ACHD Commentsu~ b.~/~- ~,~;
CH
Ada County Highway District
John S. Franden, President
Dave E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (20.$) 387-6391
E-mail: tellus(a)_ACHD.ada.id.us
May 26, 2004 ~,~'°
TO: ZGA Architects & Planners ~U~ _ ~ ~~~~
565 West Myrtle Street, Suite 225
Boise, Idaho 83702 City of Meridian
City Clerk Office
SUBJECT: MZCZ04-037
Medical Office
2320 N. Gala Street
On March 23, 2004, the Ada County Highway District Commissioners acted on MPFP04-003 for
Riverbirch Courtyard Condominium Subdivision. The conditions and requirements also apply to
MZCZ04-037.
If you have any questions or concerns please feel free to contact this office at (208) 387-6171.
Sincerely,
C` ~ `~'~,
Joyce Newton
Development Analyst
Right-of-Way & Development Services
CC: Project File
Drainage/Utilities/Construction Services
Lead Agency: City of Meridian
NM Enterprise LLC
391 West State Street, Suite G
Eagle, Idaho 83616
v
w
0
0
~~s ~ R
~ ~.
~a ~
sg, ~
•~ •~
:~:
R
~g
_~
nmN
yam
,N_
sag
°°~
z
s
x-
'g
~~
I ~a
Nm RF90LU110N SUBdN51pV NO.f I
„ ~ eiocx ~
19.00' ~ 29.00' m R a
m
a
S. CELEBRA770N AVENUE ;~ $ ~
8 ~'
' N0097'~f [ ~ of 1.00' g -: N
'ya 8 v 25.00' >E ~
~tiy.~ti •a- 7. e s ~ ~
Rb01 -'~------ *~b~. •a'
^oA w
;XN 8$al I
R , v 48.00
a
~, ~ ~ ~ ~
~ A I
y m l oro I ~ O
~i ~ i
~ _. soo~s'so•w _ s~co' n D
os
~ ~ N I _ j I ~~~ m
$ I ~S= _° ~
k ' ~ ~ ~
~ O
>F~o~o (~„ ~ I~ ^ ~~8
~~~~m
.~~~
-ap'
z9.oo•
$p 500?4'1S'W 337.00'
°na R'r~.
~8 y
e fMFLA l'T(0
R.O.S.,N526
„
P P
! ! 4 p
~
~
~ ~ ~
Q~ RQ
~ ,^~~
~
~ ~~F ~ ~
+~q
; ~ RR
k ~~ ~~ ~~
q s ~~
i
~
p
'
Q
X <> n $ ~
$o Q ' ~ ~ ~~ ~ ~
~
0 ~~ °pr~ '
~ ~~
4
R
o a~ ~~ !~ ~
RIA ~°
l
s ~ q ~~~ ~ ~~ ~
~~~ ~ ~ ~~
o
~>~ .
g ~
g 4
QF ~ ~~~ ~~ .c
~ ~
g~ ~ ~~ ~ ~ '+
yg
S
~ b >"
~
~
~
gS ~ '~ ~~ ~
iyp[1
~ ~ ~ S
}g
K
~ IR '~
R~~~ ~
~_ °~ -
Z
m
n
z !P ® • o
O
~ ,
~ ^ ?~ 'p+ y
~ ~v C w ? o m
= C n
~
s a m
2 '~
m c
a
\
~
~ p A N r ~i
~
~ ~ ~
"'
~ m ~ ~ a
Z
A m ~
A
0
D N
l7 O
n Q
U
o?a
y
~ o
T~
Z
n
`_ a a
>, ~ _
' ,~ n
oa ~
a
i~
D
;D
rr
Cn
<_-
~~ z
o ~. T D
~° s~
~ _~ y ~ 7
O O> O
~zon
7C
~ O Z N V
~w~m
o rn
zZ ~~
~~ ~W
~m z~
o~ ~ C\~/
v
1
• ~
~ ~~I~^J
O V•
z
O O
r-----------~-•------- -----------------------~~maae~e~°~t- -----~ -------- q~---~
a
I ~~
i _ ~hr
..:,
. ,,~-, , ,,,. , .~~ ~ I
:~.:, : .:
:x:s; ~
>;
d
...
~ •~.
~'; ~.': ..i:.
