Subdivision Staff Report Name: Bridgewalk Subdivision Date: December 8, 2004 File: SUB04-00089 Meeting: December 14, 2004 Approval: Preliminary To: City Council Lead Agency: Boise City From: Richard Beck Annexed: December 30, 1964 Preliminary Plat Denial: P & Z Commission October 11, 2004 Description: This is a proposed single family residential subdivision with 9 buildable lots and 3 common lots on 1.73 acres. The density of the subdivision is 5.2 lots per acre. The site is zoned R-1C. Currently the subject parcel is improved with a single family home and a barn. There is a companion conditional use application associated with this project (CUP04-00098). Location: The site is located on the on the east side of East Boise Avenue approximately 155 feet south of the intersection East Iowa Drive and East Boise Avenue. Special Attention: The Planning and Zoning Commission recommends denial of this subdivision. Contents: Staff Report: Basis for Denial Technical Review and Agency Comments Attachments: Vicinity map Preliminary plat Applicant s letter
Page 2 of 9 Basis for Denial Private Street The applicant is requesting approval of a private street along with approval of a wavier to have sidewalk along one side only and a waiver to reduce the street section below the required width for a portion of the roadway (see Applicant s Letter). Boise Municipal Code Section 9-20-07 Design Standards E. Private Streets 1. General Required Findings: Private streets may be permitted when the Council finds that the private street is in compliance with each of the following standards. a. Provides safe and effective movement of both vehicular and pedestrian traffic; b. Does not adversely affect access or good public transportation planning to adjacent property and to the area travel networks; c. Does not land lock adjacent property due to topography or parcel layout; d. Does not restrict public access to places of public attraction, use or interest; e. Does not connect one public street to another, encouraging travel through the development; or f. Use or alignment of the private street does not interfere with the continuity of public streets. 2. Allowed Uses for Private Streets a. Single Family/Townhouse/Duplex Residential 1) Private streets may be permitted when, in the Commission s and Council s opinion, the parcel shape or site topography will not allow street design to meet District width standards or in the cases in which conformance to District requirements is in conflict with the intent of minimizing disruption to vegetation as defined in the Hillside and Foothill Areas Development Ordinance. 4. Private Street Classification and Requirements Number of Residential Lots vs. Street a. Single Family/ Townhouse/ Two Family Private Residential Street Standards shall be according to the following table: Minimum R/W Width (feet) Street Width Back of Curb to Back of Curb (feet) Sidewalk Required Both Sides Sidewalk Required One Side Sidewalk Easement Allowed Page 2 of 9
Page 3 of 9 Length Up to 3 lots w/length less than 200 feet Up to 3 lots w/length greater than 200 feet 4 to 10 lots w/ length less than 200 feet 4-10 lots w/length greater than 200 feet 24 24 No Yes Yes* 28 (24 for the final 200 feet) 28/24 No Yes Yes* 24 24 Yes No Yes* 28 (24 for the final 200 feet) 28/24 Yes No No 11 or more lots 40 28 Yes No No Analysis The proposed private street appears to meet the requirements as set forth in Section 9-20- 07-E.1 of Boise City Code. The street does not comply with width and sidewalk requirements and does not appear to satisfy Code Section 9-20-07-E.2.a. The Boise City Subdivision Ordinance requires private streets serving 4 to 10 lots with a length greater than 200 feet, to have a 28-foot street section and have sidewalk on both sides. The proposed private street has sidewalk only along one side and has a 30-foot portion which has been reduced to a 20-foot street section. The applicant is requesting these standards be waived. Code Section 9-20-07-D.2.a states that privates streets may be permitted when the Commission and Council find the parcel shape or site topography will not allow street design to meet District width standards. The applicant has not substantiated that parcel shape or site topography will preclude meeting District width standards. It appears that a public street could be included in the project with the slight loss of rear yard open space and the possible loss of one unit subject to District turnaround design. Recommendation The Planning and Zoning Commission recommends the City Council deny approval of the subdivision, the private street and private street waiver requests. Page 3 of 9
