HomeMy WebLinkAboutBainbridge Sub 11 - ALT A-2020-0186 Approval Letter
October 7, 2020
Kody Daffer
Brighton Corporation
2929 W. Navigator Dr., Ste. #400
Meridian, ID 83642
RE: Bainbridge Subdivision No. 11 – Alternative Compliance (H-2020-0186)
Dear Mr. Daffer:
This letter is to confirm the Director approved your request for alternative compliance to Unified
Development Code (UDC) 11-3H-4D.3, which requires noise abatement in the form of a berm or
berm and wall in combination a minimum of 10’ higher than the elevation at the centerline of the
state highway, be provided for residential uses adjoining state highways. Wall materials are
required to consist of impervious concrete or stucco or other appropriate sound attenuating
material. Because wood was not considered by Staff to be an appropriate sound attenuating
material, a condition of approval of the final plat required the landscape plan to be revised to
include a material other than wood for the sound attenuation wall, unless otherwise approved
through Alternative Compliance.
Accordingly, the Applicant requested wood fencing as depicted on the landscape plan (i.e. 7/8”
thick 6-foot tall cedar boards overlapped by 1” to avoid gaps) be considered as an appropriate
sound attenuating material based on a letter from a licensed Sound Engineer stating it provides a
substantial degree of noise reduction and meets ITD’s and the City’s requirements for such.
Additional landscaping is also proposed within the street buffer above and beyond the standards
listed in UDC 11-3B-7C resulting in a barrier that allows trees to touch at maturity for additional
sound attenuation. The height of the berm/fence combination meets the minimum requirement of
10 feet measured from the centerline of the State Highway and the fence is staggered every 300
feet meeting the minimum UDC requirements.
1. Strict adherence or application of the requirements are not feasible; or
The Director finds that strict adherence to the requirement is feasible.
2
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds that the proposed alternative compliance (i.e. 7/8” thick 6-foot tall
cedar boards overlapped by 1” to avoid gaps) meets the sound attenuation
requirements of ITD as determined by a Sound Engineer and the height requirements
in UDC 11-3H-4D. Additional landscaping within the street buffer that allows trees
to touch at maturity as depicted on the landscape plan is also proposed.
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of surrounding properties.
The Director finds the alternative means of compliance will not be materially
detrimental to the public welfare or impair the intended uses and character of
adjacent properties based on the determination by the Sound Engineer. The
additional landscaping should provide an added visual and sound buffer to the state
highway.
The Applicant, Director, or a Party of Record may request City Council review of a decision of
the Director. All requests for review shall be filed in writing with the Planning Division of the
Community Development Department on or before October 15, 2020, within fifteen (15) days
after the written decision is issued, and contain the information listed in UDC 11-5A-6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
Thank you for contributing to the success of Meridian. Please help us serve you better in the
future. Visit our web-site at www.meridiancity.org/Planning/ to fill out a comment card and give
us feedback on how we are doing.
Sincerely,
Caleb Hood, AICP
Planning Division Manager
CH:sa
Attachments: Sound Engineer Report, Landscape Plan
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LANDSCAPE NOTES TREE PROTECTION NOTES
PROJECT:
DATE:NO.ITEMDATE9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208) 639-6939
FAX (208) 639-6930REVISIONS
SHEET NO.
ENGINEERS . SURVEYORS . PLANNERS
CHECKED BY:
DRAWN BY:
DESIGN BY:
DRAWING STATUS:BAINBRIDGE SUBDIVISION NO. 11MERIDIAN, IDAHOLANDSCAPE COVER SHEET APPROVED FOR
CONSTRUCTION
L1.0
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TREE CALCULATIONS (1TREE/8000SF)
STREET TREE CALCULATIONS (1TREE/35 LF)
MITIGATION REQUIREMENTS
TOTAL TREES REQUIRED/PROVIDED
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FUTURE PHASE
BAINBRIDGE
NO. 7
KEITH BIRD
LEGACY PARK
SEE L1.1
SEE L1.2
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SEE L1.4SEE L1.1SEE L1.3SEE L1.2SEE L1.4BAINBRIDGE
NO. 2
CONTACT INFORMATION
OWNER/DEVELOPER ENGINEERING & SURVEYING CONSULTANT
08/25/20
COMMUNITY
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PROJECT:
DATE:NO.ITEMDATE9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208) 639-6939
FAX (208) 639-6930REVISIONS
SHEET NO.
ENGINEERS . SURVEYORS . PLANNERS
CHECKED BY:
DRAWN BY:
DESIGN BY:
DRAWING STATUS:BAINBRIDGE SUBDIVISION NO. 11MERIDIAN, IDAHOLANDSCAPE PLAN APPROVED FOR
CONSTRUCTION
L1.1
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PROJECT:
DATE:NO.ITEMDATE9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208) 639-6939
FAX (208) 639-6930REVISIONS
SHEET NO.
