Hightower Bldg No. 3 CZC ACHD Comments~~~~~
C H D Carol A. McKee, President
Sherry R. Huber, 1st Vice President
Dave Bivens, 2nd Vice President
~ioaw,wv'~`ecl~o Sr2v~oc~ John S. Franden, Commissioner
Rebecca W. Arnold, Commissioner
February 8, 2008 F~~ ~ ~ Z~O~
City of Meridian
TO: R.S. Hosac Inc. City Clerk Office
10221 W. Emerald, Ste. 100
Boise, ID 83704
REP: Tomlinson Designs -Jason Tomlinson
335 W. State St, Ste. C
Eagle, ID 83616
SUBJECT: MCZC-07-148
Hightower Bldg. #3
1050 E. Everest St.
On March 30, 2006, the Ada County Highway District Commissioners acted on MPP-06-003 for
Hightower Subdivision. The conditions and requirements also apply to MCZC-07-148.
• Prior to final approval you will need to submit construction plans to the ACRD
Development Review Department to insure compliance with the conditions identified above
or for traffic impact fee assessment. This is a separate review process that requires direct
plans submittal to the Development Review staff at the Highway District.
A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a
building permit. Contact ACRD Planning & Development Services at 387-6170 for
information regarding impact.fees.
If you have any questions or concerns please feel free to contact this office at (208) 387-6177.
Sincerely,
~~G~~l,~'~''
Chelsee Kucera
Right-of-Way and Development Services
CC
Project File
City of Meridian
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101..6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACRD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed,. as such action is adequately supported by the law and evidence presented at
the hearing.
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
The Planning Review Division will do one of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also apply to
this development application.
^Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the
proposal for its conformance to District Policy.
^Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
^For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit a set of engineered plans directly to ACHD for review by the Development Review
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACRD,
then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including,
but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
^ Working in the ACRD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction -Subdivision to be reviewed and approved by the ACHD Drainage
Division.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
^ Final Approval from Development Services
ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
Tech Review Date
/ February 17, 2006
Staff Level Approval
/ March 7, 2006
Revised
/ March 30, 2006
%~ ~~~~
CHD ~
Right-of-Way & Deve/opmenf Services
Planning Review Division
26
ca~~xo :~
File Reference Numbers: Hightower Preliminary Plat
AZ-06-003, PP-06-003, CUP-06-004, VAR-06-004
Site address: SW corner of State Highway 20/26 and Jericho Road.
Applicant: Hightower, LLC.
8312 North Northview. Suite 120
Boise, ID 83704
Owner: Louise E. White
6201 North Jericho Road
Meridian, ID 83642
Representative: The Land Group, Inc.
462 East Shore Drive
Eagle, ID 83616
ACRD Staff Contact: Ryan McDaniel
(208)387-6174
rmcdanielCa~achd.ada.id.us
Project Abstract:
The applicant proposes to develop the 22.95-acre subdivision. Annexation and Zoning of 12.31
acres RUT to R-8, 6.95-acres RUT to R-15 and 3.68-acres RUT to C-C: 106 Residential lots, 4
Commercial lots.
~ Hightower Subdivision
Revisions: The District received revised plans on March 10, 2006. The index of changes include
the elimination of a northern stub street, elimination of two internal streets, alignment of a
commercial service drive and the adjustment of private street location. The revisions to the
staff report are approved at the staff level and are noted in blue type. The changes were made
on March 30, 2006.
A. Development Impact and Findings-of-Fact
1. Site Information:
- The site is located at the southwest corner of State Highway 20/26 and Jericho Road.
Site:
Acreage:
Current Zoning:
Proposed Zoning:
Current Lots:
Total Lot
Commercial Lot
Residential lot
Common Lots:
22.95
RUT
R-8, R-15, and C-C
1
110
4
106
0
2. Description of Adjacent Land Uses:
a. North: Castlebury #1, zoned R-1.
b. South: Saguaro Canyon #3, zoned R-4.
c. East: Blythe Estates, zoned RUT.
d. West: West Borough, zoned RUT.
3. Site History:
- This site has not previously been reviewed for development.
4. Roadway Improvements Adjacent To and Near the Site:
- State Highway 20/26 is under the jurisdiction of Idaho Transportation
Department and has three lanes, 56-feet of pavement with no curb, gutter or
sidewalk.
