ACHD CommentsDevelopment Services Department
t ~~` ~ ~
Project/File: MCZC-11-045/VUaI-Mart
This application is a certificate of zoning compliance application fora 157,000 S.F.
Wal--Mart store, and 12, 500 S. F. of restaurant uses on approximately 20 acres. The
site is located at the southeast corner of Stoddard and Overland in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: Southeast corner of Stoddard and Overland in Meridian, Idaho
Commission
Hearing:
Commission
Approval:
October 26, 2011
Regular Agenda
October 26, 2011
Applicant: Wal-Mart Real Estate Business Trust
2001 S. E 10th Street
Bentonville, AR 72712-6489
Representative: PACLAND -Nick Taylor
606 Columbia Street N.W, STE 106
Olympia, WA 98501
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallace(a~achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a certificate of zoning
compliance application fora 157,000 S.F. Wal-Mart store, and 12,500 S.F. of restaurant uses
on approximately 20 acres. The restaurants are proposed to be constructed on 3 out lots
adjacent to the Wal-Mart store.
2. Description of Adjacent Surroundins~ Area:
Direction Land Use Zonin
North General retail and service district C-G
South Sin le-famil Residential R-4
East General retail and service district C-G
West General retail and service district C-G
3. Site History: ACHD previously reviewed this site for annexation and rezone (MAZ -07-009) in
July 2007. The approval of the annexation and rezone application also included a development
agreement which allowed for the development of a big box store, such as the proposed Wal-
MCZC-11-045
Mart on the site. Additionally, ACHD reviewed a conditional use permit (MCUP-11-002)
application to allow adrive-thru facility for the proposed Wal-Mart to be within 300-feet of an
existing drive-thru establishment and residential district. This was approved by the City of
Meridian on September 1, 2011.
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. The following improvements are listed in the
District's Capital Improvement Plan (CIP):
• Overland Road between Locust Grove and Meridian Road is listed in the CIP for corridor
preservation to allow for the future widening of Overland Road to 7 lanes between 2019 to
2027.
Linder Road between Overland and Franklin Road is listed in the CIP for corridor
preservation to allow for the future widening of Linder Road tot 5 lanes between 2019 to
2027.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 10,011 additional vehicle trips per
day (0 existing); 540 additional vehicle trips per hour in the PM peak hour (0 existing), based on
the traffic impact study.
2. Traffic Impact Study
PacLand prepared a traffic impact study for the proposed Wal-Mart Development. Below is an
executive summary of the findings as presented by PacLand. The following executive summary
is not the opinion of ACHD staff. ACRD has reviewed the submitted traffic impact study for
consistency with ACHD policies and practices, and may have additional requirements beyond
what is noted in the summary. ACRD Staff comments on the submitted traffic impact study can
be found below under staff comments.
Meridian South Wal-Mart is a 19.75 +/- acre proposed development located on the southeast
corner of Overland Road and Stoddard Road in Meridian, Idaho. At full build-out (year 2014), the
site is planned to have 157,000 S.F. of retail use, and 12,500 S. F. of restaurant use. It is
expected to generate a gross total of 10,011 daily trips are new to the area 540 trips will occur
during the PM peak hour (based on pass by trip adjustment).
The location of the site offers good regional access opportunities to the traffic entering and leaving
the site. It can be regionally accessed from the East and West using the I-84/Meridian Road (SH-
69) and I-84 10 Mile Road Traffic Interchanges, respectively. It can also be regionally accessed
from the North and South using Meridian Road (SH-69) and Linder Road. Overland Road and
Stoddard Road, immediately adjacent to the site, will provide east-west and north-south
connectivity, respectively. At full build-out, the site can be directly accessed via Access Al and
A2 along Stoddard Road, and Access A3 along Overland Road. There is an additional shared
access to the site.
Through regional access to the site is easily available using the existing infrastructure,
improvements are recommended within the study area prior to full site build-out, to improve local
access to the site. These improvements are summarized below:
Full Build-out Improvements
2 MCZC-11-045
• Construct two new site access driveways along Stoddard Road (A1 and A2);
• Construct one new site access driveway along Overland Road (A3);
• Install stop sign control on all site access driveways (A1, A2, and A3);
• Install right turn only beneath the Access A2 westbound stop sign.
