Agency Comments,J
~~ ~~~
CHD
~,;,,. .
Date
To:
Subject:
December 19, 2012
Michael D. Wardle, Brighton Development, Inc.
12601 W. Explorer Dr., Ste. 200
Boise, I D 83713
Rebecca W. Arnold, President
Sara M. Baker, Vice President
John S. Franden, Commissioner
Carol A. McKee, Commissioner
Mitchell A. Jaurena, Commissioner
Paramount East / MRZ-12-001 / MPP-12-002 / MCPAM-12-002
West of Meridian Rd. between W. Producer Dr. & E. McMillian Rd.
On Decemeber 19, 2012 the Ada County Highway District staff acted on your application for the
above referenced project. The attached report lists site-specific requirements, conditions of
approval and street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6282.
Sincerely,
rr~ w.
Chrissy Weiser
Planning Review Intern
Development Services
Ada County Highway District
CC: Project file
City of Meridian, via a-mail
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
CHD
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Development Services Department
Project/File: Paramount East (MRZ-12-001, MPP-12-002 8~ MCPAM-12-002)
This is an amendment to the Comprehensive Plan Future Land Use Map, rezone
and preliminary plat application for 46 residential lots and 6 common lots on
approximately 12.90 acres. The site is located on the west side of Meridian Road
between W. Producer Drive and E. McMillan Road.
Lead Agency: City of Meridian
Site address: West of Meridian Rd. between
W. Producer Dr. & E. McMillian Rd.
Staff Approval: December 19, 2012
Applicant: Michael D. Wardle
Brighton Development, Inc.
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
Staff Contact: Chrissy Weiser
Phone: 387-6282
E-mail: Cweiser(a~achdidaho.org
Tech Review: August 28, 2012
A. Findings of Fact
Description of Application: The applicant is requesting to amend the Comprehensive Plan
Future Land Use Map designation on 12.90 acres from Office to MDR (Medium Density
Residential) and to rezone 12.47 acres from L-O (Limited Office) to R-8 (Medium Density
Residential). The applicant is also requesting a preliminary plat approval, subdividing 12.90
acres into 46 residential lots and 6 common lots.
2.
Description of Adiacent Surrounding Area:
Direction Land Use Zoning
North Rural Urban Transition Zone RUT
South Hi h Densit Residential District R-40
East Medium Densit Residential District R-8
West Medium Density Residential District R-8
3. Site History: ACHD previously reviewed this site as part of Paramount Subdivision in March of
2003. The conditions of this staff report are different from the 2003 action due to the length of
time since the original approval and the 2011 update to Section 7200 of the ACHD Policy
Manual.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
Paramount East
• Paramount Subdivision is in various phases of development surrounding the site.
5. 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.
6. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program.
Meridian Road is listed in the Capital Improvements Plan to be widened to 3-lanes from
McMillan Road to Chinden Boulevard between 2022 and 2026.
B. Traffic Findings for Consideration
Trip Generation: This development is estimated to generate 440 additional vehicle trips per day
(none existing); 46 additional vehicle trips per hour in the PM peak hour (none existing), based on
the Institute of Transportation Engineers Trip Generation Manual, 8th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
PM Peak PM Peak Existing
Roadway Frontage Functional Hour Hour Level Plus
Classification Traffic Count of Service Project
Meridian 770-feet Minor Arterial 328 Better than Better
"
"
Road "D" than
D
Producer 160-feet Collector 102 Better than Better
"
"
Drive "D" D
than
Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH).
Acceptable level of service for atwo-lane collector is "D" (425 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 Meridian Road south of SH 20/26 (Chinden
Boulevard) was 6,811 on April 27, 2011.
The average daily traffic count for Producer Drive west of Meridian Road was 1,771 on
January 21, 2010.
C. Findings for Consideration
1. Meridian Road
a. Existing Conditions: Meridian Road is improved with 2-travel lanes, however; there is no
curb, gutter or sidewalk abutting the site. There is 60-feet of right-of-way for Meridian Road
(30-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Paramount East
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states
that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70
feet of right-of-way. This width typically accommodates a single travel lane in each direction,
a continuous center left-turn lane, and bike lanes.
