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HomeMy WebLinkAboutACHD Comments -,,;;a..-.. A.'¡~"""h.~~ .~~ Ada County Highway District John S. Franden, President David E. Wynkoop, 1st VIce President Susan S. Eastlake, 2nd VIce President Dave Bivens, Commissioner Sherry R. Huber, Commissioner 318 East 37th Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us January 8, 2004 To: Capital Development 6200 North Meeker Place Boise, Idaho 83713 Baldwin Park Addition/MAZ03-033/MPP03-038 71-lot single family residential subdivision North of Ustick East of Linder RECEIVED JAN 5 2003 Subject: City of Meridian City Clerk Office On January 7, 2004, the Ada County Highway District 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 208-387-6177. CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities Briggs Engineering 1800 West Overland Road Boise, Idaho 83705 ..-;;a.a.-.. """,;-"""'70", . ,w. Ada County Highway District Right-of- Way & Development Department Planning Review Division This application requires Commission action due to the fact that ft is located wfthin the North Meridian Planning Area. This ftem is scheduled to be on the consent agenda on Wednesday December 17, 2003 at 12:00 noon. Tech Review for this item was held with the applicant on Friday December 5, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387- 6177-phone, 208-387-6393-fax, atunina@achd.ada.id.us File Numbers: Baldwin Park AdditionlMAZO3.033/MPPO3.038 Site address: North of Ustick Road and east of Linder Road Applicant: Capital Development 6200 North Meeker Place Boise, Idaho 83713 Owner: John Kennedy 218 Ruby Street Boise, Idaho 83705 Representative: Briggs Engineering, Inc. 1800 West Overland Road Boise, Idaho 83705 Application Information: The applicant has submitted an application requesting annexation, zoning and preliminary plat approval to construct a 71-lot single-family residential subdivision on 19.07-acres. The proposed subdivision is currently zoned R-8 and RUT. The applicant is proposing to rezone the parcel to R-8. The site is located on the North side of Ustick Road and east of Linder Road. Acreage: 19.07-acres Current Zoning: RUT and R-8 Proposed Zoning: R-8 Buildable Lots: 71-lots Common Lots: 7-lots Vicinity Map I :'J -r ir" I _r'" --,-c= ì::\ ìlp. ' ¡f- I, .ll~ 'r. ' " . , , 2 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 710 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: Traffic Impact Study: A traffic impact study was not required with this application, but staff his included the executive summary of the North Meridian Traffic Study. The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road has been examined by the_Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: . The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full build out. . The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain intemal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase. . All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. . The majority of study intersections are projected to meet the peak hour traffic signal warrants at full build out of the area. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . At full build out, the following improvements may be anticipated within the study area: 0 5-lane road section with right turn lanes at some arterial and access intersections: Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten Mile, Meridian south of McMillan, and Locust Grove at Ustick. 0 3-lane road section with right turn lanes at some arterial and access intersections: McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian north of McMillan, and Locust Grove. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is significant and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestem Meridian area from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was 7. 8. 3 necessary to determine what types of roadway improvements, especially at intersections, would be needed to accommodate the traffic in this area at full build out. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be implemented in this area. 4. Site Information: The site is currently vacant. Description of Adjacent Surrounding Area: a. North: Baldwin Park Subdivision b. South: 10. 17-acre site with a single-family residence c. East: Cedar Springs Subdivision and Cedar Springs Subdivision North d. West: 10.377-acre site with a single-family residence and an 8-acres site with a single-family residence 5. 6. Impacted Roadways Linder Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: McMillan Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Ustick Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: None Minor Arterial South of McMillan was 5,853 on 4/16/02 Currently better than "C" 50-mph McMillan Road and Linder Road is a 4-way stop Ustick Road and Linder Road is a 4-way stop None Minor Arterial east of Linder Road was 3,123 on 4-10-02 Currently better than "C" 50-mph McMillan Road and Linder Road is a 4-way stop None Minor Arterial West of Meridian Road was 6,349 on 4/23/02 Currently better than "C" 40-mph Ustick Road and Linder Road is a 4-way stop Roadway Improvements Adjacent To and Near the Site Linder Road is improved with 25-feet of pavement with no curb, gutter or sidewalk. Ustick Road is improved with 24-feet of pavement with no curb, gutter or sidewalk. McMillan Road is improved with 24-feet of pavement with no curb, gutter or sidewalk. Existing Right-of-Way Linder Road has approximately 50-feet of existing right-of-way (25-feet from centerline).Ustick Road has 50 to 75-feet of existing right-of-way (25-feet from centerline). McMillan Road has approximately 50-feet of existing right-of-way (25-feet from centerline). 