Applicant Response to Staff ReportROSEI
LAW GROL[P
BO TON
November 18, 2009
RF,CETVED
Ms. Sonya Watters ~~V ~ 8 Z0~
Planner II
City of Meridian -~ ~ ~ S'` OFC~itifE~rArr~--
33 E. Broadway Avenue .-~ ~' "~~ ~~~ ~ ~ ~~ KS ~ ~ r F i ~ : ;-
Meridian, Idaho 83642
RE: Cavanaugh Ridge Subdivision -Response to City Council Staff Report
Dear Ms. Watters:
On behalf of our Client, Affinity Bank, please accept our responses below to the proposed
conditions of approval for Cavanaugh Ridge Subdivision.
1. PLANNING DEPARTMENT
1.1 REZONE COMMENTS
1.1. l The rezone legal description prepared by Timothy Fox, PLS, dated 8/ 10/09 and
submitted with the application, is accurate and meets the requirements of the City of
Meridian and State Tax Commission.
Response: Noted.
1.2 PRELIMII~IARY PLAT -SITE SPECIFIC CONDITIONS OF APPROVAL
1.2.1 The developer shall comply with all current and previous conditions of approval for this
site related to AZ-O5-045 (Development Agreement Inst. # 106108230), RZ-08-005, PP-
08-010, and MDA-08-003, except as may be modified by the City Council.
Response: Agreed unless otherwise noted in responses below.
1.2.2 There is an existing burnt structure on this site and associated debris that should be
removed immediately as it represents a safety hazard. At the latest, it shall be removed
prior to the City Engineer's signature on the first final plat for the subdivision.
Response: We will comply.
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1.2.4 Development of this site shall comply with the dimensional standards of the R-8 district
listed in UDC Table 11-2A-6 and the standards listed in UDC 11-2A-3.
ASHLEY B. FORD
Principal Land Use Planner
6223 N. Discovery Way, Suite 200
Boise, ID 83713
Phone 208.323.5393
Fax 208.658.2371
aford@rosela~vgroup. com
vnvw. roselawgroup.com
Response: We will comply.
1.2.5 The subdivision shall contain a minimum of 1b,7832 acres (-18.417.9% of the site) of
common open space as proposed with this application. Amenities shall be provided
within the subdivision as shown on the landscape plan and detailed in the preliminary
plat application.
Response: We will comply.
1,2.6 The developer shall submit an application for approval of the two private streets (alleys}
within the development concurrent with the first phase final plat application. Private
streets shall comply with the standards listed in UDC 11-3F-4.
Response: We will comply.
1.2.7 Fencing shall be installed along the north side of the multi-use pathway on the south
side of the Ridenbaugh Canal to deter access to the canal in accordance with the
standards listed in UDC 11-3A-6B.3.
Response: We will comply.
1.2.8 All fencing constructed on the site shall comply with the standards listed in UDC 11-
3A-7. Adetailed fencing plan shall be submitted with each final plat application in
compliance with the aforementioned standards.
Response: We will comply.
1.2.9 A 10-foot wide multi-ttse pathway is required along the south side of the Ridenbaugh
Canal along the northeast boundary of the site. Said pathway should drop down to the
south through the common area (Lot 1, Block 3) and come out at the W.
Wrightwood/Locust Grove intersection in order to connect to the existing pathway on
the east side of Locust Grove on the north side of E. Wrightwood Drive. Pathway shall
extend to the north from this location parallel with Locust Grove Road, cross the
Ridenbaugh Canal, and connect to the detached sidewalk planned in Normandy
Subdivision. Revfsc landscape plan accordingly. See Master Pathways Plan to
determine location, construction, and landscaping requirements for pathways. Note: The
detached multi-use pathway along Locust Grove may replace the requirement for a
sidewalk in this area.
Response: We will comply.
1.2.10 A 10-foot wide multi-use pathway is required adjacent to the Farr Lateral to provide a
connection behveen the Ridenbaugh pathway and Mary McPherson Elementary School.
