ACHD Comments~f~~ ~~~~
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Date: August 25, 2011
To: David Ruby (sent via email)
Erstad Architects
420 Main Street, Suite 202
Meridian, ID 83642
Rebecca W. Arnold, President
John S. Franden, Vice President
Carol A. McKee, Commissioner
Sara M. Baker, Commissioner
David L. Case, Commissioner
Subject: MCZC-11-028 & MDES-11-017
50 E. Carmel Drive
On August 25, 2011 the Ada County Highway District Staff acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6174.
Sincerely,
~~
Jarom Wagoner
Planner II
Development Services
Ada County Highway District
CC: Project file
City of Meridian (sent via email)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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Development Services Department
ProjectlFile: MCZC-11-028 8~ MDES-11-017
The applicant is requesting approval of a Certificate of Zoning Compliance and
Design Review application to allow for the construction of a 2,700 square foot
optometrist office. The site is located at 50 E. Carmel Drive in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: 50 E. Carmel Drive
Staff Approval: August 25, 2011
Applicant: Andy Erstad
Erstad Architects
420 Main Street, Ste. 202
Boise, ID 83702
Staff Contact: Jarom Wagoner
Phone: 387-6174
E-mail: jwagoner achdidaho.ora
Tech Review: August 19, 2011
A.
1.
Findings of Fact
Description of Application: The applicant is proposing to construct a 2,700 square foot
optometrist office. The site is currently vacated and is 1.12 acres in size.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zonin
North Communi Business District C-C
South Rural-Urban Transition Zone RUT
East Medium-Densi Residential District R-8
West Rural-Urban Transition Zone RUT
3. Site History: ACHD staff previously reviewed this site as MAZ-06-062 in December of 2006.
The requirements of this staff report are consistent with those of the prior action.
4. Impact Fees: 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.
5. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project
that are currently in the Five Year Work Program.
• Meridian Road is listed in the Capital Improvements Plan for Right-of--Way corridor preservation
only to accommodate the future widening of Meridian Road to five lanes between Ustick Road
and Cherry Lane between 2019 and 2027.
MCZC-11-028 &MDES-11-017
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 98 additional vehicle trips per day
(none existing); 9 additional vehicle trips per hour in the PM peak hour (none existing), based on
the Institute of Transportation Engineers Trip Generation Manual, 8'h edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak Existing
Roadway Frontage Classification Hour Hour Level Plus
'
Traffic Count of Service Pro
ect
Better than Better
Meridian Road 230-feet Minor Arterial 558 "D" than "D"
Carmel Street 280-feet Local N/A N/A N/A
* Acceptable level of service for athree-lane minor arterial is "D" (720 VPH).
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 Meridian Road south of Ustick Road was 11,475 on
November 17, 2009.
C. Findings for Consideration
1. Meridian Road
a. Existing Conditions: Meridian Road is improved with 3-travel lanes, vertical curb, gutter,
and 5-foot wide sidewalk, abutting the site. There is 60 to 70-feet of right-of-way for Meridian
Road (30 to 33-feet from centerline), abutting the site.
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.
Right-of-Way Policy: District Policy 7205.2.1.c states that the standard right-of--way width for
a 5-lane arterial roadway shall be 96-feet. This right-of-way allows for the construction of a S-
lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes.
Street Section Policy: District Policy 7205.5.2 states that the standard 5-lane street section
for arterial streets shall be 72-feet (back-of-curb to back-of-curb). This width typically
accommodates 2-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 states that concrete sidewalks at least five-feet wide
are required 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.
2 MCZC-11-028 & MDES-11-017
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
Appropriate easements shall be provided if public sidewalks are placed out of the 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: ACRD 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 Meridian Road is designated in the
MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 71-foot street section
within 97-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to expand the existing sidewalk by 5-feet, so
as to be 10-feet wide.
d. Staff Comments/Recommendations: Consistent with the MSM the applicant should be
required to dedicate 48-feet of right-of--way (15 to 18-feet additional) from the centerline of
Meridian Road, abutting the site.
The applicant's proposal to widen the existing sidewalk on Meridian Road by 5-feet to total 10-
feet inwidth should be approved, as proposed. This portion of sidewalk, known as the Five
Mile Creek Pathway, is within the Meridian Pathways Master Plan.
The applicant should provide the District with a sidewalk easement for any portion of sidewalk
not located within ACHD right-of-way.
Additionally, the applicant should be required to replace any deteriorated or deficient sidewalk,
curb and/or gutter along Meridian Road abutting the site, consistent with ACHD's Minor
Improvements Policy 7203.3.
2. Carmel Drive
a. Existing Conditions: Carmel Drive is improved with 2-travel lanes, vertical curb, gutter,
and 5-foot wide sidewalk abutting the site. There is 60-feet of right-of-way for Carmel Drive
(30-feet from centerline).
b. Policy
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets
shall general not be less than 50-feet wide.