Sidewalk Policy: District policy 7205.5.7 requires 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 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, 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 49-foot street section
within 75-feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to dedicate 35-feet of right-of-way from the
centerline of Meridian Road abutting the site and to construct a 5-foot wide sidewalk. The face
of walk is proposed to be located approximately 35-feet from the centerline of Meridian Road.
d. Staff Comments/Recommendations: The applicant's proposal meets District Arterial
Roadway Policy and should be approved as proposed.
The applicant should provide a permanent right-of-way easement for the 5-foot wide sidewalk
located outside of the 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.
2. Producer Drive
a. Existing Conditions: Producer Drive is improved with 2-travel lanes, vertical curb, gutter, and
4-foot wide detached sidewalk abutting the site. There is 80-feet of right-of-way for Producer
Drive (40-feet from centerline).
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
3 Paramount East
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.
Producer Drive 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 Producer
Drive is designated in the MSM as a Residential Collector with 2-lanes and on-street bike
lanes, a 47-foot street section within 69-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Producer Drive.
d. Staff Comments/Recommendations: Producer Drive is fully improved and meets the
requirements fora Residential Collector; therefore, no additional right-of-way or street
improvements should be required with this application.
According to the traffic impact study prepared for Paramount Subdivision in 2003, in order for
the Producer Drive/Meridian Road intersection to operate at an acceptable level of service, a
northbound left turn should be constructed on Meridian Road at the Producer Drive/Meridian
Road intersection. The applicant should coordinate the construction of the turn lane with
District Traffic Services and Development Review staff.
3. Studio Drive
a. Existing Conditions: Studio Drive does not exist.
b. Policy:
Commercial Roadway Policy: District Policy 7208.2.1 states that the developer is
responsible for improving all commercial 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 7208.5 states that right-of-way
widths for new commercial streets shall typically be 50 and 70-feet wide and that the standard
street section will vary depending on the need for a center turn lane, bike lanes, volumes,
percentage of truck traffic, and/or on-street parking.
• A 36-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and on-street parking.
• A 40-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane.
• A 46-foot street section (back-of-curb to back-of-curb) will typically accommodate two
travel lanes and a center turn lane and bike lanes.
Sidewalk Policy: District Policy 7208.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all commercial 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.
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.).
4 Paramount East
Landscape Medians Policy: District policy 7208.5.15 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply fora license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
Applicant's Proposal: The applicant is proposing to construct Studio Drive as a Commercial
Roadway with a 14-foot wide landscape median, one 21-foot travel lane, one 26-foot travel
lane, vertical curb and gutter, 10-foot wide planter strips within 80-feet of right-of-way. Five-
foot detached sidewalks are proposed to be constructed outside of the right-of-way. Studio
Drive is proposed to narrow approximately 590 feet west of Meridian Road to a 40-foot street
section, curb and gutter within 62-feet of right-of-way. Five-foot detached sidewalks are
proposed to be constructed outside of the right-of-way.
d. Staff Comments/Recommendations: The applicant's proposal meets District Commercial
Roadway Policy and should be approved as proposed.
The applicant should provide a permanent right-of-way easement for the 5-foot wide sidewalk
located outside of the 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.
In accordance with District Landscape Median policy, the median on Studio Drive should be
dedicated as right-of-way. The applicant should be required to apply for a license agreement
with the District for the proposed landscaping within the median.
According to the traffic impact study prepared for Paramount Subdivision in 2003, in order for
the Studio Drive/Meridian Road intersection to operate at an acceptable level of service, a
northbound left turn lane should be constructed on Meridian Road at the Studio Drive/Meridian
Road intersection. The applicant should coordinate the construction of the turn lane with
District Traffic Services and Development Review staff.