Staff Comments/Recommendations: Staff comments are provided by District Traffic Services
and Planning Review staff. Staff generally agrees with the findings and recommendations of the
submitted traffic impact study, and recommends approval of the study as submitted.
3. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak Existing Future
Roadway Frontage Classification Hour Hour Level Plus
' Level of
Traffic Count of Service Pro
ect Service
Overland 1,240- Principal Better than 985 "D"
Road feet Arterial 598 "E"
Stoddard
700-feet
Collector
96 Better than 191 "D"
Road „D„
*Acceptable level of service for afive-lane principal arterial is "E" (1,770 VPH).
* Acceptable level of service for athree-lane collector is "D" (530 VPH).
4. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Overland Road west of Stoddard was 6,884 on July
21, 2011.
The average daily traffic count for Stoddard Road south of Overland was 1,571 on July
21, 2011.
Conditions of Area Intersections
5. Signalized Intersection
LT =Left Turn Lane TH =Thru Lane RT =Right Turn Lane
Meridian/ NB NB NB SB SB EB EB EB WB W WB Over
Overland LT TH RT LT TH LT TH RT LT B RT All
TH
Current V/C 09 64 93 87 46 06 87 81 71 E
Raito .17 .45 • . . . . . . . .
Existing Plus
' 20 54 •11 .67 1.08 1.00 .56 .08 .97 .94 1.00 E
Pro
ect .
Future V/C ,26 53 •11 .67 1.08 1.01 .39 .09 1.01 .69 1.03 F
Ratio .
*An acceptable level of service for an intersection has an overall V/C ratio of 0.9 or less and lane group
V/C ratio of 1.0 or less.
LT =Left Turn Lane TH =Thru Lane RT =Right Turn Lane
3 MCZC-11-045
Lowes/ NB NB SB SB EB EB WB WB Over
Overland LT TH LT TH LT TH LT TH All
Current V/C 25 02 .01 .18 .04 .44 B
Raito .15 .01 • .
Existing Plus •28 .02 .01 .21 .05 .50 B
Pro'ect 17 .01
Future V/C 21 02 01 .21 .12 .47 C
Ratio .34 .04 • . .
*An acceptable level of service for an intersection has an overall V/C ratio of 0.9 or less and lane group
V/C ratio of 1.0 or less.
LT =Left Turn Lane TH = Thru Lane RT =Right Turn Lane
Stoddard/ NB NB SB SB EB EB WB WB Over
Overland LT TH LT TH LT TH LT TH All
Current V/C 17 03 01 .12 .12 .38 C
Raito 07 07 • . .
Existing Plus
' 09 08 •21 .04 .01 .16 .14 .42 C
Pro
ect
Future V/C •07 01 .02 .29 .19 .44 C
Ratio 28 06 .
''An acceptable level of service for an intersection has an overall V/C ratio of 0.9 or less and lane group
V/C ratio of 1.0 or less.
C. Findings for Consideration
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify
future roadway, intersection, and corridor needs in the South Meridian Area. Providing a
framework for future roadway improvements based on the land use designations. The plan was
created in collaboration with the City of Meridian and was adopted by the ACHD Commission on
May 27, 2009.
The SMTP recommends the construction of Overland Road as a 5 lane planned commercial
arterial and Stoddard Road as a 2 lane residential collector roadway.
2. Pedestrian Facilities
Neighboring property owners have contacted staff and raised concerns regarding pedestrian
access and the safe crossing of Overland Road between the site and Wahooz/Roaring Springs. It
should be noted that both sides of Overland Road are improved with bike lanes, curb, gutter and
sidewalk, and there are two signalized pedestrian crossings, one at the Overland/Stoddard
intersection and the other at the Overland/Roaring Springs intersection. Staff believes that the
existing pedestrian improvements and signalized crossings are adequate for pedestrians in the
area.
3. Overland Road
a. Existing Conditions: Overland Road is improved with 5-travel lanes, bike lanes, vertical
curb, gutter, and 7-foot wide attached sidewalk abutting the site. There is 92-feet of right-of-
way for Overland Road (46-feet from centerline).
