CC - Applicant's Response to Staff Report 4-2
Charlene Way
From:Adam Watts <adam@rigbywatts.com>
Sent:Monday, April 1, 2024 6:11 PM
To:Sonya Allen; Jacob Holmes; Trenton Smith; Adam Watts
Cc:Clerks Comment; Bill Parsons
Subject:Re: Watts Meridian Medical Partners SHP-2024-0001 Staff Report for April 2nd
Council Meeting
Attachments:Response Letter - SHP-2024-001 - Watts Meridian Medical Partners Subdivision
(3-26-24).pdf
External Sender - Please use caution with links or attachments.
Sonya/Bill,
Good evening to the both of you. We appreciate your help with this project to this point and for taking the time to
answer our questions regarding the plat. We have reviewed your prior report and have attached a response letter
answering all of the points/recommendations/conditions so that both parties are on the same page.
We have in addition, attached an updated Plat for your review and for presentation purposes for tomorrow night such
that the City Council is all on the same page and its clear where the right-of-way is currently located for ACHD.
Please review and let us know if you have any questions prior to the City Council meeting tomorrow night. Look forward
to chatting through the plat with you all.
Best,
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On Thu, Mar 21, 2024 at 8:52 AM Sonya Allen <sallen@meridiancity.org> wrote:
Attached is the staff report for Watts Meridian Medical Partners short plat. This item is scheduled to be on the Council
nd
agenda on April 2. The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. You may
attend in person or virtually via Zoom – the link/phone number to join the meeting is located at the top of the meeting
agenda. Please call or e-mail with any questions.
Please submit any written response you may have to the staff report to the City Clerk’s office
(comment@meridiancity.org) and me as soon as possible. If you have a presentation you’d like to present at the
public hearing, please send it to the City Clerk’s office no later than 12:00 pm the day of the hearing.
1
Thanks,
Sonya Allen | Associate Planner
City of Meridian | Community Development Department | Planning Division
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Direct/Fax: 208-489-0578
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
2
RIG BY WATI-S &CO
REAL EVATE • RNANCIALA011 MY • VENTuRECAPITAL
March 26, 2024
Ms. Sonya Allen,Associate Planner
City of Meridian
Community Development Department
33 E. Broadway Ave., Ste. 102
Meridian, ID 83642
RE: Watts Meridian Medical Partners Subdivision—Meridian,ID
Short Plat Application Response Letter
Dear Ms.Allen,
On behalf of Reves LLC,the current property owner,located at 909 South Allante Place,Boise,ID
83709, I have drafted the below response letter to that certain Staff Report Community Development
Department dated 4/2/2024 regarding the Watts Meridian Medical Partners Subdivision located at 1256
South Rackham Way,Meridian,Idaho.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A.3 Short Plat Revisions
(a) We have updated the current plat to depict pavement widening for Rackham Way and curb,gutter
and sidewalk as required by ACHD as shown on Exhibit A attached hereto which is also found in our
corresponding civil engineering plan set. Please note that additional right-of-way is NOT required to be
dedicated at this time per that certain Watts Meridian Medical Partners Subdivision/MPP24-0005/SHP-
2024-001 as approved by ACHD on March 25,2024 and attached hereto as Exhibit B.We will provide a
permanent right-of-way easement from 2-feet behind back of curb along Rackham Way to 2-feet behind
back of sidewalk on our existing site plan per ACHD's requirements.
(b) The existing street buffer will NOT be affected by pavement widening on Rackham Way, as
such,there are no changes to the plat that are required. The plans currently meet the 10-foot wide street
buffer requirement from back of curb to back of detached sidewalk as shown on Exhibit C attached
hereto by providing for an 8 foot park strip and 5 foot detached sidewalk totaling 13 feet of street buffer.
The applicant will enter into a license agreement with ACHD and will comply with their tree planter
policy for landscaping in the 8 foot park strip along Rackham Way.
