HomeMy WebLinkAboutCommon Drive reviewCOMMON DRIVES FOR MULTI-FAMILY REVIEW OF CODE
Boise City code
5. Private Streets:
A. Required Findings: Private streets shall:
(1) Provide safe and effective movement of vehicular and pedestrian traffic;
(2) Not adversely affect access or good public transportation planning to adjacent property and the area network;
(3) Not landlock adjacent property;
(4) Not restrict public access to places of public interest;
(5) Not connect one public street to another; and
(6) Not interfere with the continuity of public streets.
B. Requirements:
(1) Comply with the ACHD structural standards for streets. The design shall be prepared and certified by a registered professional engineer.
(2) The plat shall contain the following:
(a) A legal description,
(b) Identification of a recorded ingress-egress easement agreement,
(c) Conveyance to each lot owner the perpetual right of ingress and egress over the described private drive, and
(d) Provision that such perpetual easement shall run with the land.
(e) Certification of construction to ACHD specifications is required, with the exception of ACHD street width requirements.
(2) Multi-Family Residential: A private street in a multi-family residential development provided that the proposed street meets the general requirements as identified in subsection
A and B, above and:
(a) The developable land that was saved by use of a private street must be utilized as open space. If there are lots to be owned individually, the open space shall be a common lot; and
(b) The private street serves less than 40 dwelling units.
(c) The application has complied with the requirements for a PUD including a traffic circulation plan.
(d) Standards for multi-family developments
i. Dimensional requirements for private streets shall be the same as permitted in this Code for service drives for multi-family developments (Section 11-07-04.3.B, Service Drives) when
the use of the private street provides a similar function, such as the drive aisles and the common parking for the development are interrelated, as opposed to units that front on the
private street and have individual garages or parking pads in front of each unit as is typical with townhouses or single family dwellings. If the private street does not provide a similar
function, the standards of Section 11-07-04.2, Private Roads, shall apply.
ii. In developments of over 40 dwelling units, the dimensions of any private street shall be as recommended in the approved internal traffic circulation and as permitted in this Code
for service drives for multi-family developments Section 11-07-04.3.B, Service Drives. Exception: This requirement may be waived in developments of over 40 dwelling units when it can
be shown by the applicant that no section of roadway will exceed 240 vehicles per day in daily traffic.
iii. All utility easements shall be within, or immediately adjacent to, the private streets.
11-09-05: Modifications And Waivers
1. Whenever a tract to be subdivided or altered by a record of survey is of unusual size or shape or has unusual conditions such that the strict application of these regulations would
result in substantial hardship or inequity, the Council may waive or modify such regulations so that the property may be developed in a reasonable manner.The Council must first find
that the quality of the development is not diminished, that the public welfare and the interests of the City are protected, that the general intent and spirit of these regulations are
preserved and that conformity to the Comprehensive Plan is assured.
A. A written request to the Director is required.
B. The request shall be referred to the PZC within 35 days of receipt, but allowing at least ten working days review prior to the PZC meeting.
C. The PZC shall act upon request and make recommendation to the Council.
D. The Council, after receiving the recommendations of the PZC, shall act upon request at its next regular meeting per Section 11-03-04.4.
E. In the case of a record of survey the Commission may issue the waiver or modification.
2. In granting waivers and/or modifications from these regulations, the Council may require such conditions as will, in its judgment, secure substantially the objectives of the standards
or requirements so waived or modified.
3. Any person, firm, or corporation may appeal the decision of the Council to the District Court in the same manner and within the same time as other appeals may be taken from orders
of the Council.
11-07-04: Connectivity
3. Internal Site Circulation:
A. Ingress And Egress:
(1) Access driveways providing reasonable access to required private or public parking areas including garages may extend through the front or street side setback in a perpendicular
manner provided they comply with Section 11-07-04.3.B, below.
(2) Driveways that extend through the setback in other than a perpendicular manner may be approved due to physical limitations of the site or for aesthetic or safety purposes. The Director
may approve driveways upon a determination that the following:
(a) The driveway is required to enhance the aesthetics of the site such as preserving existing trees; or
(b) The driveway is required for safety reasons such as avoiding backing into a busy street or a street with limited motorist visibility.
(3) Driveways that are not approved by the Director require a variance from the PZC or Hearing Examiner.
B. Service Drives:
(1) Standards:
(a) Service drives may not land lock adjacent property or interfere with the continuity of public streets.
(b) Service drives must not encourage or promote pass through between public or private streets.
(c) Service drives shall intersect a street at a 90 degree angle, unless otherwise approved by the Ada County Highway District.
(d) Drive through lanes shall be at least ten feet in width.
(e) One way service drives shall be at least ten feet in width.
(f) Two-way service drives shall be at least twenty feet in width.
(g) The width of a service drive at the intersection of a street shall be twenty feet.
(h) The width of a service drive between building appurtenances such as carport overhangs shall be at least twenty four feet.
(2) Widths:
(a) Drive through lanes and associated escape lanes shall each be a minimum of ten feet wide.
(b) A driveway for a single-family dwelling and for a two-family dwelling may be a minimum of nine feet wide.
(c) One-way service drives without parking on either side shall be a minimum of ten feet wide. Two-way service drives without parking on either side shall be a minimum of 20 feet wide.