- Jericho Road is an improved 33-foot wide 2 lane paved local roadway that is
improved with vertical curb, gutter a.nd sidewalk on the opposite side from the site
and abuts the site.
5. Existing Right-of-Way:
- State Highway 20/26 has approximately 81 feet of right-of-way (40 feet from
centerline).
- Jericho Road has approximately 50 feet of right-of-way (25 feet from
centerline).
6. Traffic Impact Study:
- A traffic impact study was not required with this application.. The applicant did
complete a traffic impact study; its results were taken under advisement, but did
not affect the original findings.
2 Hightower Subdivision
7. Impacted Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
(Approx.) Class Service Limit
State Highway 760' Principal 23,967 on 6/8/05 LOS ~F' 55 MPH
20/26 Arterial
Jericho Road 600' Local 1,136 on 12/2/03 * 25 MPH
Residential
*Acceptable planning thresholds for existing local resioentiai rvaaways are u~ w
2000 ADT.
*Acceptable Levels of Service for Principal Arterials with three lanes and no parking
is LOS D at 17,000 ADT.
8. Existing Access to the Site:
- One unimproved access from Jericho Road provides access to the site.
9. Trip Generation:
/ 600s.f. Coffee shop: 496 per 1000s.f. generates 298
/ 5,9OOs.f. Drive-thru: 496 per 1000s.f. generates 2927
/ 7,800s.f. Shopping Center: 42 per 1000s.f. generates 335
/ 5,000s.f. Medical Office: 36 per 1,000s.f. generates 181
/ 106 single family dwellings: 10 per one-each generates _1060
The revised site plan showed the elimination of one commercial buildings:
/ 5,000 s.f. Drive-thru: 496 per 1,000 s.f. generates 2480
/ 5,000 s.f. Medica Office: 36 per 1,000 s.f. generates .181
/ 3,750 s.f. Shopping center: 42 per 1,000 s.f. generates .158
/ 106 single family dwellings: 10 per one-each generates lObO
- This development is estimated to generate 4801 additional vehicle trips per day
(0 existing) based on the Institute of Transportation Engineers Trip Generation at
the land use designations listed above.
The revised site plan is estimated to generate 3879 additional vehicle trips per
day (0 existing) based on the Institute of Transportation Engineers Trip Generation
at the land use designations Listed above.
10. Lmpact Fees:
- There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time..
il. Capital Improvements Plan/Five Year Work Program:
- No roadways abutting the property are currently in the Capital Improvements
Plan or within the Five Year Work Program at the present time..
3 Hightower Subdivision
B. Findings for Consideration
1. West. Hi4htower Drive
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).
District policy 7202.8 and 72-F1A, requires roadways abutting commercial
developments to be constructed as a 40-foot street section with curb, gutter and 5-
foot concrete sidewalk within 54-feet of right-of-way.
Offsets:
- West Hightower Drive aligns with Newberry Street, serving the properties
abutting the eastern side of Jericho.
Location:
- West Hightower .Drive is located approximately 280-feet north of the southeast
property Line (back of curb to property line) and proceeds west where it intersects
North Saguaro Hills and stubs on the west property line approximately 110-feet
north of the southwest property line (property line to back of curb).
Commercial driveway accessing West Hightower Drive:
- The applicant is proposing northern access from West Hightower Drive to the
commercial development approximately 230-feet east of North Saguaro Hills
Way (centerline to back of curb).
- This location meets district policy and is approved as proposed.
- The revised site plan shows that commercial drive aligns with North Menara
Avenue. North Menara Avenue has moved ten feet east to facilitate the alignment.
Street Section:
- The applicant has proposed this roadway to be constructed as a Local residential
street section. The roadway abuts a commercial development and staff will require
that West Hightower Drive be constructed as a 40-foot street section within 54-feet
of right-of-way; complete with vertical curb, gutter and sidewalk.
- The revised site plan shows West Hightower Drive as a 37-foot street section
within 54-feet of right-of-way. The applicant is required to construct West
Hightower Drive as a 40-foot street section within 54-feet of right-of-way.
2. North Saguaro Hills Wav
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).
District policy 72D2.8 and 72-F1A, requires roadways abutting commercial
developments to be constructed as a 40-foot street section with curb, gutter and 5-
foot concrete sidewalk within 54-feet of right-of-way.
