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HomeMy WebLinkAboutPZ - ACHD Revised Report 1 Paramount Director Subdivision Development Services Department Project/File: Paramount Director/ MPP16-0027/ H-2016-0104 This is a rezone and preliminary plat application to allow for the development of 196 building lots and 12 common lots on 35.63 acres. The site is located at the SWC of Meridian Road and Chinden Boulevard in Meridian, Idaho. Lead Agency: City of Meridian Site address: SWC of Meridian/Chinden Staff Approval: October 11, 2016 Applicant: Mike Wardle Brighton Investment/Land Holdings 21601 W. Explorer #200 Boise, ID 83713 Representative: Same as above Staff Contact: Mindy Wallace, AICP Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a rezone and preliminary plat application to allow for the development of 196 building lots and 12 common lots on 35.63 acres. The site is located at the SWC of Meridian Road and Chinden Boulevard in Meridian, Idaho. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family residential/office MU-DA (Eagle) South Single family residential R-8 East Church RUT (Ada County) West Single family residential/Assisted Living R-8/C-C 3. Site History: ACHD previously reviewed this site as part of Paramount Subdivision in March of 2005. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Paramount Subdivision is in various phases of development directly south of the site. • Ashbury Subdivision is in various phases of development directly north of the site. 2 Paramount Director Subdivision • Reynard Subdivision is in various phases of development northwest of the site. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 1 centerline mile of new public road. 7. 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. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Meridian Road is listed in the 2016 CIP to be widened to 3-lanes from McMillan Road to Chinden Boulevard between 2031and 2035. • Linder Road is listed in the 2016 CIP to be widened to 5-lanes from McMillan Road to Chinden Boulevard between 2021 and 2025. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,140 vehicle trips per day; 101 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a three-lane principal arterial is “E” (880 VPH). * Acceptable level of service for a two-lane minor arterial is “D” (550 VPH). * Acceptable level of service for a three-lane minor arterial is “D” (720 VPH) * Acceptable level of service for a two-lane collector is “D” (425 VPH). * Acceptable level of service for a three-lane collector is “D” (530 VPH). ** ACHD does not set level of service thresholds for State Highways. 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 Chinden Boulevard east of Linder Road was 19,570 on 3/26/14. • The average daily traffic count for Meridian Road south of Producer was 8,434 on 9/24/14. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **Chinden Boulevard 1,800-feet Principal Arterial 1,016 “F” Meridian Road 720-feet Minor Arterial 407 Better than “D” Fox Run 385-feet Collector 82 Better than “D” 3 Paramount Director Subdivision • The average daily traffic count for Fox Run south of Chinden Boulevard was 1,822 on 4/24/14. C. Findings for Consideration 1. Chinden Boulevard/SH 20-26 Chinden Boulevard/ SH 20-26 is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on Chinden Boulevard/ SH 20-26. Staff Comments/Recommendations: Comply with requirements of ITD and City of Meridian for the US-20/26/ Chinden Boulevard frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. 2. Meridian Road a. Existing Conditions: Meridian Road is improved with 2 to 3-travel lanes, and no curb, gutter or sidewalk abutting the site. There is 50 to 75-feet of right-of-way for Meridian Road (25-feet from centerline). 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 Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk 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. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- 4 Paramount Director Subdivision 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: ACHD 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 3-lanes and on-street bike lanes, a 46-foot street section within 74-feet of right-of-way. c. Applicant Proposal: The applicant hasn’t proposed any improvements to Meridian Road abutting the site. d. Staff Comments/Recommendations: Consistent with the MSM, the applicant should be required to dedicate right-of -way to total 37-feet from the centerline of Meridian Road abutting the site. The applicant should be required to construct a 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the centerline of Meridian Road abutting the site. A permanent right-of-way easement should be provided if public sidewalks are located outside of the dedicated right-of-way. 3. Fox Run a. Existing Conditions: Fox Way Run is improved with 2-travel lanes, vertical curb, gutter, and 4-foot wide detached concrete sidewalks abutting the site. There is 60-feet of right-of-way for Fox Way Run (30-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: District 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. 5 Paramount Director Subdivision Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 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: ACHD 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 Fox Way Run is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 47-foot street section within 69-feet of right-of-way. c. Applicant Proposal: The applicant hasn’t proposed any improvements to Fox Run Way abutting the site. d. Staff Comments/Recommendations: Fox Run Way is fully-improved and meets the requirements for a Residential Collector; therefore, no additional right-of-way should be required with this application. However, Section 7206.5.6 requires sidewalks to be at least 5-feet wide to meet current ADA standards. Therefore, the applicant should be required to reconstruct the sidewalk to be 5- feet in width or provide 5’ X 5’ turnout areas every 200 feet from the north end of Fox Run Way to the south property line abutting the site to meet ADA standards. 