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SUB18840 HEX Exhibit 14City of Bainbridge Island PLANNING & COMMUNITY DEVELOPMENT MEMORAND UM TO: Stafford L. Smith, Hearing Examiner City of Bainbridge Island FROM: Sean Conrad Associate Planner DATE: August 15, 2014 RE: Rolling Sunrise subdivision access On July 23`d you continued the hearing for the Rolling Sunrise subdivision requesting that the developer of the subdivision and city staff discuss reasonable upgrades to the access roads (Sunrise Drive and Hyla Avenue) serving the proposed subdivision. The notice of continuance requested an evaluation of the feasibility of one or both roads to be brought up to adequate public access standards. Following the July 23`d meeting city staff met with the developer on August 8d' to discuss potential road improvements to on Sunrise Drive and Hyla Avenue. The improvements discussed were based on the city's adopted street design requirements listed in Table 7.2 of the Bainbridge Island Design and Construction Standards and Specifications. After a review of the design standards in Table 7.2 it was decided that the reasonable amount of improvements to Sunrise Drive would be to bring the roadway closer to conformance with the optional suburban street requirements. This requires the following road standards: Minimum lane width of 12 feet • Turnouts every 300 feet The upgrades to Sunrise Drive were based on several factors; the relatively minor number of lots in the subdivision (7), the review of the roadway by the Fire Marshall who requested a minimum driveable width of 12 feet and neighborhood comments requesting the improvements be limited to maintain the rural character of the neighborhood. Limiting the extent of improvements to Sunrise Drive is in accordance with the following subdivision standard: Bainbridge Island Municipal Code section 17.12.040.E3 Existing roadway character shall be maintained where practical. This may be accomplished through the reduction of roadway width consistent with subsection E.2 of this section, the minimization of curb cuts, and the preservation of roadside vegetation. To minimize impervious surfaces, public rights-of-way, access easements and roadways shall not be greater than the minimum required to meet standards unless the city engineer agrees that the additional size is justified. The road widening and turnouts would be provided south of the intersection of Sunrise Drive and Albertson Road. The turn outs would be constructed by the developer. Sunrise Drive has a driveable width of approximately 16 feet north of its intersection of Albertson Road therefore no improvements to this section of Sunrise Drive were recommended. South of Albertson Road the City's Public Works Department would remove the necessary vegetation to widen the roadway to a minimum width of 12 feet. Upgrading and conducting the maintenance along Sunrise Drive as described above would provide for the minimum adequate access (see attached memo from Jeff Jensen, City Engineer, dated February 20, 1997 for the definition of minimally adequate) required under the city's street design standards. The upgrades and maintenance would meet the minimum standards necessary for the fire department to access the subdivision. These minimum upgrades were reviewed in light of what it could cost to upgrade Sunrise Drive to a two-way, 18 -foot minimum pavement width. To upgrade the section of Sunrise Drive from Valley Drive to the current terminous of Sunrise Drive would increase the cost of road improvements to the order of several hundred thousand dollars and could require additional right-of-way to address storm water runoff. This was determined by city staff to be unfeasible at this time for the proposed 7 lots on Sunrise Drive. Furthermore, Sunrise Drive is not on the city's list of roadways recommended for significant upgrades due to the limited number of homes it serves. Unlike Sunrise Drive, Hyla Avenue is longer and not a straight shot to the subdivision site. Public Works Department crews will be conducting maintenance along Hyla Avenue this calendar year. The maintenance includes limbing and removing roadside vegetation to create a minimum 12 foot drivable roadway and adding more crushed gravel where necessary. From the proposed subdivision access onto Hyla Avenue driving north towards Valley Drive or south towards Manitou Beach Drive, the roadway is approximately 10-11 feet in width. No formal turnouts are present however there are wider sections of the roadway and driveways that afford one vehicle to move to the side of the road to allow another vehicle to pass. With the proposed maintenance on Hyla Avenue the access will be brought up to a minimally adequate standard. Therefore, city staff is recommending allowing the proposed three lots on the south side of the subdivision to access off of Hyla Avenue. The proposed traffic impacts to the roadway will be minimal. As recommended in the notice of continuance, the developer and city staff discussed what issues would need to be addressed if the preliminary plat were to be amended to access all the lots off of Sunrise Drive. This would change the traffic pattern from the proposed subdivision increasing the number of vehicles using Sunrise Drive. A cursory review by city staff on this proposal noted several issues that would need to be addressed in the revised preliminary plat. These include the following: At 7 lots, the proposed roadway from the end of the Sunrise Drive right-of-way will need to be a public road. This requires dedication of the right-of-way. At issue is the existing 20 -foot wide access easement located outside the subdivision property and connecting the subdivision site to Sunrise