ACHD CommentsL'oswrn.v7Xad�o ��.�;.w
May 23, 2008
TO: David Waldron & Associates
80 W. Cottonwood Crt, Ste. 150
Eagle, ID 83616
OWNER: Four MA, LLC
892 Arlington Dr.
Eagle, ID 83616
Carol A. McKee, President
Sherry R. Huber, 1st Vice President
Dave Bivens, 2nd Vice President
John S. Franden, Commissioner
Rebecca W. Arnold, Commissioner
SUBJECT: MCZC-08-043 /MDES-08-017
Sparrowhawk Parcel B
2006 E. Franklin Rd. SUB #3
On February 28, 2001, the Ada County Highway District Commissioners acted on MPP00-26/ MAZ-00-
024 for Sparrowhawk Subdivision. The conditions and requirements also apply to MCZC-08-043
/MDES-08-017.
• Prior to final approval you will need to submit construction plans to the ACHD
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 ACHD 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,
C164a
&601—
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 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.
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 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 ACHD 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 a Pre -Con.
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat — Sparrowhawk/MPP-00-026/MAZ-00-024 n/e/c Franklin Road/Nola Road
This application has been referred to ACHD by the City of Meridian for review and comment.
Sparrowhawk is a 3 -lot commercial subdivision on 20.20 -acres. The applicant is requesting a rezone
from RT to C -G, and annexation into the City of Meridian. The site is located at the northeast corner
of Franklin Road and Nola Road. This development is estimated to generate 1,445 new vehicle trips
per day based on the submitted traffic study.
Roads impacted by this development: Franklin Road
Nola Road
North-South Road (Machine Street)
ACHD Commission Date — February 28, 2001 — 6:30 p.m.
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Facts and Findings:
A. General Information
Owner — Arlene Stutzman
Applicant — Hubble'Engineering
RT - Existing zoning (rural transitional/residential)
C -G - Requested zoning (general commercial)
20.20 - Acres
3 - Proposed building lots
0 - Total lineal feet of proposed public streets
1,445 - New daily vehicle trips
267 - Traffic Analysis Zone JAZ)
West Ada - Impact Fee Service Area
Meridian - Impact Fee Assessment District
Franklin Road
Principal arterial
Traffic count of 10,896 on 2-17-00
C -Existing Level of Service
D -Existing plus project build -out Level of Service
1,850 -feet of frontage
80 -feet existing right-of-way (40 -feet from centerline)
120 -feet required right-of-way (60 -feet from centerline)
Franklin Road is improved with 31 -feet of pavement with no curb, gutter or sidewalk abutting
the site. Franklin Road is listed in the District's Five Year Work Program for reconstruction to
a 5 -lane urban section in 2004.
Nola Road
Local/commercial street
Traffic count of 5,755 on 2-17-00
240 -feet of frontage
50 -feet existing right-of-way
58 -feet required right-of-way (29 -feet from centerline)
Nola Road is improved with 41 -feet of pavement with no curb, gutter or sidewalk abutting the
site. The Nola/Franklin Road intersection is temporarily signalized until the widening of
Franklin Road and improvements to Locust Grove Road. In the future the signal will be
relocated to the intersection of Locust Grove/Franklin Road.
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North-South Road (Machine Street)
Local/commercial street
No traffic count available
30 -feet of frontage
30 -feet existing right-of-way north of the site
This right-of-way was platted in 1977 as part of the Locust Grove Industrial Park, but the
roadway was not constructed.
B. A traffic study was submitted for the Sparrowhawk Subdivision. The key findings of the
traffic study include the following:
• The proposed development will be located north of Franklin Road and east of Nola Road.
The subdivision includes three lots.
• The conceptual project site is proposed to include a 2,000 sq. ft. convenience Market
(with fuel sales), a 64,000 sq. ft. general office building, and a 64,000 sq. ft. Mini
Warehouse (storage unit). These values are estimated only for the purpose of this traffic
analysis.