4. Internal Local Streets
a. Existing Conditions: The site has no internal streets.
b. Policy:
Required Improvements Policy: District Policy 7207.2.2 states that required improvements
to an internal local street shall consist of a complete street section with curb, gutter and
sidewalk (minimum 5-feet) on both sides of the roadway.
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
5 Paramount East
and shall typically be within 50-feet of right-of-way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of-curb to back-
of-curb) for developments with any buildable lot that is less than 1 acre in size.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.).
Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are
permissible where adequate pavement width is provided on each side of the median to
accommodate the travel lanes and where the following is provided:
• The median is platted as right-of-way owned by ACHD.
• The width of an island near an intersection is 12-feet maximum for a minimum distance of
150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet.
• At an intersection that is signalized or is to be signalized in the future, the median width
shall be reduced to accommodate the necessary turn lane storage and tapers.
• The Developer or Homeowners Association shall apply fora license agreement if
landscaping is to be placed within these medians.
• The license agreement shall contain the District's requirements of the developer including,
but not limited to, a "hold harmless" clause; requirements for maintenance by the
developer; liability insurance requirements; and restrictions.
• Vertical curbs are required around the perimeter of any raised median. Gutters shall slope
away from the curb to prevent ponding.
Tree Planting Policy: ACHD allows landscaping within the public right-of-way through a
license agreement pursuant to Section 4003.2 of the ACRD Policy Manual. Tree planting is
allowed in minimum 8 feet wide planters. The District will consider, on a case by case basis
6-foot planters with root barrier installed per the following guidelines:
• Class II trees may be considered for installation in minimum planter width of 6 feet with the
installation of root barriers installed on both the curb side and the sidewalk side. Root
barriers are required to extend a minimum of 18 inches below the sub grade on the
sidewalk side and a minimum of 24 inches below the sub grade on the curb side. Root
barriers shall extend 2 inches above the ground and key in to the road feature. Barrier
shall be constructed with the street and sidewalk. When trees are planted at minimum
6 Paramount East
spacing, barrier shall run continuously along both curb and sidewalk features which it is
designed to protect.
c. Applicant's Proposal: The applicant is proposing to construct the entrance street (Oscar
Avenue) as a local street with a 12-foot wide landscape median, two 21-foot wide landscape
travel lanes, curb and gutter, 6-foot wide planter strips, and 5-foot wide detached sidewalks
within 77-feet of right-of-way. The applicant is proposing to construct the sidewalks within the
proposed right-of-way with '/2 foot of separation from the back edge of sidewalk to the right-of-
way line.
The applicant is proposing to construct Peppard Avenue as a local street with a 29-foot street
section with curb, gutter, 6-foot wide planter strips, and 5-foot wide detached concrete
sidewalks within 52-feet of right-of-way. The applicant is proposing to construct the sidewalks
within the proposed right-of-way with '/2 foot of separation from the back edge of sidewalk to
the right-of-way line.
The applicant is proposing to construct all other internal local streets as 33-foot street sections
with curb, gutter, 6-foot wide planter strips, and 5-foot wide detached concrete sidewalks
within 56-feet of right-of-way. The applicant is proposing to construct the sidewalks within the
proposed right-of-way with'/2 foot of separation from the back edge of sidewalk to the right-of-
way line.
The applicant is also proposing to terminate Arnaz Street at its east and west ends and
Woodward Street at its east end with 40-foot radius turnarounds.
d. Staff Comments/Recommendations: The applicant's proposal meets District Street Section
and Right-of-way Policy and should be approved as proposed.
The applicant's proposal to terminate Arnaz Street and Woodward Street with 40-foot radius
turnarounds does not meet District Policy and will not be approved as proposed. The applicant
should construct a standard knuckle in place of the turnarounds.
The right-of-way shall extend 2 feet beyond the back edge of sidewalk for all proposed local
streets.
In accordance with District Landscape Median Policy, the median on Oscar Avenue should be
dedicated as right-of-way. The applicant should be required to apply for a license agreement
with the District for the proposed landscaping within the median.