Drive. To be a public right-of-way the minimum easement width will need to be 30 feet requiring the owner of the lot immediately north of the subdivision to dedicate an additional 10 feet of right-of-way unless a waiver to this standard is granted. EA • A traffic impact study would be required prior to granting preliminary plat approval due to the increased number of vehicle trips the proposed subdivision would add to Sunrise Drive. The current threshold for a traffic impact study is 50 vehicle trips per day that an individual project may add to the roadway system. The current preliminary plat split the traffic between Hyla Avenue and Sunrise Drive, not requiring a traffic impact study. • The City's Design and Contstruction Standards and Specifications for the termination of a street require a cul-de-sac with a minimum radius of 45 feet. This would alter the proposed preliminary plat design and will require reconfiguration of the lots and most likely open space areas. If the proposed open space areas change in location and size, at a minimum the subdivision staff report should be amended to review the changed open space areas. The amended staff report should identify the new open space characteristics and whether the open space areas are considered valued open space based on city code requirements. I look forward to answering any other questions you may have at next week's hearing to help you in your decision on the Rolling Sunrise subdivision. 20 -Feb -97 (Revised 21 -Feb -97) To: Bill Bryan, Larry Skinner, Kirk Stickels, Public Works Committee Members From: Jeff Jensen, City Engineer Subject:Roadway standards The following table represents my best understanding of the roadway standard requirements that are required and enforceable under the existing Municipal Code and the current revision of the Engineering Design and Development Standards. Please let me know if this is not the desired standard to be met or if.there are portions of this table that are in error. CURRENT CONDITION Unopened Public Right of Way Substandard roadway exists in Public Right of Way Substandard roadway exists in Public Right of Way PROPOSED ACTION Develop new roadway for access to property through Right of Way Use existing roadway for access to new use of an existing parcel Use existing roadway for access to new parcels created by platting an existing parcel. Applies to short plats, standard subdivisions, large lot subdivisions. REQUIRED STANDARD Road improvements shall be constructed in accordance with the engineering design and development standards. BIMC 12.32.040 A & 12.32.050 Substandard roadways providing access to the parcel must be "minimally adequate" to provide emergency access for police and fire Protection. UFC Section 902 (See definition) Roadways within and fronting the plat shall be constructed in accordance with the engineering design and development standards. BIMC 17.04.080 J.l.f, 17.12.090 J. 1.f, 17.16.070 J. 1.f Substandard roadways providing access to the plat must be "minimally adequate" to provide emergency access for police and fire protection. UFC Section 902 (See definition) CURRENT CONDITION PROPOSED ACTION REQUIRED STANDARD No Public Right of Way or roadway exists No Public Right of Way or roadway exists Substandard private roadway exists in legal easement Substandard private roadway exists in legal easement Establish easement and construct private roadway to serve single residence or up to a total of 4 residences on established legal lots. Establish easement and construct private roadway to serve more than 4 residences on established legal lots. Use existing roadway for access to serve single residence or up to a total of 4 residences. Use existing roadway for access to new parcels created by platting an existing parcel. Applies to short plats, standard subdivisions, large lot subdivisions where the roadway will serve more than 4 residences. Easement width and road section of private road must conform with engineering design and development standards except that paving is not required. Although covered in the Engr. Stds. I can't find'any basis to require this in the BIMC. Public Right of Way must be dedicated and roadway must be constructed to conform with the engineering design and development standards. Although covered in the Engr. Stds. I can't find any basis to require this in the BIMC. Substandard roadways providing access to the parcel must be "minimally adequate" to provide emergency access for police and fire protection. UFC Section 902 (See definition) Roadways within and fronting the plat shall be constructed in accordance with the engineering design and development standards. BIMC 17.04.080 J. Lf, 17.12.090 J. Lf, 17.16.070 J. Lf The "off-site" access roadway must be dedicated as Public Right of Way and roadway must be constructed to conform with the engineering design and development standards. Although covered in the-Engr. Stds. I can't find any basis to require this in the BIMC. "Minimally adequate" is defined as the lowest acceptable level of road construction to provide access for fire fighting apparatus. This level of construction includes the following elements: 1. Minimum 12 foot wide roadway along the entire access route. 2. Minimum 13 foot,6 inch overhead clearance for the 12 foot width along the entire access route. 3. Roadway must have an "all weather" surface (4 inches minimum thickness gravel or paved). 4. Roadway turns and curves must have a minimum inside radius of 17 feet. 5. Roadway grade shall not exceed 12% without approval of fire department. 6. A turn -around sized for fire trucks must be provided within 150 feet of the last structure accessed. 7. 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