Standard Urban (36-foot to 33-foot) Street Section Policy: District Policy 7207.5.2.1 states
that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for
developments with any buildable lot that is less than 1 acre in size. This street section shall
include curb, gutter, and minimum 5-foot concrete sidewalks on both sides.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalks are
required on both sides of all local streets, except those in rural developments with net
densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no
3 MCZC-11-028 & MDES-11-017
direct lot frontage, in which case a sidewalk shall be constructed along one side of the street.
Some local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of--curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
Appropriate easements shall be provided if public sidewalks are placed out of the 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.
c. Applicant Proposal: The applicant has not proposed any improvements to Carmel Drive.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed.
The applicant should be required to replace any deteriorated or deficient sidewalk, curb and/or
gutter along Carmel Drive abutting the site, consistent with ACHD's Minor Improvements
Policy 7203.3.
3. Driveways
3.1 Meridian Road
a. Existing Conditions: There is a 35-foot wide driveway on Meridian Road located
approximately 210-feet north of the intersection of Meridian Road and Carmel Drive.
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 current policies and 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.
Number of Driveways on Arterials Policy: District Policy 7205.4.4 states that the intent of
this policy is to limit the number of access points to those that are warranted or necessary to
serve the development, while maintaining the function and performance of the arterial.
Driveway Spacing on Minor Arterials Policy: District Policy 7205.4.6 states that direct lot or
parcel access to a minor arterial 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.
Successive Driveways Policy: District Policy 7205.4.6 Table 1a, requires driveways located
on minor arterial roadways away from a signalized intersection with a speed limit of 35 MPH to
align or offset a minimum of 330-feet from any existing or proposed driveway.
4 MCZC-11-028 & MDES-11-017
c. Applicant's Proposal: The applicant is proposing to close the 35-foot wide driveway located
approximately 210-feet north of the intersection of Meridian Road and Carmel Drive with
vertical curb, gutter and sidewalk.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved, as proposed.
3.2 Carmel Drive
a. Existing Conditions: There are no driveways on Carmel Drive, abutting the site.
b. Policy
Driveway Location Policy: District Policy 7208.4.1 requires driveways located near
intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the
nearest street intersection.
Successive Driveways Policy: District Policy 7208.4.1 states that away from an intersection
there are 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 states that commercial driveways shall be
restricted to a maximum width of 40-feet. These driveways should 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.
c. Applicant's Proposal: The applicant is proposing to construct a 27-foot wide driveway
located approximately 175-feet east of the intersection of Carmel Drive and Meridian Road
(measured centerline-to-centerline).
d. Staff Comments/Recommendations: The applicant's proposal meets District Driveway
Policy and should be approved, as proposed.
The applicant should be required to pave the driveway its entire width at least 30-feet into the
site beyond the edge of pavement.
4. 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.
5. 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.
6. Other Access
Meridian Road is classified as a minor arterial roadway. Direct lot access is prohibited to this
roadway.
5 MCZC-11-028 & MDES-11-017
D. Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Meridian Road, abutting the site. The
right-of--way purchase and sale agreement and deed must be completed and signed by the
applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30
business days to process the right-of-way dedication after receipt of all requested material. The
District will purchase the right-of-way which is in addition to existing right-of-way from available
Corridor Preservation Funds.
2. Replace the existing 35-foot wide driveway on Meridian Road, located 210-feet north of the
intersection of Meridian Road and Carmel Drive, with vertical curb, gutter and sidewalk, as
proposed.
3. Construct a 27-foot wide driveway onto Carmel Drive so as to be located approximately 175-feet
east of the intersection of Carmel Drive and Meridian Road. Pave the driveway its full width at
least 30-feet into the site beyond the edge of pavement.
4. Direct lot access is prohibited to Meridian Road.
5. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way.
2. Private sewer or water systems are prohibited from being located within the ACRD 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
6 MCZC-11-028 & MDES-11-017
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 ACRD Policy and Standard
Conditions of Approval in place at that time unless awaiver/variance of the requirements
or other legal relief is granted by the ACHD Commission.
F. 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 consistent with applicable federal, state and local laws.
Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
7 MCZC-11-028 & MDES-11-017
Vicinity Map
MCZC-11-028 & MDES-11-017
Site Plan
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MCZC-11-028 & MDES-11-017
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for a-mail notification information.
10 MCZC-11-028 & MDES-11-017
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACRD Planning Review Section will receive the development application to review
®The Planning Review Section will do ~ of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific conditions of
approval at this time.
®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.
It@tti'is tO b@ COIYIDI@~ bV /~DDIICaiit:
^For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the
Development Review Section for plan review and assessment of impact fees. (Note: if there are
no site improvements required by ACHD, then architectural plans may be submitted for purposes of
impact fee assessment.)
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 YOU REMEMBER:
Construction (Non-Subdivisions)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services
& Traffic Services). There is a one week turnaround for this approval.
^ Working in the ACHD 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 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 aPre-Construction Meeting an Erosion & Sediment Control Narrative &
Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and
approved by the ACHD Stormwater Section.
^ 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 is required prior to scheduling aPre-Con.
11 MCZC-11-028 & MDES-11-017
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.
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.
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 (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.
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.
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.
12 MCZC-11-028 & MDES-11-017