(c) We are unable to amend or partially vacate that certain 50.0 foot wide permanent access easement
(Inst. #2018-041517,Inst.#202 1-1 1 6525)that crosses the southwest corner of our site. This is a dual
purpose easement that not only provides permanent access but also contains a gas line for Intermountain
Gas Company that runs through that southwest corner of our site and will provide gas to both of the future
buildings. We have spoken with both David Drake and Bryce Ostler at Intermountain Gas Company and
they are unwilling to amend or vacate their easement. Further, in the event they did so,they would need to
turn around and ask for an easement in a similar location to be able to provide gas to our buildings given
the location of their existing gas line. We have also spoken with Bill Parsons and walked him through this
analysis and all parties are in agreement that(i)the gas line easement is embedded in the 50.0 foot wide
easement; (ii)we would need an easement somewhere along that southwestern portion of our property to
allow Intermountain Gas Company to provide natural gas to our development; and(iii)the access
4571 South Holladay Blvd.,Holladay,UT 84117—www.rigbbMatts.com
easement portion doesn't affect the site plan nor buildings as they sit. For all of the above reasons we will
not be able to accommodate or accomplish the City's request under VIII(A)(3)(c).
A(4)Landscape Revisions
(a) Given that no additional right-of-way will be required for ACHD in accordance with
Exhibit B,we will not need to adjust the location of the 10-foot wide street buffer given we are already
meeting this requirement as detailed above.
(b) We will revise the current landscape plan to depict a minimum of seven(7)trees within
the street buffer along Rackham Way in accordance with UDC 11-3B-7C.
A(5)East/West Drive Aisle
We will accommodate the east/west drive aisle between Lots 1 and 2 with the first phase of development
as indicated on our civil engineering plans.
AM 50-Foot Wide Permanent Access Easement
See comments above regarding inability to accommodate this request.
V. STAFF ANALYSIS
Staff has recommended,but not required,that we reconfigure our entire site such that vehicles aren't
backing out from parking spaces into the main drive-aisle. There are many nuances to this
recommendation that would negatively affect the overall viability and success of the development.
Parking:parking is the life blood of any successful medical/dental/health care development. Removing
the parking stalls in front of the Phase 1 building would be removing 14 parking stalls from the phase 1
development reducing parking from 76 down to 62 or only 2.85 parking stalls per 1,000 square feet. To
be successful,these kinds of offices require 3.75 to 4 parking stalls per 1,000 square feet given
patient/client flow to be able to sustain long term viable businesses. This would render the development
unfeasible not to mention the parking stalls lost in Phase 2.
The development has been set up in a such a way so that both phases can interchangeably share parking
back and forth to further enhance the patient experience. After several different iterations our engineers
found this layout to be the most efficient as it relates to parking stall count,building sizes and setback and
landscape requirements.
Further,the access road between the two buildings is only accessible from one public road,Rackham
Way which has very little traffic. In addition,there are two other ways to access this from Flatiron to the
north and from Silverston Way to the east cutting through the Norco property and hotel property. Because
our building will be situated at the outermost western edge of the development we do not anticipate any
traffic that is not specific to the buildings to be cutting through our property to save time or to access
Overland Road to the South.
In addition,the development immediately north of our property(see below)has the same parking layout
wherein cars are having to back out into the main drive aisle to exit their property.
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You find these kinds of parking situations/layouts in most developments that either share a main drive
access/aisle or that are larger in nature. Another example is a development we recently finished in
Farmington,Utah(see below)wherein our approach was the same as the project under consideration
which was to create a two lot medical/dental office subdivision that shared parking back and forth. You
see that the same approach was followed with cars having to back out into the shared drive aisle. This did
not raise any red flags for safety given the size of the project and the location of the development which is
at the end of a road much like the project under consideration. Given the above reasons we believe it
would be detrimental,in fact non-feasible,to implement the recommendation to redesign and reconfigure
the site such that vehicles aren't backing out from parking spaces into the main drive aisle.
