HomeMy WebLinkAboutACHD CommentsS
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Ada County Highway District
37th Street
Susan S. Eastlake, 1st Vice President Garden City ID 83714-6499
Dave Bivens, 2nd Vice President Phone (208) 387-6100
David E. Wynkoop, Commissioner .FAX (208) 387-6391
John S. Franden, Commissioner E-mail: tellus@ACHD.ada.id.us
August 7, 2003
To: Pinnacle Engineers RECEIVED
12552 West Executive Drive, Suite B A~~ r ~ 200
Boise, Idaho 83713
Subject: Silverstone Campus City Olerk Off ce
79-lot commercial subdivision
South side of Overland Road one quarter of a mile east of Eagle Road
On August 6, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Sincerely
Andrea N. Tuning
Principal Development Analys
Right-of-way & Development E
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Sundance Investments Limited Partnership
9100 West Blackeagle Drive
Boise, Idaho 83709
Ada County Highway District
& Development Department
Planning Review Division
This application.requires Commission action due to the size of this development. This item was scheduled
on the regular agenda on August 6, 2003 at 12:00 noon. Tech Review for this item was held with the
applicant on Friday July 11, 2003. Please refer to the attachment for request for reconsideration guidelines.
Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax, atuning@achd.ada.id.us
File Numbers: Silverstone CampuslMPP03-018/MAZ03-016
Site address: South of Overland Road East of Eagle Road
Owner: Sundance Investments Limited Partnership
9100 West Blackeagle Drive
Boise, Idaho 83709
Applicant/Representative: Pinnacle Engineers
12552 West Executive Drive, Suite B
Boise, Idaho 83713
Application Information:
The applicant is requesting annexation, rezone and preliminary plat approval to construct a 79-lot
commercial subdivision on 80.51-acres. The site is located on the south side of the Overland Road
approximately'/< of a mile east of Eagle Road.
Acreage: 80.51-acres
Current Zoning: R-1
Proposed Zoning: C-G
Buildable Lots: 49-lots
Common Lots: 2-lots
Vicinity Map
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 6;310 additional vehicle trips per day
(10 existing) according to the submitted traffic impact study.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
Site Information: The site currently has one existing single-family residential home.
4. Description of Adjacent Surrounding Area:
a. North: Jewell Subdivision (single-family residential)
b. South: Southerland Farms Subdivision (single-family residential)
c. East: Unplatted (approximately 135-acres)
d. West: Silverstone Corporate Center (commercial subdivision)
6. Impacted Roadways
Overland Road
Frontage: 1,330-feet
Functional Street Classification: Minor arterial
Traffic count: Overland Road east of Eagle Road was 13,341 on 2-27-02
Level of Service: LOS D
Speed limit: 35 MPH
7. Roadway Improvements Adjacent To and Near the Site
Overland Road is currently improved with 2-traffic lanes with no curb, gutter or 5-foot concrete
sidewalk.
8. Existing Right-of-Way
Overland Road currently has 65-feet of right-of-way (25-feet from centerline).
9. Existing Access to the Site
The site currently takes access from a driveway that intersects Overland Road approximately 1,000-
feet east of the west properly line.
10. Site History
The District has not previously reviewed a development application for this site.
11. Capital Improvements Plan/Five Year Work Program
Overland Road from Eagle Road to Cloverdale Road is included in the District's Five Year Work
Program and Capital Improvements Plan.
Overland Road is anticipated to be a 5-lane roadway with curb, gutter and a detached 5-foot concrete
sidewalk within 96-feet of right-of-way.
12. ACRD Drainage Pond
ACHD currently owns a 2.888-acre site and a permanent access easement that was purchased in
April of 2000 with the intent that the parcel would be utilized in the future as a drainage pond for the
Overland Road improvements that are scheduled within the District Five Year Work Program. In April
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of 2003, the applicant of the Silverstone Campus Subdivision approached ACHD with regard to the
future drainage pond. The applicant proposed to exchange the existing ACHD parcel for a new
parcel that would be relocated within the proposed commercial subdivision. ACHD staff (Design,
Drainage, Right-of-Way and Development) notified the applicant that the exchange would require the
applicant to complete the exchange process and ACHD would require the applicant to provide the
District with:
A parcel that is equal to or greater in value and size than the previous parcel
• Drainage calculations and drawings showing that the newly proposed pond will have a
capacity that is equal to or greater in storage area than the previous parcel and will function at
a level that is equal to or greater than what the District had originally designed
• A pipe that will extend from the proposed drainage pond to Overland Road through Topaz
Avenue (This is critical due to the fact that the applicant should install the pipe in order to
provide the District with some compensation for the exchange of property and properly access
and to prevent the District from removing a new roadway in order to install the pipe below the
roadway surface.)
