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HomeMy WebLinkAboutPZ - ACHD Comments REVISED - 7/11 Paul Woods, President Rebecca W. Arnold, Vice President Sara M. Baker, Commissioner Jim D. Hansen, Commissioner Kent Goldthorpe, Commissioner Committed to Service Development Services July 11, 2017 TO: ACHD Commission FROM: Dawn Battles, Planner SUBJECT: Request to Install Permeable Brick Pavers in Summerwood Subdivision Staff Report for July 19, 2017 Commission Meeting ___________________________________________________________________________________ Executive Summary The applicant is requesting preliminary plat approval for Summerwood Subdivision. The proposed subdivision consists of 26 residential lots and 5 common lots on 10 acres located on Daphne Street, west of Ten Mile Road and south of Black Cat Road. The applicant is requesting approval to install permeable brick pavers, also known as permeable interlocking concrete pavement, in new local streets in the proposed subdivision. The applicant, Mike McCollum is the Developer of the subdivision located to the east, Bridgetower Heights (Volterra Subdivision), and he received approval by the ACHD Commission on May 22, 2013 to install permeable brick pavers in lieu of the standard paved street section on the local roadways. Summerwood Subdivision is going to be incorporated into the Bridgetower Heights development. Facts & Findings 1. Mike McCollum, Developer, requests approval to install permeable interlocking concrete pavement (PICP) or permeable brick pavers in lieu of standard paved street sections on the local roadways within Summerwood Subdivision to match the existing improvements he constructed in the subdivision to the east. 2. The standards for design and construction, warranty and performance guarantees, and maintenance, are consistent with those required in the May 22, 2013 Commission approval. Recommendation Staff recommends approval of the use of PICP on the local roadways within Summerwood Subdivision. The site is located adjacent to Bridgetower Heights where the Commission previously granted approval for this alternative street type to this Developer. The design and construction of PICP shall meet the requirements outlined in the staff report and be limited to Summerwood Subdivision. Attachments: Staff Report 1 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 Development Services Department Project/File: Summerwood Subdivision/ MPP17-0022/ H-2017-0083 & H-2017-0084 The applicant is requesting approval for a development agreement modification and preliminary plat approval for Summerwood Subdivision. The proposed subdivision consists of 26 residential lots and 5 common lots on 9.98 acres located at 4052 & 4202 W. Daphne Street. Lead Agency: City of Meridian Site address: 4052 & 4202 W. Daphne Street Commission Hearing: July 19, 2017 Applicant: Jane Suggs WH Pacific, Inc. 2141 W. Airport Way, Ste. 104 Boise, ID 83705 Owner: Bridgetower Investments, Inc. 2228 W. Piazza Dr. Meridian, ID 83646 Staff Contact: Dawn Battles Phone: 387-6218 E-mail: dbattles@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting preliminary plat approval for Summerwood Subdivision. The proposed subdivision consists of 26 residential lots with 5 common lots on 9.98 acres. The site is zoned R-4, Medium-low density, consistent with the City of Meridian’s Comprehensive Plan. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium-lot Residential R-4 South Rural-Urban Transition RUT East Medium-low Residential R-4 West Rural-Urban Transition RUT 3. Site History: ACHD previously reviewed this site as Prato Villas Subdivision/ MAZ06-022/MPP- 06-022 in May 2006. ACHD also previously reviewed this site for Summerwood Subdivision/ MPP-13-043 in April 2014. The requirements of this staff report are consistent with those of the prior actions. 2 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Volterra Subdivision (Bridgewater Heights), a 613-lot mixed use development, located north and east of the site is in various stages of development. • Bainbridge Subdivision, a 428-lot single family and 1 church lot, located north of the site is in various states of development. • The Oaks Subdivision, a mixed use development encompassing 388 acres, located west of the site, was approved by ACHD on December 11, 2013. • Jump Creek Subdivision, a 318-lot development, located west of the site was approved by ACHD October 15, 2014. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.34 centerline miles 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): • McMillan Road is listed in the CIP to be widened to 3-lanes from Black Cat to Ten Mile between 2031 and 2035. • Black Cat Road is listed in the CIP to be widened to 5-lanes from Ustick Road to McMillan Road between 2021-2025. • Black Cat Road is listed in the CIP to be widened to 3-lanes from McMillan Road to Chinden Blvd (Hwy 20/26). • The intersection of McMillan Road and Black Cat Road is listed in the CIP to be constructed as a multi-lane roundabout with 2-lanes on the northbound leg, 2-lanes on the southbound leg, 1- lane on the eastbound leg, and 1-lane on the westbound leg, between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 228 additional vehicle trips per day (20 existing); 25 additional vehicle trips per hour