The applicant should be required to provide written fire department approval for use of the
reduced street section prior to signature on the final plat.
If trees are planted within the 6-foot wide planter strips, the applicant should be required to
install continuous root barriers as required by the District's Tree Planting Policy.
5. Roadway Offsets
a. Existing Conditions: There is one curb cut onto Producer Drive from the site. The curb cut
onto Producer Drive is located approximately 480 feet west of Meridian Road.
b. Policy:
Commercial Roadway Intersection Spacing on Minor Arterials: District Policy 7205.4.6
states that the minimum allowable offset for an unsignalized commercial street intersecting a
minor arterial shall be 660 feet as measured from all other existing roadways as identified in
Table 1 a (measured centerline to centerline).
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).
Paramount East
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 7207.4.2 requires local roadways to align or provide a minimum offset of 125
feet from any other local street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to extend the existing curb cut on
Producer Drive into the site (proposed as Peppard Ave.)
The applicant is also proposing to construct an entrance to Studio Drive (Commercial
Roadway) onto Meridian Road (Minor Arterial) located approximately 430 feet to the south of
Quintessa Drive and 350 feet to the north of Heritage Middle School's northern entrance.
All of the internal local streets are proposed to align or offset by a minimum of 125-feet from
the other internal local streets.
d. Staff Comments/Recommendations: The applicant's proposal to extend the existing curb
cut on Producer Drive located 480 feet west of Meridian Road into the site does not meet
District Roadway Offset Policy; however, staff is recommending a modification of policy to
allow the extension as proposed. This is due to the fact that the curb cut currently exists in
alignment with Peppard Avenue on the other side of Producer Drive.
The applicant's proposal to construct an entrance to Studio Drive from Meridian Road 430 feet
to the south of Quintessa Drive and 350 feet to the north of Heritage Middle School's northern
entrance does not meet District Roadway Offset Policy; however, staff is recommending a
modification of policy to allow the entrance as proposed. This is due to the fact that the
location of Studio Drive was previously approved as part of the 2003 action for Paramount and
is being proposed to intersect Meridian Road near the midpoint of the offset between
Quintessa Drive and Heritage Middle School's northern entrance.
The applicant's proposal for the internal local streets meets District Roadway Offset Policy
and should be approved as proposed.
6. Stub Streets
a. Existing Conditions: There are no stub streets internal to the site.
b. Policy:
Stub Street Policy: District policy 7207.2.4 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, 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.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
c. Applicant Proposal: The applicant is proposing to extend two stub streets into the site and
to construct one stub street to the west. They are located as follows:
8 Paramount East
• Woodward Street, located approximately 600 feet south of Producer Drive and 610
feet west of Meridian Road (between Lot 10 Block 42 and Lot 25 Block 54), proposed
to be extended into the site.
• Valentino Street, located approximately 1,280 feet south of Producer Drive and 800
feet west of Meridian Road, proposed to be extended into the site.
• Stub street to the southwest, Studio Drive, located approximately 1,350 feet south of
Producer Drive and 810 feet west of Meridian Road.
d. Staff Comments/Recommendations: The applicant's proposal meets the District Stub
Streets Policy and should be approved, as proposed.
The applicant should install a sign at the terminus of the proposed stub street, Studio Drive,
stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7. 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.
8. 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.
9. Other Access
Producer Drive is classified as a Collector Roadway and Meridian Road is classified as a Minor
Arterial. Other than the access specifically approved with this application, direct lot access is
prohibited to these roadways and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate 35-feet of right-of-way from the centerline of Meridian Road abutting the site, as
proposed. Construct a 5-foot wide sidewalk located a minimum of 31-feet from the centerline of
Meridian Road abutting the site, as proposed. Provide a permanent sidewalk easement for the
sidewalk located outside of the right-of-way. The easement shalt encompass the entire area
between the right-of-way line and 2-feet behind the back edge of the sidewalk.
