ACHD Comments��. Ada County Highway District
.,onn o. rranaen, rresiaent 3775 N. Adams Street
David E. Wynkoop 1st Vice President Garden City ID 83714-6499
Susan S. Eastlake, 2nd Vice President Phone (208) 387-6100
Sherry R. Huber, Commissioner FAX (208) 387-6391
Dave Bivens, Commissioner E-mail: tellus@ACHD.ada.id.us
August 9, 2004
TO: Sundance Investments LTD
9100 West Blackeagle Drive
Boise, Idaho 83709 I1
SUBJECT: MCZC04-058
Garnet Place Building (12,546 square foot building for office and warehouse
Lot 6, Block 4 of Silverstone Business Campus
On January 21, 2004, the Ada County Highway District Commissioners acted on MPP03-018/MAZ03-
016/MCUP03-44 for Silverstone Campus Subdivision. The conditions and requirements also apply to
MCZC04-058.
If you have, any questions or concerns please feel free to contact this office at (208) 387-6171.
Sincerely,
J*e Newton'
Development Analyst
Right -of -Way & Development Services
CC: Project File, Construction Services, Drainage, Utilities
Lead Agency: City of Meridian
ars rc ' is
10 Murray Street
Boise, Idaho 83714
Dev opment Process Mhecklist
®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.
Y�TALL 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 ACRD, then
architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including,
but not limited to, driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACRD) 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 Constriction — 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
0 ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con.
U
0
a
E
Figure 1
, �� Ada County Highway District
Right -of -Way & Development Department
Planning Review Division
This application originally required Commission action due to the size of this development. This item was
originally approved on the regular agenda on August 6, 2003 at 12.00 noon. The applicant requested
reconsideration on August 13, 2003. The Commission reconsidered the application on January 21, 2004.
The applicant submitted a modified site plan on March 12, 2004. The modified site plan was approved at the
staff level due to the fact the modified site plan did not significantly redesign the site plan. The original 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 Campus/MPP03-018/MAZ03-016/MCUP03-044
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, conditional use and preliminary plat approval to construct a
36 -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: 36 -lots
Common Lots: 1 -lots
Other Lots: 1 -lot (ACHD drainage pond)
Vicinity Map
• 0
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.
3. 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: Previously approved 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 property 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. ACHD 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
2
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. 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 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 ACHD staff and has submitted an
application to the City of Meridian.
The proposed site plan shows the ACHD drainage pond having approximately 60 -feet of frontage on
the public roadway system (South Jade Way). 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 lots 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 ACHD
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.
3
0 0
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 over 1-84.
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 to 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 1-84 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 Eagle
21,300
C
24,800
C
West of Eagle.
31,000
D
32,600
D
Eagle Road
South of Overland
20,900
C
22,600
C
North of Overland
33,300
D
35,400
D
North of 1-84
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
4
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 points on Overland Road are projected to operate under 2010 PM peak traffic conditions as
follows:
5
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
1. Right -of -Way and Sidewalk - Overland
Right -of -Way
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
Dedicate 48 -feet of right-of-way from the centerline of Overland Road abutting the parcel by means of
a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and
signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or
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 paid the fair market value of the right-of-way dedicated which is an addition to existing
ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance
#198), if funds are available.
Sidewalk
District policy requires 5 -foot wide (minimum) concrete sidewalk on all collector roadways and arterial
roadways (7204.7.2).
Typically, the applicant is required to construct a 5 -foot detached concrete sidewalk or a 7 -foot
attached sidewalk abutting the site. Due to the fact that this segment of Overland Road is in the
District's Five Year Work Program, the applicant may:
• Construct a 5 -foot detached concrete sidewalk or a 7 -foot attached sidewalk abutting the site.
Coordinate the actual sidewalk location with District staff.
OR
• Provide a $26,660.00 deposit to the Public Rights -of -Way Trust Fund for the cost of constructing
a 5 -foot detached concrete sidewalk abutting the parcel (approximately 1,333 -feet) prior to
issuance of a building permit, or District approval of a final plat, whichever occurs first.
2. Access Points - Roadways and Driveways
Access Points
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
0
• 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.
The applicant originally proposed to construct two public streets and three driveways that intersect
Overland Road. The original staff report allowed the applicant to construct two public roadways in
alignment with Topaz Way and Jade Way, with a single driveway located in the center of the two
public roadways.The applicant requested a waiver of policy that allows a maximum of 3-acess points.