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We appreciate your time in reviewing this response letter to the Short Plat application. Should you have
any questions or require further information please feel free to reach out to me directly. I can be contacted
at 801-755-9504 or at adamArigbywatts.com.
Sincerely,
Rigby Watts&Co.,
Adam I Watts
Co-Founder/Partner
4
Exhibit A
Revised Plat Showing Asphalt Widening, Curb, Gutter and Sidewalk
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INSTRUMENT NO.2021-1 1 6525, IN BLOCK 1,OXYGEN SUBDIVISION NO.3, ON THIS DAY OF IN THE YEAR OF 20 ,BEFORE ME,THE UNDERSIGNED,A
AS SHOWN IN BOOK 113 OF PLATS,PAGE 16706,A PART OF THE SOUTHWEST QUARTER OF THE NOTARY PUBLIC IN AND FOR SAID STATE, PERSONALLY APPEARED ARTHUR P. LAOS,WHO HAS BEEN
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CITY OF MERIDIAN,ADA COUNTY,IDAHO,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: THAT EXECUTED THE INSTRUMENT OR THE PERSON WHO EXECUTED THE INSTRUMENT ON BEHALF OF SAID
L.L.C.AND ACKNOWLEDGED TO ME THAT SUCH L.L.C.EXECUTED THE SAME. CITY ENGINEER,MERIDIAN,IDAHO
COMMENCING AT THE SOUTHWEST CORNER OF SECTION 16 OF SAID TOWNSHIP 3 NORTH, RANGE 1 1
EAST, (FROM WHICH POINT THE SOUTH ONE QUARTER CORNER OF SAID SECTION 16 BEARS SOUTH IN WITNESS WHEREOF,I HAVE HEREUNTO SET MY HAND AND NOTARIAL SEAL THE FIRST ABOVE WRITTEN.
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PARCEL E TO THE NORTHEAST CORNER OF SAID PARCEL E; CERTIFY THAT AT A REGULAR MEETING OF THE CITY COUNCIL HELD ON THE DAY OF
THENCE SOUTH 00°22'59" EAST, A DISTANCE OF 293.25 FEET ON THE EASTERLY BOUNDARY LINE OF SAID 20 ,THIS PLAT WAS DULY ACCEPTED AND APPROVED. �
PARCEL E AND THE EASTERLY BOUNDARY LINE OF PARCEL D OF SAID RECORD OF SURVEY NUMBER
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ACKNOWLEDGEMENT
LINE OF SAID PARCEL D;
THENCE NORTH 08°53'44"EAST, A DISTANCE OF 304.17 FEET ON THE WESTERLY BOUNDARY LINE OF SAID STATE OF IDAHO } v
PARCEL D AND E, WHICH LINE IS ALSO THE EASTERLY RIGHT OF WAY OF SOUTH RACKHAM WAY TO THE SS.
POINT OF BEGINNING. COUNTY OF ADA } n^/ ^/ n
IT IS THE INTENTION OF THE UNDERSIGNED TO HEREBY INCLUDE SAID LAND IN THIS PLAT.THE EASEMENTS APPROVAL OF ADA COUNTY HIGHWAY DISTRICT
SHOWN ON THIS PLAT ARE NOT DEDICATED TO THE PUBLIC BUT THE RIGHTS TO USE SAID EASEMENTS ARE ON THIS DAY OF IN THE YEAR OF 20 ,BEFORE ME,THE UNDERSIGNED,A
HEREBY PERPETUALLY RESERVED FOR PUBLIC UTILITIES AND SUCH OTHER USES AS SHOWN ON THIS PLAT, NOTARY PUBLIC IN AND FOR SAID STATE, PERSONALLY APPEARED CARRIE LYNN THOMAS,WHO HAS THE FOREGOING PLAT WAS ACCEPTED AND APPROVED BY THE BOARD OF ADA COUNTY HIGHWAY
AND NO PERMANENT STRUCTURES ARE TO BE ERECTED WITHIN THE LIMITS OF SAID EASEMENTS.ALL LOTS BEEN KNOWN OR IDENTIFIED TO ME TO BE A MEMBER OF REVES LLC,THE IDAHO LIMITED LIABILITY DISTRICT COMMISSIONERS A THE DAY OF 20
WITHIN THIS PLAT WILL RECEIVE WATER SERVICE FROM THE CITY OF MERIDIAN AND SAID CITY HAS COMPANY THAT EXECUTED THE INSTRUMENT OR THE PERSON WHO EXECUTED THE INSTRUMENT ON
AGREED IN WRITING TO SERVE ALL OF THE LOTS WITHIN THIS SUBDIVISION. BEHALF OF SAID L.L.C.AND ACKNOWLEDGED TO ME THAT SUCH L.L.C.EXECUTED THE SAME.