4. Director Street a. Existing Conditions: Director Street is improved with 2-travel lanes, vertical curb, gutter, an 8-foot wide planter strip and a10-foot wide regional asphalt path abutting the site. There is 50- feet of right-of-way for Director Street (25-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. 6 Paramount Director Subdivision Residential Collector Policy: District 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. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 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: ACHD 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. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector roadway should continue through the property stubbing to the west. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 47- foot street section within 69-feet of right-of-way. c. Applicant Proposal: The applicant hasn’t proposed any improvements to Director Street abutting the site. d. Staff Comments/Recommendations: Director Street is fully-improved and meets the requirements for a Residential Collector; therefore, no additional right-of-way should be required as part of this application. Consistent with ACHD’s Minor Improvement policy, the applicant should be required to replace any broken or deteriorated portions of curb and gutter on Director Street abutting the site. 5. Internal Local Streets a. Existing Conditions: There are no internal streets within the site. 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. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard 7 Paramount Director Subdivision street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 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 and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of-curb) for developments with any buildable lot that is less than 1 acre in size. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, 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 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. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant has proposed to extend two stub streets, Garbo Way and Peppard Avenue to provide access to the site. The entry portion of both roadways is proposed to be constructed with two 20-foot wide travel lanes, a 12-foot wide center landscape island, curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalks. 8 Paramount Director Subdivision The applicant has proposed to construct the internal local streets as 33-foot street sections with rolled curb, gutter, and 5-foot wide attached concrete sidewalks within 47-feet of right-of- way with a portion of the sidewalk in an easement. The applicant has proposed to construct bulb-outs though out the site on all of the internal local streets. The bulb-outs are proposed to be constructed to provide 24-feet of pavement from back of curb to back of curb. In the areas that are proposed to be constructed with bulb- outs, the applicant has proposed to construct curb, gutter, and a 6-foot wide planter strips within 47-feet of right-of-way. 5-foot wide detached concrete sidewalks are proposed to be located outside of the right-of-way in an easement. The applicant has proposed to construct 9 diagonal parking spaces outside of the right-of-way on Mitchum Avenue, to provide parking for a community park. The applicant has proposed to wrap a 5-foot wide detached concrete sidewalk around the outside of the 9 parking spaces. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to provide written Fire Department approval for use of the reduced street section and the bulb-outs. The bulb-outs should be designed to provide a minimum of 24-feet of pavement from back of curb to back of curb and provide a minimum inside radius 26-feet. The applicant should be required to provide a permanent right-of-way easement for the public sidewalks placed outside of the dedicated right-of-way. The applicant should be required to dedicate the center landscape islands on Garbo Way and Peppard Avenue as right-of-way owned by ACHD. The applicant or the home owners association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape islands. The 9 diagonal parking spaces proposed to be constructed on Mitchum Avenue should be completely outside of the right-of-way and a 5-foot wide detached concrete sidewalk should be constructed around the parking lot tying into the sidewalk on either side as proposed. The applicant should be required to terminate Channing Way at Everest Drive and construct a driveway to provide secondary emergency access and access to 2 building lots. 6. Roadway Offsets a. Existing Conditions: There are two stub streets to the site, both intersect Director Street. Garbo Way is located approximately 675-feet east of Bacall Drive, and Peppard Avenue is located approximately 400-feet east of Garbo Way. b. Policy: Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125- feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant is proposing to use the existing stub streets, Garbo Way and Peppard Avenue, which intersect Director Street to provide access to the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. All of the internal local streets meet or exceed the required local street offset of 125-feet. 9 Paramount Director Subdivision 7. Driveways 7.1 Garbo Way/Mitchum Avenue a. Existing Conditions: There are no driveways within the site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways located near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, 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 two 24-foot wide driveways. One onto Garbo Way, located approximately 230-feet north of Director Street and one onto Mitchum Avenue, located approximately 65-feet south of Boulder Bar Drive. d. Staff Comments/Recommendations: The applicant’s proposal for the two 24-foot wide driveways, one onto Garbo Way and one onto Mitchum Avenue should be approved, as proposed. The applicant should be required to pave both driveways there full width at least 30- feet into the site beyond the edge of pavement of Garbo Way and Mitchum Avenue. 