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2022-06-29 ACHD Development Services Department CHD Project/File: Overland and Wells Apartments/ MER22-0079/ H-2022-0030 The applicant is requesting approval of a conditional use permit to allow for the development of 351 multi-family housing units on 11.65 acres. This application includes a development agreement with the City of Meridian. Lead Agency: City of Meridian Vicinity Map Site address: 2600 E Overland Road �` T :in Commission T i Meeting: XXXX, 202X Staff Approval: XXXX, 202X Applicant: Kristen McNeill ^F Givens Pursley LLP 601 W Bannock Street Boise, ID 83702 r �= 4 , Staff Contact: Kelly Bruner = T Phone: 387-6132 E-mail: kbruner achdidaho.org ; A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a conditional use permit to allow for the development of a multi-family housing project with 351 units on 11.65 acres. This application includes a development agreement with the City of Meridian. The applicant's proposal is consistent with the City of Meridian's comprehensive plan, which designates this area as Mixed Use Regional. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Mixed Use Regional I-L: Light Industrial (City of Meridian) South Mixed Use Regional C-G: General Retail &Service Commercial (City of Meridian) East Mixed Use Regional C-G: General Retail &Service Commercial (City of Meridian West Mixed Use Regional C-G: General Retail &Service Commercial (City of Meridian) 3. Site History: ACHD staff previously reviewed this site as WinCo Foods in August 2016, MER16- 0056; as the northern portion of WinCo Wells Subdivision in December 2017 and as part of the revised WinCo Wells Subdivision application, which included the Seasons at Meridian directly east of the site, MPP21-0006 in March 2021. The requirements of this staff report are consistent with those of the prior action. 1 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Seasons at Meridian, a 360-unit residential project located directly east of the site was approved by ACHD on March 19, 2021. 5. Transit: Transit services are available to serve this site via Route 42. 6. New Center Lane Miles: The proposed development includes 0.21 centerline miles of new public road. 7. 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. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Overland Road is listed in the CIP to be widened to 7-lanes from Locust Grove Road to Eagle Road between 2036 and 2040. • The intersection of Overland Road and Locust Grove Road is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south leg, 8-lanes on the east leg, and 7-lanes on the west leg, and signalized between 2026 and 2030. • The intersection of Overland Road and Eagle Road is listed in the CIP to be widened to 7- lanes on the north leg, 7-lanes on the south leg, 8-lanes on the east leg, and 8-lanes on the west leg, and signalized between 2031 and 2035. 9. 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 for 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 Overland Road as a Level 3 facility that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,607 vehicle trips per day and 138 vehicle trips per hour in the PM peak hour, based on an updated trip generation analysis. 2. Traffic Impact Study SCJ Alliance prepared an updated trip generation and parking analysis for the proposed Overland and Wells Apartments as part of an update to the original WinCo Wells Subdivision traffic impact study which was reviewed in 2016 and the Seasons at Meridian traffic impact study which was reviewed in 2020. The Seasons at Meridian traffic impact study evaluated traffic impacts to the intersection of Wells Avenue/Overland Road with and without the traffic from WinCo Foods. The updated trip generation and parking analysis as presented by SJC Alliance can be found in Attachment 3. The analysis is not the opinion of ACHD staff. ACHD has reviewed the submitted analysis 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 analysis can be found below under staff comments. 2 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 1 lS]nter5tate 84 u+;i-�•- - _ r + - e Approximate Area of Overland and Wells Apartments Seasons at r A Meridian IN Development �+�r Future Commercial N Development E7 I f )verland Rd • '� f' '�\\ V. qb F _\ • a r: Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Planning Review staff. Staff agrees with the traffic analysis for the proposed development. At the time the original Seasons at Meridian TIS was completed, this site was planned to be developed as a WinCo Foods store. The land use was later changed to the Overland and Wells Apartments that is now proposed in place of WinCo Foods with commercial development proposed directly to the south. The commercial development is proposed to