MER22-0107 Brightstar Overland Road H-2022-0061 V1.401 CHD Now,
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August 5, 2021
To: Hatch Design Architecture
Steve Thiessen
200 W. 361h Street
Boise, Idaho 83714
Owner: Alturas Capital Partners Inc.
Devin Morris
500 E. Shore Drive, Suite 120
Eagle, Idaho 83616
Subject: MER22-0107/ H-2022-0061
2940 E. Overland Road
Brightstar Residential Care Facility
Mary May, President
Alexis Pickering, Vice -President
Jim D. Hansen, 2nd Vice President
Kent Goldthorpe, Commissioner
Dave McKinney, Commissioner
The applicant is requesting approval of a conditional use permit to allow for the construction
of a 7,800 square foot, 12-bed residential care facility district on 0.59 acres.
A. Findings of Fact
1. Capital Improvements Plan (CIP)
• The intersection of Overland Road and Eagle Road is listed in the CIP to be
widened to 7-lanes on the north, 7-lanes on the south, 8-lanes on the east, 8-lanes
on the west leg and modification o the signal between 2031 and 2035.
2. Overland Road
a. Existing Conditions: Overland Road is improved with 5-travel lanes, bike lanes,
vertical curb, gutter, and 7-foot wide attached concrete sidewalk abutting the site.
There is 102-feet of right-of-way for Overland Road (46-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is
responsible for improving all street frontages adjacent to the site regardless of
whether or not access is taken to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the
design of improvements for arterials shall be in accordance with District standards,
including the Master Street Map and Livable Streets Design Guide. The developer
or engineer should contact the District before starting any design.
Street Section and Right -of -Way Width Policy: District Policies 7205.2.1 &
7205.5.2 state that the standard 7-lane street section shall be 96-feet (back -of -curb
to back -of -curb) within 120-feet of right-of-way. This width typically accommodates
three travel lanes in each direction, a continuous raised or landscaped median with
intermittent turn lanes, and safety shoulders.
Ada County Highway District 9 3775 Adams Street 9 Garden City, ID • 83714 9 PH 2O8-387-6100 9 FX 345-7650 • www.achdidaho.org
Right -of -Way Dedication: District Policy 7205.2 states that The District will
provide compensation for additional right-of-way dedicated beyond the existing
right-of-way along arterials listed as impact fee eligible in the adopted Capital
Improvements Plan using available impact fee revenue in the Impact Fee Service
Area.
No compensation will be provided for right-of-way on an arterial that is not listed as
impact fee eligible in the Capital Improvements Plan.
The District may acquire additional right-of-way beyond the site -related needs to
preserve a corridor for future capacity improvements, as provided in Section 7300.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-
feet wide to be constructed on both sides of all arterial streets. A parkway strip at
least 6-feet wide between the back -of -curb and street edge of the sidewalk is
required to provide increased safety and protection of pedestrians. Consult the
District's planter width policy if trees are to be placed within the parkway strip.
Sidewalks constructed next to the back -of -curb shall be a minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent
roadway. Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed
outside of the dedicated right-of-way. The easement shall encompass the entire
area between the right-of-way line and 2-feet behind the back edge of the sidewalk.
Sidewalks shall either be located wholly within the public right-of-way or wholly
within an easement.
Minor Improvements Policy: District Policy 7203.3 states that minor
improvements to existing streets adjacent to a proposed development may be
required. These improvements are to correct deficiencies or replace deteriorated
facilities. Included are sidewalk construction or replacement; curb and gutter
construction or replacement; replacement of unused driveways with curb, gutter,
and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs;
signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master
Street Map (MSM) guide the right-of-way acquisition, arterial street requirements,
and specific roadway features required through development. This segment of
Overland Road is designated in the MSM as a Mobility Arterial with 7-lanes and on -
street bike lanes, a 96-foot street section within 124-feet of right-of-way.
c. Applicant's Proposal: The applicant is not proposing any street improvements or
dedication of right-of-way on Overland Road abutting the site.
d. Staff Comments/Recommendations: Overland Road is improved with curb
gutter, and sidewalk consistent with District policy for arterial roads; therefore, no
street improvements should be required as part of this application.
