Paramount Northeast ACHD Reportt ~~~~~
CHD ~
Date: July 9, 2013
To: Brighton Development, Inc.
Attn: Michael D Wardle
12601 W Explorer, #200
Boise, ID 83713
Sara M. Baker, President
John S, Franden, Vice President
Rebecca W, Arnold, Commissioner
Mitchell A. Jaurena, Commissioner
Jim Hansen, Commissioner
Subject: Paramount Northeast/MMDA-13-010/MPP-13-008/MAZ-13-005
Southwest Corner of Chinden Boulevard and Meridian Road, Meridian, Idaho
On July 3, 2013 the Ada County Highway District Commission 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) 387-6171
Sincerely,
Stacey Yarrington
Planner II
Development Services
Ada County Highway District
CC: Project file
City of Meridian (via e-mail)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org
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Developme~~t Se~~~ices Department
ProjectlFile: Paramount Northeast/MMDA-13-010/MPP-13-008/MAZ-13-005
This is a Development Agreement Modification of 21.29-acres, Annexation and
Rezone of 5.74-acres to R-8, and a Preliminary Plat application comprising of 79
single-family buildable lofs and common lots. The site is located on the Southwest
corner of Chinden Boulevard and Meridian Road, Meridian, Idaho.
Lead Agency:
Site address:
Commission
Hearing:
Commission
Approval:
Applicant:
Representative:
Staff Contact:
City of Meridian
SWC of Chinden Boulevard
and Meridian Road
July 3, 2013
Consent Agenda
July 3, 2013
Brighton Development, Inc.
12601 W Explorer, #200
Boise, ID 83713
Brighton Development, Inc.
Michael D Wardle
12601 W Explorer, #200
Boise, I D 83713
Stacey Yarrington
Phone: 387-6171
E-mail: syarrington(a.achdidaho.org
A. Findings of Fact
Description of Application: The applicant is requesting a Development Agreement Modification
of 21.29-acres, Annexation and Rezone of 5.74-acres to R-8, and a Preliminary Plat application
comprising of 79 single-family buildable lots and common lots. The proposed application meets
the City of Meridian's Comprehensive Plan as it designates this area as Medium Density
Residential. The site is located on the Southwest corner of Chinden Boulevard and Meridian
Road, Meridian, Idaho.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Single-family Residential/Mixed Use (Eagle) R-1; MU-DA
South Paramount North Medium Densit Res -Meridian R-8
East Catholic Church (Rural Urban Transition -Ada Count } RUT
West Paramount (Medium Density Residential -Meridian) R-8
Paramount NE/MMDA-13-010/
MPP-13-0081MAZ-13-005
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 Subdivision is in various phases of development surrounding the site.
5. Transit: There are currently no existing transit routes within close proximity to this location.
6. 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.
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.
Meridian Road is listed in the Capital Improvements Plan to be widened to 3-lanes from Ustick
Road to McMillan Road between 2017 and 2021.
• McMillan Road is listed in the Capital Improvements Plan to be widened to 5-lanes from
Locust Grove Road to Eagle Road/SH-55 between 2017 and 2021.
B. Traffic Findings for Consideration
Trip Generation: This development is estimated to generate 752 additional vehicle trips per day
(0 existing); 79 additional vehicle trips per hour in the PM peak hour (0 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 9`" edition.
A traffic impact study was required with the original Paramount application. The traffic impact
study was completed by Dobie Engineering and the following improvements are recommended to
mitigate the site traffic:
• Construct an exclusive northbound left turn lane on West Director Drive at the West Director
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
• Construct an exclusive southbound right turn lane on West Director Drive at the West Director
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak Existing
Roadway Frontage Classification Hour Hour Level Plus
Traffic Count of Service Project
**SH-20/26/ Principal "
" "
"
Chinden Boulevard 2,212-feet Arterial g65 F F
Meridian Road 1,139-feet Minor Arterial 328 Better than Better than
Fox Run Way 1,047-feet Collector 67 Better than Better than
* Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH).
Paramount NE/MMDA-13-010/
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* Acceptable level of service for atwo-lane collector is "D" (425 VPH).
** ACHD does not set level of service thresholds for State Highways.
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACND's most current traffic counts.
The average daily traffic count for Meridian Road south of Chinden Boulevard was 6,811
on 4/27/2011.