ENGINEERS . SURVEYORS . PLANNERS
CHECKED BY:
DRAWN BY:
DESIGN BY:
DRAWING STATUS:BAINBRIDGE SUBDIVISION NO. 11MERIDIAN, IDAHOLANDSCAPE PLAN APPROVED FOR
CONSTRUCTION
L1.2
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KEY NOTES (TYPICAL)
GENERAL LANDSCAPE NOTES IRRIGATION GENERAL NOTES
PROJECT:
DATE:NO.ITEMDATE9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208) 639-6939
FAX (208) 639-6930REVISIONS
SHEET NO.
ENGINEERS . SURVEYORS . PLANNERS
CHECKED BY:
DRAWN BY:
DESIGN BY:
DRAWING STATUS:BAINBRIDGE SUBDIVISION NO. 11MERIDIAN, IDAHOLANDSCAPE PLAN APPROVED FOR
CONSTRUCTION
L1.3
19-136
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IRRIGATION GENERAL NOTES
PROJECT:
DATE:NO.ITEMDATE9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208) 639-6939
FAX (208) 639-6930REVISIONS
SHEET NO.
ENGINEERS . SURVEYORS . PLANNERS
CHECKED BY:
DRAWN BY:
DESIGN BY:
DRAWING STATUS:BAINBRIDGE SUBDIVISION NO. 11MERIDIAN, IDAHOLANDSCAPE PLAN APPROVED FOR
CONSTRUCTION
L1.4
19-136
JUNE 2020
AY
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MATCH LINE - SEE L1.3
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LANDSCAPE PLAN
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09/29/20
N. BERNACCHI LN.COMMUNITY
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(SCHEMATIC)
CONIFEROUS TREE PLANTING AND GUYING DETAIL
NTS
DECIDUOUS TREE PLANTING AND STAKING DETAIL1NTS2
PLAN
SHRUB PLANTING DETAIL
NTS3 SHOVEL CUT
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CHINDEN BLVD.
W. LOST RAPIDS DRIVE
CONIFEROUS TREE PLANTING AND GUYING DETAIL
PROJECT:
DATE:NO.ITEMDATE9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208) 639-6939
FAX (208) 639-6930REVISIONS
SHEET NO.
ENGINEERS . SURVEYORS . PLANNERS
CHECKED BY:
DRAWN BY:
DESIGN BY:
DRAWING STATUS:BAINBRIDGE SUBDIVISION NO. 11MERIDIAN, IDAHOLANDSCAPE DETAILS APPROVED FOR
CONSTRUCTION
L1.5
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WOODEN FENCE65'-FOOT CLEAR VIEW METAL FENCE5
09/29/20
SCHEMATIC SECTION: W. LOST RAPIDS DRIVE 8SCHEMATIC SECTION: W. CHINDEN BLVD(20/26)7
10400 Overland Road #211 -- Boise, ID 83709
www.mullinsacoustics.com 208-514-6264
September 2, 2020
Kameron Nauahi, Assistant Project Manager
BRIGHTON CORPORATION
12601 W. Explorer, Suite 200
Boise, ID 83713
Subject: Bainbridge Subdivision #7 project #3828
Phase 11 Sound Wall Analysis
Dear Kameron,
As requested, I have reviewed your project design in terms of the City of Meridian’s
sound wall requirements. This portion of the project is a subdivision with 172 residential
lots, fronting along West Chinden Boulevard / State Highway 20/26 and just east of
North Tree Farm Way.
This letter is an update from September 2018 to cover the newer phase #11 of the
project. The barrier as described herein will meet the noise abatement
requirements expressed in the Meridian code.
REQUIREMENTS
The City of Meridian requires a ten foot high berm or barrier wall along major roadways
for most noise-sensitive land uses, including residential. This is a blanket requirement,
without determining whether traffic noise mitigation is actually needed for a given
project. The specific text is:
D. Noise abatement shall be required for residential and other noise sensitive
uses including, but not limited to, education institutions, churches or places of
religious worship, libraries and/or hospitals adjoining state highways: (Ord. 10-
1439, 1-12-2010, eff. 1-18-2010)
1. The applicant shall provide traffic noise abatement by constructing a berm or a
berm and wall combination approximately parallel to the state highway.
2. The top of the berm or berm and wall in combination shall be a minimum of
ten feet (10') higher than the elevation at the centerline of the state
highway.
3. If a wall is proposed, the wall shall meet the following standards:
MULLINS
ACOUSTICS
architectural
environmental
and industrial
noise control
a. Wall materials shall be impervious concrete or stucco or other
appropriate sound attenuating material.
b. Intermittent breaks in the berm or berm and wall in combination will
degrade the function and shall not be allowed.
c. The applicant shall not construct a monotonous wall. In order to achieve this
standard, the applicant may choose one or both of the following variations:
(1) The color and/or texture of the wall shall be varied every three hundred (300)
linear feet. This could include murals or artwork.
(2) The wall shall be staggered every three hundred (300) linear feet subject to
subsection D3b of this section that prohibits breaks in the wall.
4. The director may approve alternative compliance as set forth in chapter 5,
"Administration", of this title where the applicant has a substitute noise
abatement proposal in accord with ITD standards and prepared by a
qualified sound engineer. (Ord. 05-1171, 8-30-2005, eff. 9-15-2005)
Acoustically relevant text is shown in bold type.