IN WITNESS WHEREOF,I HAVE HEREUNTO SET MY HAND AND NOTARIAL SEAL THE FIRST ABOVE WRITTEN. PRESIDENT,ADA COUNTY HIGHWAY DISTRICT
ARTHUR P. LAOS b-LI
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CARRIE LYNN THOMAS RESIDING IN
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SS. INSTRUMENT NO.
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CERTIFICATE OF SURVEYOR I HEREBY CERTIFY THAT THIS INSTRUMENT WAS FILED AT THE REQUEST OF AT
MINUTES PAST O'CLOCK .M.,THIS DAY OF IN MY a
OFFICE,AND WAS DULY RECORDED IN BOOK OF PLATS,AND PAGES THROUGH
I, EVAN J.WOOD,DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR LICENSED BY THE
STATE OF IDAHO,AND THAT THIS PLAT AS DESCRIBED IN THE OWNER'S CERTIFICATE AND THE ATTACHED FEE ($):
PLAT,WAS DRAWN FROM AN ACTUAL SURVEY MADE ON THE GROUND UNDER MY DIRECT SUPERVISION, O o
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SANITARY RESTRICTIONS AS REQUIRED BY IDAHO CODE,TITLE 50,CHAPTER 13 HAVE BEEN SATISFIED
ACCORDING TO THE LETTER TO BE READ ON FILE WITH THE COUNTY RECORDER OR HIS AGENT LISTING I,THE UNDERSIGNED,COUNTY TREASURER IN AND FOR THE COUNTY OF ADA,STATE OF IDAHO, PER THE
THE CONDITIONS OF APPROVAL.SANITARY RESTRICTIONS MAY BE REIMPOSED,IN ACCORDANCE WITH REQUIREMENTS OF IDAHO CODE 50-1308, DO HEREBY CERTIFY THAT ANY AND ALL CURRENT AND OR
DELINQUENT COUNTY PROPERTY TAXES FOR THE PROPERTY INCLUDED IN THIS PROPOSED SUBDIVISION o
SECTION 50-1326,IDAHO CODE,BY THE ISSUANCE OF A CERTIFICATE OF DISAPPROVAL. HAVE BEEN PAID IN FULL.THIS CERTIFICATION IS VALID FOR THE NEXT THIRTY (30) DAYS ONLY. c
FINAL PLAT
ADA COUNTY TREASURER
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DISTRICT HEALTH DEPARTMENT, EHS a
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DATE
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03/29/2024 23-5011 0
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(IN FEET)
1 inch= 120ft.
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WATTS MERIDIAN MEDICAL PARTNERS J&
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Sheet:
ENGINEERING AND SURVEYING,LLC ACHD EASEMENT
1001 NORTH ROSARIO STREET,SUITE 100 1 OF 1
MERIDIAN,IDAHO 83642 PH:(208)974-0075
—.focus-es.com
A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 16,TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN,LOCATED IN
THE CITY OF MERIDIAN,ADA COUNTY,IDAHO,BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT S89014'37"E 230.30' FROM THE SOUTH 1/16 CORNER
COMMON TO SECTION 16 AND SECTION 17, TOWNSHIP 3 NORTH, RANGE 1 EAST,
BOISE MERIDIAN, SAID POINT BEING THE POINT OF BEGINNING;
THENCE S89014'37"E 12.83 FEET;
THENCE S09003'10"W 267.17 FEET;
THENCE S08053'44"W 37.07 FEET;
THENCE S89036'37"W 12.87 FEET;
THENCE N08053'44"E 39.16 FEET;
THENCE N09003'10"E 265.34 FEET TO THE POINT OF BEGINNING.