• The convenience market (with fuel sales) on the site will generate 2,340 daily vehicle
trips (585 new trips) or 190 vehicle trips (50 new trips) during the PM peak hour.
Approximately 75% of the trips generated by the convenience market will be pass -by
stops, not new trips.
• The general office building on site will generate 700 daily vehicle trips or 100 vehicle
trips during the PM peak hour. 100% of the trips generated by the general office building
are assumed to be new trips.
• The mini warehouse (storage unit) on site will generate 160 daily vehicle trips or 20
vehicle trips during the PM peak hour. 100% % of the trips generated by the mini
warehouse are assumed to be new trips.
• N. Nola Road and the intersection of Franklin Road and N. Nola Road operate at an
acceptable level of service under existing conditions. However, current traffic counts
show that Franklin Road is approaching capacity and it will operate at capacity in the
year 2003 (the build year) with just the background traffic. The intersection of Franklin
Road and Eagle Road is also capacity under existing conditions.
■ N. Nola Road is operating at a LOS C or better (under capacity) under existing
conditions.
■ The intersection of Franklin Road and N. Nola Road in under capacity (v/c
ratio = 0.71) under existing conditions.
■ Franklin Road is operating at a LOS E/F (approaching capacity/at capacity)
under existing conditions. The implementation of a third lane is warranted for
Franklin Road to operate under capacity under existing conditions.
■ The intersection of Franklin Road and Eagle Road is over capacity (v!c =
1.18) under existing conditions during the PM peak hour. The
implementation of right -turn lanes on the westbound, northbound, and
southbound lanes, and the implementation of an additional left -turn lane on
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the eastbound and westbound are recommended in order for the intersection to
operate wider capacity (v/c ratio= 0.94).
The build out of the proposed development will have the following affects:
• N. Nola Road will continue to operate at a LOS C or better and Franklin Road will
operate at a LOS D or better under existing plus project conditions (with the
implementation of a third lane warranted under existing conditions).
• The intersection of Franklin Road and N. Nola Road will continue to operate under
capacity (v/c ratio= 0.76) under existing plus project conditions
• The intersection of Franklin Road and Eagle Road will continue to operate under capacity
(v/c ratio = 0.95) under existing plus project conditions with the Implementation of the
additional lanes that are warranted under existing conditions.
• The Ada County Highway District should review the need for the extension of Machine
Drive to Franklin Road.
• An examination of the ACHD Policy Manual (Figures 72-F4 & 72-F5) indicates that site
driveway may be located as follows:
• Nola Road: One driveway may be located a minimum of 175 feet north of the
intersection with Franklin Road. This spacing is for full access driveways.
• Three driveways may be constructed on Franklin Road.
■ The driveways closest to the intersection with N. Nola Road may be located a
minimum of 440 -feet from the intersection. This spacing is for a full access
driveway. With the planned extension of Locust Grove Road to Franklin Road, it
is anticipated that the Franklin Road/N. Nola Road intersection will change to a
stop -controlled intersection. If and when this is the case, a minimum spacing of
220 -feet from the intersection is adequate.
■ One full access driveway may be located aligned with or offset a minimum of 185 -
feet from Weatherby Drive.
■ The frill access site driveways may be located a minimum of 185 -feet from each
other or any other driveway.
The transportation analysis has identified the following recommendations:
• Construct a third lane on Franklin Road. This improvement is warranted under existing
conditions in order for Franklin Road to operate at an acceptable level of service.
• Construct right -turn lanes on the Nestbound, northbound, and southbound lanes, and an
additional left -tum lane on the eastbound and westbound lanes at the Franklin Rd./Eagle Rd.
intersection. These improvements are Nvarranted in order for the intersection to operate at an
acceptable level of service under existing conditions.
• The applicant and the Ada County Highway District should review the benefits of constructing
the entrance to the mini warehouse (lot 3) to line up with Weatherby Drive.
C. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
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D. The applicant should be required to locate any proposed gated entry a minimum of 50 -feet from a
public road. Coordinate the location of any proposed gated entry with District staff.
E. District policy requires the applicant to construct a 5 -foot wide concrete sidewalk abutting the
parcel on Franklin Road. This segment of Franklin Road is in the Five Year Work Program for
widening. Due to the large amount of frontage, staff recommends that the applicant be given two
options:
Provide a $37,000 deposit to the Public Rights -of -Way Trust Fund for the cost of
constructing a 5 -foot wide concrete sidewalk on Franklin Road abutting the parcel
(approximately 1,850 -feet) prior to District approval of a final plat.
•M
2. Construct a 5 -foot wide concrete sidewalk on Franklin Road abutting the parcel.
Coordinate the location and design of the sidewalk with District staff.
F. District policy allows three driveways on arterial streets for sites with frontages greater than 600 -
feet. The proposed subdivision has approximately 1,850 -feet of frontage on Franklin Road.
Staff recommends that a maximum of three driveways be approved on Franklin Road. This
should be noted on the final plat. District policy requires driveways on Franklin Road to align or
offset a minimum of 185 -feet from any existing or proposed driveways or streets on both the
north and south side of Franklin Road. Driveways on Franklin Road should also be located a
minimum of 440 -feet from Nola Road for full access, and 220 -feet for right-in/right-out access.
Staff recommends that the main driveway to Lot 3 be aligned with Weatherby Street on the south
side of Franklin Road. As the applicant develops the subdivision, ACHD should review the
proposed site plans for driveway location. The site has sufficient frontage to meet district policy
on driveway locations and no modifications of policy should be necessary for access to this
property.
G. To reduce the number of access points on Franklin Road, staff strongly encourages the applicant
to provide a recorded cross access easement among the parcels within the subdivision, and to the
parcels to the west.
H. District policy requires the applicant to construct curb, gutter, 5 -foot wide concrete sidewalk and
match paving on Nola Road abutting the parcel. Improvements shall be constructed to one-half
of a 40 -foot street section.
The applicant should construct one driveway on Nola Road located a minimum of 175 -feet north
of Franklin Road.
The applicant should be required to pave the driveways their full width of 24 to 30 -feet and at
least 30 -feet into the site beyond the edge of pavement of Nola Road and Franklin Road and
install pavement tapers with 15 -foot radii abutting the existing roadway edge.
K. The north -south right-of-way (Machine Street) abutting the north property line is not improved.
There is 30 -feet of existing richt-of-Nvav fi-om Lanark Street to this sites north property line.
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There is a building located approximately 30 -feet to the east of the existing right-of-way where
the additional right-of-way would be acquired if this road were extended. This applicant could
not extend Machine Street because there is only 30 -feet of right-of-way, and 42 -feet of right-of-
way would be required to construct one-half (plus 12) of a 40 -foot street section. This applicant
is proposing to utilize that portion of the site for mini -storage units, and a local/commercial street
would not be warranted with that use. Staff does not recommend extension of Machine Street.
L. 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.
M. In order to reduce trips to and from this development it is recommended that Tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride
staff will coordinate the Alternative Transportation Program with the applicant. For more
information contact Pat Nelson at 387-6160.
N. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TMO) that is formed with a
boundary that includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and
public transportation providers to increase the use of alternative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
O. Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report, upon completion of
the widening of Franklin Road, and improvements to the Eagle/Franklin Road intersection.
Special Recommendation to City of Meridian:
To reduce the number of access points on Franklin Road, staff strongly encourages the
applicant to provide a recorded cross access easement among the parcels within the
subdivision, and to the parcels to the west.
2. In order to reduce trips to and from this development it is recommended that Tenants occupying
the proposed buildingbe required to provide an Alternative Transportation Prouram for
employees and provide an annual report to ACHD on employee participation. Commuteride
staff will coordinate the Alternative Transportation Program with the applicant. For more
information contact Pat Nelson, at 387-6160.