Said pathway shall be located along the west boundary in Lot 27, Block 12, the
common lot adjacent to the access road, and extend through T ^+'" Ri^^Ir to Q?~d Lot
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11, Block 14 and stub to the east boundary of Lot 11. A 10-foot wide detached pathway
may be constructed adjacent to the public street along; the west boundary in lieu of a
sidewalk.
Response: This condition of approval is still a concern to the applicant. However,
the applicant agrees to comply with the condition at this time but we request the
ability to some back before Staff and the Commission/City Council to discuss the
condition and alternatives if the existing site topography does not allow for
compliance with the pathway standards as outlined in the UDC.
1.2.11 Per UDC 11-3A-8, all pathways (multi-use and micro-paths) shall be landscaped in
accordance with the standards listed in UDC 11-3B-12C. Revise the landscape plan to
include landscaping on each side of the multi-use pathway along the Ridenbaugh Canal
and Farr Lateral in accord with the standards listed in UDC 11-3B-12C, as allowed by
Nampa Meridian Irrigation District.
2
Response: As noted aborre under 1.2.1Q, we are concerned with the requirement
for the pathway and landscaping with regards to the Farr Y.ateral but agree to
comply with the condition unless modified by the Commission and Council at a
later date due to existing site conditions not allowing for full compliance with the
UDC.
1.2.12 The applicant shall revise the plat (specifically Blocks 7L12= and X14} to comply with
the block length requirements in UDC 11-6C-3F.1 or obtain a Variance to exceed the
maximum block length allowed in a residential district.
Response: Variance requests were submitted to the City for consideration with
this application.
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1.2.13 The east property line of Lot 12, Block l4 shall be adjusted further to the west to allow
a wider range of vision of the adjacent common area from the street.
Response: We will comply.
1.2.14 Once the public street along the west property boundary of the site has been
constructed and access is provided to the property to the south {parcel #5 1 1303 1 5225},
the existing 40-foot wide access easement shall be vacated.
Response: We will comply.
1.2.15 The landscape plan shall be revised to coincide with the configuration of the revised
preliminary plat. Three copies of the revised plan shall be submitted to the Planning
Department prior to the City Engineer's signature on the first final plat
Response: We will comply.
1.3 PREI.IMINAi2Y PLAT -GENERAL REQUIREMENTS
1.3.1 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, asingle-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-15
and MCC 9-1-28.
Response: We will comply.
1.3.2 A detailed landscape plan, in compliance with the landscape and subdivision ordinance
and as noted in this report, shall be submitted for the subdivision with the final plat
application.
Response: We will comply.
1.3.3 The applicant shall erect temporary constniction fencing if permanent fencing is not
provided to contain debris around the perimeter prior to issuance of a building permit.
Response: We will comply.
1.3.4 Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees
for those trees that have to be mitigated, Per UDC 11-3B-10, the Applicant shall work
with the City Arborist, Elroy Huff, on designing, adopting, and implementing a
protection and mitigation plan for the existing trees on site. Provide a copy of the plan
to the Planning Department with the final plat submittal.
Response: We will comply.
1.3.5 Unless used as a water amenity or linear open space, all irrigation ditches, laterals or
canals, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per UllC 11-3A-6. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with
written approval or non-approval submitted to the Public Works Department. If lateral
users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
Response: We will comply.
1.3.6 Maintenance of all common areas shall be the responsibility of the developer or assigns.
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, private streets, and other development features.
Response: We will comply.
1.3.7 Staffs failure to cite specific ordinance provisions does not relieve the applicant of
responsibility for compliance.
Response: Noted.
1.3.8 A letter of credit or cash surety in the amount of 110% will be required for ail required
fencing, pressurized irrigation, landscaping, sanitary sewer, water, etc., prior to
signature of the final plat.
Response: We will comply.
1.3.9 All development improvements including water, sewer, fencing, landscaping, amenities
and pressurized irrigation shall be installed and approved prior to obtaining Certificates
of Occupancy.
Response: We will comply.
1.3.10 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC
i 1-6B-7.
Response: Noted.
1.3.11 The Applicant shall be responsible to obtain a Certificate of Zoning Compliance {CZC)
permit and administrative design review approval from the Planning Department prior
to any building construction on the subject property.