CONTAINS: 3,866 SQUARE FEET OR 0.09 ACRES+/-
\ Dale Create
04/01/24
sca e:
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WATTS MERIDIAN MEDICAL PARTNERS J&
/ US@ 23-5011
Sheet:
ENGINEERING AND SURVEYING,LLC ACHD EASEMENT
1001 NORTH ROSARIO STREET,SUITE 100 1 OF 1
MERIDIAN,IDAHO 83642 PH:(208)974-0075
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14.44' S660 13'42"W
6.50'
15.49' S85°39'42"W
POINT OF N89015'43"W 30.58, N81°41'39"E
BEGINNING 203.31' 66.32'
S25°10'02"W N89°43'08"W
11.07' 30.34'
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(IN FEET)
1 inch= 60 ft.
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WATTS MERIDIAN MEDICAL PARTNERS J&
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Sheet:
ENGINEERING AND SURVEYING,LLC IDAHO POWER PUE EASEMENT
1001 NORTH ROSARIO STREET,SUITE 100 1 OF 1
MERIDIAN,IDAHO 83642 PH:(208)974-0075
—.focus-es.com
A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 16,TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN,LOCATED IN
THE CITY OF MERIDIAN,ADA COUNTY,IDAHO,BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH 1/16 CORNER COMMON TO SECTION 16 AND
SECTION 17,TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN;
THENCE S89014'37"E 240.69'FEET;
THENCE S8054'56"W 58.33 FEET TO THE POINT OF BEGINNING;
THENCE N25010'02"E 14.44 FEET;
THENCE N66013'42"E 19.33 FEET;
THENCE S89015'43"E 204.43 FEET;
THENCE N85039'42"E 30.07 FEET;
THENCE N81041'39"E 66.15 FEET;
THENCE N82034'48"E 19.88 FEET;
THENCE S89043'08"E 30.78 FEET;
THENCE S000 16'52"W 6.50 FEET;
THENCE N89043'08"W 30.34 FEET;
THENCE S82034'48"W 19.39 FEET;
THENCE S81041'39"W 66.32 FEET;
THENCE S85039'42"W 30.58 FEET;
THENCE N89015'43"W 203.31 FEET;
THENCE S660 13'42"W 15.49 FEET;
THENCE S25010'02"W 11.07 FEET;
THENCE S08053'44"W 212.17 FEET;
THENCE N81°06'16"W 6.50 FEET;
THENCE N08053'44"E 213.10 FEET TO THE POINT OF BEGINNING.
CONTAINS: 3,857 SQUARE FEET OR 0.09 ACRES+/-
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ENGINEERING AND SURVEYING,LLC IDAHO POWER PUE EASEMENT
1001 NORTH ROSARIO STREET,SUITE 100 1 OF 1
MERIDIAN,IDAHO 83642 PH:(208)974-0075
—.focus-es.com
A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 16,TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN,LOCATED
IN THE CITY OF MERIDIAN,ADA COUNTY,IDAHO,BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT, SAID POINT BEING THE SOUTHEAST CORNER OF LOT 1
AND THE POINT OF BEGINNING;
THENCE S00022'59"E 10.00 FEET;
THENCE S89036'37"W 292.47 FEET;
THENCE N00023'23"W 20.00 FEET;
THENCE N89036'37"E 292.47 FEET;
THENCE S00022'59"E 10.00 FEET TO THE POINT OF BEGINNING.