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors
be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete
sidewalks with no front-on housing. The access restrictions for these street
4 Hightower Subdivision
segments should be stated on the final plat. Unless otherwise noted, parking
should be prohibited on these street segments. Coordinate the signage Program
with District staff.
Offsets:
- North Saguaro Hills Way intersects State Highway 20/26 and aligns with
Castlebury Avenue which serves the properties abutting the northern side of State
Highway 20/26.
Location:
- North Saguaro Hills Way is located approximately 80-feet east of the northeast
corner of the property fine (property line to back of curb) and proceeds south where
it intersects West Hightower Drive, West Macau Street and West Tallinn where it
terminates 111-feet west of the southeast property .line (property line to back of
curb). All of these offsets meet district policy and should be approved as proposed.
- The revised site plan shows that North Saguaro Hills Way is Located
approximately 77-feet east of the northeast corner of the property line (property
Line to back of curb) and proceeds south where it intersects West Hightower Drive,
West Macau Street and West Tali-inn where it terminates 111-feet west of the
southeast property line (property Fine to back of curb). Staff requires that North
Saguaro Hills Way align with Castlebury Avenue to the north of State Highway
20/26.
Commercial driveway Location. on North Saguaro Hills Way:
- The applicant is proposing western access from North Saguaro Hills Way to the
commercial development approximately 170-feet south of State Highway 20/26.
This location meets district policy and is approved as proposed.
North Saguaro Hills Way as a 40-foot Street Section.:
- The applicant has proposed this roadway to be constructed as a 33-foot Local
residential street section from State Highway 20/26, approximately 310-feet south
of the north property line, to West Hightower Drive. Staff will. require that North
Saguaro Hills Way, from West Hightower Drive north approximately 310-feet to the
north property line, be constructed as a 40-foot street section within 54-feet of
right-of-way; complete with vertical curb, gutter, 5-attached or 7-foot detached
sidewalk.
- The revised site plan shows North Saguaro Hills Way as a 33-foot street section
within 54-feet of right-of-way. The applicant is required to construct North Saguaro
Hills Way as a 40-foot street section within 54-feet of right-of-way.
North Saguaro Hills Constructed as a 36-foot Street Section.:
- The applicant has proposed this roadway to be constructed as a 33-foot Local
residential street section. The roadway abuts a residential development and staff
anticipates that traffic volumes will exceed 1000 ADT; therefore, staff requires that
North Saguaro Hills Way be constructed as a 36-foot street section from its
intersection with West Hightower Drive south, approximately 310-feet south of the
north property line to stub at the south property line located approximately 115-
5 Hightower Subdivision
feet west of the southeastern property line. A 36-foot street section is constructed
within 50-feet of right-of-way; complete with curb, gutter and sidewalk.
3. 7ericho Road as ~/z of a 40-foot Street Section
District Policy 72-F1A, 7202.8 states that, "The applicant shall construct 1/2 of a
40-foot street section with vertical curb, gutter and 5-foot wide concrete sidewalk
within 54-feet of right-of-way (27-feet from centerline)."
Street Section
- The applicant should construct Jericho Road as one half of a 40-foot street
section with vertical curb, gutter and 5-foot concrete sidewalk.
Right-of-Way abutting the site along 7ericho Road:
- Jericho Road has 50-feet of right-of-way. The applicant will be required to
dedicate a total of 27-feet of right-of-way from centerline, an additional 2-feet, in
order to construct the roadway.
Access to Jericho Road
- The applicant is proposing to construct a 30-foot wide curb return type access
that intersects Jericho Road approximately 285-feet south of the north property
fine, This driveway width and location meets District policy and should be approved
with this application.
4. 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).
Local Streets -Internal Roadways
1. West Hightower Drive
2. North Menara Avenue
3. West Macau Street
4, North Saguaro Hills Way
5. North Tashkent Avenue
6. Tallinn Street
7. North Torre Place
8. North Praha Way -Eliminated
9. West Rail to Street -Eliminated
The applicant proposes 9 public internal. roadways. No proposed roadway location
offsets closer than 125-feet from another roadway, unless it aligns with another
roadway. The internal roadway offsets meet district policy and their locations are
approved as proposed.
Local Commercial - )ericho
District policy 72D4.11.6, requires local roadways to align or offset a minimum of
150-feet from a residential collector roadway (measured centerline to centerline).
