Gardner-Ahlquist Gateway A CZC 08-005 ACHD Comments~~~~~3
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~ion.,wv~`eo~~o ~ir.NrcPi
February 19, 2008
TO: Timberline Surveying
847 Park Centre Way, Ste 3
Nampa, Idaho 83652
~e~~o
Carol A. McKee, President
Sherry R. Huber, Vice President
Dave Bivens, 2nd Vice President
John S. Franden, Commissioner
Rebecca W. Arnold, Commissioner
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SUBJECT: Gardner-Ahlquest Gateway 1 ~~ OF tVLERI-DEAN
7804 W. Overland Road CITY CLERK O~F1CE
On June 28, 2007, Ada County Highway District Staff acted on Gardner-Ahlquest Gateway 1. The
conditions and requirements also apply to MCZC-08-005/DES-08-003.
• Prior to final approval you will need to submit construction plans to the ACRD
Development Review Department to insure compliance with the conditions identified above
or for traffic impact fee assessment. This is a separate review process that requires direct
plans submittal to the Development Review staff at the Highway District.
• A traffic impact fee will be assessed by ACRD and will be due prior to the issuance of a
building permit. Contact ACHD Planning & Development Services at 387-6170 for
information regardin-g impact fees.
If you have.any questions or concerns please feel free to contact this.office at (208) 387-6276.
Sincerely,
`~~;;~ ~r .~~~-ems
Kristy Scovill
Planner I
Right-of-Way and Development.Services
CC: Project File
City of Meridian
Meridian Medical Plaza, LLC
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
.v
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS 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
of Highway Systems, 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.
Time to Reply: The ROWDS Manager shall have ten (10j 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 beheld
within thirty (30) days following the delivery to 'the appellant of the ROWDS 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.
Development Process checklist
~SUbmlt a development application to a City or to the County
The City or the County will transmit the development application to ACHD
®The ACRD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
®Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also apply to
this development application.
^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.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
^For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Division for
plan review and assessment of impact fees. (Note: if there are no site improvements required by ACRD, then architectural
plans may be submitted for purposes of impact fee calculation.)
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.
DlD YOU REMEMBER:
Construction (Zone)
Driveway or Property Approach(s)
_ Submit a "Driveway Approach Request" form to_Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
Working in the ACRD 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:
Traffic Control Plan
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-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction -Subdivision to be reviewed and approved by the ACRD Drainage
Division.
^ 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
ACRD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
Right-of-Way & Development Services Department
f 7€~~3
"'~ CHD ~
On May 24~' 2007 District staff received an application for Gardner-Ahlquist Gateway South Subdivision.
This site is directly to the south and abuts Gardner-Ahlquist Gateway Subdivision approved on April 18tH
2007. Due to the close proximity and limited changes in the proposed roadway configurations the original
staff report for Gardner-Ahlquist Gate Subdivision has been revised to reflect the changes made with the
addition of the properties to the south. Comments regarding Gardner-Ahlquist Gateway South Subdivision
are in blue type.
Project/File: Gardner-Ahlquist Gateway Subdivision
This is an annexation, zoning, and preliminary plat application for 10-commerical lots
on approximately 25 acres.
Gardner-Ahlquist Gateway South
This is an annexation, zoning, and preliminary plat application for 6-commerical lots
on approximately 6.67 acres.
Lead Agency:
Site address:
Commission
Hearing:
Staff Approval:
Applicant:
Ahlquist
City of Meridian
Southeast corner of Eagle and Franklin Roads
April 18, 2007
June 28, 2007
Ahlquist Development, LLC -Tom
1263 West Wickshire
Eagle, ID 83616
Representative: Treasure Valley Engineers -Penelope
Riley
1204 6t" Street North
Nampa; ID 83678
Horrocks Engineers -Kelly Hoopes
5700 E. Franklin Rd, STE 160
Nampa, ID 83687
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallaceCcD.achd ada id us
Tech Review: March 30, 2007
Gardner-Ahlquist Gateway Subdivision
8. Impacted Roadways.:
Frontage
Eagle Road ~ 770'
Functional
Classification
Principal
Arterial
Traffic Count
Level of Speed
Service* Limit
Exceeds 35 MPH
~,E,~
470'
51, 999 north of
Franklin Road on
9/14/05**
Franklin Road 850' Principal 13,529 east of Better 50 MPH
Arterial Eagle Road on than
9/14/05** "C»
*Acceptable level of service for asix-lane principal arterial roadway is "E" (38,000 VTD).