The average daily traffic count for Fox Run Way north of Gable Street was 1,136 on
12/3/2009.
C. Findings for Consideration
Meridian Road
a. Existing Conditions: Meridian Road is improved with 2-travel lanes, and no curb, gutter or
sidewalk abutting the site. There is 72-feet of right-of-way for Meridian Road (28-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.
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.
Right-of-Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site-related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
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 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.).
Paramount NE/MMDA-13-010/
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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.
The intersection of Director Drive and Meridian Road is designated in the MSM for a future
3-legged, single-lane roundabout. Additional right-of-way will be required to accommodate the
roundabout as shown in Attachment 3.
c. Applicant Proposal: The applicant is not proposing any improvements to Meridian Road
abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District
Policy. Consistent with the prior Paramount Subdivision approval in March 2003, the
applicant should be required to widen Meridian Road to provide a dedicated right turn Zane
and a center turn lane at the Meridian Road/Director Drive intersection. This will require
additional right-of-way dedication (on and off-site) to accommodate construction of the turn
lanes. Prior to signature on the first final plat the applicant should be required to dedicate all of
the right-of-way necessary (on and off-site) to accommodate the construction of the turn lanes
and construct the turn lanes needed to serve the site. The applicant will not be compensated
for the additional right-of-way dedication necessary for the construction of the turn lanes, as
they are needed to serve the site. Coordinate the design and the location of the dedicated
right turn lane and the center turn lane with District Development Review staff.
Consistent with the MSM the applicant should be required to construct a 5-foot wide detached
sidewalk located a minimum of 29-feet from the centerline of Meridian Road abutting the site.
The applicant should provide a permanent right-of-way easement for any sidewalk placed
outside of the dedicated right-of-way abutting the site.
The MSM designates a 3-legged roundabout at the Meridian Road /Director Drive intersection;
however, staff recommends a modification of the MSM to remove the roundabout from the
map. Staff recommendation is due to the fact that the traffic study did not recommend further
traffic control mitigation beyond the construction of the turn lanes and this intersection is not
proposed to be extended east of Meridian Road.
2. Director Drive
a. Existing Conditions: There are no existing collector streets internal to the site.
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.
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
4 Paramount NE/MMDA-13-010/
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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.
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 ACRD.
• 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.
ACRD 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. Anew 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 Collector 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.
c. Applicant Proposal: The applicant is proposing to construct Director Drive as a Residential
Collector Street, a 33-foot street section, with 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.
The applicant is proposing to construct a 12-foot wide by 200-foot long landscape median
within 89.5-feet of right-of-way with a 54-foot street section at the entrance to Director Drive
and Meridian Road. The travel lanes are 21-feet wide on each side of the median and 8-foot
wide parkway strip on both sides of the entrance, a 5-foot wide sidewalk on the south side and
a 10-foot wide pathway (regional) on the north side of the entrance.
5 Paramount NE/MMDA-13-010/
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The applicant is proposing to construct a 12-foot wide long landscape median extending east
into the site 80-feet from the west property line within 81-feet of right-of-way with a 33-foot
street section at the stub street connection to Paramount Subdivision 22. The travel lanes are
21-feet wide on each side of the median and 8-foot wide parkway strip on both sides of the
street, a 5-foot wide sidewalk on the south side and a 10-foot wide pathway (regional) on the
north side of the street.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
The applicant should be required to provide written approval from the appropriate fire
department for use of the reduced street section prior to plan approval.
The applicant should be required to dedicate the landscape median as right-of-way owned by
ACRD; and the Developer or Homeowners Association apply for a license agreement if
landscaping is to be placed within the median.
3. Finney Street
a. Existing Conditions: There are no existing roadways internal to the development.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that ttie standard
street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to
back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of-way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of-curb to back-
of-curb) for developments with any buildable lot that is less than 1 acre in size.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
Paramount NEIMMDA-13-010/
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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.
c. Applicant's Proposal: The applicant is proposing to construct Finney Street as a 33-foot
street section with curb, gutter, 8-foot parkway strip, and 5-foot wide concrete detached
sidewalks within 81-feet of right-of-way. The applicant is proposing a 12-foot wide landscape
median for the first 115-feet south of Director Drive. The travel lanes are 21-feet wide on each
side of the median. Finney Street will extend approximately 210-feet into the site south from
Director Drive.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
The applicant should be required to provide written approval from the appropriate fire
department for use of the reduced street section prior to plan approval.