6 Hightower Subdivision
- The applicant proposes to construct West Hightower Drive aligning with
Newberry Street, there is no other roadway within 150-feet of West Hightower
Drive, and as such, the location meets district policy and should be approved as
proposed.
5. 29-foot Street Sections
District policy 7240.4.3 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 restrictsparkina on reduced street sections.
- The applicant is proposing three streets constructed as 29-foot street sections
within 42-foot right-of-way. All the following meet district and ACRD approves of
the locations, pending the receipt of written approval from the Fire Department.
- The applicant is proposing to construct Praia Way, located 280-feet west of the
east property Line, as a 29-foot street section
- Eliminated
- The applicant is proposing to construct Rail To Street, located 280-feet to 170-
feet west of the east property line, as a 29-foot street section.
- EI'iminated
- The applicant is proposing to construct Torre Way, located 140-feet west of the
east property Fine and running north, as a 29-foot street section terminating with a
turnaround.
Torre Way is now located 150-feet west of the east property line (measured centerline to
property line).
6. Seven Stub Streets
District pol-icy 7203..5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient
access to adjoining property for use in future development may be required. If a
street ends at the development boundary, it shall meet the requirements of sub
section 7205, "non-continuous streets."
District policy 7205.5 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. A sign shal'I be installed at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
B. A stub street shall be designed to slope towards the street intersection and
drain surface water toward that intersection..
C. The District may require appropriate covenants guaranteeing that the stub
street will remain free of obstructions.
7 Hightower Preliminary Plat
The location of West Hightower Drive
The applicant is ,proposing to construct a stub street to the west property
line located approximately 330-feet south of the north property line. This
.stub street is anticipated to serve the 5-acre parcel located directly to the
west. District staff is supportive of the applicant's proposal. Due to the
fact that the proposed stub street will be less than 150-feet in depth, the
applicant wi11 not be required to construct a temporary turnaround at the
terminus of the roadway.
The Location of North Menara Avenue
The applicant is proposing to construct a stub street to the south property
line located approximately 120-feet east of the west property line. The
location has shifted east 10-feet. The new location is 130-feet east of the
west property line (measured centerline to property line). This stub street
is anticipated to serve the 5-acre parcel located directly to the south.
District staff is supportive of the applicant's proposal. Due to the fact that
the proposed stub street will,be less than 150-feet in depth, the applicant
will not be required to construct a temporary turnaround at the terminus
of the roadway.
The Location of West Macau Street
The applicant is proposing to construct a stub street to the west property
line located approximately 110-feet south of the north property line. The
location has shifted south 10-feet. The new location is 120-feet east of
the west property line (measured centerline to property line). This stub
street is anticipated to serve the 9.5-acre parcel located directly to the
west, Blythe Estates 1993. District staff is supportive of the applicant's
proposal.. Due to the fact that the proposed stub street will be less than
150-feet in depth, the applicant will not be required to construct a
temporary turnaround at the terminus of the roadway.
The location of North Saguaro Hiils Way
The applicant is proposing to construct a stub street to the south property
line located approximately 110-feet west of the east property line. This
stub street is anticipated to serve the 55-acre parcel located directly to
the south, Saguaro Canyon Subdivision #3 2005. District staff is
supportive of the applicant's proposal. Due to the fact that the proposed
stub street will be less than 150-feet in depth, the applicant will not be
required to construct a temporary turnaround at the terminus of the
roadway.
1. The location of North Tashkent Avenue -Eliminated
The applicant is proposing to construct a stub street to the north property
line located approximately 110-feet east of the west property line. This
stub street is anticipated to serve the 5-acre parcel located directly to the
north. District staff is supportive of the applicant's proposal. Due to the
8 Hightower Preliminary Plat
fact that the proposed stub street will be Less than 150-feet in depth, the
applicant will not be required to construct a temporary turnaround at the
terminus of the roadway.
The location of Tallinn Street
The applicant is proposing to construct a stub street to the west property
Fine located approximately 11.5-feet north of the southwest property line..
The location has shifted .north 10-feet. The new location is 125-feet east
of the west property line (measured. centerline to property line). This stub
street is anticipated to serve the parcel located directly to the west,
Blythe Estates 1993. District staff is supportive of the applicant's
proposal. Due to the fact that the proposed stub street will be less than
150-feet in depth, the applicant will not be required to construct a
temporary turnaround at the terminus of the roadway.