be constructed at a later date with a separate development application. A separate traffic impact study will be required with that development. The original WinCo Foods and Seasons at Meridian traffic impact studies showed that the intersection of Overland Road/Wells Avenue fails as a two-way stop controlled intersection as soon as trips are added on the new north leg of the intersection, Wells Avenue. A signal is warranted at the intersection at this time and will operate acceptably as a signalized intersection with the same approach configuration as Wells Avenue south of Overland Road. Therefore, despite a decrease in trip generation with the new multi-family development in place of the WinCo Foods, signalizing the intersection of Overland Road/Wells Avenue is still warranted with the traffic from just this 3 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 development. To summarize, the following mitigations recommended in the Seasons at Meridian TIS are also warranted with this development: • Signalize the Overland Road/Wells Avenue intersection • Construct Wells Avenue at the Overland Road intersection with one receiving lane, a dedicated left-turn lane, one thrudane, and a dedicated right-turn lane matching the improvements for Wells Avenue south of Overland Road • Construct a westbound dedicated right-turn lane on Overland Road at Wells Avenue The applicant should be required to signalize the Overland Road/Wells Avenue intersection and construct the westbound right-turn lane on Overland Road at the time the intersection is constructed if this has not already been constructed by the Seasons at Meridian development. The applicant should coordinate with the Seasons at Meridian to construct these improvements prior to final occupancy. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Functional PM Peak PM Peak Roadway Frontage Classification Hour Hour Level of Traffic Count Service Overland Road 1,328-feet Principal Arterial 1,540 Better than "E" * Acceptable level of service for a five-lane principal arterial is "E" (1,780 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 Overland Road east of Locust Grove Road was 26,943 on 10/05/21. C. Findings for Consideration 1. South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long-range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area. Providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The SMTP recommends preserving right-of-way for the future widening of Overland Road to 7-lanes from SH-69 to Cole Road. 2. Overland Road/Wells Avenue Intersection Consistent with the findings of the previous 2020 Seasons at Meridian TIS and staff's evaluation of the updated trip generation as described above, the applicant should be required to signalize the Overland Road/Wells Avenue intersection and construct a westbound dedicated right-turn lane on Overland Road when the intersection is constructed, if the intersection has not already been improved by the Seasons at Meridian development. The applicant should coordinate these improvements with the Seasons at Meridian. The signal poles were installed as part of a past ACHD project. ACHD will provide the hardware for the signal, which should be designed and installed by the applicant. The applicant will need to obtain plan approval and enter into a signal agreement with ACHD. The signal agreement should include requirements that the intersection be designed as 4x5 intersection with a dedicated westbound right-turn lane on Overland Road; that the southbound 4 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 approach of Wells Avenue be designed with one receiving lane, one dedicated left-turn lane, one thrudane, and one dedicated right-turn lane; that the applicant is responsible for all costs associated with the design and installation of the signal; and that the improvements are not eligible for reimbursement by ACHD. In order to ensure the Overland Road/Wells Avenue intersection will be improved when warranted, the following items must be in place prior to ACHD's approval of the final plat or construction plans: • Signal Agreement • Full design and approved plans for the intersection • Right-of-way dedication The applicant should coordinate with the Seasons at Meridian for the additional right-of-way dedication to accommodate the westbound dedicated right-turn lane on Overland Road. Construction of this turn lane will require the relocation of existing power poles on the north side of Overland Road. The applicant should be required to coordinate the relocation of these power poles with Idaho Power. This improvement was also required by ACHD as part of the approval of the Season's at Meridian project located directly east of the site. The signal installation and the construction of the turn lane should be constructed by whoever moves forward first. 