8. Parking As part of this application the applicant is asking the City of Meridian for a waiver of their Unified Development Code, UDC Section 11-3C:6, which requires 4 parking spaces per unit with at least two in an enclosed garage and the other 2 on an adjacent parking pad. The applicant specifically requested a waiver for their Cadence product (portion of the development east of Garbo Way), which will have the 2 car garages, but not the additional 2 on-site parking spaces. The applicant notes the availability of on-street parking and 43 off-street parking spaces provided for the community pool/club house and 9 additional spaces provided for the playground, as part of the justification for their requested waiver of Meridian’s UDC. ACHD does not allow on-street parking to be counted towards an applicant’s parking requirements, as on-street parking can be modified or removed at any time. The availability of on-street parking should not be taken into consideration by the City of Meridian when determining whether or not to grant a waiver of their UDC. 9. 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. 10. 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 10 Paramount Director Subdivision 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. 11. Other Access Meridian Road is classified as a minor arterial roadway, Fox Run Way and Director Street are classified as collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Comply with the requirements of ITD and City of Meridian for any project improvements within the State right-of-way for the US-20/26/ Chinden Boulevard frontage. Submit to the District copies of State right-of-way permits, if any, prior to District approval of the final plat. 2. Dedicate 37-feet of right-of-way from the centerline of Meridian Road abutting the site. Construct a 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the centerline of Meridian Road abutting the site. Provide a permanent right-of-way easement if public sidewalks are located outside of the dedicated right-of-way. 3. Reconstruct the sidewalk on Fox Run Way abutting the site to be 5-feet in width or provide 5’ X 5’ turnout areas every 200 feet to meet ADA standards. 4. Replace any broken or deteriorated portions of curb and gutter on Director Street abutting the site. 5. Extend two stub streets, Garbo Way and Peppard Avenue into the site. Construct the entry portion of both roadways with two 20-foot wide travel lanes, a 12-foot wide center landscape island, curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalks. 6. Dedicate the center landscape islands on Garbo Way and Peppard Avenue as right-of-way owned by ACHD. The applicant or the home owners association shall enter into a license agreement with ACHD for any landscaping to be located within the center landscape islands. 7. Construct the internal local streets as 33-foot street sections with rolled curb, gutter, and 5-foot wide attached concrete sidewalks within 47-feet of right-of-way, as proposed. 8. Construct bulb-outs though out the site on all of the internal local street, as proposed. Construct the bulb-out to provide a minimum of 24-feet of pavement from back of curb to back of curb and with a minimum inside radius 26-feet. 9. Provide written Fire Department approval for use of the reduced street section and the bulb-outs. 10. Provide a permanent right-of-way easement for all sidewalks located outside of the dedicated right-of-way. 11. If parking lots are constructed on any street they shall be located entirely outside of the right-of- way. Construct a 5-foot wide concrete sidewalk around the outside of the parking lots tying into the sidewalk on either side. 12. Terminate Channing Way at Everest Drive and construct a driveway to provide secondary emergency access and access to 2 building lots. 13. Construct one 24-foot wide driveway onto Garbo Way located 230-feet north of Director Street, as proposed. Pave the driveway its full width at least 30-feet into the site beyond the edge of pavement of Garbo Way. 11 Paramount Director Subdivision 14. Construct one 24-foot wide driveway onto Mitchum Avenue, located 65-feet south of Boulder Bar Drive, as proposed. Pave the driveway its full width at least 30-feet into the site beyond the edge of pavement of Mitchum Avenue. 15. Direct lot access is prohibited to Meridian Road, Fox Run Way, and Director Street and shall be noted on the final plat. 16. Payment of impacts fees are due prior to issuance of a building permit. 17. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of -way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right- of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) 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 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 12 Paramount Director Subdivision require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 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 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 Paramount Director Subdivision VICINITY MAP 14 Paramount Director Subdivision SITE PLAN 15 Paramount Director Subdivision 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 e-mail notification information. 16 Paramount Director Subdivision 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. Items to be completed by Applicant: 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 a Pre-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 a Pre-Con. 17 Paramount Director Subdivision Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services 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 Development Services 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.