lot. The TIS notes that this driveway is anticipated to operate acceptably as a full movement driveway and will be a low volume driveway. However, the applicant has modified their site plan and is proposing to construct a 26-foot wide full access driveway located 230-feet east of Main Street (measured centerline-to-centerline) which meets District Driveway Location policy. Staff recommends approval of the location of the driveway, as it meets District policy. • Site Access C, on 3rd Street, a proposed 26-foot wide full access driveway located approximately 246-feet south of Broadway Avenue is proposed to provide access to the residential and retail portion of the site and the two-level parking garage. The TIS notes this driveway meets District Driveway policies and should be approved as proposed. However, the driveway does not meet District Successive Driveway policy which requires driveways on a collector roadway to offset 245-feet from any other driveways. Although the driveway does not meet policy, staff recommends approval of the location of the driveway as the need for the driveway was demonstrated through the TIS and is needed to provide direct access to the parking garage. The TIS notes that turn lanes are not warranted at any of the site driveways. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a three-lane principal arterial is “E” (880 VPH). * Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). * Acceptable level of service for a two-lane collector is “D” (425 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Main Street north of Franklin Road was 8,661 on November 6, 2018. • The average daily traffic count for Franklin Road east of Main Street was 22,637on October 30, 2019. • The average daily traffic count for 3rd Street south of Broadway Avenue was 1,455 on October 30, 2019. • The average daily traffic count for Broadway Avenue east of Main Street was 863 on October 30, 2019. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Main Street (Franklin Road to Broadway Avenue) 360-feet Principal Arterial 519 Better than “E” Franklin Road (Main Street to 3rd Street) None Principal Arterial 1,225 Better than “E” 3rd Street (Broadway Avenue to Franklin Road) 362-feet Collector 88 Better than “D” Broadway Avenue (Main Street to 3rd Street) 680-feet Local Commercial 41 N/A 6 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 C. Findings for Consideration 1. Main Street a. Existing Conditions: Main Street is improved with 3-travel lanes, vertical curb, gutter, and 10- foot wide sidewalk abutting the site. There is 80-feet of right-of-way for Main Street (40-feet prescriptive right-of-way 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 Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. 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 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 7 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 features required through development. This segment of Main Street is designated in the MSM as a Towncenter Arterial with 3-lanes and on-street bike lanes, a 46-foot street section within 70-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any street improvements to Main Street abutting the site. d. Staff Comments/Recommendations: Main Street is fully improved abutting the site; therefore, street improvements are not required as part of this application. However, as noted above, the existing right-of-way along Main Street is prescriptive right-of-way. Therefore, the applicant should be required to dedicate right-of-way from centerline of Main Street to extend to 2-feet behind back of sidewalk abutting the site. The applicant should consult with the City of Meridian and the City of Meridian’s MDC (Meridian Development Corp) for landscaping and streetscaping specifications. The applicant is required to submit plans to ACHD for review of any improvements within the right-of-way. The applicant should be required to repair or replace any damaged or deteriorated portions of vertical curb, gutter and sidewalk on Main Street abutting the site. 2. 3rd Street a. Existing Conditions: 3rd Street is improved with 2-travel lanes, 36-feet of pavement, vertical curb, gutter, and 4-foot wide sidewalk abutting the site. There is 80-feet of right-of-way for 3rd Street (40-feet from centerline). 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. If 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 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. 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 sidewalk at least 5-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. 