2. Construct Studio Drive to intersect Meridian Road 1,260 feet south of Producer Drive with a 14-
foot wide landscape median, one 21-foot travel lane, one 26-foot travel lane, vertical curb and
gutter, 10-foot wide planter strips within 80-feet of right-of-way, as proposed. Construct a 5-foot
wide detached concrete sidewalk within an easement, as proposed. Provide a permanent
sidewalk easement for the sidewalk located outside of the 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. Dedicate the 14-foot wide center landscape median on Studio Drive as right-of-way and apply for
a license agreement with the District for the landscaping within the median.
9 Paramount East
4. Construct a northbound left turn lane on Meridian Road at the Studio Drive/Meridian Road
intersection. Coordinate the design and location on the northbound turn lane with the District's
Traffic Services and Development Review Sections.
5. Construct a northbound left turn lane on Meridian Road at the Producer Drive/Meridian Road
intersection. Coordinate the design and location on the southbound turn lane with the District's
Traffic Services and Development Review staff.
6. Construct Peppard Avenue to intersect Producer Drive approximately 480 feet west of Meridian
Road as a 29-foot street section with curb, gutter, 6-foot wide planter strips, and 5-foot wide
detached concrete sidewalks within 52-feet of right-of-way, as proposed. Provide the District with
written fire department approval for the reduced street section width prior to plan approval. The
right-of-way shall extend to 2 feet beyond the edge of sidewalk.
7. Construct Oscar Avenue to intersect Studio Drive approximately 345 feet west of Meridian Road
with a 12-foot wide landscape median, two 21-foot travel lanes, curb and gutter, 6-foot wide
planter strips, and 5-foot wide detached sidewalks within 77-feet of right-of-way, as proposed. The
right-of-way shall extend to 2 feet beyond the edge of sidewalk.
8. Dedicate the 12-foot wide center landscape median on Oscar Avenue as right-of-way and apply
for a license agreement with the District for the landscaping within the median.
9. Construct all remaining internal local streets as 33-foot street sections with curb, gutter, 6-foot
wide planter strips, and 5-foot wide detached concrete sidewalks within 56-feet of right-of-way, as
proposed. The right-of-way shall extend to 2 feet beyond the edge of sidewalk. Provide the District
with written fire department approval for the reduced street section width prior to plan approval.
10. Construct the east and west termination points of Arnaz Street and the east termination point of
Woodward Street as standard knuckles.
11. Construct one stub street to the southwest, Studio Drive, located approximately 1,350 feet south
of Producer Drive and 810 feet west of Meridian Road, as proposed. Install a sign at the terminus
of the roadway stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
12. Extend existing stub street, Woodward Street, located approximately 600 feet south of Producer
Drive and 610 feet west of Meridian Road (between Lot 10 Block 42 and Lot 25 Block 54), into the
site as proposed.
13. Extend existing stub street, Valentino Street, located approximately 1,280 feet south of Producer
Drive and 800 feet west of Meridian Road, into the site as proposed.
14. Other than the access specifically approved with this application, direct lot access is prohibited to
Meridian Road and Producer Drive and should be noted on the final plat.
15. Payment of impacts fees are due prior to issuance of a building permit.
16. Comply with all Standard Conditions of Approval.
10 Paramount East
E. Standard Conditions e~f A,p~raval
Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way.
2. Private 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 ACRD 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 ACRD.
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 awaiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. Conclusions of La~nr
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.
11 Paramount East
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
12
Paramount East
Vicinity Map
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13 Paramount East
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14 Paramount East
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.
15 Paramount East
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 ACRD, 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 ACRD 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 aPre-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 aPre-Con.
16 Paramount East
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 ROWDS Manager when it is alleged that the ROWDS
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 ROWDS 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.
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 ROWDS 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.