3. Overland Road a. Existing Conditions: Overland Road is improved with 5-travel lanes, vertical curb, gutter, and 7-foot wide attached concrete sidewalk abutting the site. There is 90 to105-feet of right-of-way for Overland Road (45-feet from centerline). As part of ACHD's action on WinCo Wells Subdivision and the Seasons at Meridian, that applicant was required to dedicate additional right-of-way to total 62-feet from centerline and to construct a westbound dedicated right-turn lane at the intersection with Wells Avenue. This turn lane will be within the Seasons at Meridian site and is offsite from this development. 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. 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. 5 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 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 features required through development. This segment of Overland Road is designated in the MSM as a Mobility Arterial with 7-lanes and on-street bike lanes, a 96-foot street section within 124-feet of right-of-way. c. Applicant Proposal: The applicant has not proposed any improvements to Overland Road abutting the site. Staff Comments/Recommendations: This development will not have frontage on Overland Road after it is subdivided per the WinCo Wells Subdivision layout and will only have frontage on Cinema Drive. However, this lot has not yet been subdivided with WinCo Wells Subdivision, therefore, this site is still part of the overall parcel that has frontage on Overland Road as shown in the vicinity map. Consistent with the CIP and MSM, the applicant should be required to dedicate additional right-of-way to total 62-feet from centerline for Overland Road abutting the site if this has not already been completed with the WinCo Wells Subdivision. Compensation will be provided for this right-of-way dedication as it is listed in the CIP. Overland Road is already improved with vertical curb, gutter, and 7-foot wide concrete sidewalk, therefore no additional street improvements are required with this development application. Consistent with District's Minor Improvements Policy, the applicant should be required to repair or replace any broken or deteriorated segments of curb, gutter, or sidewalk abutting the site. 4. Wells Avenue and Cinema Drive a. Existing Conditions: There are no existing roadways within the site. There is one existing stub street, Cinema Drive, at the site's west property line. As part of ACHD's action on WinCo Wells Subdivision and the Seasons at Meridian, the applicant was required to construct the Wells Avenue at the intersection with Overland Road as a 72-foot wide street section to facilitate the required lane configuration and taper Wells Avenue to a 46-foot wide commercial street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalk within a minimum of 60- feet of right-of-way. The applicant was also required as part of ACHD's action on WinCo Wells Subdivision and Seasons at Meridian to extend Cinema Drive into the site as a 40-foot street section and then 6 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 widen the road as it extends east to a 46-foot wide street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalk within 60-feet of right-of-way. 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 concrete sidewalks at least 5-feet wide to be constructed on both sides of all commercial streets. If a separated sidewalk is proposed, a parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District's planter width policy if trees are to be placed within the parkway strip. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. c. Applicant's Proposal: The applicant has proposed to construct Wells Avenue at the intersection of Overland with one receiving lane, one dedicated left-turn lane, one thru-lane, and one dedicated right-turn lane within 70-feet of right-of-way matching the lane configuration of Wells Avenue south of Overland Road. The applicant has proposed to extend Wells Avenue north into the site and taper it to a 40-foot commercial street section with vertical curb, gutter, and 5-foot wide concrete sidewalk on the west side and 10-foot wide concrete sidewalk on the east side within 70-feet of right-of-way. Wells Avenue will terminate at its intersection with Cinema Drive approximately 440-feet north of Overland Road. 7 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 The applicant has proposed to extend Cinema Drive into the site and construct it as a 40-foot commercial street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalks within 54-feet of right-of-way to match the existing section of Cinema Drive to the west. _J 7-71 -- a•ss r— � I F I owvEtury � I .sa eL�a se g OUILDI r