4 MCZC-11-045
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width: District policies 7205.2.1 & 7205.5.1 state that the
standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of
right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Sidewalk Policy: District policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
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 Overland Road is designated in the
MSM as a Planned Commercial Arterial with 5-lanes and on-street bike lanes, a 82-foot street
section within 102-feet of right-of-way.
c. Applicant Proposal: The applicant hasn't proposed any improvements to Overland Road
abutting the site.
d. Staff Comments/Recommendations: Overland Road in its current configuration with 72-feet
of pavement curb-to-curb contains all of the elements of a Planned Commercial Arterial; as
such, staff does not recommend any improvements or right-of-way dedication as part of this
application.
Consistent with ACHD minor improvement policy, the applicant should be required to replace
any broken curb, gutter, or sidewalk on Overland Road abutting the site.
5 MCZC-11-045
4. Stoddard Road
a. Existing Conditions: Stoddard Road is improved with 2-3-travel lanes, and no curb, gutter or
sidewalk abutting the site. There is 64-feet of right-of-way for Stoddard Road (32-feet from
centerline).
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2-feet behind
the back-of-curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
Residential Collector Policy: 7206.5.2 states that the standard street section for a collector
in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider
a 33-foot or 29-foot street section with written fire department approval and taking into
consideration the needs of the adjacent land use, the projected volumes, the need for bicycle
lanes, and on-street parking.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector 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.
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.
ACHD Master Street Map: ACRD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of--way acquisition, collector street requirements, and specific roadway
features required through development. This segment of Stoddard Road is designated in the
MSM as a Residential Collector with 2-lanes, bike lanes and on-street parking, a 47-foot street
section within 69-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to construct curb, gutter, and an 8-foot wide
detached concrete sidewalk abutting the site on Stoddard Road. A portion of the sidewalk is
proposed to be located within a 5-foot wide sidewalk easement.
6 MCZC-11-045
d. Staff Comments/Recommendations: Both the MSM and the SMTP recommend that this
segment of Stoddard Road be constructed as a 2 lane residential collector roadway.
However, staff does not believe that a 2-lane roadway will be sufficient to accommodate the
turning movements of truck traffic generated by the proposed Wal-Mart, as the delivery trucks
are proposed to enter off of and exit onto Stoddard Road. Additionally, ACHD's prior actions
on Bear Creek Subdivision directly to the south, Freedomworks Subdivision directly to the
west, and Five Twelve Subdivision southwest of the site have required the construction of a S-
lane 46-foot wide collector roadway.
Given the need for additional pavement width to accommodate the truck traffic, and to be
consistent with existing roadway section, staff recommends a modification to the MSM to
allow Stoddard Road to be constructed as a 3-lane, 46-foot wide collector roadway within 70-
feet of right-of-way.
Therefore, the applicant should be required to widen and complete Stoddard Road as a 46-
foot street section with vertical curb, gutter, and 5-foot wide detached (or 7-foot wide attached)
concrete sidewalks abutting the site. The applicant should provide the District with a sidewalk
easement for any portion of the sidewalk located outside of the right-of-way.
5. Stub Streets
a. Existing Conditions: There is one existing stub street to the site, Alaska Avenue, located
approximately 1,180-feet east of Stoddard Road (measured near edge to near edge).
b. Policy:
Existing Stub Street Policy: District Policy 7207.2.4 states that an existing street, or a street
in an approved preliminary plat, which ends at a boundary of a proposed development shall
be extended in that development. The extension shall include provisions for continuation of
storm drainage facilities.
c. Applicant Proposal: The applicant is not proposing to extend Alaska Street into the site, but
instead is proposing to terminate the roadway with the construction of curb radius and
landscaping. The applicant is proposing to construct a pedestrian walkway from Alaska
Avenue to the site.
d. Staff Comments/Recommendations: Typically, the applicant would be required to extend
the stub street in to the site, however, staff recommends a waiver of policy, and approval of
the applicant's proposal to terminate Alaska Avenue with a curb radius, as proposed.
