ACHD CommentsCarol A. McKee, President
Sherry R. Huber, 1st Vice President
Rebecca W. Arnold, 2nd Vice President
John S. Franden, Commissioner
Sara M. Baker, Commissioner
April 28, 2009
To: Amy Gile
Silverdraft Studios
4477 Emerald Street
Boise, Idaho 83706
Subject: MCZC-09-021
Silverdraft Studios, phase 1
3225 E. Commercial Court
On 28 April 2009, the Ada County Highway District Planning Review staff approved the above
application. 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) 387-6187.
Sincerely,
Matt Edmond
Planner III
Right-of-Way & Development Services
Ada County Highway District
CC: Project file
Jeff Huber, White-Leisure Development Company (sent via email)
Ken Lenz, White-Leisure Development Company (sent via email)
Justin Touchstone, Gile & Assonciates (sent via email)
Kristy Vigil, Meridian City Planning Department (sent via email)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
~%
~D
~~~:~
G'on~~`od~o ~,:~
Right-of--Way & Development Services
Department
Project/File: MCZC-09-021 (Silverdraft Studios)
This application is for certificate of zoning compliance to allow a film studio to
operate in a 36, OOOsf existing warehouse.
Lead Agency: City of Meridian
Site Address: 3225 E. Commercial Court (SEC of Commercial Court & Eagle Road)
Staff Approval: April 28, 2009
Applicant: Silverdraft Studios -Amy Gile
4477 Emerald Street
Boise, Idaho 83706
Owner: Stein Holdings, LLC
5408 NE 88th Street
Vancouver, Washington 98665
Staff Contact: Matt Edmond
Phone: 387-6187
E-mail: medmondCc~achd.ada.id.us
Tech Review: April 24, 2009
Application Information:
Acreage: 4.22
Zoning: I-L
Proposed Use: Film studio offices (Phase 1)
A. Findings of Fact
Existing Conditions
1. Site Information: The site consists of a 36,000 square foot warehouse facility.
2. Descri tion of Adjacent Surroundin Area:
Direction Land Use Zonin
North Industrial I-L
South Union Pacific Railroad N/A
East Vacant I-L
West Industrial C-G
3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site:
• Commercial Court is improved with two travel lanes (28-feet of right-of--way) and no
curb, gutter, or sidewalk within 50-feet of right-of-way abutting the site.
• SH-55/Eagle Road is improved with four travel lanes, a center turn lane (82-feet of
pavement) and no curb, gutter, and sidewalk within 140-feet of right-of-way (70-feet
from centerline) abutting the site. SH-55/Eagle Road is under the jurisdiction of Idaho
Transportation Department (ITD).
MCZC-09-021
4. Existing Access: The site has one access onto Commercial Court.
5. Site History: ACHD previously reviewed and commented on the annexation and rezone of this
site into the City of Meridian (MAZ-01-013) on August 22, 2001.
Development Impacts
6. Trip Generation: Phase 1 of this development is estimated to generate no additional vehicle trips
per day.
7. Impact 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. Note: Staff has reviewed this site plan and determined that there will not be an impact fee for
the change in tenant; and no additional square footage is proposed.
8. Existing Condition of Area Roadways:
Roadway Frontage Functional Traffic Count Level of
* Speed
Classification Service Limit
Commercial Court 236' Local Industrial 1,588 east of Eagle N/A 35
9/24/2008
SH-55/ 401' Principal 54,328 north of "F"** 50 MPH
Ea le Road Arterial Franklin 8/29/2007
* Acceptable level of service for afive-lane principal arterial is "E" (37,000 ADT).
** ACHD does not set level of service thresholds for state highways.
9. Capital Improvements Plan /Five Year Work Plan:
There are no roadways, bridges or intersections in the general vicinity of the site programmed for
improvement in the Five Year Work Plan or Capital Improvements Plan.