7. Comply with ITD for State Highway 20/26
- The site has approximately 760-feet of frontage on State Highway 20/26 and
the applicant will comply with the Idaho Transportation Department at this location.
ACHD will requ-ire a letter from ITD outlining their requirements and ACRD will
require the appiicant to satisfy those requirements.
8. Private Alleys
There are two .private alleys that connect, at both ends, to public roadways. The
first is 115-feet south of West Macau Street (now located 125-feet south of West
Macau Street) and traverses east and west along block 11. The second is
approximately 115-feet north of West Tallinn Street (now located 125-feet north of
West Tallin Street) and also traverses east and west along block 11.
- Both locations and offsets meet district policy and are approved
9. Turnarounds for North Torre Place
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) a cul-de-sac turnaround with island
at the terminus of North Torre Place, approximately 115-feet north of West
Hightower Drive and 90-feet south of West Hightower Drive (measured centerline
to back of curb of the island). The minimum design standards require that 21-feet
of pavement surround. the .island and the turnaround has a minimum 45-foot turn
radius. Block 4, lot 1 is designated a common lot for the island and indicates that
the lot is the property of the Homeowners Association.
10. Island at North. Saguaro Hills Wax
9 Hightower Preliminary Plat
District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4-
feet wide with a minimum area of 100-square feet and designed to safely channel
traffic. The roadway on either side of the traffic island should maintain a minimum
of a 21-foot street section. District policy also requires any proposed landscape
islands/medians within the public right-of-way dedicated by this plat should be
owned and maintained by a homeowners association. Notes of this should be
required on the final plat. The design should be reviewed and approved by ACHD's
Development staff.
- Block 2, lot 1 is proposed as a common lot. The Highway District requests that
the applicant dedicates Block 2, lot 1 to ACH'D to preserve the Right-of-Way instead
of privatizing the island. This can be accomplished by entering into a License
agreement with ACHD to provide access to the Homeowners association for
landscaping in the public Right-of-Way. Also, the applicant will be required to shift
the island to the east so as to align with Castlebury Avenue to the north of State
Highway 20/26.
11. Driveways
Graveled driveways abutting public streets create maintenance problems due to
gravel being tracked. onto the roadway. In accordance with District policy,
7207.9.1, the applicant should be required to pave the driveway its full width and
at least 30-feet into the site beyond the edge of pavement of the roadway and
install pavement tapers with 15-foot radii abutting the existing roadway edge.
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-
feet.
- Locai Residential driveways are to be constructed not more than 20 feet wide,
paving them the entire width and no less than 30-feet into the site.
- ACHD understands direct lot access for certain lots in block 5, 6, 7, and 8 may
not be able to meet district offset policy anal are approved as proposed.
C. Site Specific Conditions of Approval,
1. Construct West Hightower Drive in alignment with Newberry Street approximately
265-feet south of State Highway 20/2b (measured centerline to property line).
2. Locate West Hightower Drive approximately 265-feet north of the southeast
property line (property line to centerline) to approximately 110-feet north of the
southwest property Line (property tine to centerline) as it traverses the site east to
west.
3. Construct West Hightower Drive as a 40-foot street section within 54-feet of right-
of-way; complete with vertical curb, gutter, 5-foot attached or 7-foot detached
sidewalk. Any additional direct lot access to West Hightower Drive other than
10 Hightower Preliminary Plat
specific approvals in this application are prohibited and will be required to be noted
on the final plat.
4. Locate. a northern access from West Hightower Drive to the commercial
development approximately 230-feet east of North Saguaro Hills Way (centerline to
back of curb). Locate the access to the commercial drive in alignment with North
Menara Avenue.
5. Locate North Saguaro Hills Way in alignment with Castlebury Avenue,
approximately 78 or 80-feet east of the northwest property Fine, the location must
align with Castlebury Avenue, transitioning south, past the intersection with West
Hightower Drive, to where it stubs 120-feet west of the southeast property Line
(property Line to centerline).
6. Locate the western access from North Saguaro Hills Way to the commercial
development on the east side of the road approximately 170-feet south of State
Highway 20/26 (centerline to centerline).
7. Construct North Saguaro Hills Way, from the north property line south to West
Hightower Drive, as a 40-foot street section within 54-feet of right-of-way;
complete. with vertical curb, gutter and sidewalk.