** District staff did look into obtaining a recent traffic counts for this development. New traffic counts
were not collected at the time of this application due to the numerous road closures in the area.
9. Capital Improvements Plan/Five Year Work Program
The following improvements are scheduled in the District's Five Year Work Plan.
• Franklin Road between Touchmark Way and Five Mile Road is scheduled to be widened to
5-lanes in 2009.
• The intersection of Franklin Road and Cloverdale Road is scheduled to be widened to 7-
lanes on the north leg, 6-lanes on the south leg, 9-lanes on the west leg, and 8-lanes on the ,
east leg, and signalized in 2009.
The following improvement is scheduled in the District's Capital Improvement Plan (CIP).
• Franklin Road between Eagle Road and Cloverdale Road is scheduled to be widened to 7-
lanes in 11 to 20 years.
B. Findings for Consideration
1. Traffic Fmpact Study
A traffic impact study for Meridian Gateway was prepared by Horrocks Engineers. Below is a
summary of the findings.
o The Meridian Gateway Development is planned to be located south of Franklin Road
and east of Eagle Road in Meridian, Idaho. The intersections counted were Eagle
Road/Franklin Road, Eagle Road/St. Lukes Drive, and Touchmark Way/Franklin Road.
o The Meridian Gateway consists of approximately 160,000 sq. ft. of general offices, ,
75,000 sq. ft. of medical offices, 34,000 sq. ft. of retailers and one hotel.
o The site proposes one right-in/right-out only access on Eagle Road, one full access on
Franklin Road and one full access on St. Luke's Drive. Under full build conditions the
development is expected to generate 7,210 new daily trips. Of these trips 449 will occur
during the AM peak hour and 685 will occur during the PM peak hour.
o During the existing AM peak hour the Eagle Road/Franklin Road intersection operates at
LOSC and Eagle Road/St. Luke's Drive and Franklin Road/Touchmark Way
intersections operate at LOS B. During the existing PM peak hour the Eagle
Road/Franklin Road intersection operates at LOS D, the intersection of Eagle Road/St.
Luke's Drive operates at LOS C, and the intersection of Franklin Road/Touchmark Way
operates at LOS B.
3 Gardner-Ahlquist Gateway Subdivision
• The pass-by and internal capture percentages are consistent with ITE procedures.
2. Eagle Road
Staff Comment/Recommendation: Eagle Road is under the jurisdiction of the Idaho
Transportation Department (ITD). The applicant, the City of Meridian, and ITD should work
together to determine if additional right-of-way or improvements are necessary on Eagle Road.
3. Franklin Road
Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204.7.2).
Applicant's Proposal: The applicant has proposed to dedicate additional right-of-way along
Franklin Road abutting the site.
Staff Comment/Recommendation: The applicant will be required to dedicate 60-feet of right-of-
way from the centerline Franklin Road abutting the site. The 60-feet of .right-of-way will
accommodate the road widening project scheduled in the District's Capital Improvement Program.
The applicant will not be required to construct a sidewalk with this application, as it already exists.
Franklin Road between Eagle Road and Touchmark Way is on a 5-year no cut moratorium until
2010, due to its reconstruction in 2005. Submit all pavement cut requests to Chuck Rinaldi at 387-
6258. Additionally, Franklin Road is scheduled to be chip-sealed in 2007. Any work (pre-approved
though cut panel) will need to be completed prior to the chip-seal operation or contact District
Maintenance and Operations to the delay the chip-seal process.