I s T I no Sa.Fi. u 40""Sa Ff- 2542&1 r c R � m 7 1 �� $ Mtn rr I 5 m I I � •II I I I _ 1 II J o \ IJ - a 4� T � II aieaKr. ------ ceueirr I L---- ------------------------------ — — - AGL�3AA9he OVERLAND READ — w w w w—w— d. Staff Comments/Recommendations: This development will not have frontage on Wells Avenue after it is subdivided per the WinCo Wells Subdivision layout and will only have frontage on Cinema Drive. However, this lot has not yet been subdivided with WinCo Wells Subdivision, therefore, this site is still part of the overall parcel that has frontage on the proposed location of Wells Avenue as shown in the vicinity map. The applicant's proposed lane configuration for Wells Avenue at the intersection of Overland Road meets District policy and is consistent with prior action and should be approved as proposed. The applicant's proposal to taper Wells Avenue to a 40-foot wide commercial street section at the intersection of Cinema Drive meets District policy, however is not consistent with prior action, which requires Wells Avenue as a 46-foot wide street section and should not be approved as proposed. The applicant's proposal to construct Cinema Drive as a 40-foot street section meets District policy, however is not approved as proposed due to changes in the proposed usage following prior action. The applicant should be required to construct Cinema Drive abutting the site as of a 40-foot wide commercial street section with vertical curb, gutter, and 5-foot wide concrete sidewalk, plus 12-feet of additional pavement widening beyond centerline. When the commercial lots to the south develop, the determination will be made whether 3 lanes are 8 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 necessary for Cinema Drive, and the road will be striped accordingly when the roadway is completed. 5. Roadway Offsets a. Existing Conditions: There are no existing roadways within the site. b. Policy: Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways as identified in Table 1 b (7205.4.7). Local Offset Policy: District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). c. Applicant's Proposal: The applicant has proposed to construct a new commercial road, Wells Avenue, to intersect Overland Road 965-feet west of Bonito Way and in alignment centerline to centerline with Wells Avenue south of Overland Road. The applicant has proposed to construct Cinema Drive to intersect Wells Avenue 440-feet north of Overland Road. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved as proposed. 6. Driveways 6.1 Cinema Drive a. Existing Conditions: There are no existing driveways within the site. 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 accordance with District policy, 7208.4.3, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway. c. Applicant's Proposal: The applicant has proposed to construct two 26-foot wide curb-return type driveways on to Cinema Drive located 302-feet and 602-feet west of Wells Avenue. d. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved as proposed. 7. Tree Planters 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 9 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 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. 8. 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. 9. Other Access Overland Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to Overland Road and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate additional right-of-way for Overland Road abutting the site to total 62-feet from centerline if it was not previously dedicated as part of the WinCo Well Subdivision application. Compensation will be provided for this right-of-way dedication. 2. Construct a westbound dedicated right-turn lane on Overland Road at the Wells Avenue intersection if not already constructed as part of the Seasons at Meridian development. Dedicate additional right-of-way to accommodate the turn lane. Compensation will not be provided for any right-of-way dedication beyond what is listed in the CIP. 3. Repair or replace any broken or deteriorated segments of curb, gutter, or sidewalk on Overland Road abutting the site, consistent with the District's Minor Improvements Policy. 4. Construct Wells Avenue at the intersection of Overland Road with one receiving lane, one dedicated left-turn lane, one thrudane, and one dedicated right-turn lane to match the lane configuration of Wells Avenue south of Overland Road if not already constructed with the Seasons at Meridian Development. 