B. Findings for Consideration
1. SH-55/Eagle Road
Staff Comment: SH-55/Eagle Road is under the jurisdiction of the Idaho Transportation
Department (ITD). The applicant, the City of Meridian, and ITD should work together to determine
if additional right-of--way or improvements are necessary on SH-55/Eagle Road.
2. Commercial Court
Commercial/Industrial Right-of-Way Policy: District policy requires 54-feet of right-of--way on
industrial/commercial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a
3-lane roadway with curb, gutter and 5-foot wide concrete sidewalks.
Applicant's Proposal: The applicant is not proposing any roadway improvements or additional
right-of-way dedication along Commercial Court abutting the site.
Staff CommentlRecommendations: Due to the lack of existing improvements adjacent to the
site and the lack of additional trip generation with phase 1 of this development, the applicant will
not be required to dedicate any additional right-of--way or construct any street improvements along
Commercial Court at this time. District staff will evaluate the potential requirement of curb, gutter,
sidewalk, and pavement widening along Commercial Court with future development applications.
3. Driveways
Driveway Offset Policy: District policy 72-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).
2 MCZC-09-021
Industrial Driveway Width Policy: District policy 7207.9.3 restricts industrial driveways to a
maximum width of 40-feet. Most industrial 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.
Applicant Proposal: The applicant is proposing to retain the existing 25-foot wide driveway onto
Commercial Court abutting the site located approximately 390-feet east of SH-55/Eagle Road.
Staff Comment/Recommendation: The applicant's proposal meets District policy and is
approved, as proposed.
4. Landscaping
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.
5. Other Access
SH-55/Eagle Road is classified as a principal arterial roadway. Other than access specifically
approved with this application, direct lot access onto SH-55/Eagle Road is prohibited.
D. Site Specific Conditions of Approval
1. Comply with requirements of ITD and City of Meridian for the SH-55/Eagle Road frontage. Submit
to the District a letter from ITD regarding said requirements prior to District approval of the final
plat or issuance of a building permit (or other required permits), whichever occurs first. Contact
the District III Traffic Engineer at 334-8340.
2. Enter into a license agreement for any landscaping located with ACHD right-of-way abutting the
site.
3. Comply with all Standard Conditions of Approval.
E. 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 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
3 MCZC-09-021
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. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACRD 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 ACRD Traffic
Operations 387-6190 in the event any ACHD 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 coni:trmation 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
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.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACRD 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.
Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordination
4. Development Process Checklist
5. Request for Reconsideration Guidelines OR Appeal Guidelines
4 MCZC-09-021
4
5 MCZC-09-021
Site Plan
~ -.,
...
_ _
... ter.
_ .,... - ..,
~ ~ :.
.
s ~ z ."
~ ..._ .. - _ .- - .. _ _ _ ., _ _ .-. ~ ~ ...
' i
ti
l
l / 3
r l
tt
~~ E
4
~
c
,. .. _. - w
_,_ i
~~ ~ ~ _
k
f
~~Z
~
... ~
~
.... ~
~ ' ~ ~ ~ ' ~
~ tit
~' 2
3 $ r ~ ~ I ? i ( f ~
t
:
~ i
~
_.
_
z j
1i ~
s f
z )
n '
~. c
~
i
A
e
,~~ ~ I ~ I
~
~
.y
~ ~
~
~
i ~ E { ~ ~;
"
-
S _
~.
~
E
~
, ~~ e,_ ..~ ~
~s ~ 1 .~.~
{
,'~,
~, ~ ~ E
~, i
~
`
i ~ ~~
~~ ~ ~
~ ~
i f
'.
~ ~ ~
~
I t
i '
EXIS"MINE,. B1ALDdNG .. ~
~,
I ~
'
s-'~
3
' , i
,. r ~ f
~
t
i ~
r f
~
~
t ....,~.
_
~_._..
i
jf
j t
/ '
~ j
F,
[ i
"~" ti~~~~t`:, tit ~ti
6 MCZC-09-021
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for a-mail notification information.
7 MCZC-09-021
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 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 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 aPre-Con.
8 MCZC-09-021
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.
9 MCZC-09-021