Loading...
2022-07-01 ACHD "60ACHD Mary May, President Alexis Pickering,Vice-President CIO �o Jim D. Hansen,2n Vice President {j c Kent Goldthorpe,,Commissioner Dave McKinney,Commissioner July 1, 2022 To: Macy Lui, via email The Land Group 462 E. Shore Drive, Ste 100 Eagle, ID 83616 Subject: MER22-0088/ H-2022-0031 23111 E. Lanark Street Meridian Academy Play Field The applicant is requesting approval of a rezone of 8 acres from I-L (Light Industrial) to C-G (General Retail & Service Commercial) to allow for the future expansion of a sports field located on the southern portion of the site. The applicant's rezone proposal is consistent with the City of Meridian's future land use map which designates this site as Civic. A. Findings of Fact 1. Site History On September 13, 2006, the Ada County Highway District Commission approved MSHP-06-004 for the development of a two lot subdivision on 12 acres for this site (Attached). As part of the Commission approval in 2006, the Commission determined it was important for the roadway, Lanark Street, to be extended through the site to provide an eventual connection to Lanark Street to the east of the site; however, the Commission did not require the construction of the roadway but decided the applicant shall be required to dedicate 54-feet of right-of-way as part of the platting process to allow for the future construction of Lanark Street. The applicant did not move forward with the platting process as the site exists today as a single parcel; and the City has not required dedication of right-of-way. Therefore, the required right-of-way dedication for Lanark Street did not occur. 2. Master Street Map (MSM) Since approving the short plat in 2006 on this site, the Master Street Map was adopted by ACHD in collaboration with the land use agencies in Ada County to better meet future transportation needs for all modes. The MSM is also a key tool that is used for project development, scoping, and is directly tied to the ACHD Integrated Five Year Work Plan and Capital Improvements Plan. Lanark Street was designated on the MSM as a "future collector" through this site, at the request of the City of Meridian. With the right-of-way preservation for Lanark Street as part of this development application there is only one parcel remaining directly adjacent to the east that ACHD would need to acquire right-of-way to allow for the construction of Lanark Street to provide connectivity from Eagle Road to Locust Grove Road. ACHD Policy Section 3111.1 requires that the Master Street Map guide the right-of-way acquisition, collector street improvements, and specific roadway features required through development. The MSM identifies Lanark Street as a new industrial collector roadway (dashed Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achd.ada.id.us yellow line) that should align with Lanark Street abutting the site's west property line and continue through the property stubbing to the east. This segment of Lanark Street is designated in the MSM as an industrial collector with a 40-foot street section within 54-feet of right-of-way. 1 nark St Iry Franklin Rd rM - Additionally, the MSM identifies a new north/south collector that should intersect Franklin Road and align with Hickory Way on the south side of Franklin Road across from the site and continue north through the property to intersect Lanark Street. This segment of roadway is designated in the MSM as an industrial collector with a 40-foot street section within 54-feet of right-of-way. Although the MSM identifies a new industrial collector roadway (dashed red line) at the site's east property line, staff recommends that the new collector roadway not be constructed as part of a future development application. This is due to the fact that the existing buildings within the site are constructed within the area of the collector roadway location and the entrance portion of the roadway is located on the small parcel directly adjacent to the east and south of the site making it infeasible to - construct, the collector is not -r; j necessitated by fxr-aFM� �rr{ this application ,F` — i� ra ;�Es. rcr ..• �. and the intended 1 �• — 1 r � �V o use of this �� _ �r collector was to - - provide access r from Franklin Road to Lanark Street and Olson � _. .�. r = • Avenue, located east of the site s - provides access - from Franklin Road to Lanark Street. 3. Staff Recommendation Consistent with ACHD's current policies the applicant should be required to dedicate 58-feet of right-of-way and extend Lanark Street into the site as a 40-foot wide collector street section with vertical curb, gutter and 7-foot wide attached or 5-foot wide detached concrete sidewalk to stub to the site's east property line in alignment with Lanark Street to the east. The applicant should be required to provide a permanent right-of-way easement to 2-feet behind back of sidewalk for detached sidewalks located outside of the dedicated right-of-way. Sidewalk shall be located wholly within right-of-way or wholly within an easement. The applicant should be required to provide a temporary cul-de-sac turnaround at the terminus of Lanark Street, as it extends greater than 150-feet in length. The temporary cul-de-sac turnaround should be paved with a minimum 50-foot turning radius and a temporary turnaround easement should be provided to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. Install a sign at the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." B. Site Specific Conditions of Approval This application is for a rezone only. The District may add additional findings for consideration when it reviews a specific development application. Site Specific Conditions will be established at that time. 1. Dedicate 58-feet of right-of-way for Lanark Street through the site to align with Lanark Street to the east. Construct Lanark as a 40-foot wide collector street section with vertical curb, gutter and 7- foot wide attached or 5-foot wide detached concrete sidewalk to stub to the site's east property line in alignment with Lanark Street to the east. 2. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for detached sidewalks located outside of the dedicated right-of-way. Sidewalk shall be located wholly within right-of-way or wholly within an easement. 3. Provide a temporary cul-de-sac turnaround at the terminus of Lanark Street, as it extends greater than 150-feet in length. Pave the temporary cul-de-sac turnaround with a minimum 50-foot turning radius and provide a temporary turnaround easement to the District for those portions of the cul- de-sac which extend beyond the dedicated street right-of-way. 4. Install a sign at the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE." 5. Submit civil plans to ACHD Development Services for review and approval. 6. ACHD plan acceptance and verification of impact fees are required prior to issuance of a building permit. 7. Comply with all Standard Conditions of Approval. C. 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. 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. D. 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. If you have any questions, please feel free to contact me at (208) 387-6218. Sincerely, 'A�L Dawn Battles Planner Development Services cc: City of Meridian (Alan Tiefenbach), via email VICINITY MAP jwlk r. E LanaX — .._ .E.Franklin Rd 16 - - -W+ 9 r ' } KIN . fir, r ,.a s RoFtili. SITE PLAN Existing Railroad Tracks .4 x o Ott [01 - 'IIIrL E Lanark Sl C7 _ CL 14 �p a Co - 3 2. T 16 dr a _T n �N 3 E Franklin Rd cn r a =•fool R � 2 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). Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 2. In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 3. 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. 4. 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. 5. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 6. 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. 7. 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. 8. 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. 9. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 10. 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. 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.