ACHD and the City of Meridian required the stub street to be constructed as a condition of
Bear Creek Subdivision in 1999.
Staff's recommendation is due to fact that the extension of the stub street is not desired by the
City of Meridian, the applicant, or the neighboring property owners in Bear Creek Subdivision
who testified against the extension of the stub street during the 2007 annexation and rezone
hearing for the site. The ACHD Commission did not require the extension of the stub street at
that time. Additionally, during the City of Meridian's August 23, 2011 City Council hearing on
a development agreement modification the Meridian Fire Department provided testimony
regarding the extension of the stub street, and concluded that it was not needed for
emergency purposes.
The terminus of the roadway should be constructed with an 18-foot radius to allow for
maintenance equipment to adequately sweep and maintain the roadway.
7 MCZC-11-045
6. Driveways
6.1 Overland Road
a. Existing Conditions: There are two existing driveways on Overland Road. One 35-foot wide
driveway is located approximately 470-feet (measured centerline to centerline) east of
Stoddard Road, and one 36-foot wide driveway is located approximately 825-feet (measured
centerline to centerline) east of Stoddard Road. The easterly driveway aligns with Blue
Marlin, a private on the north side Overland Road.
Additionally, there is an existing driveway (Lowe's) that intersects Overland Road at an
existing signalized intersection. The signalized intersection is located 1,260-feet west of
Meridian Road (measured centerline to centerline).
b. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.7 states that direct access to principal arterials is
typically prohibited. If a property has frontage on more than one street, access shall be taken
from the street having the lesser functional classification. If it is necessary to take access to
the higher classified street due to a lack of frontage, the minimum allowable spacing shall be
based on Table 1 b under District policy 7205.4.7, unless a waiver for the access point has
been approved by the District Commission. Driveways, when approved on a principal arterial
shall operate as a right-in/right-out only, and the District will require the construction of a
raised median to restrict the left turning movements.
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. The
guidelines below shall be used when more than one access point is being requested with a
development.
Additional driveways may be considered when one or more of the following conditions are
met:
The daily volume using one driveway exceeds 5,000 vehicles (total volume for
entering and exiting traffic).
Traffic using one driveway exceeds the volume to capacity ratio (v/c) equal to or
greater than 1, of a STOP controlled intersection during either the peak hour of
the street or the peak hour of the site traffic generation.
A District approved traffic impact study and analysis determines that conditions
warrant additional driveways.
Driveway Location Policy: District policy 7205.4.7 requires driveways located on principal
arterial roadways to be located a minimum of 355-feet from the nearest intersection for aright-
in/right-out only driveway. Full-access driveways are not allowed on principal arterial
roadways.
Successive Driveways: District policy 7205.4.7 Table 1 b, requires driveways located on
principal arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 400-
feetfrom any existing or proposed driveway.
8 MCZC-11-045
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
c.Applicant's Proposal: The applicant has proposed to utilize an existing driveway (Lowe's)
that intersects Overland Road at an existing signalized intersection. The signalized
intersection is located 1,260-feet west of Meridian Road and was constructed by ACRD with
the Overland Road widening project to provide access to the Lowe's, and the Roaring Spring
Water Park on the north side of Overland Road.
d. The applicant has proposed to close one existing 36-foot wide driveway on Overland Road
located approximately 470-feet east of Stoddard Road with curb, gutter, and sidewalk to
match the existing improvements on either side.
The applicant has proposed to utilize an existing 36-foot wide driveway, as a right-in/right-out
driveway on Overland Road located approximately 490-feet west of the Lowe's/Overland
intersection and 825-feet east of Stoddard Road. The applicant has proposed to restrict the
driveway to right-in/right-out with a porkchop style median. This driveway aligns with Blue
Marlin, a private road, on the north side of Overland Road.
e. Staff Comments/Recommendations: The applicants has proposal to utilize the existing
driveway at the signalized intersection (Lowe's/Overland Road) and to close the existing 35-
foot wide driveway onto Overland Road located 470-feet east of Stoddard Road. The
proposal meets District policy and should be approved, as proposed.