On January 21, 2004, the Commission granted the applicant a waiver of policy that allowed the
applicant to have four access points to Overland Road (two public streets and two driveways). The
Commission approved:
• Two public roadways to be located in alignment with Topaz Way and Jade Way
• A driveway that was centrally located between the two public streets
• A shared driveway that intersects Overland Road at the east property line.
Roadways
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).
The applicant should 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 was proposed by the applicant, met District policy and was later approved by
the Commission.
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 was proposed by the applicant, met District policy and was
later approved by the Commission.
Driveways
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).
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 should construct a 30 -foot wide shared curb return type driveway that intersects
Overland Road approximately 700 -feet east of the west property line. This driveway is centrally
7
located between Jade Way and Topaz Way (approximately 350 -feet from each roadway). This
driveway location also aligns with a driveway that is located on the north side of Overland Road. This
driveway location is being proposed by the applicant and has been approved by the Commission.
The applicant should 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 should construct a 20 -foot wide shared right-in/right-out curb return type driveway that
intersects Overland Road at the east property line. This driveway location is what was proposed by
the applicant and has been approved by the Commission. The applicant should coordinate how this
driveway is restricted with the District's Traffic Services Staff. The applicant should 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.
****This driveway may need to be constructed with the ACHD project to widen Overland Road in
2006. This driveway will be constructed as a part of the ACHD project if it is not feasible for the
applicant to construct the driveway this year due to utility obstructions and/or the driveway interferes
with the tapering of the roadway with the widening being done by the Sundance Company.
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 Internal Roadways
(Jade Avenue, Topaz Avenue, Cobalt Point Way and Pewter Falls Street)
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 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.
Copper Point Way
The applicant is proposing to construct Copper Point Way as one-half of a 40 -foot street section with
a minimum of 24 -feet of pavement with vertical curb, gutter and sidewalk on the north side of the
roadway within 40 -feet of right-of-way. The District does have provisions within its policy manual that
will allow applicant's to construct roadways as one-half of the required street section with a minimum
of 24 -feet of pavement in instances where the development is the "first one in". This instance is a
different in the fact this development is the not the "first one in". The Commission reviewed and
approved Sutherland Farms Subdivision on May 8, 2002. Due to the fact that the District has already
approved a preliminary plat for Sutherland Farms the District can not require Sutherland Farms
Subdivision to dedicate the additional right-of-way and street improvements that would complete a
40 -foot street section within 54 -feet of right-of-way. The applicant may choose one of the following
options:
Construct Copper Point Way as a 40 -foot street section with vertical curb, gutter and 5 -foot concrete
sidewalk on both sides of the roadway within a total of 54 -feet of right-of-way.
OR
E�?
Construct Copper Point Way as one-half of a 40 -foot street section with a minimum of 24 -feet of
pavement with vertical curb, gutter and sidewalk on the north side of the roadway within 40 -feet of
right-of-way and provide the District with a letter from Sutherland Farms Subdivision that states,
"Sutherland Farms agrees to dedicate the additional 14 -feet of right-of-way and complete the 40 -foot
street section on the south side of Copper Point Way." The improvements that would complete
Copper Point Way include 12 -feet of pavement, vertical curb, gutter and a 5 -foot concrete sidewalk.
These improvements would be required to be constructed to ACHD standards before the District
would sign the final plat of Sutherland Farms Subdivision.
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.
The applicant is proposing to extend Copper Point Way as a stub street to the east property line
along 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".
The applicant is proposing to construct East Pewter Falls Street as a stub street to the east property
line approximately 1,220 -feet south of Overland Road. 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). The applicant requested that the
Commission grant a waiver of policy to not require the extension of Knapp Avenue from the south
property 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. To accommodate for the stub street that was approved with the
Sutherland Farms Subdivision, the applicant has shifted Copper Point Way to the south property line.
The applicant should ensure that the grade, elevation and right-of-way for Copper Point Way will
allow the stub street to the south to be constructed and utilized in the future. To ensure that the
grade, elevation and right-of-way are appropriate, the applicant should coordinate the design of
Copper Point Way with Sutherland Farms and the District.
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
turn 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 turn 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.
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 turn 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. The Extension of a Public Roadway that Connects To Silverstone Way
In the original application, access to the public transportation would be via Topaz Way, Jade Way or
Copper Point Way. The modified site plan shows a vehicular connection that will tie in Silverstone
Way (a proposed signalized intersection). Staff is supportive of the applicant's proposal to construct
a public roadway into Silverstone Way due to the fact that it provides interconnectivity and allows
vehicles an additional route to distribute and circulate more effectively. Although staff is supportive of
the connection, staff does have some reservations with stacking at the intersection of Silverstone
Way and Overland Road. To accommodate for the stacking and eliminate the conflict points of left
turning vehicles, the applicant should construct this vehicular connection as a right-in/right-out
roadway only. To adequately restrict the turning movements, the applicant should extend the center
island/median that currently exists within Silverstone Way to extend beyond the roadway intersection
by approximately 75 -feet.