Response: We will comply.
1.3.12 All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
Response: We will comply.
1.4 DEVELOPMENT AGREEMENT MODIFICATION
1.4.1 The existing development agreement {DA), instrument # 106108230, shall be modified to
reflect the change in ownership; the development name; the proposed zoning change
from R-4 to R-8; the revised Legal description and exhibits for the proposed rezone; the
preliminary plat and landscape plan with revisions according to the conditions
contained in this report, and previously approved building elevations depicted in
Exhibit A.5.
Response: Agreed unless otherwise noted in this response letter.
1.4.2 Revise existing DA provision #6.1, #8 as follows, "'t'hat, except for emergency access as
required by the Fire Department, the applicant agrees to relinquish any interest this
property may have in Rumple Lane access to the subdivision via Kumple Lane is
prohibited until such time as Rumple Lane/Harris Street develops as a public street
and is extended to this site. A barricade gate with a knox box entry system (that
doesn't prohibit emergency access) is required to be installed at the end of Reflection
Ride Drive where it connects to the public street along the west boundary and shall
remain in place until such time as Rumpel Lane/Harris Street is improved as a public
street."
Response: We will comply.
1.4.3 Revise DA provision #6.1, #6 as follows, "That any new structure(s) shall be generally
compatible in appearance and bulk with the submitted pictures/elevations, unless
modified by the City's Design Manual."
Response: We will comply.
1.4.4 Add a new DA provision as follows "Once the public street along the west property
boundary has been constructed and access is provided to the property to the south
(parcel #51130315225) the existing 40-foot wide access easement shall be vacated."
Response: We will comply.
2. PUBLIC WORKS DEPARTMENT
Site Specific Conditions and Comments
2.1 Any existing domestic ~veli and/or septic systems within this project shall be removed
from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used
for non-domestic purposes such as landscape irrigation with approval for Idaho
Department of Water Resources.
Response: We will comply.
2.2 Sewer to this site is being proposed via extensions of mains located in Locust Grove
Road. This site currently has sewer infrastructure that vas constructed with the
previously approved Reflection Ridge project. This infrastructure has been installed but
has not received approval by the Meridian Fublic Works Department. New testing of any
previously constructed infrastructure will need to be conducted and approved by the
City of Meridian Public Works Department.
Response: We will comply.
2.3 Water to this site is being proposed via extensions of mains located in Locust Grove
Road, This site currently has water infrastructure that was constructed with the
previously approved Reflection Ridge project. This infrastructure has been installed but
has not received approval by the Meridian Public Works Department. Ne~v testing of any
previously constructed infrastructure will need to be conducted and approved by the
City of Meridian Public Works Department.
Response: We will comply.
2.4 The applicant shall be responsible to install a temporary off-peak pumping station in a
location designated by the Public Works Department. The station design and capacity
shall be coordinated with the Public Works Department; the design shall include
communication capabilities that are consistent with the City of Meridian's SCADA
system. If new information arises from ongoing modeling exercises or other subsequent
sources, then this condition may be rescinded by the City Engineer.
Response: We will comply,
2.5 Due to elevation changes on this site, a new pressure zone is being planned for this
area. The new zone would split this property at a 45 degree angle approximately 600
feet south~vcst of the Ridenbaugh Canal. The northeastern portion of this development
is serviceable by the existing pressure zone; however the remainder of the property
cannot be served by municipal water until two sources for the ne~v zone are established.
The first source would be from a well lot which the developer would donate to the City of
Meridian, the second source would be a booster station which would be installed at the
applicant's expense. The applicant shall coordinate with the Public Works Department
regarding this condition.
Response: We will comply.
2.6 The applicant shall be responsible for the installation of a Pressure Reducing Vault's
that is necessary to create the new pressure boundary. The Pressure Reducing Vault
shall be designed to include communication capabilities that arc consistent with the
City of Meridian's SCADA system. Coordinate location with the Public Works
Department.
Response: We will comply.
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water. If a creek or well source is not available, asingle-point
connection to the municipal water system shall be required. If a single-point
connection is used, the developer shall be responsible for the payment of assessments
for the common areas prior to signature on the final plat.