_' ~S~ .. ~ ~)I
i ~~ m _~`
:,: ~
r j i ati• I
'•, ,~~
a~ ~'~ i'•
~ ~ 00000 •. ~; ~"
q
C
I d s'1 •i '~~~J ~~'• I
I ~~ - 1 ;
i~ e q A~" 1
__ ..~ I ~ I
e ^ s~ e
• • r r ~ ! ~ 9 ~ ii~1i148~ ~ r r
~s ~ ~ ~~
~ ~ ~~~~ ~~~~~~~~ ~ ~~~ 1 ~ ~ ~ ss ~~ s~ ~~~
~ ~ ~~ ~ Rid ~ ~
~ ~. 0 ~ ~ a ~ ~ ~ ~ ~~ ~ s
~~ € ~ ~e ~~ ~~ ~~ ~~ ~ ~ ~ ~ ~~ ~
a ~ ~ ~ ~ ~ ~~ r~ ~ ~~ ~: $
^^
~~~ ~ t ~~ ~~ ~~ ~~~~~ ;E~iEi~~~iEiE ~~~ 4g~444K4~r, ~_ . 3
~a~a ~~ ~ ~ ~i 5~~~~
i A ~ ~ ~
~~ ~~
~ ~ ~ ~ ~ K
r
~ ! NM ENTERPRISE, L.L.C. ,••• ..:::ik.,..
i•-t,• E
~ ~ ~ RIVER BIRCH COURTYARD - ~'~~~' ~~'
RESOLUTION SUB. MERIDIAN, IDAfiO ::;;, ~ ~'
xrwsir.tmm"-me~.mw.u~mxar .f•.'
Ada County Highway District
Right-of--Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday, March
23, 2004. Tech Review for this item was held with the applicant on Friday, March 19, 2004 per fax. Please
refer to the attachment for appeal guidelines.
Staff contact: Joyce Newton: phone 208-387-6171, fax 208-387-6393, a-mail jnewton@achd.ada.id.us
File Numbers: MPFP04-003/Riverbirch Courtyard Condominium Subdivision
Site address: East Gale Street, south of Overland Road
Owner/Applicant: NW Enterprises LLC
391 W. State Street, Suite G
Eagle, Idaho 83616
Representative: Roylance & Associates
Jason Densmer
391 W. State Street, Suite E
Eagle, Idaho 83616
Application Information:
The Ada County Highway District (ACRD) staff has received the above referenced application requesting
condominium preliminary and final plat approval to re-plat Lot 2, Block 1 of Gala Park Subdivision. The
proposed subdivision consists of one commercial building. No roadway changes are being proposed for Lot
2, Block 1 of Gala Park Subdivision other then the re-platting to provide ownership for space within the
building walls. The 1.24-acres site is located on East Gala Street south of Overland Road.
Acreage: 1.24-acres
Current Zoning: C-G (General Retail and Service Commercial)
Proposed Uses: Medical/Dental
May of 2000, the Ada County Highway District staff reviewed this site as Lot 1, Block 2 of Resolution
Subdivision No. 1. The application was a re-subdivision of the previously approved commercial lot. As part of
Resolution No. 1 access to Overland Road was prohibited.
On April 4, 2003, the Ada County Highway District staff reviewed a preliminary and final plat approval fora 2-
lot commercial subdivision.
Vicinity Map
MPFP04-003/M CUP04-007/Riverbirch Courtyard
Overland Road, Gala Street
•
A. Findings of Fact
1. Trip Generation:
This development is estimated to generate 433 additional vehicle trips per day (0-existing) based on
the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: /I
There will be an impact fee that is assessed and due prior to issuance of a building permit. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that time.
3. Traffic Impact Study:
A traffic impact study was not required with this application.
4. Site Information:
The site is currently undeveloped
5. Description of Adjacent Surrounding Area including Zoning:
a. North: Commercial/undeveloped parcel/CG
b. South: School/R-4
c. East: Commercial/L-O
d. West: Commercial/L-O
6. Impacted Roadways
Overland Road:
Frontage: Approximately 160-feet
Functional Street Classification: Minor Arterial
Traffic count: East of Locust Grove Road was 12,115 on 6/10/02
Level of Service: Better than "C"
Speed limit: 40-mph
An acceptable level of service for this segment of roadway is "C" or 30, 000 vehicle trips per day
Gala Street:
Frontage: Approximately 160=feet
Functional Street Classification: Local Commercial
Speed limit: 25-mph
7. Roadway Improvements Adjacent To and Near the Site
ACHD improved Overland Road in this area to be a 5-lane roadway with curb, gutter and sidewalk
including bike lanes.
Gala Street is improved with a 40-foot street section with curb, gutter and sidewalk abutting the site.
8. Existing Right-of-Way
Overland Road currently has 96-feet of right-of-way (48-feet from centerline) abutting the site.
Gala Street currently has 58-feet of right-of-way (29-feet from centerline) abutting the site.
2
•
9. Existing Access to the Site
Access into the site is only provided from Gala Street with no direct access to Overland Road.
B. Findings for Consideration
Right-of-Way
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.
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 a 5-foot wide
detached concrete sidewalk.
There is sufficient right-of--way on Overland Road and Gala Streef abutting the site. Therefore no
additional right-of-way should be required with this application.
2. Minor Improvements
District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace
deteriorated facilities.
The applicant should be required to repair any existing damaged sidewalk; curb and gutter
construction or replacement; replacement of unused driveways with standard curb, gutter and
sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other
similar items in order to correct deficiencies or replace deteriorated facilities. The applicant should be
required to work with the Development staff to correct any deficiencies abutting the site.
3. Driveways
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
The applicant should be required to locate any driveway on Gala Street a minimum of 50-feet
(measured near edge to near edge) from any intersection.
