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CC - ACHD Final Comments - 1/20Kent Goldthorpe, President Paul Woods, Vice President Rebecca W. Arnold, Commissioner Sara M. Baker, Commissioner Jim D. Hansen, Commissioner _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org January 20, 2016 To: Brighton Investments, LLC 12601 W Explorer, #200 Boise, ID 83713 Representative: Brighton Investments, LLC Michael D Wardle 12601 W Explorer, #200 Boise, ID 83713 Subject: Paramount North Forty/ MER15-0114/ H-2015-0034 A preliminary plat consisting of 3 building lots, 3 common lots, and 2 other lots for future right-of-way dedication This is a staff level approval of a preliminary plat for Paramount North Forty. In March of 2003, the Ada County Highway District reviewed and approved this site as part of Paramount Subdivision. Ada County Highway District also reviewed and approved Paramount Northeast, MMDA-13-010/ MPP-13- 008/ MAZ-13-005 and Paramount Northeast Assisted Living/ MER15-0114/ H-2015-0008/ H-2015- 0022 as additional applications on this site. The District had site specific requirements related to these applications. Requirements are as follows: A. Findings of Fact 1. Meridian Road a. 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. 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. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. 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 _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 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.). Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). 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 75-feet of right-of-way. b. Applicant Proposal: The applicant is proposing to dedicate 38-feet of right-of-way from centerline of Meridian Road abutting the site. The applicant is proposing to construct a detached a 5-foot wide sidewalk, located a minimum of 29-feet from the centerline of Meridian Road abutting the site. c. Staff Comments/Recommendations: As a special note and as noted with the prior Paramount approval in March 2003 and Paramount Northeast Subdivision approval in July 2013, when the extension of Director Drive connects to Meridian Road the applicant is required to widen Meridian Road to provide a dedicated right turn lane and a center turn lane at the Meridian Road/Director Drive intersection. This will require additional right-of- way dedication to accommodate construction of the turn lanes. 1. With this plat, the applicant should be required to dedicate 38-feet of right-of-way from the north property line south for approximately 600-feet tapering to 50-feet of right-of- way from centerline of Meridian Road at the south property line abutting the site, to accommodate the required right turn lane. The applicant will not be compensated for the additional right-of-way dedication necessary for the construction of the right turn lane, as it is needed to serve the site. The design and the location of the dedicated right turn lane and the center turn lane are to be coordinated with District Development Review staff. 2. The applicant should be required to improve Meridian Road with minimum 17-feet of pavement from centerline plus a 3-foot wide gravel shoulder; and construct a detached 5-foot wide sidewalk, located a minimum of 29-feet from the centerline of Meridian Road abutting the site. 3. The applicant should provide a permanent right-of -way easement for any sidewalk placed outside of the dedicated right-of-way abutting the site. 2. Fox Run Way a. 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. 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 _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 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. Sidewalk Policy: District policy 7206.5.6 requires 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. 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. b. Applicant Proposal: The applicant is not proposing any improvements to Fox Run Way abutting the site. c. 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. Consistent with the approval of Paramount Northeast Assisted Living/ MER15-0114/ H- 2015-0008/ H-2015-0022, Section 7206.5.6 requires sidewalks to be at least 5-feet wide to meet current ADA standards. Many agencies and private organizations do not provide guidelines for passing space or passing space intervals. Those that do provide guidelines to concur with ADAAG Section 4.3.4, which specifies that accessible routes with less than 1.525 m (60 in) of clear width must provide passing spaces at least 1.525 m (60 in) wide at reasonable intervals not exceeding 61 m (200 feet). If turning or maneuvering is necessary, a turning space of 1.525 m x 1.525 m (60 in x 60 in) should be provided (ADAAG, U.S. Access Board, 1991). _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org 1. 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. 3. Director Street a. 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. Residential Collector Policy: 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. 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. 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 Collect or 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. b. Applicant’s Proposal: The applicant is not proposing any improvements to Director Street abutting the site. c. Staff Comments/Recommendations: As part of the Paramount Northeast application MMDA-13-010/ MPP-13-008/ MAZ-13-005, the applicant proposed and ACHD approved the applicant to construct Director Street as a Residential Collector Street, with a 33-foot street section, an 8-foot wide parkway strip on both sides of the street, a 5-foot wide sidewalk on the south side of the street and a 10-foot wide pathway (regional) on the north side of the street, within 68.5-feet of right-of-way. Director Drive will extend west from Meridian Road to the west property line. 4. Other Access Meridian Road and SH-20/26 /Chinden Boulevard are classified as principal arterials roadways; Director Street is classified as a collector roadway. Other than the access specifically approved _____________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. B. Site Specific Conditions of Approval 1. Dedicate 38-feet of right-of-way from the north property line south for approximately 600-feet tapering to 50-feet of right-of-way from centerline of Meridian Road at the south property line abutting the site. No additional compensation for the additional right-of-way dedication necessary for the construction of the right turn lane. 2. Improve Meridian Road with minimum 17-feet of pavement from centerline plus a 3-foot wide gravel shoulder; and construct a detached 5-foot wide sidewalk, located a minimum of 29-feet from the centerline of Meridian Road abutting the site. 3. Provide a permanent right-of-way easement for any sidewalk placed outside of the dedicated right-of-way abutting the site. 4. 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. 5. Other than the access specifically approved with this application, direct lot access is prohibited to Meridian Road, SH-20/26 /Chinden Boulevard, and Director Street and should be noted on the final plat. The applicant will be required to pay all applicable platting and review fees prior to final approval. If you have any questions, please contact me at (208) 387-6171. Sincerely, Stacey Yarrington Planner III Development Services cc: City of Meridian _____________________________________________________________________________________________________________ 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 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.