4. Internal Streets
Right-of-Way Policy: District policy requires 54-feet of right-of-way on industrial/commercial
roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with
curb, gutter and 5-foot wide concrete sidewalks.
40-foot Street Section Policy: District policy 7202.8 and 72-F1A, requires roadways abutting
commercial developments to be constructed as a 40-foot street section with. curb, gutter and 5-foot
concrete sidewalk within 54-feet of right-of-way.
Applicant Proposal (Internal streets): The applicant is proposing to construct the internal streets
as a 40-foot street section with two 20-foot travel lanes, vertical curb, gutter, and 5-foot concrete
sidewalks within 54-feet of right-of-way. One of the new internal streets (E. Louise Drive) is
proposed to tie into existing E. Louise Drive, a stub street which was constructed as part of
Touchmark Living Center Subdivision. This roadway connection provide access to the signal at
Touchmark and Franklin Road.
The applicant has proposed to tie into one other existing loop roadway (N. Montvue Drive), located
approximately 340-feet east of the west property line (measured property line to centerline). The
loop road (N. Montvue Drive) is then proposed to terminate with a temporary. turnaround easement
on lot 2. The section of N. Montvue Drive located north of the temporary turnaround is proposed to
be vacated, approximately 220-linear feet.
5
Gardner-Ahlquist Gateway Subdivision
installation of a root barrier. The policy also requires Class I and Class III trees to provide a
minimum planter width of 10-feet.
7. ®ther Access
Eagle Road and Franklin Road are classified as principal arterial roadways. Other than the access
specifically approved with this application, direct lot access is prohibited to these roadways and
should be noted on the final plat.
C, Special Notice to the City of IVleridian
All of the identified roadway and transportation mitigation proposals in the submitted Traffic Impact
Study are either not in any public agency plans to construct (ACRD &ITD) or proposed by the
applicant to be constructed. Therefore, the impacts of this development cannot be adequately
mitigated and surrounding intersections will not operate at an acceptable level of service.
D. Site Specific Conditions of Approval
Comply with requirements of ITD and City of Meridian for the Eagle Road frontage. Submit to the
District a letter from ITD regarding said requirements prior to District approval of the final plat or
issuance of a building permit (or other required permits), whichever occurs first. Contact the District
III Traffic Engineer at 334-8340.
2. Dedicate 60-feet of right-of-way from the centerline Franklin Road abutting the site.
3. Construct the internal streets as a 40-foot street section with two 20-foot travel lanes, vertical curb,
gutter, and 5-foot concrete sidewalks within 54-feet of right-of-way, as proposed.
4. Construct one temporary turnaround on lot 2, as proposed.
5. Submit a vacation application for the existing right-of-way on N. Montvue Drive to be vacated or
exchanged. If the vacation/exchange is not approved by the District through the separate process,
the applicant will be required to improve the existing roadways to current public street standards
6. Construct one roadway (E. Louise Drive) to intersect Eagle Road located approximately 200-feet
north of the south property line (measured property line to centerline).
7. Construct one roadway to intersect Franklin Road located approximately 360-feet west of the east
property line (measured property line to centerline). Design and install a median to construct on
Franklin Road that will restrict this roadway to left-in/right-in/right-out only.
8. Other than the access specifically approved with this application, direct lot access is prohibited to
Eagle Road and Franklin Road and shall be noted on the final plat.
9. Comply with all Standard Conditions of Approval.
ndard Conditions of Approv
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACRD roadway or
right-of-way.
~ Gardner-Ahlquist Gateway Subdivision
F. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACRD 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.
9 Gardner-Ahlquist Gateway Subdivision
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13 Gardner-Ahlquist Gateway Subdivision
Y '
Request for Appeal of Staff ®eeision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the ROWDS Manager when it is alleged that the ROWDS 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 a
Secretary of Highway Systems, which must be filed within ten (10)pworking 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 ROWDS 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
ROWDS 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..
15 Gardner-Ahlquist Gateway Subdivision