Adequate access to the parcel
The applicant agreed to the terms that were established by ACHD staff and has submitted an
application to the City of Meridian.
The proposed site plan shows the ACHD drainage pond having approximately 65-feet of frontage on
the public roadway system. In addition to the public roadway frontage that is being proposed, the
applicant should provide the District with a permanent easement through the adjoining parking lot for
additional access to the pond.
If the applicant chooses to landscape the drainage pond, the applicant shall obtain a license
agreement and have the landscape and sprinkler plan reviewed and approved by the ACRD
Drainage Division. '**If the applicant chooses to grass the area around the pond, the applicant shall
hydro-seed rather than utilizing sod.
13. Other Development in Area
On March 14, 2001, the Commission approved the Silverstone Corporate Center. This development
was approved as a 15-lot office/commercial subdivision on 78-acres.
On January 9, 2002, the Commission approved Silverstone Corporate Center #2. This development
was approved as a 31-lot commercial subdivision on 7.83-acres.
14. Traffic Impact Study: A traffic impact study was required with this application due to the number of
vehicle trips per day that development is anticipated to generate. The traffic study was compiled by
Earth Tech Engineering and the summary is listed below.
The following are the principal findings and recommendations of the Traffic Impact Study for the
Silverstone Business Center located in the Meridian Area of Impact:
The proposed development is projected to generate 6,310 external daily trips, 581 external trips
during AM peak hour, and 703 external trips during PM peak hour.
At build out year, Silverstone Business Center is projected to add approximately 4,700 vpd to Eagle
Road north of Overland Road and 1,700 vpd south of Overland Road.
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At build out year, Silverstone business Center is projected to add approximately 3,500 vpd to
Overland Road east of Eagle Road and 600 vpd west of Overland Road.
Offsite Traffic:
Within the vicinity of the project there are a number of developments, which are projected to
contribute to the future traffic volumes. They include the Silverstone Corporation Campus, EI Dorado
Business Center, and Sutherland Farms Subdivision. The projected traffic generated by these
developments was accounted for in the year 2010 background traffic estimates.
Proposed System Improvements:
Ada County Highway District, Idaho Transportation Department, and the developers are proposing
improvements on the transportation system in the vicinity of the site before 2010. These
improvements included:
Construct Locust Grove Road between Overland Road and Franklin Road to five lanes with an
overpass overt-84.
Widen Overland Road to five lanes from Cloverdale Road to Five Mile Road.
Widen Overland Road to five lanes from Eagle Road to Cloverdale Road.
Widen Overland Road to five lanes from Linder Road td Meridian Road (SH 69).
Widen Eagle Road to five lanes from Overland Road to a location south of Copper Point Way.
Installation of a traffic control signal at Eagle Road and I-84 Eastbound Ramp intersection.
Widen Overland Road to five lanes from Eagle Road to Meridian Road. This would include
reconstructing the intersections at Eagle, Locust Grove, and Meridian Road. The Locust Grove
intersection includes the installation of a traffic signal.
ROADWAYS
2010
BACKGROUND
COMPASS
LOS 2010
BACKGROUND +
SITE
COMPASS LOS
Overland Road
East of Ea le 21,300 C 24,800 C
West of Ea le 31,000 D 32,600 D
Ea le Road
South of Overland 20,900 C 22,600 C
North of Overland 33,300 D 35,400 D
North of I-84 56,400 F 58,500 F
*LOS is based on 5-lanes for all segments on Overland Road and Eagle Road.
Intersection Analysis:
The following are the estimated LOS capacities for the intersections in the study area, based on the
assumptions used in the traffic study.