Response: We will comply.
2.8 No large landscaping shall be allowed within 5 feet of a meter tile.
Response: We will comply.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing
shall be installed, drainage lots constructed, and the Final Plat for this subdivision shall
be recorded, prior to applying for building permits.
Response: We will comply.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
Response: We will comply.
2.11 All development improvements, including but not limited to sewer, fencing, micro-
paths, pressurized irrigation and landscaping shall be installed and approved prior to
obtaining certificates of occupancy.
Response: We will comply.
2.12 Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
construction plan approval.
Response: We will comply.
2.13 It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
Response: We will comply.
2.14 Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
Response: We will comply.
2.15 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of F,ngineers.
Response: We will comply.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
Response: We will comply.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
Response: We will comply.
2.18 The engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
Response: We will comply.
3. FIRE DEPARTMENT
3.1 One and two family dwellings not exceeding 3600 square feet will require afire-flow of
1,000 gallons per minute for a duration of 2 hours to service the entire project. One and
two family dwellings greater than 3600 square feet and greater will require a minimum fire
flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall
be provided as required by Appendix C of the International Fire Code.
Response: We will comply.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria testing.
Response: We will comply.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 '/2" outlet face the main street or parking lot drive
aisle,
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 '/~"
outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be
required to have an approved turn around. Phasing of the project may require a
temporary approved turn around on streets greater than 150' in length with no outlet.
Response: We will comply.
3,5 All entrance and internal roads and aIlcys shall have a turning radius of 28' inside and
48' outside radius.
Response: We will comply.
3.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
Response: We will comply.
3.7 Fire lanes, streets, and structures including the canopy height of mature trees shall
have a vertical clearance of 13'b.
Response: We will comply.
3.8 Operational fu-e hydrants, temporary or permanent street signs and access roads with an
all weather surface are required before combustible construction is brought on site.
Response: We will comply.
3.9 To increase emergency access to the site a minimum of two points of access will be
required for any portion of the project, which serves more than 50 homes. The two
entrances should be separated by no less than `/a the diagonal measurement of the full
development, The applicant shall provide a stub street to the property from the west. The
subdivision may have one single point of access up until building permit #50. Between
building permit #51-78, the subdivision will be required to have t<vo points of access;
however one access may be an approved, all-weather surface, 20-feet wide that meets all
requirements of the Meridian Fire Department and if that point of access is locked or has
bollards it will be done so with the approval of the Meridian Fire Department.
Response: We will comply.
3.10 The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface. Streets with less than a 29' street
width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the back of curb dimension. The roadway
shall be able to accommodate an imposed load of 75,000 GV4V.
Response: We will comply.
3.11 The fire department requests that any future signaliration installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer.
Response; We will comply.
3.12 All aspects of the building systems (including exiting systems), processes & storage
practices shall be required to comply with the International Fire Code.
Response: We will comply.
3.13 Provide exterior egress lighting as required by the International Building & Fire Codes.
Response: We will comply.
3.14 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is mare than 400 feet (122 m) from a hydrant on a fire apparatus access road,
as measured by an approved route around the exterior of the facility or building, on-site
fire hydrants and mains shall be provided where required by the code official. For
buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2 the distance requu-ement shall be 600 feet
(1$3).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
Response: We will comply.
3.15 Pool chemicals shall be stored in compliance with the International Fire Code.
Response: We will comply.
3.16 The fire department is opposed to any landscape island in the middle of a cul de sac that
may prevent a fire truck from turning around on the end of the court.
Response: We will comply.
3.17 No parking is allowed in cul-de-sacs.
Response: We will comply.
3.18 The applicant shall obtain approval from the Fire Department for turning radius in cul-de-
sacs per revisions required by ACRD.
Response: We will comply.
3.19 The existing burned structure that exists on the site and associated debris shall be
removed immediately as it represents a safety hazard.
Response: We will comply.
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do
not exceed two feet in height. Trees shall have a canopy of no less than six feet.
Response: We will comply.