The applicant's proposal to utilize an existing driveway as a right-in/right-out driveway on
Overland Road in alignment with Blue Marlin, does not meet District Access Management
policy because the site has frontage on a lesser classified roadway (Stoddard), and already
has access onto Overland Road via the existing driveway/signalized intersection. However,
based on the submitted traffic impact study analysis, staff recommends a modification of
policy to allow the right-in/right-out driveway to be located as, proposed.
The applicant's engineer submitted a supplemental analysis to demonstrate the necessity of
the right-in/right-out driveway on Overland Road. The analysis showed that without the right-
in/right-out driveway the development will direct 6,820 vehicle trips per day to the
Lowe's/Roaring Springs signalized intersection. This meet's one of the conditions in District
policy 7205.4.4, (daily volume using one driveway exceeds 5,000 vehicles) which allows
consideration of an additional driveway onto Overland Road. With the addition of the right-
in/right-out driveway on Overland Road, the daily vehicle trips directed to the signalized
intersection that are generated by the site, are reduced to 3,940.
Additionally, staff believes the internal circulation of the site benefits from the additional
driveway, and the driveway would provide additional emergency access to the site.
Instead of restricting the driveway to right-in/right-out with a porkchop style median, the
applicant should restrict the driveway to right-in/right-out with the construction of a raised
median in the center of Overland Road. The median should begin 25-feet west of the stop bar
on Overland Road at the Overland/Lowe's intersection and extend west 75-feet beyond the
9 MCZC-11-045
west edge of the driveway. Coordinate the location, design, and signage of the right-in/right-
outdriveway onto Overland Road with District Traffic Services and Development Review staff.
The applicant should be required to pave the driveway its full width at least 30-feet into the
site beyond the edge of pavement.
6.2 Stoddard Road
a. Existing Conditions: There are no driveways on Stoddard Road that serve the site.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for afull-
access driveway and a minimum of 220-feet from the signalized intersection for aright-
in/right-out only driveway. Dimensions shall be measured from the centerline of the
intersection to the centerline of the driveway
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 40 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 285-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7206.4.6.
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's Proposal: The applicant has proposed to construct two driveways onto
Stoddard Road. One 36-foot wide driveway located at the site's south property line, and one
10 MCZC-11-045
36-foot wide right-in/right out driveway located approximately 220-feet (measured centerline to
centerline) south of Overland Road. The applicant has proposed to restrict the northern
driveway to right-in/right-out with the construction of a porkchop style median.
d. Staff Comments/Recommendations: The applicant's proposal to construct a 36-foot wide
full access driveway at the site's south property line meets District policy and should be
approved, as proposed.
The applicant's proposal to construct a 36-foot right-in/right-out driveway onto Stoddard Road
located 220-feet south of Overland Road, meets District policy, should be approved, as
proposed, with the exception of the construction of a porkchop style median. The applicant
should restrict the driveway with a raised median. The median should begin 25-feet south of
the stop bar on Stoddard Road at the Stoddard/Overland intersection and extend south 75-
feet beyond the south edge of the driveway. Coordinate the location, design, and signage of
the right-in/right-out driveway onto Stoddard Road with District Traffic Services and
Development Review staff.
The applicant should be required to pave both driveways their full width at least 30-feet into
the site beyond the edge of pavement.
7. 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.
8. 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.
9. Other Access
Overland Road is classified as principal arterials roadway. Stoddard Road is classified as a
collector roadway. Other than the access specifically approved with this application, direct lot
access is prohibited to these roadways.
D. Site Specific Conditions of Approval
1. Widen and complete Stoddard Road as a 46-foot street section with vertical curb, gutter, and 5-
foot wide detached (or 7-foot wide attached) concrete sidewalks abutting the site. Dedicated
additional right-of-way as to extend 2-feet behind the back of curb. Provide the District with a
sidewalk easement for any portion of the sidewalk located outside of the right-of-way.
2. Construct an 18-foot curb radius at the end of Alaska Avenue to terminate the street, as proposed
with curb, gutter and sidewalk.
3. Close an existing 36-foot wide driveway on Overland Road located approximately 470-feet east of
Stoddard Road with curb, gutter, and sidewalk to match the existing improvements on either side,
as proposed.