in the PM peak hour (2 existing), 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) Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project McMillan Road 0-feet Minor Arterial 267 Better than “E” Better than “E” Black Cat Road 0-feet Minor Arterial 208 Better than “E” Better than “E” Daphne Street 285-feet Local N/A 3 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 * Acceptable level of service for a two-lane minor arterial is “E” (575 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for McMillan Road west of Black Cat Road was 3,265 on August 16, 2016. • The average daily traffic count for Black Cat Road north of Ustick Road was 4,131 on October 27, 2015. C. Findings for Consideration 1. Daphne Street a. Existing Conditions: Daphne Street is improved with 2-travel lanes (24-feet of pavement), and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Daphne Street (23-feet from centerline). There is an existing paved knuckle at the intersection of Daphne Street and Joy Street. 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 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- 4 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant’s Proposal: The applicant is not proposing any improvements to Daphne Street abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy and should not be approved as proposed. The applicant should be required to construct Daphne Street as ½ of a 36-foot street section (or, 33-foot street section with fire department approval) with curb, gutter and 5-foot wide sidewalk abutting the site. 2. Joy Street a. Existing Conditions: Joy Street is improved with 2-travel lanes (26-feet of pavement), and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Joy Street. There is an existing paved knuckle at the intersection of Joy Street and Daphne Street. 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 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. Continuation of Streets 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. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system • Promotes the efficient delivery of services including trash, mail and deliveries. 5 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. 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. c. Applicant’s Proposal: The applicant is proposing to extend Joy Street to intersect with Daphne Street, and is proposed to be constructed as a 36-foot street section (back of curb to back of curb) with curb, gutter, and 5-foot wide concrete sidewalk within 50-feet of right-of- way. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved as proposed. Alternatively, the applicant may construct a 33-foot street section with fire department approval. The applicant should provide a permanent right-of-way easement for any public sidewalks 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. 3. Internal Streets a. Existing Conditions: There are no existing streets internal to 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 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. 6 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 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. Continuation of Streets 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. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. 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. c. Applicant’s Proposal: The applicant is proposing to construct all local internal streets as 36- foot street sections with curb, gutter and 5-foot wide concrete sidewalk. In lieu of standard paving, the applicant has proposed to use the permeable brick pavers, also known as permeable interlocking concrete pavement (“PICP”). d. Staff Comments/Recommendations: The applicant’s proposal does not meet District policy; however, staff recommends a modification of policy for use of the permeable brick pavers. The subdivision located to the east, Bridgetower Heights (aka Volterra Subdivision), received approval by the ACHD Commission on May 22, 2013 to install permeable brick pavers in lieu of the standard paved street section on the local roadways. Summerwood Subdivision is owned by the same developer of the Bridgetower Heights Subdivision, and the developer would like to install the permeable brick pavers on the internal local roadways. The standards for design and construction, warranty and performance guarantees, and maintenance, are consistent with those outlined in the May 22, 2013 Commission memo. 7 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 Design and Construction 1) PICP system shall be designed by a professional engineer with experience in PICP systems. 2) Design and construction shall meet the minimum recommendations and specifications of the Interlocking Concrete Pavement Institute PICP Manual as well as ASCE 58-10. 3) The PICP system shall include an under drain with over flow to a surface system if the required 100 year storm volume cannot be accommodated or the system cannot drain 90% of the 100 year storm volume in 24 hours. 4) Geotechnical investigation shall be provided to confirm onsite bearing pressure, infiltration rates, groundwater elevation and any other data necessary in the design of the system. 5) The street section shall be designed with reverse lip rolled curb and gutter and attached 5-foot wide concrete sidewalk. 