CONTAINS: 5,849 SQUARE FEET OR 0.13 ACRES+/-
END OF DESCRIPTION.
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A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 16, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, LOCATED IN
THE CITY OF MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT, SAID POINT BEING THE SOUTHWEST CORNER OF LOT 2;
THENCE N89036'34"E 133.31 FEET;
THENCE N00°00'00"W 28.91 FEET, SAID POINT BEING THE POINT OF BEGINNING;
THENCE N00023'23"W 28.41 FEET;
THENCE S89036'37"W 6.49 FEET;
THENCE N00023'23"W 20.00 FEET;
THENCE N89036'37"E 6.49 FEET;
THENCE N00023'23"W 25.13 FEET;
THENCE N89036'37"E 108.62 FEET;
THENCE N00023'23"W 190.21 FEET;
THENCE N89036'37"E 20.00 FEET;
THENCE S00023'23"E 210.21 FEET;
THENCE S89036'37"W 108.62 FEET;
THENCE S00023'23"E 53.55 FEET;
THENCE S89036'37"W 20.00 FEET TO THE POINT OF BEGINNING.
CONTAINS: 7,577 SQUARE FEET OR 0.17 ACRES+/-
END OF DESCRIPTION.
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1001 NORTH ROSARIO STREET,SUITE 100 EXHIBIT A 1 of 2
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A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 16, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, LOCATED IN
THE CITY OF MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT, SAID POINT BEING THE NORTHWEST CORNER OF LOT 1;
THENCE S89014'37"E 88.75 FEET;
THENCE S00°00'00"E 13.05 FEET, SAID POINT BEING THE POINT OF BEGINNING;
THENCE S89002'18"E 30.00 FEET;
THENCE S00057'42"W 28.42 FEET;
THENCE N89002'18"W 30.00 FEET;
THENCE N00057'42"E 28.42 FEET TO THE POINT OF BEGINNING.
CONTAINS: 853 SQUARE FEET OR 0.02 ACRES+/-
END OF DESCRIPTION.
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S89°14'37"E FLATIRON LANE(PRIVATE 30'-WIDE)
88.75' S89°9437"E 346.85'
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Exhibit B
ACHD Staff Approval—MPP24-0005 / SHP-2024-0001
6
Alexis Pickering,President
Miranda Gold,Vice-President
ACHD Jim Hansen,Commissioner
Kent Goldthorpe,Commissioner
Dave McKinney,Commissioner
Date: March 25, 2024
To: Jacob Holmes, via email
Staff Contact: Kara Leigh Troyer, Planner
Project Description: The applicant is requesting approval of a short plat application
for the development of two medical office building lots on 2.53-acres.
Trip Generation: This development is estimated to generate 1,368 vehicle trips per
day and 149 vehicle trips per hour in the PM peak hour based on the Institute of
Transportation Engineers Trip Generation Manual, 1111 edition.
Proposed Development Traffic Impact Study
Meets
All ACHD Policies -
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Requires Revisions to meet No If yes, is mitigation
ACHD Policies
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D• area roadwayseet Improvements
ACHD's LOS Planning
Thresholds?
• Livable Street
Performance Measures
Area •.•
LOS Planning Thresholds in Pedestrian
the future with planned
improvements?
Is Transit Available?
connecting you to more
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 208387-6100•FX 345-7650•www.achdidaho.org
Development Services Department
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ACHD
connecting you to more
Project/File: Watts Meridian Medical Partners Subdivision / MPP24-0005/ SHP-2024-0001
This is a short plat application for the development of two medical office building lots
on 2.53-acres.