(d) Garages shall be setback 20 feet or greater, or between three and eight feet from the edge of the service drive. The combined width of the service drive and the garage setback shall
be a minimum of 28 feet.
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Figure 11-07.5: Garage setback from service drive
(e) Except at the intersection of a service drive and public road, the service drive shall be narrowed to 20 feet where occupied by a crosswalk.
(f) 24 feet of clear width shall be maintained between building appurtenances, such as carport overhangs, that border service drives.
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Figure 11-07.6: Service drive width
(g) Service drives shall comply with Fire Department standards before the service drive is used as a fire access drive.
(3) Grade: Maximum grade for service drives shall be ten percent unless a steeper grade is specifically approved by the City Engineer and the Fire Chief. A maximum grade of two percent,
unless specifically approved by the ACHD and City Engineer, shall be required for the initial 80 feet from the intersecting curb to provide a landing at the junction of the service
drive and the public right-of-way.
(4) Drives That Serve More Than 40 Dwelling Units: Service drives that serve more than 40 dwelling units will be designed based upon the standards of this Code and by a traffic plan
prepared by a traffic engineer, submitted to and approved by the Director and the Public Works Department for the interior roadway and parking system. The required transportation plan
shall include the following information:
(a) The adequacy of approach streets and highways to accommodate development traffic;
(b) The need to expand or modify existing facilities; the locations and design of development driveways; and
(c) Provisions for pedestrian and bicycle facilities that address the following:
i. consideration for service/emergency vehicular movement;
ii. safety for vehicular and pedestrian traffic;
iii. livability of the residential environment;
iv. economy of land use, construction and maintenance; and
v. a recommended street layout and dimensional standards. This requirement may be waived when it can be shown by the applicant that no section of on-site roadway will exceed 240 vehicles
per day.
C. Minimize Driveways: As a means to improve traffic safety and to improve the visual quality of an area, the number of driveway intersections with public or private roadway in residential
projects shall be minimized. Use of parking courts, alleys, and common driveways is strongly encouraged.
City of Meridian
11-4-3-27: MULTI-FAMILY DEVELOPMENT:
Multi-family developments with multiple properties shall be considered as one property for the purpose of implementing the standards set forth in this section.
A. Purpose:
1. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents.
2. To create quality buildings and designs for multi-family development that enhance the visual character of the community.
3. To create building and site design in multi-family development that is sensitive to and well integrated with the surrounding neighborhood.
4. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for buildings, and provide safe, interesting outdoor spaces for
residents. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
B. Site Design:
1. Buildings shall provide a minimum setback of ten feet (10') unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall
take into account windows, entrances, porches and patios, and how they impact adjacent properties. (Ord. 19-1833, 7-9-2019)
2. All on site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public
street, or shall be fully screened from view from a public street.
3. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or
enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency
with the purpose statements of this section, the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of
this title.
4. For the purposes of this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space.
5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area.
6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying To All Districts", of this title.
7. Developments with twenty (20) units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c. A central mailbox location, including provisions for parcel mail, that provide safe pedestrian and/or vehicular access.
d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773, 4-24-2018)
C. Common Open Space Design Requirements:
1. A minimum area of outdoor common open space shall be provided as follows:
a. One hundred fifty (150) square feet for each unit containing five hundred (500) or less square feet of living area.
b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred (1,200) square feet of living area.
c. Three hundred fifty (350) square feet for each unit containing more than one thousand two hundred (1,200) square feet of living area.
2. Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length and width dimension of twenty feet (20').
3. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. (Ord.
05-1170, 8-30-2005, eff. 9-15-2005)
4. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial streets unless separated from the street
by a berm or constructed barrier at least four feet (4') in height, with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff. retroactive to 2-4-2009)
D. Site Development Amenities:
1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows:
a. Quality of life:
(1) Clubhouse.
(2) Fitness facilities.
(3) Enclosed bike storage.
(4) Public art such as a statue.
b. Open space:
(1) Open grassy area of at least fifty by one hundred feet (50 x 100') in size.
(2) Community garden.
(3) Ponds or water features.
(4) Plaza.
c. Recreation:
(1) Pool.
(2) Walking trails.
(3) Children's play structures.
(4) Sports courts.
2. The number of amenities shall depend on the size of multi- family development as follows:
a. For multi-family developments with less than twenty (20) units, two (2) amenities shall be provided from two (2) separate categories.
b. For multi-family development between twenty (20) and seventy five (75) units, three (3) amenities shall be provided, with one from each category.
c. For multi-family development with seventy five (75) units or more, four (4) amenities shall be provided, with at least one from each category.
d. For multi-family developments with more than one hundred (100) units, the decision making body shall require additional amenities commensurate to the size of the proposed development.
3. The decision making body shall be authorized to consider other improvements in addition to those provided under this subsection D, provided that these improvements provide
a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
E. Landscaping Requirements:
1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying To All Districts", of this title. (Ord. 16-1672, 2-16-2016)
2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three feet (3') wide.
b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty four inches (24") shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005; amd. Ord. 16-1672, 2-16-2016)
F. Maintenance And Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for
the management of the development, including, but not limited to, structures, parking, common areas, and other development features. (Ord. 16-1672, 2-16-2016)