The applicant should be required to dedicate the landscape median as right-of-way owned by
ACHD; and the Developer or Homeowners Association apply for a license agreement if
landscaping is to be placed within the median.
4. Internal Streets
a. Existing Conditions: There are no existing roadways internal to the development.
Paramount NE/MMDA-13-010/
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b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to
back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of-way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of-curb to back-
of-curb) for developments with any buildable lot that is less than 1 acre in size.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.).
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the
Paramount NE/MMDA-13-010/
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emergency service providers may require a greater radius. Landscape and parking islands
may be constructed in turnarounds if a minimum 29-foot street section is constructed around
the island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval
from the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the
written approval of the agency providing emergency fire service for the area where the
development is located.
c. Applicant's Proposal: The applicant is proposing to construct the internal local streets as
33-foot street sections (back of curb to back of curb) with curb, gutter, 8-foot parkway strip,
and 5-foot detached sidewalks, within 60-feet of right-of-way.
The applicant is proposing to construct one cul-de-sac turnaround with a 35-foot street section
around a 30-foot circular landscape median and a 55.5-foot turning radius, at the east
terminus of Heston Street.
The applicant is proposing to construct one cul-de-sac turnaround with a 35-foot street section
around a 30-foot circular landscape median and a 55.5-foot turning radius, at the west
terminus of Heston Street.
The applicant is proposing to extend Finney Street approximately 135-feet south of Coburn
Street (centerline to centerline) to the adjoining property.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
The applicant should be required to provide written approval from the appropriate fire
department for use of the reduced street section prior to plan approval.
Roadway Offsets
a. Existing Conditions: There are no existing roadway offsets internal to the development.
b. Policy:
Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that
new local streets should not typically intersect arterials. Local streets should typically intersect
collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial,
the minimum allowable offset shall be 660-feet as measured from all other existing roadways
as identified in Table 1 a (7205.4.6).
Collector Offset Policy: District policy 7205.4.2 states that the optimum spacing for new
signalized collector roadways intersecting minor arterials is one half-mile.
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a
minimum of 330-feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-
feetfrom any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct a new collector roadway onto
Meridian Road at approximately 834-feet south of SH-20/26/Chinden Boulevard (centerline to
centerline) and approximately 300-feet north of Rio Vista Way.
The applicant is proposing to construct Finney Street onto Director Drive at approximately
1,644-feet west of Meridian Road.
Paramount NE/MMDA-13-010/
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d. Staff Comments/Recommendations: The applicant's proposal to construct a new collector
roadway onto Meridian Road at approximately 834-feet south of SH-20/26/Chinden and
approximately 300-feet north of Rio Vista Way, does not meet District Intersection Spacing
Policy. However, staff recommends a modification of policy, due to the fact that the Director
Drive roadway approach was approved with the original Paramount Subdivision application in
2003; and the Master Street Map designates a collector roadway in this location. Therefore,
staff recommends approval of the applicant's proposal, as proposed.
The applicant should construct Finney Street as proposed
6. Stub Streets
a. Existing Conditions: There are no existing stub streets to the site.
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be required to
provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7207.2.5.4 (local), except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 (local) requires that the design
and construction for cul-de-sac streets shall apply to temporary dead end streets. The
temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard
cul-de-sac. The developer shall grant a temporary turnaround easement to the District for
those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the
instance where a temporary easement extends onto a buildable lot, the entire lot shall be
encumbered by the easement and identified on the plat as anon-buildable lot until the street
is extended.
c. Applicant Proposal: The applicant is proposing to construct 1 stub street, Finney Street to
the adjoining property to the south. The proposed stub street is located approximately 620-
feet west of Meridian Road and will extend approximately 135-feet south of Coburn Street
(centerline to centerline) beyond the intersecting street.
d. Staff Comments/Recommendations: The location of the proposed stub street meets
District policy and should be approved, as proposed.