Consistent with the MSM the applicant should be required to dedicate additional
right-of-way to total 62-feet from the centerline on Overland Road abutting the site.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 9 FX 345-7650 • www.achdidaho.org
Consistent with the District's Minor Improvements policy, the applicant should be
required to repair or replace any damaged or deteriorated portions of vertical curb,
gutter, and sidewalk on Overland Road abutting the site.
A permanent right-of-way easement shall be provided if public sidewalks are placed
outside of the dedicated right-of-way. The easement shall encompass the entire
area between the right-of-way line and 2-feet behind the back edge of the sidewalk.
This segment of Overland Road is within the 2027 chip -seal zone.
3. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all
trees in planters less than 8-feet in width without the installation of root barriers. Class II
trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III
trees may be allowed in planters with a minimum width of 10-feet.
4. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within
ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from
all public storm drain facilities. Landscaping should be designed to eliminate site
obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot
vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled
intersection and a 50-foot offset from stop signs. Landscape plans are required with the
submittal of civil plans and must meet all District requirements prior to signature of the final
plat and/or approval of the civil plans.
B. Site Specific Conditions of Approval
1. Dedicate additional right-of-way to total 62-feet from centerline on Overland Road abutting
the site.
2. Repair or replace any damaged or deteriorated portions of vertical curb, gutter, and
sidewalk on Overland Road abutting the site.
3. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a
building permit. Please contact the ACHD Planner (see below) for information regarding
impact fees.
4. Submit civil plans to ACHD Development Services for review and approval. The impact
fee assessment will not be released until the civil plans are approved by ACHD.
5. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
This development is estimated to generate 31 vehicle trips per day; and 3 vehicle trips per
hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation
Manual, 111h edition.
Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH)
PM Peak Hour
Roadway
Frontage
Functional
PM Peak Hour Traffic
Level of
Classification
Count
Service
Overland Rd.
180-feet
Principal Arterial
1,540
Better than "E"
Ada County Highway District 9 3775 Adams Street • Garden City, ID 9 83714 • PH 2O8-387-6100 • FX 345-7650 9 www.achdidaho.org
Eagle Rd. None Principal Arterial 1,794 Better than "E"
* Acceptable level of service for a five -lane principal arterial is "E" (1,780 VPH).
Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD's most current
traffic counts
The average daily traffic count for Overland Road east of Locust Grove Road was
26,943 on October 5, 2021.
The average daily traffic count for Eagle Road south of Interstate 84 was 41,631 on
November 15, 2021.
D. Attachments
1. Vicinity Map
2. Site Plan
3. Standard Conditions of Approval
4. Appeal Guidelines
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Renata Ball -Hamilton
Planner
Development Services
cc: City of Meridian (Sonya Allen), Via Email
Agent, Hatch Design Architecture (Jeff Hatch), Via Email
Ada County Highway District 9 3775 Adams Street • Garden City, ID 9 83714 • PH 2O8-387-6100 • FX 345-7650 9 www.achdidaho.org
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Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 9 PH 2O8-387-6100 9 FX 345-7650 • www.achdidaho.org
Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way
(including all easements). Any existing irrigation facilities shall be relocated outside of
the ACHD right-of-way (including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In accordance with District policy, 7203.6, the applicant may be required to update any
existing non -compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The applicant's engineer should
provide documentation of ADA compliance to District Development Review staff for
review.
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. A license agreement and compliance with the District's Tree Planter policy is required for
all landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or
filled) are compromised during any phase of construction.
8. 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.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all
applicable ACHD Standards unless specifically waived herein. An engineer registered in
the State of Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. 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 ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that
time. Any change in the planned use of the property which is the subject of this
application, shall require the applicant to comply with ACHD Policy and Standard
Conditions of Approval in place at that time unless a waiver/variance of the requirements
or other legal relief is granted by the ACHD Commission.
Ada County Highway District 9 3775 Adams Street • Garden City, ID 9 83714 • PH 2O8-387-6100 • FX 345-7650 9 www.achdidaho.org
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 Development Services Manager when it is
alleged that the Development Services 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 and Clerk of the District, 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 Development Services 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 Development
Services 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.
Ada County Highway District 9 3775 Adams Street • Garden City, ID 9 83714 • PH 2O8-387-6100 • FX 345-7650 9 www.achdidaho.org