Overland Road and Cloverdale Road intersection is projected to operate under PM peak traffic
conditions as follows:
2002 Existing E
2010 Background D
2010 Background + Site D
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Overland Road and Eagle Road intersection is projected to operate under AM Peak traffic conditions
as follows:
2002 Existing F
2010 Background F
2010 Background + Site F
Overland Road and Eagle Road intersection is projected to operate under PM Peak traffic conditions
as follows:
2002 Existing E
2010 Background E
2010 Background + Site E
As a signalized intersection, Overland Road and Locust Grove Road intersection is projected to
operate under PM peak traffic conditions as follows:
2002 Existing F (Unsignalized, for minor approach)
2010 Background D
2010 Background + Site D
Overland Road and Meridian Road intersection is projected to operate under PM peak traffic
conditions as follows:
2002 Existing E
2010 Background D
2010 Background + Site D
Eagle Road and Eastbound Ramp intersection is projected to operate under r PM peak traffic
conditions as follows:
2002 Existing F (unsignalized)
2010 Background C (signalized)
2010 Background + Site D (signalized)
Eagle Road and Westbound Ramp intersection is projected to operate under PM peak traffic
conditions as follows:
2002 Existing D
2010 Background D
2010 Background + Site E
Overland Road and Silverstone Way intersection is projected to operate at LOS B under PM peak
background and total traffic conditions.
Eagle Road and Goldstone Way intersection is projected to operate at LOS C under PM peak
background and total traffic conditions.
Minor approaches at Eagle Road and Copper Point Way intersection are projected to operate at LOS
E.
All access points on Overland Road are projected to require left-turn lanes and right-turn lanes to
accommodate turning traffic.
Access paints on Overland Road are projected to operate under 2010 PM peak traffic conditions as
follows:
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Roadway #1 D
Driveway #1 C
Driveway #2 D
Roadway #2 E
Eagle Road and Overland Road in the vicinity of the site are projected to have adequate capacity to
operate at LOS D if the roadway improvements are constructed as planned.
On site roadways are projected to-carry at least 2,100 vpd and may be classified as collector roads.
B. Findings for Consideration
Right-of-Way and Sidewalk
Overland Road is listed as a proposed project in the District's currently adopted Five-Year Work
Program and in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
may receive reimbursement for dedicated right-of-way from available collected impact fees.
The Board of Commissioners authorizes the expenditure of available collected impact fees, or other
District funds, if available, for the purchase of right-of-way dedicated by the applicant, with the
applicant constructing a sidewalk as described below. However, if funds cannot be secured, the
applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development project)
an additional 23-feet of right-of-way along Overland Road, and construct a minimum 5-foot wide
concrete sidewalk along Overland Road, located a minimum of 41-feet from the centerline of the
right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Overland Road, located a minimum of 41-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Provide a road trust deposit in the amount of $26,660.00 to be used for future sidewalk
construction along the applicant's property.
2. Access Points -Roadways and Driveways
District policy 7204.6.14 states that direct access to arterials and collector is normally restricted. The
developer shall try to use combined access points. If the developer can show that the use of a
combined access point to a collector or arterial street is infeasible the District may consider direct
access points based on the following guidelines:
• Less than 150-feet of continuous frontage 1-access point
• 150-feet to 600-feet of continuous frontage 2-access points
• Greater than 600-feet of continuous frontage 3-access points
Once the access points have been approved, they are to be identified as such on the construction
drawings. The remaining frontage along arterial and collector street shall be identified as having no
access.
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
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District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
35 to align or offset a minimum of 150-feet from any existing or proposed driveway.
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
The applicant is proposing to construct two public streets and three driveways that intersect Overland
Road.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
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.
The applicant is proposing to construct a commercial roadway that intersects Overland Road
approximately 400-feet east of Silverstone Way. This roadway is proposed to align with Jade
Avenue. This roadway location meets District policy and should be approved with this application.
The applicant is proposing to construct a commercial roadway that intersects Overland Road
approximately 1,150-feet east of Silverstone Way. This roadway is proposed to align with Topaz
Avenue. This roadway location meets District policy and should be approved with this application.
The applicant is proposing to construct a 30-foot wide driveway that intersects Overland Road at the
east property line. This driveway is proposed to offset a driveway that is located on the north side of
Overland Road by approximately 115-feet and is proposed to be located approximately 185-feet east
of Topaz Avenue. This driveway does not meet District policy and should not be approved with this
application.