6) Contractor shall use experienced installers for the pavers. W arranty and Performance Guarantees 1) Supplier to provide full warranty of all materials, the design, workmanship, and performance of the entire PICP system for 5 years from the date of acceptance by ACHD. The warranty will require a written agreement between ACHD and Supplier and a financial guarantee of 10% of the entire PICP system costs in the form of a warranty bond. The warranty period will start upon acceptance of the streets by ACHD. 2) Local Streets or any roadways with f ront on housing will require a written agreement between ACHD and the Developer or Supplier and a financial surety (in the form of an irrevocable letter of credit) in the amount of the total cost to replace all joint aggregate. The financial surety will be held until all homes have been constructed in that phase, the building sites stabilized, and the Developer or Supplier has restored the PICP system to full design infiltration capacity. 3) The PICP system infiltration rate shall be tested upon completion of construction, following build out of homes, and at the end of the warranty period. The system shall meet design performance levels prior to acceptance of the streets and prior to release financial sureties. 4) Sweeping and maintenance of the PICP system shall be the responsibility of Developer or Supplier through home build out. The Developer or Supplier shall submit a SWPPP plan detailing the method to protect the PICP system from sediment and mud tracking through home build out. Maintenance 1) Developer shall provide the District 5 pallets of pavers and the associated joint aggregate palletized in UV protected super sacks prior to acceptance of the streets. 2) Supplier shall provide a detailed maintenance manual as well as training of District Maintenance personnel. The applicant should be required to provide a permanent right-of-way easement for any public sidewalk 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. 4. Roadway Offsets a. Existing Conditions: There is an existing paved knuckle at the intersection of Joy Street and Daphne Street. b. Policy: 8 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 Local Street Intersection Spacing on Principal Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 1,320-feet as measured from all other existing roadways as identified in Table 1b (7205.4.7). Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting minor arterials is one half-mile. District policy 7205.4.2 states that the optimum spacing for new signalized collector roadways intersecting principal arterials is one half-mile. District policy 7206.4.2 states that the preferred spacing for new collectors intersecting existing collectors is ¼ mile to allow for adequate signal spacing and alignment. 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). District policy 7208.4.2, requires commercial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). District policy 7209.4.2, requires industrial roadways intersecting other local streets (residential, industrial or commercial) to provide a minimum offset of 125-feet from any other roadway or intersection (measured centerline to centerline). c. Applicant’s Proposal: The applicant is proposing to extend Joy Street north into the site. The extension of Joy Street is in alignment with the existing Joy Street to the south. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. 5. Stub Streets a. Existing Conditions: There is one existing stub street to the site at the east property line, Wapoot Street. Wapoot Street is proposed to continue as a local street in this development. b. Policy: Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. 9 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to extend Wapoot Street into the site from the existing stub street from the east property line and extend it to the west property line. Wapoot Street is proposed to stub to the site’s west property line. Wapoot Street is located approximately 515-feet north of Daphne Street (measured centerline-to-centerline). d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. The applicant should be required to install signage at the terminus of the stub street on the west property line stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 6. 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. 7. 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. 8. Construction Conditions The adjacent development to the east, Bridgetower Heights Subdivision (aka Volterra Subdivision) is installing permeable brick pavers, also known as permeable interlocking concrete pavement (“PICP”) in lieu of the standard paved street section on the local roadways within that development. If the roads have been constructed with the PICP system, and in order to prevent mud tracking and damage to the PICP system from this development during the PICP warranty periods; ACHD shall require the developer of Summerwood Subdivision to provide a plan to prevent mud tracking into the Bridgetower Heights development, as well as a mechanism to implement and enforce the plan until the lots in the Summerwood development have been fully developed, the houses built, and the lots vegetated and stabilized. D. Site Specific Conditions of Approval 1. Construct Daphne Street as ½ of a 36-foot street section (or, 33-foot street section with fire department approval) with curb, gutter and 5-foot wide sidewalk abutting the site. 10 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 2. Construct Joy Street into the site as a 36-foot street section (back of curb to back of curb) with curb, gutter, and 5-foot wide concrete sidewalk within 50-feet of right-of-way. Or, construct a 33- foot street section with fire department approval. 