4. Utilize an existing 36-foot wide driveway, as a right-in/right-out driveway on Overland Road
located approximately 825-feet east of Stoddard Road, as proposed. Install a raised median to
11 MCZC-11-045
restrict the driveway to right-in/right-out only. Begin the median 25-feet west of the stop bar on
Overland Road at the Overland/Lowe's signalized intersection and extend west 75-feet beyond
the western edge of the driveway. Coordinate the location, design, and signage of the right-
in/right-out driveway onto Overland Road with District Traffic Services and Development Review
staff. Pave the driveway its full width at least 30-feet into the site beyond the edge of pavement.
5. Construct one 36-foot wide driveway on Stoddard Road at the site's south property line, as
proposed. Pave the driveway its full width at least 30-feet into the site beyond the edge of
pavement.
6. Construct one 36-foot wide right-in/right out driveway on Stoddard Road located approximately
220-feet south of Overland Road, as proposed. Install a raised median to restrict the driveway to
right-in/right-out only. Begin the median 25-feet of the south of the stop baron Stoddard Road at
the Stoddard/Overland intersection extending south 75-feet beyond the south edge of the
driveway. Coordinate the location, design, and signage of the right-in/right-out driveway onto
Stoddard Road with District Traffic Services and Development Review staff. Pave the driveway
its full width at least 30-feet into the site beyond the edge of pavement.
7. Comply with the District's Tree Planter and Landscaping policies.
8. Other than access specifically approved with this application direct lot access to Overland Road
and Stoddard Road is prohibited.
9. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the ACRD right-of-way.
2. Private sewer or water systems are prohibited from being located within the ACHD right-of-
way.
3. In accordance with District policy, 7203.6, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's enctineer 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 ACRD 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 ACRD
Traffic Operations 387-6190 in the event any ACRD 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 ACRD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
12 MCZC-11-045
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless 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. 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.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
13 MCZC-11-045
14 MCZC-11-045
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15 MCZC-11-045
Letters from Neighboring Property Owners
June 26, 2011
Hi Mindy,
Per our conversation, I am writing to address a concern I have with the additional traffic that Wal-Mart
will generate across the street from Roaring Springs &Wahooz Family Fun Zone. Roaring Springs
has a traffic light at its' main entrance across from Lowes. I would like to see a flash light pedestrian
sign with lights in the cross walk to protect the kids and families from crossing Overland Road. The
steep grade from Meridian Road (going West) to our intersection (light) traffic comes up on the traffic
light quite quickly. I have seen cars go through the red light especially in the evening hours when the
sun is setting to the west. I know a traffic study will be conducted and results may show this and other
things may be required.
The entrance across for Wal-mart from Blue Marlin Lane is another concern. Will there be a cross walk
there?
I spoke with Nick Taylor, Project Manager, 360-786-9500 for PacLand (Wal-mart) and he wanted me to
also send this to Peter Friedman with the City of Meridian.
would like to kept in the loop if there are any public hearing.
I appreciate your time.
Thanks,
Patrick Morandi, Managing Partner
Wahooz Family Fun Zone, Pinz ~ Roaring Springs Waterpark
400 W. Overland, Rd
Meridian, ID 83642
(208) 493-5134 office
(208) 514-9069 cell
(208) 884-4510 fax
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16
MCZC-11-045
Delivered electronicallyto commentsCa~spinkbutler.com
Two pages total
June 23, 2011
JoAnn C. Butler
Spink Butler, LLP
P.O. Box 639
Boise, ID 83701
Regarding Proposed Walmart Store at Overland & Stoddard
Dear JoAnn - Thank you for the information that you and the other members of the Wahnart team shared
at the June 14`h neighborhood meeting. It was very helpful and we have taken it into consideration for our
comments below. Based upon our street address, you were not required to notify us directly of the meeting
so we would appreciate it if you would add us to your distribution list for any future information or updates.
We understand the value of and support economic development efforts in our community. Smart and
sensible development on the corner of Overland & Stoddard will be good for our city and for our tax base.