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In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation
Management Association (TMA) or Transportation Management Organization (TMO) that is
formed with a boundary that includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and
public transportation providers to increase the use of alternative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Site Specific Requirements:
1. Dedicate 60 -feet of right-of-way from the centerline of Franklin Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will be compensated for all right-of-way dedicated as an addition to existing right-
of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with Section
15 of ACHD Ordinance #193.
2. Dedicate 29 -feet of right-of-way from the centerline of Nola Road abutting the parcel by means
of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a
building permit (or other required pennits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication after receipt of all requested material. The owner
will not be compensated for this additional right-of-way because is a local street and is to be
brought to adopted standards by the developers of abutting properties.
Locate any proposed gated entry a minimum of 50 -feet from a public road. Coordinate the
location of any proposed gated entry with District staff.
4. Provide a 537,000 deposit to the Public Rights -of -Way Trust Fund for the cost of constructing a
5 -foot \vide concrete sidewalk on Franklin Road abutting the parcel (approximately 1,850 -feet)
prior to District approval of a final plat. OR Construct a 5 -foot wide concrete sidewalk on
Franklin Road abutting the parcel. Coordinate the location and design of the sidewalk with
District staff.
5. A maximum of three driveways shall be approved on Franklin Road for the subdivision.
This shall be noted on the final plat.
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6. Driveways on Franklin Road shall align or offset a minimum of 185 -feet from any existing or
proposed driveways or streets on both the north and south side of Franklin Road. Driveways on
Franklin Road shall also be located a minimum of 440 -feet from Nola Road for full access, and
220 -feet for right-in/right-out access. The main driveway to Lot 3 shall align with Weatherby
Street on the south side of Franklin Road.
ACHD shall review the proposed site plans for driveway locations upon development of the
individual lots.
8. Construct curb, gutter, 5 -foot wide concrete sidewalk and match paving on Nola Road abutting
the parcel. Improvements shall be constricted to one-half of a 40 -foot street section.
9. One driveway on Nola Road shall be approved at a location a minimum of 175 -feet north of
Franklin Road.
10. Pave the driveways their full width of 24 to 30 -feet and at least 30 -feet into the site beyond the
edge of pavement of Nola Road and Franklin Road and install pavement tapers with 15 -foot
radii abutting the existing roadway edge.
H. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this shall be required on
the final plat.
12. Other than the access points specifically approved with this application, direct lot or parcel
access to Franklin Road and Nola Road is prohibited. Lot access restrictions, as required with
this application, shall be stated on the final plat.
Standard Requirements:
A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The request
shall specifically identify each requirement to be reconsidered and include a written explanation
of why such a requirement would result in a substantial hardship or inequity. The written
request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for
ACHD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item fi-om the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items Nvill be acted on by the Commission unless removed fi-om the agenda by the Commission.
2. After ACHD Commission action. any request for reconsideration of the Commission's action
shall be made in writing to the Planning and Development Supervisor Nvithin six days of the
action and shall include a IIIH-1in;um fcc of Sl 10.00. The request for reconsideration shall
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specifically identify each requirement to be reconsidered and include written documentation of
data that was not available to the Commission at the time of its original decision. The request
for reconsideration will be heard by the District Commission at the next regular meeting of the
Commission. If the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission meeting at which the reconsideration will be heard.
Payment of applicable road impact fees are required prior to building constriction in
accordance with Ordinance #193, also known as Ada County Highway District Road Impact
Fee Ordinance.
4. All design and constriction 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.
5. 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.
6. 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.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACRD. 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.
9. 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 waiver/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.
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Conclusion of Law:
ACHD requirements are intended to assure that the proposed use/development will not place an
Undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted by:
Commission Action:
Planning and Development Staff February 28, 2001
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