4.2 All pedestrian pathways shall have 4-foot tall bollard style or equivalent lighting to
illuminate the entire pathway and be shielded to prevent light from going into
residential lots, including the regional pathway along the north boundary of the
subdivision on the south side of the Ridenbaugh Canal and along the Farr Lateral at
the west and south boundaries of the subdivision.
Response: We will comply.
9
4.3 The existing burned structure that exists on the site and associated debris shall be
removed immediately as it represents a safety hazard.
Response: We will comply.
5. PARKS DEPARTMENT
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed
in accordance with the Meridian Park Department's requirements.
Response: Please see response under Condition 1.2.10.
5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must
connect from one major arterial to another, and either an easement or ownership deed
must be granted before the city will assume the maintenance of any section of pathway.
Response: We will comply.
5.3 A multi-use pathway is required to be constructed by the developer along the south side
of the Ridenbaugh Canal in accordance with the Meridian Pathways Master Plan.
Response: We will comply.
5.4 A multi-use pathway is required to be constructed by the developer along the Farr
Lateral to provide a connection behveen the Ridenbaugh pathway and Mary McPherson
elementary school, in accordance with the Meridian Pathways Master Plan.
Response: Please see response under Condition 1.2.10.
6. SANITARY SERVICE COMPANY
6.1 The applicant shall provide a minimum turning radius of 28' inside and 48' outside for
all entrances, internal roads, and drive aisles, including round-a-bouts.
Response: We will comply.
7. ADA COUNTX HIGHNAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Prior to scheduling signature of the final plat of the 79~ buildable lot, widen the
intersection of Locust Grove Road and Victory Road to accommodate left turn lanes on
all approaches. Coordinate the design of the left turn lanes with District Traffic
Services and Development Review staffs.
Response: We will comply,
7.1.2 Dedicate 48-feet of right-of-way from the centerline of Locust Grove Road abutting the
parcel OR dedicate 38-feet of right-of--way from the centerline of Locust Grove Road and
provide a 10-foot wide public use easement. The right-of--way purchase and sale
agreement and deed must be completed and signed by the applicant prior to scheduling
the final plat for signature by the ACHD Commission or prior to issuance of a building
permit (or other required permits), whichever occurs first. Enter into a license
agreement for any landscaping located within ACHD right-of-way abutting the site.
Response: We will comply.
7.1.3 Widen Locust Grove Road to accommodate a southbound right turn lane into the site.
Coordinate the design of the right turn lane with District Traffic Services and
Development Review staffs.
Response: We will comply.
10
7,1.4 Extend the existing culvert and construct a borrow ditch along Locust Grove Road
abutting the site to accommodate drainage once the right turn lane is constructed.
Response: We will comply.
7.1.5 Complete a 5-foot wide concrete sidewalk along Locust Grove Road abutting the site.
Install asphalt ramps form the north and south termini of the sidewalk to Locust Grove
Road.
Response: We will comply.
7.1,6 Align the site entrance road with the existing Wrightwood Drive an the east side of
Locust Grove Road.
Response: We will comply.
7.1.7 Construct the east portion of Wrighrivood Drive as a divided street section with 21-foot
drive aisles, an 11-foot center median, vertical curb and gutter, and 5-foot wide
concrete sidewalk. Provide a public use easement for any sidewalk located outside of
the right-of--way.
Response: We will comply.
7.1.8 Construct Reflection Ridge Drive along the west property line, as one half of a collector
street section with h a minimum of 24-feet of pavement, vertical curb, gutter, and
detached sidewalk or 10-foot asphalt path on the east side, and a 3-foot gravel shoulder
and barrow ditch on the west side. Provide a public use easement for either the 10-foot
asphalt path or the detached sidewalk.
Response: We will comply.
7,1.9 Construct all other internal streets as 34-foot street sections with curb, gutter, and 5-
foot wide concrete sidewalks. Attain documentation of approval from the Meridian Fire
Department for street sections narrower than 36-feet. Provide a public use easement
for any sidewalk located outside of the right-of-way.
Response: We will comply.
7.1.10 Construct four residential turnarounds with aback-of-curb radius of 45-feet at the
termini of Bench Place, Morning Glow Way, Radiant Ridge Drive, and Twilight Ridge
Drive.