5. If not already constructed with the Seasons at Meridian, enter into a signal agreement with ACHD for the installation of the signal at the Overland Road/ Wells Road intersection. The signal agreement should include requirements that the intersection be designed as 4x5 intersection with a dedicated westbound right-turn lane on Overland Road; that the southbound approach of Wells Avenue be designed with one receiving lane, one dedicated left-turn lane, one thrudane, and one dedicated right-turn lane; that the applicant is responsible for all costs associated with the design and installation of the signal; and that the improvements are not eligible for reimbursement by ACHD. In order to ensure the Overland Road/Wells Avenue intersection will be improved when warranted, the following items must be in place prior to ACHD's approval of the final plats: • Signal Agreement • Full design and approved plans for the intersection 6. Extend Wells Avenue north into the site and taper it to a 46-foot commercial street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalk within a minimum of 60-feet of right-of-way. 7. Terminate Wells Avenue at the intersection of Cinema Drive, approximately 440-feet north of Overland Road, as proposed. 10 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 8. Extend Cinema Drive into the site as '/2 of a 40-foot street section with vertical curb, gutter, and 5- foot wide concrete sidewalk, plus an additional 12-feet of pavement from centerline. 9. Construct two 26-foot wide curb-return type driveways on to Cinema Drive located 302-feet and 602-feet west of Wells Avenue, as proposed. 10. Other than access specifically approved with this application, direct lot access to Overland Road is prohibited and should be noted on the final plat. 11. 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. 12. Payment of impact fees is due prior to issuance of a building permit. 13. 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). 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. 11 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 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 1. Vicinity Map 2. Site Plan 3. Updated Trip Generation and Parking Analysis 4. Utility Coordinating Council 5. Development Process Checklist 6. Appeal Guidelines 12 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 VICINITY MAP iFl — ,. �wsE"We IIs•'Ir It 4 'N■:. ,�,y�i rf• Vow t• 1 t y� ��`T � •' 1 1155 5 ,EB 1Fit[arst�t�g4 OAF. =81�1tersta�84 _ I _ .�. : _;. �- fib• �L_ C.551L451:7Ur '4 .. li yFli ��. r-' ��I.• �' - ? mQ � {t,• 6Fr P. .� -der. - .� ��A��.t��: - �ir E Overland Rd - fz jF, F:5 II s, r so 4L E-f ah tit -- EiGal3 C t4wS a^. ;r rr r_ I __ �f:_wag.,-..,,�, _ � aP.-��••-„�. ._r� .�' �! ... - f l � I cit., fe @ ��' 4.• 5� �., T- ' - _ t k !� # a �• ye r7 • .. + �� ~ CL i:�� • .P F • I�•,• I;F I� r' i eee�� r�e`•FF w �:�' �[■x 5�.s�w .'y ■ ]{]{ _ -- as - . _ +! Ij 13 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 SITE PLAN 6 I _ f o o `— v z i c) — -- --- I -Lull -- 0 o o e o S' C � i r G7' Gg1 0 s E.Cinema Dr(Public) -- 141 — i F 4 NB.A G oCo n i, 1 � e 1 Jt • �9 9 ! 4 � ,� EYILGING•� o ®IILOVPi•S a � //•' - _ -'� l caa aa.vr. y wsa so.v:. -r V i 1 � [U -- =: . ? 3 E. Overland Rd, (Public) 14 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 UPDATED TRIP GENERATION AND PARKING ANALYSIS W� SCJ ALLIANCE CONSULTING SERVICES MEMORANDUM TO: Ada County Highway District FROM: Ryan Shea,PTP,Senior Transportation Planner DATE: April 6,2022 PROJECT#: Overland&Wells Phase 2 Site(SCI#22-000171) SUBJECT: Parking Demand Assessment Introduction Morgan Stonehill Partners Development Company is proposing to construct a mixed-use development in Meridian, Idaho,in the northwest corner of the E Overland Road/S Wells Avenue intersection.This site is currently vacant,but a significant portion of the site has previously been studied as a WinCo Foods grocery store.This project proposes to construct,over multiple phases,354 apartment units and multiple commercial/retail pads. Only Phase 1,which contains the 354 apartment units,is planned at this time.A trip generation comparison letter was submitted to ACHD to document the proposed apartment trip generation in comparison to the previously studied WinCo Foods project.As a part of that review ACHD has asked for a parking demand study to document the proposed parking stalls and how they compare to both the City of Meridian parking code and the current edition of the ITE Parking Generation Manual. This memo documents the City of Meridian's parking requirements,provides an independent calculation of the peak parking demand for the proposed apartment units,and includes the trip generation calculations for the proposed apartment units. Figure 1 illustrates the site vicinity and the transportation network serving the project area.The proposed site plan is attached. 