Page 4 of 9 Technical Review and Agency Comments Boise City Planning and Development Services: Subdivision Section Richard Beck Provisions for the ownership and maintenance of all common lots required. Landscape buffering required. Comprehensive Planning and Zoning Section Angela Brosious The Comprehensive Planning Staff does not have any comments on Bridgewalk Subdivision. This application is being reviewed for compliance with the Comprehensive Plan and Zoning Ordinance by the current planning staff under Planned Development application CUP04-0098 and Variance application CVA04-00036. Building Section - Marlene Southard The existing barn must be demolished or removed. Sediment and Erosion Control Steve Webb An erosion and sediment control plan (ESC) conforming to the requirements B.C.C. Title 8 Chapter 17 is to be submitted to the Director of Planning and Development Services for review. No grading or earth disturbing activities may start until approval of the ESC plan has been received and an ESC permit issued. An individual who has attended the Boise City Responsible Person (RP) certification class, or has obtained Interim Certification for Responsible Person is not identified for this project. A permit will not issue until such time as the name and certification number of the RP has been provided to Boise City. Boise City Public Works: Drainage/Hillside - Terry Records Standard drainage condition. Engineering Rob Bousfield Standard private street conditions. Pressure Irrigation - Kent Johnson Comply with Idaho Code, Section 31-3805 and/or Boise City Code Section 9-20-8.J. Sewer - John Johnson Wet line sewers are required (B.C.C. 9-20-8.D.) Sewer easements required. Sewer assessment due. Connection and payment of connection fees for existing home required. Street Lights - Henry Alarcon 1 street light required. Boise City street light easement required. Page 4 of 9
Page 5 of 9 Boise City Fire Department - David Miller The Boise Fire Department has reviewed this application and can approve the Preliminary Plat with the following conditions. Any deviation from this plan is subject to Fire Department approval. Specific Requirement: Fire Department vehicular access shall be provided to within 150' of all portions of the non-sprinklered buildings. This distance can be increased somewhat for sprinklered buildings but exact distances are on a case-by-case basis. All Fire Department access roads, fire lanes, bridges, and gates are to be a minimum of 20' wide with 13' 6" overhead clearance, shall be capable of supporting 70,000 lbs GVW (24,000 lbs per axle), and shall be paved. Fire Department access roads and fire lanes shall have a minimum outside turning radius of 48' with an inside radius of 28'. Any dead-end road in excess of 150' needs a Fire Department approved turnaround. No grade may exceed 10% (please note that fire apparatus are designed for a maximum 6% grade). Dead end roads in excess of 700 feet must provide "secondary access" in accordance with one of the options specified in the city Subdivision Ordinance, BCC Title 9. Specific Condition: This application shows the patio is to be used as the fire department turnaround. Fire believes it is bad practice to allow fire lanes components to serve a dual function. Especially when it is reasonable to assume that the other purpose will/could easily result in the fire lane being blocked by cars or furniture, or anything else. Be that as it may, while Fire strongly recommends against the dual function, we can approve this turnaround and patio use provided the following language (or language to this effect) is included as note on the face of the plat. The patio must be marked and signed that no parking is allowed because it is part of the required Fire Lane system of the site. Further, the patio must be marked and signed indicating that there can not be furniture or any other obstructions, no matter how easily moveable residents may believe they are, on the patio because it is part of the required fire lane system for the site. Specific Requirement: For streets having a width less than 36 feet back of curb to back of curb parking shall be restricted on (1) one side; for streets having a width less than 29 feet back of curb to back of curb parking shall be restricted on both sides; and for standard ACHD cul-de-sacs parking shall be restricted on both sides. A note on the face of the final plat is required noting the parking restriction prior to signing of the final plat by the Boise City Engineer. Specific Condition: Streets must be marked accordingly. Specific Requirement: Page 5 of 9
Page 6 of 9 Maximum hydrant spacing for this project is 500 feet between hydrants. Specific Condition: Fire hydrants as shown appear to be adequate. However, we reserve the right to modify requirements as more information comes to light. Variables affecting hydrant numbers and location include, but are not limited to, area, construction type, existing hydrants, strategic location for fire fighting forces, and required fire flow. New hydrants must be "non-private" installations. General Requirement: Fire Department required fire hydrants, access, and street identification shall be installed prior to construction or storage of combustible materials on site. Provisions may be made for temporary access and identification measures. Specific building construction requirements of the International Building Code, International Fire Code, and Boise City Code will apply. However, these provisions are best addressed by a licensed Architect at building permit application. Please feel free to have the applicant contact David S. Miller, 384-3827. Boise City Parks Department - Cheyne Weston (no comments received) Boise Airport - John Anderson (no comments received) Ada County Highway District Lori Den Hartog (September 28, 2004) B. Findings for Consideration 1. Right-of-Way Boise Avenue District policy requires 96-feet of right-of-way on arterial roadways (Figure 72- F1B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. There is approximately 66-feet of right-of-way existing for Boise Avenue (33-feet from centerline). Due to the fact that all of the roadway improvements are existing and because Boise Avenue is not listed as a project in either the Five Year Work Program or the 20-year Capital Improvements Plan, no additional right-of-way will be required to be dedicated with this application. 2. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). Modification of Policy Page 6 of 9