3. Construct all internal streets as 36-foot street sections (back of curb to back of curb) with curb, gutter and 5-foot wide concrete sidewalk within 50-feet of right-of-way. In lieu of standard paving, the applicant is to install the permeable brick pavers, also known as permeable interlocking concrete pavement (“PICP”). The standards for design and construction, warranty and performance guarantees, and maintenance are as follows: Design and Construction 1) PICP system shall be designed by a professional engineer with experience in PICP systems. 2) Design and construction shall meet the minimum recommendations and specifications of the Interlocking Concrete Pavement Institute PICP Manual as well as ASCE 58-10. 3) The PICP system shall include an under drain with over flow to a surface system if the required 100 year storm volume cannot be accommodated or the system cannot drain 90% of the 100 year storm volume in 24 hours. 4) Geotechnical investigation shall be provided to confirm onsite bearing pressure, inf iltration rates, groundwater elevation and any other data necessary in the design of the system. 5) The street section shall be designed with reverse lip rolled curb and gutter and 5-foot wide concrete sidewalk. 6) Contractor shall use experienced installers f or the pavers. W arranty and Performance Guarantees 1) Supplier to provide full warranty of all materials, the design, workmanship, and performance of the entire PICP system for 5 years from the date of acceptance by ACHD. The warranty will require a written agreement between ACHD and Supplier and a financial guarantee of 10% of the entire PICP system costs in the form of a warranty bond. The warranty period will start upon acceptance of the streets by ACHD. 2) Local Streets or any roadways with front on housing will require a written agreement between ACHD and the Developer or Supplier and a financial surety (in the f orm of an irrevocable letter of credit) in the amount of the total cost to replace all joint aggregate. The financial surety will be held until all homes have been constructed in that phase, the building sites stabilized, and the Developer or Supplier has restored the PICP system to full design infiltration capacity. 3) The PICP system infiltration rate shall be tested upon completion of construction, following build out of homes, and at the end of the warranty period. The system shall meet design performance levels prior to acceptance of the streets and prior to release financial sureties. 4) Sweeping and maintenance of the PICP system shall be the responsibility of Developer or Supplier through home build out. The Developer or Supplier shall submit a SWPPP plan detailing the method to protect the PICP system from sediment and mud tracking through home build out. Maintenance 1) Developer shall provide the District 5 pallets of pavers and the associated joint aggregate palletized in UV protected super sacks prior to acceptance of the streets. 2) Supplier shall provide a detailed maintenance manual as well as training of District Maintenance personnel. 11 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 4. The applicant should be required to provide a permanent right-of-way easement for any public sidewalk 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. 5. Extend Wapoot Street into the site from the existing stub street from the east property line to the west property line. Wapoot Street is located approximately 515-feet north of Daphne Street. 6. Install signage at the terminus of the stub street at the west property line stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 7. Provide a plan to prevent mud tracking into the Bridgetower Heights development, as well as a mechanism to implement and enforce the plan until the lots in the Summerwood development have been fully developed, the houses built, and the lots vegetated and stabilized. 8. Payment of impacts fees are due prior to issuance of a building permit. 9. 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. 12 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 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 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. At tachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines 13 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 VICINITY MAP 14 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 SITE PLAN 15 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 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 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 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 DRAFT Summerwood/ MPP17-0022/ H-2017-0083 & H-2017-0084 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 and Clerk of the District, 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.