10
7. 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.
8. ACHD 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
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 ACRD 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 ACHD staff and has submitted an
application to the City of Meridian.
The proposed site plan shows the ACHD drainage pond having approximately 60 -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.
9. 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
Dedicate 48 -feet of right-of-way from the centerline of Overland Road abutting the parcel by means of
a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and
signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or
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
11
owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing
ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance
#198), if funds are available.
2. Construct a 5 -foot detached concrete sidewalk or a 7 -foot attached sidewalk on Overland Road
abutting the site. Coordinate the actual sidewalk location with District staff.
OR
Provide a $26,660.00 deposit to the Public Rights -of -Way Trust Fund for the cost of constructing a 5 -
foot detached concrete sidewalk on Overland Road abutting the parcel (approximately 1,333 -feet)
prior to issuance of a building permit, or District approval of a final plat, whichever occurs first.
3. Construct a commercial roadway that intersects Overland Road approximately 400 -feet east of
Silverstone Way to align with Jade Avenue, as proposed.
4. Construct a commercial roadway that intersects Overland Road approximately 1,150 -feet east of
Silverstone Way to align with Topaz Avenue, as proposed.
5. Construct a 30 -foot wide shared curb return type driveway that intersects Overland Road
approximately 700 -feet east of the west property line. 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.
6. Construct a 20 -foot wide shared right-in/right-out curb return type driveway that intersects Overland
Road at the east property line. Coordinate how this driveway is restricted with the District's Traffic
Services Staff. 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.
7. Construct Jade Avenue, Topaz Avenue, Cobalt Point Way and Pewter Falls Street as 40 -foot street
sections with curb, gutter and 5 -foot concrete sidewalk within 54 -feet of right-of-way, as proposed.
8. Construct Copper Point Way as a 40 -foot street section with vertical curb, gutter and 5 -foot concrete
sidewalk on both sides of the roadway within a total of 54 -feet of right-of-way. Construct Copper
Point Way to ensure that the grade, elevation and right-of-way for Copper Point Way will allow the
stub street to the south (Knapp Avenue) to be constructed and utilized in the future.
OR
Construct Copper Point Way as one-half of a 40 -foot street section with a minimum of 24 -feet of
pavement with vertical curb, gutter and sidewalk on the north side of the roadway within 40 -feet of
right-of-way and provide the District with a letter from Sutherland Farms Subdivision that states,
"Sutherland Farms agrees to dedicate the additional 14 -feet of right-of-way and complete the 40 -foot
street section on the south side of Copper Point." Construct Copper Point Way to ensure that the
grade, elevation and right-of-way for Copper Point Way will allow the stub street to the south (Knapp
Avenue) to be constructed and utilized in the future.
9. Extend an existing stub street (Copper Point Way) from the west property line approximately 160 -feet
north of the south property line, as proposed.
12
0 10
10. Extend Copper Point Way as a stub street to the east property line along the south property line, as
proposed. Provide a temporary turnaround with a temporary easement provided to the District at the
end of the roadway. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
11. Construct East Pewter Falls Street as a stub street to the east property line approximately 1,220 -feet
south of Overland Road, as proposed. Provide a temporary turnaround with a temporary easement
provided to the District at the end of the roadway. Install a sign at the terminus of the roadway stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
12. Construct a vehicular connection that ties into Silverstone Way, as proposed. This roadway
connection is approved as a right-in/right-out ONLY. Extend the center island/median that currently
exists within Silverstone Way to extend beyond the roadway intersection by approximately 75 -feet.
13. 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.
14. 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 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.
15. 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.
16. Provide the District with a parcel that is equal to and greater in value and size than the previous
parcel.
17. 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.
18. Install an adequately sized drainage pipe that will extend from the proposed drainage pond to
Overland Road through the Topaz Avenue right-of-way.
19. Provide the District with sufficient access to the pond 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.
20. If the applicant chooses to landscape the drainage pond, the applicant shall obtain a license
agreement for all landscaping that is proposed within the District's 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.
13
21. 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.
22. Comply with all Standard Conditions of Approval.
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 in 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
14
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.
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. Appeal Guidelines
15
11
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
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.
16
17