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HomeMy WebLinkAboutMER22-0110 Duplex King Street _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org Mary May, President Alexis Pickering, Vice-President Jim D. Hansen, 2nd Vice President Kent Goldthorpe, Commissioner Dave McKinney, Commissioner August 3, 2022 To: Preston Reynolds, via email RB Construction 415 E. Franklin Boulevard Nampa, ID 83687 Subject: MER22-0110/ A-2022-0112 225 E. King Street Duplex The applicant is requesting design review approval to allow for the construction of a duplex on 0.1-acres. A. Findings of Fact 1. King Street a. Existing Conditions: King Street is improved with 2-travel lanes, 20-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 60-feet of right-of-way for King Street (23-feet from centerline). b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. 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 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-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 wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. 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 _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 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 not proposing any street improvements to King Street abutting the site. d. Staff Comments/Recommendations: ACHD does not require frontage improvements for this type of development application, as this site is estimated to generate less then 10 new trips per day. • If the City of Meridian requires roadway improvements as part of this application, the applicant should construct King Street as ½ of a 33-foot wide local street section to include pavmenet widening, curb, gutter and 5-foot wide concrete sidewalk abutting the site. The applicant should submit engineered drawings to ACHD for review and approval prior to construction. • If only sidewalk is required by the City of Meridian, ACHD will require it to be placed in the ultimate location for a detached sidewalk, assuming a future 33- foot street section. The 5-foot wide concrete sidewalk should be located a minimum of 25-feet from the centerline of the street (measured from centerline to front face of sidewalk). If the sidewalk is located behind the existing right-of- way line, the applicant should provide a sidewalk easement. The applicant should submit engineered drawings to ACHD for review and approval prior to construction. 2. Alleys a. Existing Conditions: There is an existing 16-foot wide paved alley abutting the site’s south property line. The alley right-of-way runs east/west between 2nd Street and 3rd Street. b. Policy: Existing Alley Policy: District Policy 7210.2 states that if a proposed development abuts an existing alley, the dedication of additional right-of-way to obtain a minimum width from the centerline of the alley of 8-feet for residential uses and 10-feet for non-residential or commercial uses may be required. Each development will be reviewed by the District on a case-by-case basis. If the proposed development takes access from an alley, the developer will be required to pave the entire width of the right-of-way from the nearest public street to and abutting the development. Alley Parking & Setbacks Policy: District Policy 7210.3.3 states that parking within the alley right-of-way is prohibited. “No Parking” signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20- feet for all perpendicular parking. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback + 16-foot alley= 20- feet for back-up space). Vacations of Alleys Policy: District Policy 7210.3.6 states that vacations of alley right-of-way are discouraged and shall not result in dead-end alleys. c. Applicant’s Proposal: The applicant is proposing to construct a garage for each unit of the duplex and a 40-foot wide paved on-site parking area off the alley located at the site’s south property line. d. Staff Comments/Recommendations: The applicant’s proposal to construct a garage and a paved on-site parking area off the alley meets District policy and should be approved, as proposed. The applicant should be required to provide a minimum of 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley. The applicant should install “No Parking” signs located at the alley/3rd Street intersection. B. Site Specific Conditions of Approval 1. Construct a 40-foot wide paved on-site parking area off the alley located at the site’s south property line. 2. Provide a minimum of 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley. 3. Install “No Parking” signs located at the alley/3rd Street intersection. 4. Submit engineered drawings to ACHD Development Services for review and approval prior to construction. If there are no frontage improvements required by ACHD or the City of Meridian, the applicant may submit a Driveway Approach Permit in lieu of engineered drawings prior to construction of the driveway(s). 5. A Traffic Impact Fee may be assessed by ACHD and will be due prior to issuance of a building permit. Please contact the ACHD Planner for information regarding impact fees. 6. Comply with the Standard Conditions of Approval as noted below. C. Site Specific Conditions of Approval for Roadway Improvements, if required by the City of Meridian 1. If the City of Meridian requires roadway improvements as part of this application, the applicant should construct King Street as ½ of a 33-foot wide local street section to include pavmenet widening, curb, gutter and 5-foot wide concrete sidewalk abutting the site. Submit engineered drawings to ACHD for review and approval prior to construction. 2. If only sidewalk is required by the City of Merdian, ACHD will require it to be placed in the ultimate location for a detached sidewalk, assuming a future 33-foot street section. The 5-foot wide concrete sidewalk should be located a minimum of 25-feet from the _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org centerline of the street (measured from centerline to front face of sidewalk). If the sidewalk is located behind the existing right-of-way line, the applicant should provide a sidewalk easement. The applicant should submit engineered drawings to ACHD for review and approval prior to construction. 3. Submit engineering drawings for the frontage improvements to ACHD Development Services for review and approval prior to construction. 4. A Traffic Impact Fee may be assessed by ACHD and will be due prior to issuance of a building permit. Please contact the ACHD Planner for information regarding impact fees. 5. Comply with the Standard Conditions of Approval as noted below. D. Traffic Information Trip Generation This development is estimated to generate 5 additional vehicle trips per day (9 existing); and less than 1 additional vehicle trip per hour in the PM peak hour (1 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 11th edition. Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional Classification King Street 45-feet Local * ACHD does not set level of service thresholds for local roadways. Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD’s most current traffic counts. • There are no current traffic counts for King Street. E. Attachments 1. Vicinity Map 2. Site Plan 3. Standard Conditions of Approval 4. Appeal Guidelines _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org If you have any questions, please feel free to contact me at (208) 387-6218. Sincerely, Dawn Battles Planner Development Services cc: City of Meridian (Alan Teifenbach), via email David Moberly, via email _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org VICINITY MAP _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org SITE PLAN _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 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, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with 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. _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 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.