8. Construct North Saguaro Hills Way, from approximately 310-feet south of the north
property line, where it intersects West Hightower Drive., south to stub at the south
property Line (located approximately 115-feet west of the southeastern property
fine) as a 36-foot street section within 50-feet of right-of-way; complete with rolled
curb, gutter and sidewalk.
9. Construct Jericho Road as one half of a 40-foot street section with vertical curb,
gutter and 5-foot concrete sidewalk; additional direct .lot access in this area, other
than the specific approvals in this application, are prohibited and will be required to
be noted on the final plat.
10. Dedicate a total of 27-feet of Right-of-Way from the centerline of Jericho Road to
the new property line.
11. Locate West Hightower Drive intersecting Jericho Road approximately 285-feet
south of the north property Fine (property line to centerline) aligning with Newberry
Street adjacent to the site.
12. Locate (one) three 29-foot street sections within 42-feet of Right-of-Way as
proposed
a. Praia Way, located 280-feet west of the east property line (property
line to centerline), as a 29-foot street section within 42-feet of Right-of-
Way. -Eliminated
11 Hightower Preliminary Plat
b. Rail To Street, located 280-feet to 170-feet west of the east
property line (property line to centerline), as a 29-foot street section
within 42-feet of Right-of-Way. -Eliminated
c. Torre Way, located 150-feet west of the east property line
(property line to centerline) and running north and south across West
Hightower Drive, as a 29-foot street section terminating with two island
turnarounds
13, Locate the seven stub streets in alignment with other existing streets in the
adjacent subdivisions are attached to this report. ACHD's approval is contingent on
actual alignments.
A stub street shall be designed to slope towards the street intersection
and drain surface water toward that intersection and have a sign stating,
"This street will be extended in the future."
Locate the internal local roadways with stubs as proposed. The District
may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
a. The location of West Hightower Drive
The applicant is proposing to construct a stub street to the west property
line located approximately 330-feet south of the north property line. This
stub street is anticipated to serve the 5-acre parcel located directly to the
west. District staff is supportive of the applicant's proposal. Due to the
fact that the proposed stub street will be less than 150-feet in depth, the
applicant will not be required to construct a temporary turnaround at the
terminus of the roadway.
b. The location of North Menara Avenue
The applicant is proposing to construct a stub street to the south property
line located approximately 1.20-feet east of the west property line. The
location has shifted east 10-feet. The new location is 130-feet east~of the
west property Line (measured centerline to property Line). This stub street
is anticipated to serve the 5-acre parcel located directly to the south..
District staff is supportive of the applicant's proposal. Due to the fact that
the proposed stub street will be less than 150-feet in depth, the applicant
will not be required to construct a temporary turnaround at the terminus
of the roadway.
c. The Location of West Macau Street
The applicant is proposing to construct a stub street to the west property
Fine located approximately 110-feet south of the north property line. The
location has shifted south 10-feet. The new location is 120-feet east of
the west property line (measured centerline to property line). This stub
street is anticipated to serve the 9.5-acre parcel located directly to the
west, Blythe Estates 1993. District staff is supportive of the applicant's
12 Hightower Preliminary Plat
proposal. Due to the fact that the proposed stub street will be less than
150-feet in depth, the applicant will not be required to construct a
temporary turnaround at the terminus of the roadway.
d. The location of North Saguaro Hills Way
The applicant is proposing to construct a stub street to the south property
Fine located approximately 110-feet west of the east property line. This
stub street is anticipated to serve the 55-acre parcel located directly to
the south, Saguaro Canyon Subdivision #3 2005. District staff is
supportive of the applicant's proposal. Due to the fact that the proposed
stub street will be less than 150-feet in depth, the applicant will not be
required to construct a temporary turnaround at the terminus of the
roadway.
e. The Location of North Tashkent Avenue -Eliminated
The applicant is proposing to construct a stub street to the north property
Line located approximately 110-feet east of the west property line. This
stub street is anticipated to serve the 5-acre parcel located directly to the
north. District staff is supportive of the applicant's proposal. Due to the
fact that the proposed stub street will be less than 150-feet in depth, the
applicant will not be required to construct a temporary turnaround at the
terminus of the roadway.
f. The location of Tallinn Street
The applicant is proposing to construct a stub street to the west property
Line located approximately 115-feet north of the southwest property line.