8730 Tallon Lane NE,Suite 200 • Lacey,WA 98516 • Office 360.352.1465 • Fax 360.352.1509 + scjalliance.com 15 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 Overland and Wells Phase 2 Parking Demand Calculations April 6,2022 Page 2 of 5 Figure 1.Site Vicinity Map a s 0 � 4 M La L a E Overland Road m c Project Description The proposed project will be divided through the middle by an extension of the E Cinema Drive,which will connect to a planned extension of S Wells Avenue.These future roadways are shown on the proposed projects preliminary site plan,which is attached. The project proposes to construct 354 apartment units,in a mix of 3-story and 4-story buildings,in the northern portion of the site(north of E Cinema Drive)and multiple commercial/retail pads in the southern portion of the site(south of E Cinema Drive).The development is planned for construction over multiple phases: • Phase 1-354 Apartment Units(Northern Portion) • Phases2+—Commercial/Retail(Southern Portion) This memo focuses only on phase 1 of the development.The proposed breakdown of apartment units is: • Studio Apartments—8 units • One Bedroom Apartments—205 units • Two Bedroom Apartments—141 units The project proposes to provide 638 total parking stalls,with 133 garage spaces,222 carport spaces,and 293 surface lot spaces. 16 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 Overland and Wells Phase 2 Parking Demand Calculations April 6,2022 Page 3 of 5 Parking Requirement City of Meridian Code(11-3C-6)outlines the City's parking requirements.The applicable code requirements for the proposed project are provided below: • Studio-1.0 parking space per dwelling unit • Dwelling,multifamily(triplex,fourplex,apartments,etc) o One Bedroom—1.5 parking spaces per dwelling unit,at least 1.0 in a covered carport or garage o Two/Three Bedroom—2.0 parking spaces per dwelling unit,at least 1.0 in a covered carport or garage o Guest spaces—1.0 per ten dwelling units Using these code requirements,the minimum parking stalls for the proposed project have been calculated.These calculations are summarized in Table 1. Table 1.City of Meridian Parking Stall Requirement Calculations Parking Apartment Unit Type Variable Value Parking Rate Requirement Studio Dwelling Unit 8 1.00 8.0 One Bedroom Dwelling Unit 205 1.50 307.5 Two Bedroom Dwelling Unit 141 2.00 282.0 Guests Dwelling Unit 354 0.10 35.4 Total 632.9 Based on the City's parking requirements a total of 633 parking stalls will be required for Phase 1 of the proposed project.The project proposes to provide 638 parking stalls,which exceeds this requirement. The city parking code also prescribes a number of covered or garage stalls,equal to the number of one bedroom and two-bedroom units.The project contains a total of 346 one-bedroom and two-bedroom units and is proposing to provide a total of 355 total covered/garage spaces,which exceeds this requirement. Alternative Parking Stall Calculation To provide an additional assessment of the potential parking demand of the proposed use,an alternative parking stall calculation has been performed. ITE Parking Generation The Institute of Transportation Engineers(ITE)publishes a Parking Generation Manual,which includes peak parking demand for hundreds of different land uses.The current version of this manual(5th Edition)was used to identify the potential parking need for the proposed apartment units.The land use code(#221)for multifamily housing between 3-10 stories was used in this analysis. 17 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 Overland and Wells Phase 2 Parking Demand Calculations April 6,2022 Page 4 of 5 The parking generation rate and total estimated parking demand for the proposed land use is shown in Table 2. Table 2.ITE Peak Parking Demand for Proposed Project Land Use Peak Parking Peak Parking Land Use ITE Land Use Code Code(LUC) Variable Value Equation Demand Multifamily Dwelling Apartments Housing(Mid-Rise) 221 Units 354 P=1.34{x)-8.73 465.63 As shown in the table,based on the ITE manual,the total peak parking demand for the proposed apartment units would be 466 parking stalls.This is well below the proposed 638 parking stalls proposed by the project. Project Trip Generation Vehicle trip generation for the proposed project was estimated using the trip generation rates contained in the 11th edition of the Trip Generation Manual bythe Institute of Transportation Engineers(ITE).The proposed project contains a mix of 3-story and 4-story buildings,with the majority of the units(60%) being contained in the 4-story buildings.The land use Multifamily Housing(Mid-Rise)Not Close to Rail Transit(LUC 221)was selected as the best fit for the proposed apartment units. The trip generation rates and calculations are attached.A summary of the project trip generation estimate for the AM peak hour,PM peak hour,and Saturday peak hour are provided in Table 3. Table 3.Proposed Project Phase 1(Apartments)Trip Generation Time Period