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- 8 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 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, collector street requirements, and specific roadway features required through development. This segment of 3rd Street is designated in the MSM as a Towncenter Collector with 2-lanes and on-street bike lanes, a 46-foot street section within 70-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to construct 3rd Street as ½ of a 44-foot street section to include a 13-foot wide travel lane, an 8.5-foot wide parking section, vertical curb, gutter, an 8-foot wide streetscape strip, and a 10-foot wide concrete pathway, abutting the site; plus an 11-foot wide travel lane, vertical curb and gutter on the east side of the roadway to prevent drainage into the canal located on the east side of 3rd Street across from the site. The applicant is proposing to construct bulb-outs on both sides of the proposed driveway onto 3rd Street located approximately 246-feet south of Broadway Avenue and at the 3rd Street/Broadway Avenue intersection. d. Staff Comments/Recommendations: Typically, the applicant would be required to construct 3rd Street as ½ of a 46-foot street section with vertical curb, gutter, and 5-foot wide detached or 7-foot wide attached concrete sidewalk abutting the site. However, the City of Meridian and Meridian Development Corporation (MDC) have specific street section requirements in the downtown corridor and the 11-foot wide travel lane, vertical curb and gutter on the east side of the roadway will prevent stormwater drainage into the canal; therefore, the applicant’s proposal should be approved, as proposed. The right-of-way should extend to 2-feet behind back of the concrete pathway. The applicant’s proposal to construct bulb-outs on both sides of the proposed driveway onto 3rd Street located 246-feet south of Broadway Avenue and at the 3rd Street intersection should be approved, as proposed. The applicant should be required to provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as measured from face-of-curb to face-of- curb. The radius will need to meet current ACHD standards. The applicant should coordinate the design of the bulb-out with District Development Review staff prior to plan submittal. The applicant should be required to enter into a license agreement with ACHD for the maintenance of the improvements. The applicant should consult with the City of Meridian and the City of Meridian’s MDC (Meridian Development Corp) for landscaping and streetscaping specifications. The applicant is required to submit plans to ACHD for review of any improvements within the right-of-way. 3. Broadway Avenue a. Existing Conditions: Broadway Avenue is improved with 2-travel lanes, 3-lanes at the intersection with Main Street, vertical curb and gutter along portions of the site, and no sidewalk abutting the entire site. There is 80-feet of right-of-way for Broadway Avenue (40-feet from centerline). There is prescriptive right-of-way abutting a portion of the site along Broadway Avenue. 9 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 Broadway Avenue is improved with an 11-foot wide travel lane, 8.5-foot wide parallel parking, vertical curb, gutter, an 8-foot wide streetscape strip and 10-foot wide concrete sidewalk on the north side of Broadway Avenue across from 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 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. Continuation of Streets Policy: District Policy 7208.2.4 states that 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 drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries, water and sewer. • Promotes orderly development. 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. 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. Cul-de-sac Streets Policy: District policy 7208.5.7 states that the minimum radius permitted for a turnaround is 55-feet to back-of-curb. 10 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 c. Applicant’s Proposal: The applicant is proposing to complete Broadway Avenue to match the existing improvements on the north side of Broadway Avenue across from the site to include an 11-foot wide travel lane, 8.5-foot wide parallel parking section, vertical curb, gutter, an 8-foot wide streetscape strip and a 10-foot wide concrete pathway abutting the site. The applicant is proposing to construct bulb-outs on both sides of the proposed driveway on Broadway Avenue located approximately 230-feet south of Main Street and at the Broadway Avenue/3rd Street intersection. d. Staff Comments/Recommendations: The applicant’s proposal exceeds District policy which requires Broadway Avenue to be constructed as ½ of a 36-foot street section, vertical curb, gutter and 5-foot wide concrete sidewalk; however, the applicant’s proposal should be approved, as proposed. The applicant’s proposal to construct bulb-outs on both sides of the proposed driveway onto Broadway Avenue located 230-feet east of Main Street and at the Broadway Avenue/3rd Street intersection should be approved, as proposed. The applicant should be required to provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as measured from face-of-curb to face-of-curb. The radius will need to meet current ACHD standards. The applicant should coordinate the design of the bulb-out with District Development Review staff prior to plan submittal. The applicant should consult with the City of Meridian and the City of Meridian’s MDC (Meridian Development Corp) for landscaping and streetscaping specifications. The applicant is required to submit plans to ACHD for review of any improvements within the right-of-way. As noted above, a portion of the existing right-of-way along Broadway Avenue is prescriptive right-of-way. Therefore, the applicant should be required to dedicate right-of-way from centerline of Broadway Avenue to extend to 2-feet behind back of sidewalk abutting the site. 4. Driveways 4.1 Main Street a. Existing Conditions: There are 3 existing driveways from the site onto Main Street located approximately 104, 216 and 326-feet south of Broadway Avenue (measured centerline-to- centerline). 