The Location has shifted north 10-feet. The new location is 125-feet east
of the west property line (measured centerline to property fine). This stub
street is anticipated to serve the parcel located directly to the west, Blythe
Estates 1993. District staff is supportive of the applicant's proposal. Due
to the fact that the proposed stub street will be less than 150-feet in
depth, the applicant will not be required to construct a temporary
turnaround at the terminus of the roadway.
7. Locate two private alleys 115-feet south of West Macau Street now 125-feet
(centerline to property line) and 115-feet north of West Tallinn Street now 125-feet
(centerline to property Fine).
8. Construct a cul-de-sac turnaround with island at the terminus of North Torre
Place, approximately 115-feet north of West Hightower Drive and 90-feet south of
west Hightower Drive (near edge to centerline) with a minimum 21-foot pavement
surface surrounding the island and a minimum 45-foot turning radius around the
island.
9. The location of the island. located at the intersection of Worth Saguaro Hills
Way and State Highway 20/26, located in block 2 lot 1, is approved as proposed.
13 Hightower Preliminary Plat
The highway district requests the dedication of Block 2, lot 1 to preserve the Right-
of-Way for this particular island.
10. Construct Local all Residential driveways not more than 20 feet wide, paving
them the entire width and no less than 30-feet into the site..
11. Direct lot access for certain lots in block 5, 6, 7, and 8 may not be able to
meet district offset policy and are approved as proposed.
12. Provide a letter from ITD outlining their requirements; ACRD will require the
applicant to satisfy those requirements as well.
13. Comply with Section D, Standard Conditions of Approval.
14 Hightower Preliminary Plat
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACRD roadway
or right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
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
387-6280 (with file number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. 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.
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.
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.
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.
10. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #200, also known as Ada County Highway District Impact Fee
Ordinance.
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 (1-800-342-1585) at least two full business
days prior to breaking ground within ACRD 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.
12. 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.
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, 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 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.
15 Hightower Preliminary Plat
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of
Approval are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not
place an undue burden on the existing vehicular transportation system within the vicinity
impacted by the proposed development.
F. Attachments
1.
2.
3.
4.
5.
6.
Vicinity Map
Site Plan
adjacent subs
Development Process checklist
.Process flowchart
A~~eal Guidelines
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant
of the final decision made by the ROWDS Manager when it is alleged that the ROWDS
Manager did not properly apply this section 7101.6, did not consider all of the relevant facts
presented, made an error of fact or law, abused discretion or acted arbitrarily and
capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative
costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with
the Secretary of Highway Systems, which must be filed within ten (10) working
days from the date of the decision that is the subject of the appeal.. The notice of
appeal shall refer to the decision being appealed, identify the appellant by name,
address and telephone number and state the grounds for the appeal. The
grounds shall include a written summary of the provisions of the policy relevant
to the appeal and/or the facts and law relied upon and shall include a written
argument in support of the appeal. The Commission shall not consider a notice
of appeal that does not comply with the provisions of this subsection.
Time to Reply: The ROWDS Manager shall have ten (10) working days from the
date of the filing of the notice of appeal to reply to the notice of the appeal., and
may during such time meet with the appellant to discuss the matter, and may
also consider and/or modify the decision that is being appealed. A copy of the
reply, and any modifications to the decision being appealed will be provided to
the appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of
the appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held. within thirty (30) days following the delivery to the appellant
of the ROWDS Manager's reply to the notice of appeal. A copy of the decision
being appealed, the notice of appeal and the reply shall be delivered to the
Commission at least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm
or reverse, in whole or part, or otherwise modify, amend or supplement the
decision being appealed, as such action is adequately supported by the law and
evidence presented at the hearing.
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Submit a development application to a City or to the County
The City or the County will transmit the development application to ACRD
The ACRD Planning Review Division. will receive the development application to review
The Planning Review Division will do one of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision
or part of a previous development application and that the site specific requirements from the previous
development also apply to this development application.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
^Write a Commission Level report analyzing the impacts of the development on the transportation system
and.
evaluating the proposal for its conformance to District Policy.
The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
^For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
^ Working in the ACRD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified
Plan Designer, must be turned into ACRD Construction - Subdivision to be reviewed and approved by the ACHD
Drainage Division.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
^ Final Approval from Development Services
ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
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