4 9. Existing Access to the Site The site currently does not have a driveway that connects to the public roadway system. 10. Site History The District has not previously reviewed a development application for this site. 11. Capital Improvements Plan/Five Year Work Program The segment of Ustick Road between Linder Road and Meridian Road is not included in the District's Five Year Work Program or the Capital Improvements Plan. The segment of Linder Road between Ustick Road and McMillan Road is not included in the District's Five Year Work Program or the Capital Improvements Plan. Linder Road from Franklin Road to Ustick Road is scheduled in the District's Five Year Work Program and the Capital Improvements Plan (2009 to 2010) to be reconstructed to provide 5-traffic lanes with curb, gutter, sidewalk and bike lanes. 12. Other Development in Area Staff has reviewed a number of development applications in the north Meridian area. The following list is a compilation of developments that the District has approved recently within this identified area: . On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). Note: Later denied by City of Meridian. . On November 7, 2001 the Commission approved a rezone and annexation application for 370- acres. The Commission also approved a preliminary plat for 336-lots on 175-acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). . On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot residential subdivision on 78-acres (Baldwin Park). . On April 17, 2002, the Commission approved a preliminary plat application for a 285-lot subdivision on 75-acres (Heritage Commons Subdivision). . On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). . On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. . On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). . On August 28, 2002, the Commission approved a preliminary plat application for a 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). . On October 23,2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefreld Crossing Subdivision). . November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 120-acres (Havasu Creek Subdivision). . On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, two senior high professional technical high schools and one District administration building on 39-acres (Education Campus Subdivision). . On November 20,2002, the Commission approved, Burney Glen Subdivision, a 117-lot single- family residential subdivision on 36-acres . On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town houses). . On January 8,2003, the Commission approved Watersong Estates Subdivision, a 125-lot single- family residential subdivision located on 39.92. . On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1- elementary school lots located on 38.65-acres. . On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots, 2-commerciallots and 1-mini storage lot. . On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family residential subdivision located on 10-acres. . On March 19, 2003, the Commission approved Paramount Subdivision, an 847-lot mixed-use subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots, 73-townhouse lots, 1 multi-family lot (270 apartments), a community center, 1-elementary school lot, 1-high school lot and 2-church lots on 392-acres. . On April 23, 2003, the Commission approved Birchstone Creek Subdivision, a 98-lot residential subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on 34.5-acres. . On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230-lot mixed us subdivision consisting of 216 single-family lots and 14-commercialloffice lots. . . On November 7,2003, the District approved Cobblefie/d Crossing Subdivision #2, a 39-lot single- family residential subdivision on 7.98-acres. . On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461-lot single-family residential subdivision on 140.25-acres. . On December 3, 2003, the Commission approved a 66-lot single-family residential subdivision. on 15.04-acres. . On December 3, 2003, the Commission approved Sheridan Place Subdivision, a 46-lot single- family residential subdivision on 13.995-acres. . On December 17, 2003, the Commission approved Razberry Crossing Subdivision, a 38-lot mixed use subdivision on 11.31-acres. The subdivision is proposed to contain 34-single-family residential lots and 4-office lots. . On January 7,2004, the Commission approved Baldwin Park Subdivision, a 71-lot single-family residential subdivision on 19.07-acres. If staff examines each one of these developments individually, the roadway system appears adequate, but when staff adds each approved development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. This application may also be subject to any extraordinary fees that the District may impose. 5 2. 6 B. Findings for Consideration 1. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). The applicant is proposing to construct West King Canyons Drive to intersect Buckstone Avenue approximately 100-feet (measured centerline to centerline) north of the Anton DrivelBuckstone Avenue. This offset does not meet the District's policy in regard to roadway offsets. The applicant should construct West King Canyons Drive to align with Anton Drive or offset Anton Drive a minimum of 12S-feet (measured centerline to centerline). The remaining internal roadways meet minimum offset requirements and should be approved with this application. Stub Streets District policy 720S.S states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, 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, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. The applicant is proposing to extend five stub streets and construct two stub streets. The applicant is proposing to extend Hyde Park Avenue into the site from the north property line. This stub street was approved as a part of Baldwin Park Subdivision. District staff is supportive of the extension of Hyde Park Avenue due to the fact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. The applicant is proposing to extend Great Basin Drive into the site from the west property line. This stub street was approved as a part of Baldwin Park Subdivision. District staff is supportive of the extension of Great Basin Drive due to the fact that stub streets are an .essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. The applicant is proposing to extend West Yosemite Drive into the site from the west property line. This stub street was approved as a part of Baldwin Park Subdivision. District staff is supportive of the extension of West Yosemite Drive due to the fact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. The applicant is proposing to extend West Yosemite Drive into the site from the east property line. This stub street was approved as a part of Cedar Springs Subdivision. District staff is supportive of the extension of West Yosemite Drive due to the fact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. The applicant is proposing to extend Anton Drive into the site from the east property line. This stub street was approved as a part of Cedar Springs Subdivision. District staff is supportive of the extension of Anton Drive due to the fact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. The applicant is proposing to construct Buckstone Avenue as a stub street to the south property line approximately 100-feet east of the west property line. This stub street would serve the 10.17acre parcel that lies directly to the south of this subject property. Staff is supportive of the location of this stub street. The applicant should not be required to construct a temporary turnaround at the terminus of the stub street due to the fact that the stub street is less than 150-feet in depth. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct West King Canyons Drive as a stub street to the west property line approximately 30-feet south of the north property line. Due to the fact that the applicant is being required to construct West King Canyons Drive to align with Anton Drive or offset Anton Drive a minimum of 125-feet (measured centerline to centerline), the proposed stub street location is likely to be relocated to the south to align with Anton Drive. Staff is supportive of this location. The applicant should not be required to construct a temporary turnaround at the terminus of the stub street due to the fact that the stub street is less than 150-feet in depth. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 3. Street Section District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than SO-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than SO must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicles per day. District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy restricts parking on reduced street sections. Developments with lot sizes of 1-acre or greater, but less than 5-acres per dweiling will provide streets with 30-feet of pavement width, 4-feet of which will be striped for non-motorized travel on each side. The developer shall construct on both sides of the road a 1-foot (minimum) wide concrete ribbon a-inches thick and a turfed drainage swale along the edge of the pavement sized to 7 6. 8 accommodate runoff from the development with a flow line depth of at least 6-inches below the lowest aggregate base course, to be maintained by the abutting property owner. 29-foot street sections within 42-feet of right-at-way The applicant is proposing to construct Hyde Park Place and Crater Lake Court as 29-foot street sections with curb, gutter and attached concrete sidewalk within 42-feet of right-of-way. This street section meets District policy due to that fact that the two roadways are encompassed by residential uses, the roadways will both terminate in a cul-de-sac turnaround and the traffic volumes on these roadway will be less than 200 vehicle trips per day. The applicant will be required to install adequate signage that will prohibit parking on the identified (reduced) roadways. 36-foot street sections within 50-feet of right-of-way The applicant is proposing to construct the remaining internal roadways as 36-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. 4. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct two cul-de-sac turnarounds without center islands. The applicant should construct the turnarounds to provide a minimum turning radius of 45-feet. 5. Right-of-Way that is in the Vacation Process There is a 29-foot wide strip of public right-of-way that is located at the east property line. This right- of-way became public right-of-way in the year 1908 as a part of a quit claim deed from the parcel that is located directly to the east (Cedar Springs Subdivision). As a part of the Cedar Springs Subdivision preliminary plat, this right-of-way was required to dedicate sufficient right-of-way and improve the right-of-way as one-half of a 36-foot street section with curb, gutter and sidewalk on the east side with a minimum of 24-feet of pavement OR vacate the right-of-way. At this point in time, the applicant of Cedar Springs Subdivision has begun the vacation process for the 29-foot wide strip of public right-of-way that is located at this property's east property line. As a part of the vacation process, the applicant for the Cedar Springs Development has proposed to give the 29-feet of right- of-way that is in the vacation process to the adjacent property owners (which includes this parcel). If the vacation of the 29-foot wide strip of public right-of-way that is located at this properties east property line is successful, the applicant may proceed through the platting process, if the vacation is not successful, the applicant should be required to dedicate sufficient right-of-way and improve the right-of-way to public street standards. Unidentified Right-of-Way There is a 25-foot wide strip of land that is located abutting the site at the west property line. The ownership of this property is currently unknown, but appears to be right-of-way that is owned by the local irrigation company. To determine the true owner, staff will need additional time to engage in further research. District policy 7203.4 states, .. the developer is responsible for improving all street frontages abutting the development's site as required below, regardless of whether access is taken to all of the abutting 8. 9. 10. 11. 9 streets. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer." District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the developer shall construct one-half of the full street improvements, including curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This street section shall be constructed within a minimum 40-foot right-of-way." If the 25-foot wide strip of land that is located abutting the site at the west property line is found to be public right-of-way, the applicant should be required to comply with District policy dedicate sufficient right-of-way to accommodate for one half of a 36-foot street section with a minimum of 24 feet of pavement abutting the site OR the applicant should be required to vacate the right-of-way. C. Site Specific Conditions of Approval 1. Construct West King Canyons Drive to align with Anton Drive or offset Anton Drive a minimum of 125- feet (measured centerline to centerline). 2. Extend Hyde Park Avenue into the site from the north property line, as proposed. 3. Extend Great Basin Drive into the site from the west property line, as proposed. 4. Extend West Yosemite Drive into the site from the west property line, as proposed. 5. Extend West Yosemite Drive into the site from the east property line, as proposed. 6. Extend Anton Drive into the site from the east property line, as proposed. 7. Construct Buckstone Avenue as a stub street to the south property line approximately 100-feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Construct West King Canyons Drive to align with Anton Drive or offset Anton Drive a minimum of 125- feet (measured centerline to centerline. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Construct Hyde Park Place and Crater Lake Court as 29-foot street sections with curb, gutter and attached concrete sidewalk within 42-feet of right-of-way, as proposed. Install adequate signage that wiil prohibit parking on the identified (reduced) roadways. Construct the remaining internal roadways as 36-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way, as proposed. Construct the turnarounds to provide a minimum turning radius of 45-feet. 8. 9. 10. 10 12. If the 25-foot wide strip of land that is located abutting the site at the west property line is found to be public right-of-way, the applicant is required to dedicate sufficient right-of-way to accommodate for one half of a 36-foot street section with a minimum of 24-feet of pavement abutting the site OR Vacate the right-of-way. 13. If the vacation of the 29-foot wide strip of public right-of-way that is located at this properties east property line is not successful, the applicant is required to dedicate sufficient right-of-way and improve the right-of-way to public street standards. 14. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be bome by the developer. 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. 3. 4. 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. 5. 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 ali applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. 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. 7. 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. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance. 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 (1-800-342-1585) 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 ACHD conduits (spare or filled) are compromised during any phase of construction. 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 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. 2. 11. 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, or 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 a waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. ACHD requirements are intended to assure that the proposed use/deve/opment will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. 2. 3. 11 Vicinity Map Site Plan Request for Reconsideration Guidelines II ø 12 . - - 0 g¡::: cø- " C : C -< iæ ~~ _2 Z- Õ~ ><i! III - CII rf Q Q Q CO? g N ... 0 0 g -.- .. . - :1 ~-f ;j .!~ Ii;. ~:., ¡-> ";1 ,;¡ ~h. Ii: ~¡¡; Irl I'f- :.: ~h: ~I ~11i ' ~ r .. ---------------------"";;;a.,-