17 Paramount East
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
18 Paramount East
CENTRAL
•• DISTRICT
~i~THEALTH
DEPARTMENT
Rezone #
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Conditional Use # ~' ~t4Wt 1 -CX~'r~ `2 ~-GI~~ ~
Preliminary /Final /Short Plat
r
Return to:
^ ACZ
^ Boise
^ Eagle
^ Garden City
^ Kuna
,~deridian
^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ bedrock from original grade ^ other
^ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
8. After written pproval from appropriate entities are submitted, we can approve this proposal for:
~tral sewage ^ community sewage system ^ community water well
^ interim sewage ~eentral water
^ individual sewage ^ individual water
9. The follo~yii~an(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
~~ tral sewage ^ community sewage system ^ community water
^ sewage dry lines ~entral water
^ 10. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 12. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
~3. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee
submitted to CDHD.
^ 14.
Reviewed By:
Review Sheet
15726-001EH1111
.. DIST ~cT CENTRAL DISTRICT HEALTH DEPARTMENT Return to: g~l~
HEALTH Environmental Health Division ^ ACZ
DEPARTME ^ BoISe
^ Eagle
Rezone # ~Z I a - UU I ^ Garden City
Conditional Use # ~-t~A~M I a -bob- ^ Kuna
Preliminary /Final /Short Plat ~~ I~ --yo'Z- ~lleridian
_. ^ Star
r
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ bedrock from original grade ^ other
^ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~8. After writteryapproval from appropriate entities are submitted, we can approve this proposal for:
tral sewage ^ community sewage system ^ community water well
^ interim sewage ,~ central water
^ individual sewage ^ individual water
/~. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
~.se~tral sewage ^ community sewage system ^ community water
^ sewage dry lines central water
^ 10. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 12. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
~13. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be
submitted to CDHD.
^ 14. Reviewed By:
Date: ~ /~.~-----
Review Sheet
15726-001EH1111
\DANO IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028 (208) 334-8300
* * Boise, ID 83707-2028
itd.idaho.gov
Z
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91AT10N D~Q
July 24, 2012
Machelle Hill
Meridian City Clerk's Office
33 East Idaho Avenue
Meridian, Idaho 83642
VIA EMAIL
Re: CPAM12-002, RZ12-001, PP12-002 for the Paramount Subdivision
The Idaho Transportation Department has reviewed the referenced comprehensive plan
amendment, rezone and preliminary plat application for Paramount Subdivision west of
Meridian Road. ITD has the following comments:
1) ITD has no objection to these applications. The proposed rezone generates fewer
vehicle trips than the original plan and does not require any new access to the State
Highway System.
2) Although this specific project generates less than 500 vehicle trips per day, this type of
rezone cumulatively impacts the entire regional roadway system. The conversion from
employment center to residential development further separates homes from
employment opportunities and increases the average journey-to-work travel trip
distance. The cumulative impact of such rezone/comprehensive plan changes will
certainly increase regional travel demand and necessitate additional investment in the
transportation system. These incremental benefits to the developments incur a regional
cost to expand the roadway network.
If you have any questions, you may contact Matt Ward at 334-8341 or me at 334-8377.
Sincerely,
~~~~~~'~
Dave Szplett
Access Management Manager
dave.szplett(a,itd. idaho.gov
?2~.a/ca & Sul ~aw 9zuyarr.'oa Dlab~~et
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
City of Meridian
City Clerk's Office
33 E Broadway Avenue Ste 102
Meridian, ID 83642-2619
RE: CPAM 12-002, RZ 12-001 & PP 12-002/Paramount East
Dear Jaycee:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District (NMID) has no comment on the above-referenced
applications as it lies outside of our district boundaries. Please contact Settlers Irrigation at
344-2471 or at PO Box 7571, Boise, ID 83707.
All laterals and waste ways must be protected. All municipal surface drainage must be
retained on-site. If any surface drainage leaves the site, Nampa & Meridian Irrigation District
(NMID) must review drainage plans. The Developer must comply with Idaho Code 31-3805.
Sincerely,
Andy M dsen
Asst. Water Superintendent
Nampa & Meridian Irrigation District
AM/dbg
PC: J. Anderson, Settlers
File/Office
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
August 3, 2012