In doing so, we want to be sure it is consistent with the theme prominently displayed on the City of
Meridian's website - "Built for Business... Designed for Living'
Our home is in Bear Creek subdivision so we live in close proximity and want to be sure there is a balance
between economic development and the quality of life for the hundreds of nearby homes. Some specific
suggestions follow in alphabetical order:
Alaska Street -Ensure that it continues to be for only for emergency access and not extended for
vehicular use.
Fencing -You are probablyfamiliarwhh the old western saying that "good fences make good
neighbors". In addition, to the fence work that you will do, if homeowners concur, on the southern border
we strongly recommend that you erect a tall vinyl fence along Stoddard on the east side of the proposed
pedestrian walkway. Between the fence and the store we hope you will denselyplant tall trees to further
shield the view. Stoddard is the main access to the three major entrances to Bear Creek and these actions
will shield your loading trucks and docks from public view. In driving bythe back of other Walmart stores
in the area we observed that empty pallets, recycled cardboard and trash bins are in clear view. This is not
the view we want adjacent to the primary entrances to our subdivision and our top y~ty is to have
Stoddard fenced and denselvplanted with trees.
Landscaping - We are very impressed with the landscaping that was done around the Walgreens on
the corner of Overland and Meridian Road. We respectfully request that you will use the large rocks,
multiple trees and flowering shrubs as a benchmark for this development.
Operating Hours -Due to the close proximity of a residential area, it would be sensible to restrict
operating hours so that the noise, lights and activity is limited to a reasonable time such as 7 am to 10 pm.
17 MCZC-11-045
In doing so, ensure that trucks amve at the property at a time that children aren't walking around or adults
are trying to sleep!
Store Size and Type - We are intrigued by what we have heard and read about Walmart
Neighborhood Markets. It really seems like the smaller foot print of this store concept would work well in
this area. We also ask that you seriously re-consider a drive thru pharmacy and the associated parking that
would be adjacent to our residential area and thus create noise and traffic.
Traffic and Safety Crossings - We ask that in addition to looking at the impact studies on
Overland & Linder Roads that you consider the additional strains on Stoddard and the Calderwood exit to
Meridian Road. With the proximity of the water park and approved development of a school on south
Stoddard at some point there will be a real need for pedestrian safety crossings. In addition, it is likely that
traffic from southwestern Meridian and Kuna will access this site and thus increase traffic on Stoddard. As
a result, homeowners will probably try to avoid Overland and Stoddard by exiting and entering on
Calderwood which is alreadyvery difficult due to the high volume of traffic on Meridian and Kuna Road.
We hope you will consider funding additional stop lights and pedestrian crossings on all of these streets.
We appreciate the opportunity to provide some constructive comments that are consistent with the City of
Meridian's theme - `Built for Bu~inerr... Designed for Living' : We are hopeful that whatever development occurs
will be well done and the start of a good working relationship with the Bear Creek homeowners. If you
have anyquestions or need additional information please feel free to contact us.
Sincerely,
Jim ~' Sara
Jim and Sara Schmidt
649 W. Christopher St.
Meridian, ID 83642
saraCa~ summit-business-solutions.com
208/258-2098
Cc: Bear Creek Homeowner's Association Board of Directors
City of Meridian
Ada County Highway District
18 MCZC-11-045
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.
19 MCZC-11-045
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 ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one 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.
t0 b6 COI'r1DIAbd b1f ADOrk:~fllt:
^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 ACRD, 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 Approaches)
• 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 8 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.
20 MCZC-11-045
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
21 MCZC-11-045
f ~~~~~
(io,w.~wLtXul~p ~iu.
October 27, 2011
To: Wal-Mart Real Estate Business Trust
2001 S.E. 10th Street
Bentonville, AR 72712-6489
Subject: MCZC-11-045/Wal-Mart
Rebecca W. Amold, President
John S. Franden, Vice President
Carol A. McKee, Commissioner
Sara M. Baker, Commissioner
David L Case, Commissioner
On October 26, 2011 the Ada County Highway District Commission 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) 387-6178.
Sincerely,
/1~/Iu~Gv~c-(
Mindy Wallace
Planning Review Supervisor
Development Services
Ada County Highway District
CC: Project file
City of Meridian
PACLAND -Nick Taylor
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us