A brief review was made of ITD noise criteria published on-line and as referenced in the
Meridian ordinance. The key points are:
• mitigation must provide at least 5 dB of noise reduction at protected properties
• cost per benefitted receptor must be less than $24,500
These are the typical feasibility requirements for evaluating highway noise barriers, as
used by most transportation and highway departments around the country.
BARRIER
The project will include a property line noise barrier as part of its design, as required by
the city. This barrier will run along the Chinden Boulevard frontage. The barrier will be
approximately 94 feet away from the road centerline, about 52 feet from the nearest
edge of a traffic lane, and the setback of the nearest home pads is about 150 feet from
the road centerline.
This segment of Chinden Boulevard is one lane in each direction, a left turn lane
eastbound onto North Tree Farm Way, a right turn lane eastbound onto Tree Farm
Way, plus bike lanes on each shoulder. The posted speed limit is 50 mph.
This segment of Chinden is mostly level. The property itself where homes will be
located will have a final grade roughly 4 feet lower than the road centerline across its
entire width.
The barrier location is shown on the latest landscape plan (sheet L1.1, stamped
October 2019). The heavy black line on this sheet shows the location and extent of the
barrier atop the berm, and shows berm contours. Details of the berm and fence are
shown as Detail 7 and Detail 6 on sheet L1.5. These drawings confirm the overall 10
foot height of the combined berm/barrier.
The roadside noise barrier will be a combination of a four foot high berm and a six foot
high wood fence. The cedar fence boards will be 7/8” thick and overlapped by 1” to
avoid gaps per notes on sheet L1.5. The barrier top edge will parallel the slight slope of
this road segment to maintain a consistent height.
Based on a source distance of 25 feet to the nearest (future) traffic lane, 45 feet to the
nearest homes behind the barrier, and a ten foot barrier height, the predicted
attenuation is 14 dBA. This is a substantial degree of noise reduction, and will easily
meet ITD tests for effectiveness.
The barrier should extend along the full frontage of the project, shielding lots 6-15 from
traffic noise. Additionally an angled segment of barrier should extend along the rear of
lot #6 and along its western edge. Starting in the middle of lot #6 the overall height can
taper down to just the fence alone. No barrier is needed at lot #4 or for any locations
further south. (The drawing shows the fence extending to the southern corner of lot #3
anyway). The design on sheet L1.1 shows the proper placement and orientation of
property line barriers and berm details.
As the setback distance for lots increases beyond that of lot #4, traffic noise is expected
to fall off by at least 8 decibels due to added setback distance from the roadway. This is
a noteworthy reduction and comparable to the acoustical value of most barriers. From
lot #6 southward, no barrier is needed.
Lot #4 and all lots further south will be shielded from traffic noise both by the barrier and
by the intervening row of homes when completed. Rows of homes also act as an
effective noise barrier. These lots will further benefit from added setback distance from
Chinden Boulevard.
The future phase to the east (Bainbridge No. 12) will have a similar barrier requirement
and barrier design. That future barrier will protect lots 14-15 from traffic noise occurring
from beyond the eastern boundary of this property. A similar fence / berm will be
required for the adjoining property.
An effective traffic noise barrier may consist of a berm, a wall or fence, or any
combination of the two. The key elements of an effective noise barrier are:
• high enough to break line-of-sight between noise sources and receivers
• solid impermeable construction without air gaps
• mass of 1.0 psf or more (1/2” thick exterior grade plywood or comparable)
No barrier effect occurs until the sight lines between the noise source and the receiver
locations are interrupted. As soon as the direct line-of-sight is broken there is
immediately 5 dB of attenuation. Then each additional foot of barrier height yields
roughly another decibel of attenuation. In this case the LOS is about where the berm
ends and the fence begins.
Barrier effectiveness is always limited by the geometry (height and horizontal extent).
The material itself is almost never the limiting factor for barrier design. The maximum
real-world barrier gives about 17 dBA of noise reduction for very tall barriers placed very
close to either sources or receivers. In this case, 7/8” thick cedar fence boards weigh
about 1.7 pounds per square foot, so they have more than adequate mass to be an
effective noise barrier. Plywood of 1/2” thickness will stop about 27 dB of noise, as will
sheet metal that is at least 20 gauge. Barriers can be built using plywood, vinyl fencing,
cedar fence boards, 1/4” thick acrylic, or similar materials. Masonry and heavier
materials are not acoustically necessary.
Please let me know if there are any questions.
Sincerely,
Earl Mullins, PE
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KEY NOTES (TYPICAL)
PROJECT:
DATE:NO.ITEMDATE9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208) 639-6939
FAX (208) 639-6930REVISIONS
SHEET NO.
ENGINEERS . SURVEYORS . PLANNERS
CHECKED BY:
DRAWN BY:
DESIGN BY:
DRAWING STATUS:BAINBRIDGE SUBDIVISION NO. 11MERIDIAN, IDAHOLANDSCAPE PLAN FOR AGENCY REVIEW
L1.1
19-136
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MATCH LINE - SEE L1.2 MATCH LINE - SEE L1.310/21/19