Lead Agency: City of Meridian
Site address: 1256 S Rackham Way
Staff Approval: March 25, 2024
Applicant: Jacob Holmes, via email
Focus Engineering & Surveying
1001 N Rosario Street, Suite 100
Meridian, ID 83642
Staff Contact: KaraLeigh Troyer, Planner
Phone: 387-6391
E-mail: ktroyer(ab-achdidaho.org
Report Summary:
ACHD Planned Improvements — pg.2
1. Conditions of Area Roadways — pg.2
A. Site Specific Conditions of Approval — pg.3
o Vicinity Map — pg.4
o Site Plan — pg.5
B. Findings— pg.6
C. Policies — pg.7
D. Standard Conditions of Approval — pg.9
E. Appeal Guidelines— pg.11
1 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
ACHD Planned Improvements
1. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• The intersection of Overland Road and Eagle Road is scheduled in the IFYWP to be widened
to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east, and 9-lanes on the west leg
with a construction date yet to be determined.
• Overland Road is listed in the CIP to be widened to 7-lanes from Eagle Road to Cloverdale
Road between 2036 and 2040.
2. 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
Eagle Road 0-feet Principal Arterial 1,794 "F"
Overland Road 0-feet Principal Arterial 1,369 Better than "E"
Rackham Way 305-feet Local N/A N/A
* Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH).
** ACHD does not set level of service thresholds for local roadways.
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Eagle Road south of 1-84 was 41,631 on November 15,
2021.
• The average daily traffic count for Overland Road east of Eagle Road was 29,000 on June
15, 2021.
• There are no existing average daily traffic counts for Rackham Way.
2 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
A. Site Specific Conditions of Approval
1. Construct Rackham Way as '/z of a 36-foot wide local commercial street section with curb, gutter,
an 8-foot wide planter strip, and 5-foot wide detached sidewalk abutting the site. Provide a
permanent right-of-way easement from 2-feet behind back of curb to 2-feet behind back of sidewalk.
2. Construct a 26-foot wide curb-return type driveway located 178-feet south of the site's north
property line.
3. Construct a 31-foot wide curb-return type shared access driveway on Rackham Way located at the
site's south property line.
4. 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.
5. 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.
6. Comply with all Standard Conditions of Approval.
3 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
Vicinity Map
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4 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
Site Plan
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5 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
B. Findings for Consideration
1. Site History/Oxygen Subdivision No. 3
This site is located within Oxygen Subdivision No.3. On June 22, 2017, ACHD approved a
preliminary plat for Oxygen Subdivision No.3 abutting the unpaved portion of Rackham Way. As
part of ACHD's action, the applicant of the Oxygen Subdivision No.3 was required to improve the
unpaved portion of Rackham Way abutting their site with pavement widening and the construction
of curb, gutter, and sidewalk.
As part of ACHD's January 2018 approval of the final plat for Oxygen Subdivision No.3 that
applicant provided an improvement agreement and financial surety in lieu of constructing the
improvements on Rackham Way. The original improvement agreement expired in January 2019
and was extended for an additional year with an expiration date of January 19, 2020. The
applicant asked for an additional extension of the improvement agreement on January 5, 2021
and the financial surety for these improvements (letter of credit) expired on January 10, 2021.
Because the improvement agreement and financial surety for the improvements to Rackham Way
have expired and have not been constructed, the current applicant of the Watts Meridian Medical
Center, will be required to make frontage improvements on Rackham Way abutting their site.
2. Rackham Way
a. Existing Conditions: Rackham Way is improved with 2-travel lanes and no curb, gutter or
sidewalk abutting the site. There is 59-feet of right-of-way for Rackham Way (32-feet from
centerline).
b. Applicant's Proposal: The applicant is proposing to construct curb, gutter, an 8-foot wide
planter strip, and 5-foot wide detached sidewalk.
c. Staff Comments/Recommendations: The applicant's proposal exceeds District policy and
should be approved, as proposed. The applicant should be required to construct Rackham Way
as '/z of a 36-foot wide local commercial street section abutting the site.
For detached sidewalk, the applicant should be required to provide a permanent right-of-way
easement from 2-feet behind back of curb to 2-feet behind back of sidewalk.