The applicant is proposing to construct a 35-foot wide driveway that intersects Overland Road
approximately 465-feet west of the east property line. This driveway is proposed to offset two
driveways that are located on the north side of Overland Road by approximately 55-feet and is
proposed to be located approximately 215 feet west of Topaz Avenue. This driveway does not meet
District policy and should not be approved with this application.
The applicant is proposing to construct a 35-foot wide driveway that intersects Overland Road
approximately 710-feet west of the east property line and align with a driveway that is located on the
north side of Overland Road. This driveway is proposed to be located approximately 215-feet east of
Jade Avenue. This proposed driveway aligns with a driveway on the north side of Overland Road but
is in conflict with a number of surrounding driveways. Due to the fact that this driveway has a number
of driveways that it conflicts with, this driveway should not be approved with this application.
On November 7, 2001, the Commission acted on the Silverstone Corporate Center with four access
points (three public streets and one driveway) to Eagle Road and three access points to Overland
Road. The Commission determined that the Silverstone Corporate Center was an extraordinary
circumstance due to the fact that the Silverstone Corporate Center:
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• Did not anticipate ownership of the newly acquired parcel,
• Placed a public street in a safer location than a driveway that was originally proposed
• The applicant would not be requesting direct access to Eagle Road when a formal application for the lot
when a development application would be filed with the City of Meridian or the District.
Staff does not believe that this is an extraordinary circumstance and the applicant should only receive
a maximum of three access points to Overland Road. The applicant is proposing to construct two
public streets that will intersect with Overland Road; if the applicant would like a third access point to
Overland Road, the applicant should construct a 35-foot wide shared driveway that intersects
Overland Road approximately 600-feet west of the east property line and aligns with the existing
driveway at 3820 Overland Road. This driveway would be located between the two public roadways
and would enhance safety by consolidating access points to Overland Road. In addition to providing
the safest driveway location as possible, this driveway would meet District policy in regard to location
and the number of access points that the District can approve.
COMMISSION ACTION
The applicant requested that the commission grant a modification of policy to allow five access points
to intersect with Overland Road. Based on the volume of traffic on Overland Road and the number of
conflict points that had the potential to create a safety hazard, the Commission adopted staff's
recommendation and allowed two public roads (Jade and Topaz) and one driveway (centrally located
between the two public roads) to intersect with Overland Road.
3. Street Sections
District policy 7202.8 and 72-F1 B, 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.
The lntema! Roadways (Jade Avenue, Topaz Avenue and Copper Point Way)
The applicant is proposing to construct the internal roadways as 40-foot street sections with curb,
gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. This street section meets District
policy and should be approved with this application.
The applicant has proposed to construct the intemal roadways as commercial roadways. The
proposed street section will accommodate for vehicular traffic that is anticipated to be generated by
this site. It appears that the City's comprehensive plan wishes to have bike lanes at/near the half-
mile. The commercial street section that is proposed will not accommodate for bike lanes.
If the City requires the applicant to construct the roadway as a collector, the City should require the
roadways to be constructed as 46-foot street section within 70-feet of right-of-way. This would allow
for 3-traffic lanes with curb, gutter, bike lanes and a detached 5-foot sidewalk.
4. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to extend an existing stub street (Copper Point Way) from the west
property line approximately 160-feet north of the south property line. Staff is supportive of the
extension of this roadway.
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The applicant is proposing to extend Copper Point Way as a stub street to the east property line
approximately 305-feet north of the south property line. Staff is supportive of the extension of this
roadway. Due to the fact that the stub street is greater than one lot in depth and greater than 150-
feet in depth, the applicant should provide a temporary turnaround with a temporary easement
provided to the District at the end of the roadway. The applicant should install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
On May 8, 2002, the Commission approved Sutherland Farms Subdivision. As a part of that
application, the Commission approved a preliminary plat that depicted Knapp Avenue being
constructed as a stub street to the southern property line of the Silverstone Campus'. The applicant is
not proposing to extend the approved stub street (Knapp Avenue). At this point in time, District staff,
the staff for the City of Meridian, and the representatives for the Silverstone Campus and Sutherland
Farms Subdivision has not had an opportunity to resolve this issue. The Commission will be updated
as information becomes available.