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. 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 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 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. 11 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 Successive Driveways: District policy 7205.4.7 Table 1b, requires driveways located on principal arterial roadways with a speed limit of 25 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. Temporary Access Policy: District Policy 7202.4.2 identifies a temporary access as that which “is permitted for use until appropriate alternative access becomes available”. Temporary access may be granted through a development agreement or similar method, and the developer shall be responsible for providing a financial guarantee for the future closure of the driveway. 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 3 existing driveways from the site onto Main Street located approximately 104, 216 and 326-feet south of Broadway Avenue with vertical curb and gutter. d. Staff Comments/Recommendations: The applicant’s proposal to close the 3 existing driveways from the site onto Main Street located approximately 104, 216 and 326-feet south of Broadway Avenue meets District policy; however, the applicant should be required to close the 3 existing driveways with vertical curb, gutter and 7-foot wide concrete sidewalk. 4.2 3rd Street a. Existing Conditions: There are 2 existing driveways from the site onto 3rd Street located approximately 151 and 356-feet south of Broadway Avenue (measured centerline-to- centerline). 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 traffic 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 (Stop Controlled Intersection): 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 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. 12 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 20 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 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, 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. 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 close the 2 existing driveways from the site onto 3rd Street located approximately 151 and 356-feet south of Broadway Avenue (measured centerline-to-centerline) with vertical curb, gutter, an 8-foot wide streetscape strip and a 10-foot wide concrete pathway. The applicant is proposing to construct a 26-foot wide curb return type driveway from the site onto 3rd Street located approximately 246-feet south of Broadway Avenue. d. Staff Comments/Recommendations: The applicant’s proposal to close the 2 existing driveways from the site onto 3rd Street located approximately 151 and 356-feet south of Broadway Avenue with vertical curb, gutter, an 8-foot wide streetscape strip and a 10-foot wide concrete pathway exceeds District policy which requires the closure of the driveways with 5- foot wide detached or 7-foot wide attached concrete sidewalk should be approved, as proposed. The applicant's proposal to construct a 26-foot wide curb return type driveway from the site onto 3rd Street located approximately 246-feet south of Broadway Avenue does not meet District Successive Driveway policy. However, staff recommends a modification of policy to allow the driveway to be located as proposed as the need for the driveway was demonstrated through the TIS and is needed to provide direct access to the parking garage. 4.3 Broadway Avenue a. Existing Conditions: There is an existing driveway from the site onto Broadway Avenue located approximately 103-feet east of Main Street (measured centerline-to-centerline). 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. 13 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 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 close the existing driveway from the site onto Broadway Avenue located approximately 103-feet east of Main Street with vertical curb, gutter, an 8-foot wide landscape strip and a 10-foot wide concrete pathway. The applicant is proposing to construct a 26-foot wide full access driveway from the site onto Broadway Avenue located 230-feet east of Main Street (measured centerline-to-centerline). d. Staff Comments/Recommendations: The applicant’s proposal to close the existing driveway from the site onto Broadway Avenue located approximately 103-feet east of Main Street with vertical curb, gutter, an 8-foot wide landscape strip and a 10-foot wide concrete pathway exceeds District policy which requires the construction of 5-foot wide concrete sidewalk should be approved, as proposed. The applicant’s proposal to construct a 26-foot wide full access driveway from the site onto Broadway Avenue located 230-feet east of Main Street meets District policy, the need for the driveway was demonstrated in the TIS and should be approved, as proposed. 5. 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 II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 6. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-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 50-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. 7. Other Access Main Street is classified as a principal arterial roadway and 3rd Street is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways. D. Site Specific Conditions of Approval 1. Dedicate right-of-way from centerline of Main Street to extend to 2-feet behind back of sidewalk abutting the site. 2. Repair or replace any damaged or deteriorated portions of vertical curb, gutter and sidewalk on Main Street abutting the site. 3. Construct 3rd Street as ½ of a 44-foot street section to include a 13-foot wide travel lane, an 8.5- foot wide parking section, vertical curb, gutter, an 8-foot wide streetscape strip and a 10-foot wide concrete pathway abutting the site; plus, an 11-foot wide travel lane, vertical curb and gutter on the 14 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 east side of the roadway, as proposed. Extend the right-of-way to 2-feet behind back of the concrete pathway. 4. Complete Broadway Avenue to match the existing conditions on the north side of Broadway Avenue across from the site to include an 11-foot wide travel lane, 8.5-foot wide parallel parking section, vertical curb, gutter, an 8-foot wide streetscape strip and a 10-foot wide concrete pathway abutting the site. Extend the right-of-way to 2-feet behind back of concrete pathway. 5. Dedicate the existing prescriptive right-of-way abutting a portion of the site from centerline of Broadway Avenue to extend to 2-feet behind back of concrete pathway. 6. Construct bulb-outs at the 3rd Street/Broadway Avenue intersection and on both sides of the driveway onto 3rd Street located 246-feet south of Broadway Avenue and the driveway onto Broadway Avenue located 230-feet east of Main Street, as proposed. Provide a minimum of 24- feet of pavement between the bulb-outs at the intersection, as measured from face-of-curb to face- of-curb. The radius will need to meet current ACHD standards. Coordinate the design of the bulb- outs with District Development Review staff prior to plan submittal. 7. Consult with the City of Meridian and the City of Meridian’s MDC (Meridian Development Corp) for landscaping and streetscaping specifications for Main Street, 3rd Street and Broadway Avenue abutting the site. The applicant is required to submit plans to ACHD for review of any improvements within the right-of-way. 8. Enter into a license agreement with ACHD for the maintenance of the improvements on 3rd Street and Broadway Avenue. 9. Close the 3 existing driveways onto Main Street located approximately 104, 216 and 326-feet south of Broadway Avenue with vertical curb, gutter and 7-foot wide concrete sidewalk, as proposed. 10. Close the 2 existing driveways onto 3rd Street located approximately 151 and 356-feet south of Broadway Avenue with vertical curb, gutter, an 8-foot wide streetscape strip and a 10-foot wide concrete pathway, as proposed. 11. Construct a 26-foot wide curb return type driveway onto 3rd Street located approximately 246-feet south of Broadway Avenue, as proposed. 12. Close the existing driveway onto Broadway Avenue located approximately 103-feet east of Main Street with vertical curb, gutter, an 8-foot wide landscape strip and a 10-foot wide concrete pathway, as proposed. 13. Construct a 26-foot wide curb return type driveway from the site onto Broadway Avenue located 230-feet east of Main Street. 14. Other than the access specifically approved with this application, direct lot access is prohibited to Main Street and 3rd Street. 15. 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. 16. Payment of impact fees is due prior to issuance of a building permit. 17. Comply with all Standard Conditions of Approval. E. 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). 15 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 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, 7203.3, 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. 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 16 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines 17 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 VICINITY MAP 18 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 SITE PLAN 19 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: 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 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. 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. 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. 20 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level 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: For ALL development applications, including 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 ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) 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. 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 – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) 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. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 21 DRAFT Union 93 East and West/ Mer19-0113/ A-2021-0095/ A-2021-0096 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 char ged 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.