Page 7 of 9 The applicant is proposing to construct a private road intersecting Boise Avenue located approximately 290-feet south of Iowa Street. District staff will grant a modification of policy to allow the intersection of this roadway with Boise Avenue due to the limited frontage of the site and because the existing house is to remain. If the roadway were required to shifted 10-feet further south to meet policy, the existing house could not remain in its current location. 3. Private Streets District policy 7205.6, other jurisdictions in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. If the City of Boise approves the private road, the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Boise Avenue and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. The applicant should provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: Dedicate a minimum of 50-feet of right-of-way for the road. Construct the roadway to the minimum ACHD requirements. Construct a stub street to the surrounding parcels. 4. Driveways The applicant is proposing that the existing residence would take access from the new private street. District staff is supportive of this proposal; and therefore will require that the unused curb cuts be replaced with matching curb, gutter, and sidewalk. 5. Other Access Page 7 of 9
Page 8 of 9 Boise Avenue is classified as a minor arterial roadway. Other than the access points that have specifically been approved with this application, direct lot access to Boise Avenue is prohibited. A note regarding this access restriction will be required on the final plat. C. Site Specific Conditions of Approval 1. Construct the private road to intersect Boise Avenue 120-feet south of the north property line (measured property line to centerline). Provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 2. Replace the three unused curb cuts on Boise Avenue with matching curb, gutter, and sidewalk. 3. Direct lot access to Boise Avenue is prohibited and shall be noted on the final plat. 4. Comply with all Standard Conditions of Approval. Ada County Street Name Committee The following existing street names shall appear on the plat: (waiting for response) COMPASS (no comments received) Central District Health Department - Mike Reno After written approval from appropriate entities are submitted, we can approve this proposal for central sewage and central water. The following plans must be submitted to and approved by the Idaho Department of Health and Welfare, Division of Environmental Quality: A. Central Sewage B. Central Water Street runoff is not to create a mosquito breeding problem. STORMWATER MANAGEMENT RECOMMENDATIONS We recommend that the first one half inch of stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for stormwater disposal and design a stormwater management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: Page 8 of 9
Page 9 of 9 1) BOISE STORM WATER BEST MANAGEMENT PRACTICES Prepared by the Boise City Public Works Department, Boise Idaho, January 1997. 2) ADA COUNTY HIGHWAY DISTRICT GUIDELINES FOR STORMWATER AND SITE DRAINAGE MANAGEMENT 3) CATALOG OF STORM WATER BEST MANAGEMENT PRACTICES FOR IDAHO CITIES Prepared by the Idaho Division of Environmental Quality, Boise, Idaho. Drainage District No. 3 - Ryan Armbruster (no comments received) Independent School District of Boise City #1 The Boise School District has concerns about developments with dead-end streets and no connectivity to other streets. The chances of having to route a school bus into the end of this subdivision are minimal; however, if a non-ambulatory student moved into one of the homes in the subdivision, busing for the student would become an issue. Backing a school bus is not acceptable because of safety concerns. The schools assigned to the proposed project area are: Elementary School White Pine Junior High School Les Bois High School Timberline United States Postal Service - Jeff Day, Postmaster The following are the basic conditions requested by the Postal Service. 1. In all new residential areas, service will be provided to Cluster Box Units (CBUs). It will be the responsibility of the contractor to pour a cement pad meeting the required specifications in a location(s) approved by the Postal Service. 2. The clustering of all boxes in one approved area is recommended for multifamily dwellings, e.g., condos, duplexes, triplexes, etc. All locations must still be approved. 3. Fill-in development, defined as three or less residential lots, may receive the existing mode of delivery as the rest of the neighborhood. All locations must still be approved. Page 9 of 9