The City of Meridian is requesting that the applicant provide an additional stub street to the east
property line. District staff is supportive of inner-connectivity and is in support of the City's request.
COMMISSION ACTION
The applicant requested that the Commission grant a waiver of policy to not require the extension of
Knapp Avenue from the south properly line (as it was approved with Sutherland Farms Subdivision).
In order to be consistent with past approvals and to promote connectivity, the Commission required
the applicant to extend Knapp Avenue from the south property line.
5. Turn Lanes
According to the submitted traffic impact study, all of the proposed access points that intersect
Overland Road are projected to require left-turn lanes and right-turn lanes to accommodate turning
traffic.
Based on the currently adopted Five Year Work Program, Overland Road is anticipated to be
reconstructed as a 5-lane roadway with curb, gutter and a detached 5-foot concrete sidewalk within
96-feet of right-of-way in the year 2006.
If the applicant develops before the Overland Road project, the applicant should construct a center
tum lane for ALL of the approved access points that intersect Overland Road.
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the tum lane to
be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design of the turn lane with District staff.
The applicant should construct right-turn lanes for ALL of the approved access points that intersect
Overland Road.
District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis
contingent upon the posted speed limit. Coordinate the design of the taper with District staff.
The applicant will be required to dedicate sufficient right-of-way to accommodate for the turn lanes
that have been identified within the traffic impact study.
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COMMISSION ACTION
The applicant requested that the Commission allow the required turn lanes to be installed when
warrants are met. Based on the high traffic volumes on Overland Road and public safety, the
Commission determined that the applicant should construct the center turn lane as a condition of the
final plat and construct right-turn lanes for ALL of the approved access points that intersect Overland
Road, as they become warranted.
"`The applicant is required to provide a financial surety for the construction of the right tum lanes on
Overland Road. Once the turn lanes have been constructed or the District has entered into a
contract for the construction of this segment of Overland Road, the financial surety will be released to
the applicant.
6. Wetlands Mitigation
On March 14, 2001, the Commission approved the Silverstone Corporate Center. As a part of the
Silverstone Corporate Center, the applicant was required to create a designated area for wetlands
mitigation. The applicant proposed to locate the wetlands mitigation on this parcel via a permit
application to the United States Army Corps of Engineers that was filed by the District. At this point in
time, the wetlands mitigation has not been completed. Due to the fact that the mitigation was
proposed on-this parcel, the applicant should identify and complete the proposed mitigation as a part
of this application.
7. ACHD Drainage Pond
ACRD currently owns a 2.888-acre site and a permanent access easement that was purchased in
April of 2000 with the intent that the parcel would be utilized in the future as a drainage pond for the
Overland Road improvements that are scheduled within the District Five Year Work Program. In April
of 2003, the applicant of the Silverstone Campus Subdivision approached ACHD with regard to the
future drainage pond. The applicant proposed to exchange the existing ACHD parcel for a new
parcel that would be relocated within the proposed commercial subdivision. ACRD staff (Design,
Drainage, Right-of-Way and Development) notified the applicant that the exchange would require the
applicant to complete the exchange process and ACHD would require the applicant to provide the
District with:
• A parcel that is equal to or greater in value and size than the previous parcel
• Drainage calculations and drawings showing that the newly proposed pond will have a
capacity that is equal to or greater in storage area than the previous parcel and will function at
a level that is equal to or greater than what the District had originally designed
• A pipe that will extend from the proposed drainage pond to Overland Road through Topaz
Avenue (This is critical due to the fact that the applicant should install the pipe in order to
provide the District with some compensation for the exchange of property and property access
and to prevent the District from removing a new roadway in order to install the pipe below the
roadway surface.)
• Adequate access to the parcel
The applicant agreed to the terms that were established by ACRD staff and has submitted an
application to the City of Meridian.
The proposed site plan shows the ACRD drainage pond having approximately 65-feet of frontage on
the public roadway system. In addition to the public roadway frontage that is being proposed, the
applicant should provide the District with a permanent easement through the adjoining parking lot for
additional access to the pond.
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8. Other Access
Overland Road is a classified roadway. Other than the access points that have specifically been
approved with this application, direct lot or parcel access to Overland Road is prohibited. Notes of
this are required to be placed on the final plat.