The applicant should install a sign at the terminus of the stub street stating that, "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
10 Paramount NE/MMDA-13-010/
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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
Meridian Road is classified as a minor arterial roadway; Director Drive is classified as a collector
roadway. 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. Prior to signature on the first final plat dedicate all of the right-of-way necessary (on and off-site)
to accommodate the construction of the turn lanes and construct the dedicated right turn lane and
a center turn lane at the Meridian Road/Director Drive intersection. Coordinate the design and the
location of the dedicated right turn lane and the center turn lane with District Development Review
staff.
2. Construct a 5-foot wide detached sidewalk located a minimum of 29-feet from the centerline of
Meridian Road abutting the site. Provide a permanent right-of-way easement for any sidewalk
placed outside of the dedicated right-of-way.
3. Construct Director Drive as a Residential Collector Street, with a 33-foot street section, 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, as proposed.
4. Construct a 12-foot wide by 200-foot long landscape median within 89.5-feet of right-of-way and a
54-foot street section at the entrance to Director Drive and Meridian Road; with 21-foot wide travel
lanes on each side of the median and 8-foot wide parkway strip on both sides of the entrance, a
5-foot wide sidewalk on the south side and a 10-foot wide pathway (regional) on the north side of
the entrance, as proposed.
5. Construct a 12-foot wide long landscape median extending east into the site 80-feet from the west
property line within 81-feet of right-of-way and a 33-foot street section at the stub street
connection to Paramount Subdivision 22; with 21-foot wide travel lanes on each side of the
median and 8-foot wide parkway strip on both sides of the street, a 5-foot wide sidewalk on the
south side and a 10-foot wide pathway (regional) on the north side of the street.
6. Dedicate all landscape medians as right-of-way owned by ACHD; and the Developer or
Homeowners Association should apply for a license agreement if landscaping is to be placed
within the medians.
7. Construct Finney Street approximately 210-feet into the site south from Director Drive as a 33-foot
street section with curb, gutter, 8-foot parkway strip, and 5-foot wide concrete detached sidewalks
within 81-feet of right-of-way.
8. Construct a 12-foot wide landscape median for the first 115-feet of Finney Street south of Director
Drive with 21-foot wide travel lanes on each side of the median.
9. Construct the internal local streets as 33-foot street sections (back of curb to back of curb) with
curb, gutter, 8-foot parkway strip, and 5-foot detached sidewalks, within 60-feet of right-of-way.
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10. Construct one cul-de-sac turnaround with a 35-foot street section around a 30-foot circular
landscape median and a 55.5-foot turning radius, at the east terminus of Heston Street.
11. Construct one cul-de-sac turnaround with a 35-foot street section around a 30-foot circular
landscape median and a 55.5-foot turning radius, at the west terminus of Heston Street.
12. Construct a new collector roadway onto Meridian Road at approximately 834-feet south of SH-
20/26/Chinden Boulevard (centerline to centerline) and approximately 300-feet north of Rio Vista
Way.
13. Construct Finney Street onto Director Drive at approximately 1,644-feet west of Meridian Road, as
proposed.
14. Construct 1 stub street, Finney Street to the adjoining property to the south. The proposed stub
street is located approximately 620-feet west of Meridian Road and will extend approximately 135-
feet south of Coburn Street (centerline to centerline) beyond the intersecting street. Install a sign
at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
15. The applicant should be required to provide written approval from the appropriate fire department
for use of all of the reduced street sections prior to plan approval.
16. Payment of impacts fees are due prior to issuance of a building permit.
17. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. 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 ACRD right-of-
way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's engineer should provide
documentation of ADA compliance to District Development Review staff for review.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACRD 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
12 Paramount NE/MMDA-13-010/
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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 ACRD 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 awaiver/variance of the requirements or other legal relief is
granted by the ACRD Commission.
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F. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Attachment 3
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines
14 Paramount NE/MMDA-13-010/
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VICINITY MAP
15 Paramount NE/MMDA-13-010/
M P P-13-008/MAZ-13-005
SITE PLAN
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17 Paramount NE/MMDA-13-010/
M P P-13-008/MAZ-13-005
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 fo the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
18 Paramount NE/MMDA-13-010/
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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 ACRD
®The ACRD 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 ACRD 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 (ACRD) 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.
D/D YOU REMEMBER:
Construction (Non-Subdivisions)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACRD 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 ACRD 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 ACRD Construction to be reviewed and approved by the ACRD
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.
19 Paramount NE/MMDA-13-010/
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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 ACRD 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.
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