3. Driveways
3.1 Rackham Way
a. Existing Conditions: There is a 15-foot wide unimproved driveway from the site onto Rackham
Way located 210-feet south of the site's north property line (measured centerline to property
line).
b. Applicant's Proposal: The applicant is proposing to construct a 26-foot wide curb-return type
driveway located 178-feet south of the site's north property line (measured centerline to property
line).
The applicant is proposing to construct a 31-foot wide curb-return type shared access driveway
on Rackham Way located at the site's south property line.
c. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
6 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
C. Policy
1. Federal Accessibility Design Guidelines and Standards
District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access
Board's Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way (PROWAG),
36 CFR Part 1190, September 7, 2023; (Also see, https//www.access-board.gov/prowag and
https//www.access-board.gov/files/prowag/planning-and-design-for-alternatives.pdf for additional
information).
2. Minor Improvements
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
Highways adjacent to a proposed development may be required. These needed transportation
facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or
bike lane construction or replacement (with physical buffers if missing and needed); construction of
transitional sidewalk segments; crosswalk construction or replacement; curb and gutter
construction or replacement; repair, replacement or expansion of curb extensions; replacement of
unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation
features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle,
pedestrian and bicycle traffic control devices; and other similar items. The current version of
PROWAG will determine the applicable accessibility requirements for alterations and elements
added to existing streets. ACHD staff is responsible for identifying the minor improvements that
would be proportionate to the size and complexity of the development.
3. Livable Street Performance Measures
District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for
evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation
network that serves all ages and abilities. Bike and pedestrian facilities built through development
should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a
minimum of 5-feet.
4. Rackham Way
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.
Sidewalk Policy: District Policy 7208.5.6 requires a 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.
7 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
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.
5. Driveways
5.1 Rackham Way
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.
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.
6. 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.
7. 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.
16. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use
paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared
use path.
AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection
Treatments: The opening of a shared use path at the roadway should be at least the same width
as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the
8 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the
full width of the ramp.
FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related
concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average
width of the trail to improve safety for users who will be traveling at various speeds. In addition, the
overall width of the trail should be increased, so the curb ramp can be slightly offset to the side.
The increased width reduces conflict at the intersection by providing more space for users at the
bottom of the ramp.
D. 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), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD
requirements . The applicant's engineer should provide documentation of 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
9 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
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.
E. 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.
10 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
Request for Appeal of Staff Decision
To request an appeal of a staff level decision, see District policy 7101.6.7 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
Request for Reconsideration of Commission Action
To request reconsideration of a Commission Action, see District policy 1006.11 at
https://www.achdidaho.org/home/showpublisheddocument/452/638243231708370000
11 Watts Meridian Medical Partners Subdivision /
MPP24-0005 / SHP-2024-0001
Exhibit C
Street Buffer Exhibit
MERIDIAN SECTION 1102 � ——
I/Il i l 10.9
i
s.o•
SIDEWALK
x 1 EXEC _LE,WM
1 j s
1 l 1 PRESSUREIRRIGATION 8.0•
j EASEMENT PARK STRIP
x I 10.0,
IRRIGATION
�f ! f EASEMENT FIRE HYDRANT#101
PER MERIDIAN STD W-8
10.0'
EXIST.COMM BOXES TO j f f l LANDSCAPE CONTRACTOR TO FIELD VERIFY AND NOTIFY—
BE RELOCATED TO PARK ! EASEMENT ENGINEER OF RECORD OF ANY POTENTIAL
STRIP f 30.7' 5 0 CONFLICTS BEFORE CONSTRUCTION
1J I w
DFCH
I r B 0, EASEMENT
x 1 1 r PARK STRIP
oGAS SERVICE
STREETLIGHT#169 ! 50•
TYPE II PER CITY OF f SIDEWALK
MERIDIAN SECTION 1102 K
1 BIKE PARKING
TRANSITION FROM CATCH I �r I f
CURB TO SHED CURB COMM SERVICE� � f
PED RAMP#105 x 1 r FED RAMP#11 D
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Exhibit D
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