C. Site Specific Conditions of Approval
The Board of Commissioners authorizes the expenditure of available collected impact fees, or other
District funds, if available, for the purchase of right-of-way dedicated by the applicant, with the
applicant constructing a sidewalk as described below. However, if funds cannot be secured, the
applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development
project) an additional 23-feet of right-of-way along Overland Road, and construct a minimum
5-foot wide concrete sidewalk along Overland Road, located a minimum of 41-feet from the
centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Overland Road, located a minimum of 41-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Provide a road trust deposit in the amount of $26,660.00 to be used for future sidewalk
construction along the applicant's property.
2. Construct a commercial roadway that intersects Overland Road approximately 400-feet east of
Silverstone Way to align with Jade Avenue, as proposed.
3. Construct a commercial roadway that intersects Overland Road approximately 1,150-feet east of
Silverstone Way to align with Topaz Avenue, as proposed.
***"`*The applicant has proposed to construct the internal roadways as commercial roadways. The
proposed street section will accommodate for vehicular traffic that is anticipated to be generated by
this site. It appears that the City's comprehensive plan wishes to have bike lanes at/near the half-
mile. The commercial street section that is proposed will not accommodate for bike lanes.
If the City requires the applicant to construct the roadway as a collector, the City should require the
roadways to be constructed as 46-foot street section within 70-feet of right-of-way. This would allow
for 3-traffic lanes with curb, gutter, bike lanes and a detached 5-foot sidewalk.
4. Construct the internal roadways as 40-foot street sections with curb, gutter and 5-foot concrete
sidewalk within 54-feet of right-of--way, as proposed.
5. Extend an existing stub street (Copper Point Way) from the west property line approximately 160-feet
north of the south property line, as proposed.
6. Extend Copper Point Way as a stub street to the east property line approximately 305-feet north of
the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
7. Extend Knapp Avenue from the south properly line.
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8. !f the applicant would like a third access point to Overland Road, construct a 35-foot wide shared
driveway that intersects Overland Road approximately 600-feet west of the east properly line and
aligns with the existing driveway at 3820 Overland Road.
9. If the applicant develops before the Overland Road project, construct a center turn lane for ALL of the
approved access points that intersect Overland Road. Provide a minimum of 100-feet of storage with
shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane
with District staff. Dedicate sufficient right-of-way to accommodate for the turn lanes that have been
identified by the traffic impact study.
10. Construct right-turn lanes for ALL of the approved access points that intersect Overland Road, as
they become warranted. Coordinate the design of the taper with District staff. Dedicate sufficient
right-of-way to accommodate for the turn lanes that have been identified by the traffic impact study.
**The applicant is required to provide a financial surety for the construction of the right turn lanes on
Overland Road. Once the tum lanes have been constructed or the District has entered into a
contract for the construction of this segment of Overland Road, the financial surety will be released.
11. Identify and complete the proposed wetlands mitigation that was proposed as a part of the
Silverstone Corporate Center Subdivision in accordance with the wetlands mitigation permit that was
issued by the United States Army Corps of Engineers.
12. Provide the District with a parcel that is equal to and greater in value and size than the previous
parcel.
13. Provide the District with drainage calculations and drawings showing that the newly proposed pond
will have a capacity that is equal to or greater in storage area than the previous parcel and will
function at a level that is equal to or greater than what the District had originally designed.
14. Install an adequately sized drainage pipe that will extend from the proposed drainage pond to
Overland Road through the Topaz Avenue right-of-way.
15. Provide the District with sufficient access to the site by providing the District by providing public road
frontage and a permanent easement through the adjoining parking lot for additional access to the
pond.
16. If the applicant chooses to landscape the drainage pond, the applicant shall obtain a license
agreement for all landscaping that is proposed within the Districts right-of-way, drainage pond or
easement. The applicant is required to have all landscape and sprinkler plans reviewed and approved
by the ACHD Drainage Division.
17. Other than the access points that have specifically been approved with this application, direct lot or
parcel access to Overland Road is prohibited. Notes of this are required to be placed on the final
plat.
18. Comply with all Standard Conditions of Approval.
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D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. 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.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be ih conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. 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.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
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.
13
E. Conclusions of Law
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 and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Request for Reconsideration Guidelines
14
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be retumed. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
15
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