Response: We will comply.
7.1.11 Construct intersection bulb-outs to maintain a minimum street width of 24-feet (curb
face to curb face), and so that the bulb-outs have a minimum 18-foot radius where they
meet the regular curb line.
Response: We will comply.
7.1.12 The applicant's engineer should meet with District Traffic Services staff to discuss the
redesign of the existing roundabout. After the meeting with staff and redesign of the
roundabout has been complete in compliance with ACRD Roundabout Guidelines the
applicant should submit construction dralvings for the revised roundabout for review.
Response: We will comply.
7.1.13 Construct the following stub streets, and install signs at the terminus of each stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE,":
• Southern Lights Drive to the south property line, approximately 1,785-feet west of
Locust Grove Road (measured centerline to centerline).
11
• Stub Street to the southwest property line, approximately 3,900-feet west of Locust
Grove Road (measured centerline to centerline).
• Reflection Ridge Drive to the Ridenbaugh Canal, approximately 1,130-feet west of
Locust Grove Road (measured centerline to centerline}.
• Impression Street to the west property line, approximately 435-feet north of the
quarter section line. This stub street aligns with Wayker Street, which was
proposed to be built with Cavanaugh Subdivision.
• Stub Street to the west property line, aligning with the quarter section line. This stub
street will align with Rumpel Lane, which was required to be constnzcted and
dedicated as a public street with Cavanaugh Subdivision.
Response: We will comply.
7.1.14 Construct ttvo private roads through Block 4, as proposed. Pave each private road its
full width at least 30-feet in from the edge of pavement of the public street, and install
pavement tapers with 15-foot curb radii abutting the public street.
Response: We will comply.
7.1.15 Restrict all residential driveways to a maximum width of 20-feet, and locate all
driveways at least 50-feet from an intersection or roundabout (measured near edge to
near edge). Pave each driveway its full width at least 30-feet in from the street.
Response: We will comply.
7.1.16 Enter into a license agreement for any landscaping located within ACHD right-of--way
abutting the site.
Response: We will comply.
7.1.17 Other than access specifically approved with this application, direct lot access to Locust
Grove Road is prohibited, and shall be noted on the final plat.
Response: We will comply.
7.1.18 Comply with all Standard Conditions of Approval.
Response: We will comply.
7.2 Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
Response: We will comply.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD
roadway or right-of-way.
Response: We will comply.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
Response: We will comply.
7.2.4 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
3$7-62$0 (with file number) for details.
Response: We will comply.
7.2.5 Comply with the District's Tree Planter Width Policy.
Response: We will comply.
12
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved
in wx-iting by the District. Contact the District's Utility Coordinator at 387-6258 (with
file numbers) for details.
Response: We will comply.
7.2.7 All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements, Construction
Services procedures and all applicable ACHD Ordinances unless specifically waived
herein. An engineer registered in the State of Idaho shall prepare and certify all
improvement plans.
Response: We will comply.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building
permit {or other required permits), which incorporates any required design changes.
Response: We will comply.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
Response: We will comply.
7.2.10 Payment of applicable road impact fees is required prior to building construction. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
Response: We will comply.
7.2.11 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 ACHD right-of-way. The
applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACRD
conduits (spare or filled) are compromised during any phase of construction.
Response: We will comply.
7.2.12 o 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 the Ada County Highway District, The burden shall be
upon the applicant to obtain written confirmation of any change from the Ada County
Highway District.
Response: We wall comply.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of
this application, shall require the applicant to comply with all rules, regulations,
ordinances, plans, ox• other regulatory and legal restrictions in force at the time the
applicant or its successors in interest advises the Highway District of its intent to
change the planned use of the subject property unless awaiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the
change in use is sought.
Response: We will comply.
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Sonya, we appreciate the opportunity to respond to the conditions of approval regarding the
staff report. Please do not hesitate to contact me if you should have any questions.
Respectfully,
Rose Law Group Borton, pc
Ashley .Nord
Principal Land Use Planner
Cc: Affinity Bank
Highrnark Development
The Land Group
Thompson Engineering
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