Enter Exit Total AM Peak hour 33 111 144 PM Peak Hour 84 54 138 Saturday Peak hour 70 72 142 Summary Morgan Stonehill Partners Development Company is proposing to construct a mixed-use development in Meridian,Idaho,in the northwest corner of the E Overland Road/S Wells Avenue intersection.This site is currently vacant,and a significant portion of the site has previously been studied as a WinCo Foods grocery store.This project proposes to construct,over multiple phases,354 apartment units and multiple commercial/retail pads. Phase 1 of the development will include all of the proposed apartment units.ACHD requested an assessment of the Phase 1 parking stall count,comparing the proposed parking stall total to both the City of Meridian parking code requirements and to an independent calculation of peak parking demand using the current edition(5th)of the ITE Trip Generation Manual. The project proposes to provide 638 total parking stalls.The City of Meridian code requires 633 total parking stalls for the proposed project.The City's code also prescribes a certain number of stalls be covered or garage spaces.The project proposes to provide 355 total covered and garage spaces.The city 18 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 Overland and Wells Phase 2 Parking Demand Calculations April 6,2022 Page 5 of 5 code requires 346 covered and garage spaces.For both the overall parking stall count and the number of covered/garage spaces the project proposes to exceed the required total. The independent calculation of the potential peak parking demand of the proposed project,performed using the 51"edition of the TIE Trip Generation Manual,estimates a peak parking demand of 466 parking stalls.This is well below the proposed 638total parking stalls. Based on this parking stall analysis the proposed 638 parking stalls meets the City of Meridians parking requirements and will accommodate the peak parking demand of the site.Thankyou for reviewing the enclosed materials. If you have any questions or comments about the enclosed information,please contact me at(360)352-1465. Respectfully, SCJ Alliance Ryan Shea,PTP Senior Transportation Planner Enclosures: Preliminary Site Plan Trip Generation Calculation Worksheets N:�Projects\5503 Morgan Stonehill Partners Development Company\22-000171 Meridian Apartments\Parking letter%2022-0405-Parking Demand Memo.docx 19 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 INTERSTATE 1-84 RESIDENTIAL SITE DATA- SAND 9 3 RY TYPE V BU LD NGS W TH TACK TINDER GARAGES�4 .LDINGS TGTAL - ADDRESSTO A 2600 EOVERLANU.ME RIDISITEZONING AN IDPH083642 E Ll 11 C G GROSS SITE AREA sws.sc"I IA,..$) PROPOSED DENS— 3G.-DU/AC(—UNIT5) BUILD N.TYPE 1 13-.—I'b5 UNITS[I au LOIN.—I— RIULDING Ez(3Sroen-TK UNITS CI BUILDING TOTALI UTU NB TYPES(.-.NY)=I.s.NTs(1 BUILD rvG TOTAL) BUILDNG TYPE A(.STORY)=TG.UNITS a BUILDING TOTAL) .N.�D.NTA _3,.U.- - , sTUoIO UNITS AND 3 auNlr511 I t ek Isj-I 1 eEOUBOM UN rs sBs uN rs sex �" � ^t -- x esoaaoM uN rs. im uN Ts aozl � . TIES �_ L E4S NG N N,000 SF _ FITNESS 3,500 SF .B/LOUNGE F F _ TGTAL AMEN TY SPM10ES= 11.300 SF $y RESIDENnwL PAR NG REO RE EN STUDIO UNITG KB UNITG� �1sT5 12 STALLG I � � 1 HEDHOOM UNITS 20S UN G x1.S 30©STALLS - IpI x 2. �cno IN TOTAL RESIDENTIAL PADKINGREGUIRED 63ESTALL3 _ .rAL "'T, PR1111E1_ARGTALLELj E.Cinema Dr IPBhlic] o sU' Ioa N O ILLUSTRATIVE SITE PLAN - RESIDENTIAL SITE OVERLAND WELLS II APARTMENTS N+ ND 4 20 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 Overland and Wells Phase 2 Trip Generation-Phase 1 SCJ ALLIANCE Trip Generation PM Peak Hour Trip Generation Site Plan Description LUC ITIE Description Variable Value Trip Rate Distribution Total Trips In out In out Total Apartments 221 Multifamily H ous ing(Mid-Rise)Not Close to Rail Transit Units 354.0 0.39 fil% 39°A 94 54 133 Total 94 54 1 138 0.99 AM Peak Hour Trip Generation Site Plan Description LUC ITE Description Variable Value Trip Rate Distribution Total Trips In out In out Total Apartments 221 Multifamily Housing(mid-Rise)Not Close to Rail Transit Units 354.0 0.41 23°k 7]°A M 111 144 Total 33 111 1 144 0.41 Saturday Peak Hour Trip Generation Site Plan Description LUC RE Description Variable Value Trip Rate Distribution Total Trips In out In out P Total Apartments 221 Multifamily H.using(Mid-Rise)N.t Cl.set.Rail Transit Units 354.0 0.40 51°A 49°A 72 70 142 Total 72 70 1 142 0.40 21 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 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. 22 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 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. 23 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030 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. 24 DRAFT Overland and Wells Apartments/ MER22-0079/ H-2022-0030