The applicant should be required to pave the driveway its full width and at lust 30-feet into the site
beyond the edge of pavement of the existing roadway edge.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, 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 with 15-foot radii abutting the existing roadway edge.
3
•
C. Site Specific Conditions of Approval
Locate driveways on Gala Street a minimum of 50-feet from any public street intersection (measured
near edge to near edge). The applicant shall be required to pave the driveways on Gala Street their
full width (maximum 36-feet) and at least 30-feet into the site beyond the edge of pavement of the
roadway.
2. Direct lot or parcel access to Overland Road is prohibited. Lot access restrictions as required with this
application shall be stated on the final plat.
3. The applicant shall be required to repair any existing damaged sidewalk; curb and gutter construction
or replacement; replacement of unused driveways with standard curb, gutter and sidewalk;
installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar
items in order to correct deficiencies or replace deteriorated facilities. The applicant shall be required
to work with the Development staff to correct any deficiencies abutting the site.
4. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
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. 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.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
4
•
9. 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 (1-800-342-1585) at least two full business days prior to breaking
ground within ACRD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACRD conduits (spare or filled) are compromised during any phase of construction.
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 the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
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 and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
5
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 ACRD 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.
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.
6
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACRD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
i
^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 two (2) sets 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 ACHD, then
architectural plans maybe 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.
DID YOUREMEMBER:
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:
a) Traffic Control Plan
b) An Erosion & Sediment Control Nanrative & 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 ACRD Construction -Subdivision to be reviewed and approved by the ACHD 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
• ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
C ~
~ ,g m
~E ~
~U~
0
m~
m=
m
c ° Ed
o~V
a mm m
m V O
~s$
o~ c
m~~
E ~ nm
m`c =,
t` -
Figure 1
W
U
O
a
z
1
I
i
i
!~
I j
~c~
~j
U'
I L
'03
j r
m
'°I
`~~
14
a~
~j
m~
~~i
g3~
dt
o~
m
~~t
0
r
~~~-°
I~
.a
_~
3
I~
I~
i~
III
O
m
m
s~
m
O
~'~
~~
i~
~~
Em~'
a
o ...
m;~,.
~ ~, a ~
~ OLL
G
I~~~~'
6
~~-~
s` ~ ~'_
g~~~
g~s~
maag
~Ea~,
m
mcg'e
a • m o
C ~ S
o$
m
mD
'n
~~
E~
q
g
~n
I°
~'
n
i
I
~>
nfl
IQa ~
~ ~ E
~ a
~~
~9~9`I
I~'~~
II ~ ~~ i
J
`c~
I M
,E'I
O ~
!o
as
;~~~
iCa
~~~~
;~:p
J~~
'm
y
~••~
~ s
l~m~~
j~~s~E
I m m a E
o m °
~ V
m $
O
m -SQ
a a
e_° c g^g
d'~6
~ m o
msg<
fiv m~
:~~~
t ± ~ e
~m#~
E~.~
UQE ~ ~
q
~m
!_
m
a ~, 3
~ ~~
~ ~, ~ m
m ~~ ~
=~~~1
~ ~-~
~~ ~!
m~~~
t_.aa;
.~~~~
wa~ml
~s=~
°oEml
~E~=~
a ~ ~I
~ ~zl
~~
°
N t C
g L n;
E c a o ,
p ~ m m
U ~ m m ;
m~~T
~I
~ ~
c E rr~~
c c~"3°
m C j
~ o
me QC
U m ~ L .
g~~ro~
m m
m5€al
.m I
~ Y!
C$ ~
t O
~m
~~n
~~ e''
I~~~
m ~
=s
s~ ~
:~
I°~
m
f m
-----
G~~ It I'~m °°'
m 8~ m ~ m ~ m C m e
gym: ~Em~~l :~ N;
=nvm~.m~~om.U~ ~E ;
immsa' IE '~
jmFmi '~mi ILE ~ a n
,m um~ L! I~..! mt
i ~ d ~ J --
-_I
~v.~
~g
m m
v I
'? C O ~
°
m m c
~ E m
L
~a I
__~__ .
~~_4I
4 ~ o a r ............................
Eem.~
~ n£~
~Es
0
°-<~
o m
~
~
°
cm
3~
i~~ m~~ m
9
w am
$~~E~
m q
~~ L
!
~
I m
o~ m
Cm m m t 4
t
_~
I+ m
p
E E
GG
~ m ~
m
~~~I
m
i ' ffi
mqa~
I - m°g~l
~o
--- i Em~o
„Some
I
€;
'~Q ~ JO~~
E
a
ai
~~
Ioom~~
~ _
E
9 ~
~~m~'
mE~a
~
~m
~a~~~
m
' ~
m m
m
S m m~ ~
i ~ ~ m ~ I m m
~ m
!, a ~ m ~'
E .~ °
~
° c c .._.._..----~
m m m m
E ~ ~ m '
O m ~ ~
m~ °~;.
m
~O
Zi =
n
m