2023-04-24 ACHD Revised AO
HL Alexis Pickering, President
Jim D. Hansen,Vice-President
It Kent Goldthorpe,Commissioner
Dave McKinney,Commissioner
6O7Y 1WV_1 Miranda Gold,Commissioner
April 14, 2023
To: Julie Miller, via email
EV Studio
725 E 2nd Street
Meridian, ID 83642
Subject: MER23-0035/ H-2022-0091
300 N Linder Road
Linder Storage Condos
The applicant is requesting approval of an annexation and rezone from R1 (Estate Residential) to I-L
(Light Industrial) of 1-acre into the City of Meridian to allow for the redevelopment of self-storage condos.
This application also includes a vacation of a utility easement.
A. Findings of Fact
This application is for annexation and rezone only. Listed below are some findings of fact that the
District may identify when it reviews a future development application. The District may add
additional findings when it reviews a specific development application.
1. Linder Road
a. Existing Conditions: Linder Road is improved with 5-travel lanes, vertical curb, gutter, and 7-
foot wide attached concrete sidewalk abutting the site. There is 96 to 98-feet of right-of-way for
Linder Road (46-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb)within 96-
feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between
the back-of-curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the 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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to
correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or
replacement; curb and gutter construction or replacement; replacement of unused driveways
with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement
repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Linder Road is designated in the MSM
as an Industrial Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-
feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any street improvements to Linder Road
abutting the site.
d. Staff Comments/Recommendations: Linder Road is fully improved; therefore, no street
improvements or right-of-way dedication should be required as part of a future development
application.
As part of a future development application, the applicant should be required to repair or replace
any damaged or deteriorated portions of curb, gutter and sidewalk on Linder Road abutting the
site.
2. Driveways — Linder Road
a. Existing Conditions: There is an existing 45-foot wide curb cut type driveway from the site
onto Linder Road located at the site's north property line.
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 1 b 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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on
principal arterial roadways with a speed limit of 35 MPH to align or offset a minimum of 355-feet
from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-
volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be
required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Applicant's Proposal: The applicant's concept plan shows the proposal is to reconstruct and
narrow the existing driveway onto Linder Road located at the site's north property line as a 30-
foot wide full access curb cut type driveway.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District Access
and Successive Driveway policies which requires driveways to operate as right-in/right-out only
on a principal arterial and to align or offset any other driveways on Linder Road a minimum of
355-feet and should not be approved as proposed.
As part of a future development application, the applicant should be required to the following:
• Close the existing driveway onto Linder Road located at the site's north property line
with vertical curb, gutter and 7-foot wide attached concrete sidewalk and tie into the
existing improvements on either side.
• Construct a 30-foot wide curb return type driveway onto Linder Road in alignment with
the existing driveway located on the west side of Linder Road across from the site.
B. Site Specific Conditions of Approval
This application is for annexation and rezone only. Additional site specific conditions of approval
may be established as part of the future development application.
1. A Traffic Impact Fee may be assessed as part of a future development application by ACHD
and will be due prior to issuance of a building permit. Please contact the ACHD Planner (see
below) for information regarding impact fees.
2. Submit civil plans to ACHD Development Services for review and approval. The impact fee
assessment will not be released until the civil plans are approved by ACHD.
3. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
This development is estimated to generate 12 additional vehicle trips per day (9 existing); and 1
additional vehicle trip per hour in the PM peak hour (1 existing), based on the Institute of
Transportation Engineers Trip Generation Manual, 11th edition.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Condition of Area Roadways: Traffic Count is based on vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Linder Road 120-feet Principal Arterial 498 Better than "D"
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
Average Daily Traffic Count(ADT): Average daily traffic counts are based on ACHD's most current
traffic counts
• The average daily traffic count for Linder Road north of Franklin Road was 9,741 on
September 17, 2019
D. Attachments
1. Vicinity Map
2. Site Plan
3. Standard Conditions of Approval
4. Appeal Guidelines
If you have any questions, please feel free to contact me at (208) 387-6218.
Sincerely, '' /f
M L
Dawn Battles
Senior Planner
Development Services
cc: City of Meridian (Sonya Allen), via email
Greg Herman (Owner), via email
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
VICINITY MAP
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
PROPOSED SITE PLAN
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EXISTING 35'-0" 125.0" — EASEMENT TO BE VACATED
VINYL FENCE 30'-3" g1T_p�
SETBACK
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EXISTING COMMUNITY BUSINESS(C-C)
RECORD OF SURVEY
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including
all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-
of-way (including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In accordance with District policy, 7203.6, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The applicant's engineer should
provide documentation of ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers)for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain written
confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless a waiver/variance of the requirements or other legal relief is granted
by the ACHD Commission.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative
costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with
the Secretary and Clerk of the District, which must be filed within ten (10)
working days from the date of the decision that is the subject of the appeal. The
notice of appeal shall refer to the decision being appealed, identify the appellant
by name, address and telephone number and state the grounds for the appeal.
The grounds shall include a written summary of the provisions of the policy
relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider
a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10)working
days from the date of the filing of the notice of appeal to reply to the notice of
the appeal, and may during such time meet with the appellant to discuss the
matter, and may also consider and/or modify the decision that is being
appealed. A copy of the reply and any modifications to the decision being
appealed will be provided to the appellant prior to the Commission hearing on
the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of
the appeal will be noticed and scheduled on the Commission agenda at a
regular meeting to be held within thirty (30) days following the delivery to the
appellant of the Development Services Manager's reply to the notice of appeal.
A copy of the decision being appealed, the notice of appeal and the reply shall
be delivered to the Commission at least one (1)week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either
affirm or reverse, in whole or part, or otherwise modify, amend or supplement
the decision being appealed, as such action is adequately supported by the law
and evidence presented at the hearing.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100•FX 345-7650•www.achdidaho.org