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Idaho Banking CompanyHUB OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Robert D. Corrie CITY OF MERIDIAN (208) 466-92M . Fax 466-"05 CITY COUNCIL MEMBERS PUBLIC WORKS Keith Bird 33 EAST IDAHO BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 Tammy deWeerd MERIDIAN, IDAHO 83642 Cherie McCandless (208) 888-4433 • FAX (208) 8874813 PLANNING AND ZONING City Clerk Office Fax (208) 88831218 DEPARTMENT William L.M Nary (208) 884-5533 . FAX 888-6854 CERTIFICATE OF ZONING COMPLIANCE* Date: September 3, 2003 Owner: Kimball Properties Limited Partnership (Contact: Donna. Larson Arch. — 376-7502) Address: 1875 S. Eagle Road SWC Eagle & Overland) Proposed Use: Bank with drive thru (Idaho Banking) Zoning: C -C (Community Business) Comments: Project is subject to all standards and requirements of Conditional Use Permit CUP - 03 -025, approved August 19, 2003 and preliminary plat, El Dorado Business Campus (PP -01- 020) approved on March 19, 2001. The City's failure to specifically identify requirements in this Certificate of Zoning Compliance (CZC) does not relieve owner of responsibility for compliance . with these documents. Approved Plan: The Site Plan (Sheet SP -1), revised 8-7-03 and stamped "received" on August 22, 2003, appears to comply with Meridian City Code (MCC), and the above listed development applications and is approved (see Parking below). LandscapiW The Landscape Plan (Sheet L-1, dated 8-7-03 and stamped "received" on 8-22-03) is approved, with the four (4) redline notes to change: 1) change the container for the proposed Goldflame Spirea (GS) to be a minimum of 2 gallon size, 2) add a landscape planter and tree along the west property line to break up the 13 proposed parking stalls (MCC 12-13-11-2), 3) add 2 additional trees to the required perimeter landscaping along the west property line (4 total minimum) and 4) add 4 additional trees to the required perimeter landscaping along the south property line (6 total minimum). The landscape plan is not to be altered without prior written approval of the Planning & Zoning Department. No field changes to site plan permitted; prior written approval of all changes required. Signage: No new signage was proposed and none is approved with this certificate. All free- standing and wall signs require separate commercial sign permits prior to installation. Fire Suppression: Per Condition # 17 on page 4 of the "Order Granting Conditional Use Permit," the fire suppression system shall be approved by the Fire Department prior to issuance of a building permit. Trash Enclosure: The applicant has received approval from Sanitary Services Co. (8-12-03) for the proposed trash enclosure as shown in Figure 10 on the approved Site Plan. Unless otherwise approved by SSC, the trash enclosure shall be constructed as shown in Figure 10. Fencin : Any new fencing will require a separate fence permit through the Building Department. Parking: The proposed off-street parking is not approved as shown on the approved site plan. MCC 12-13-11-2.0 requires a landscape planter to separate parking spaces longer than 12 lineal spaces. The proposed landscape/site plan shows 13consecutive parking spaces along the west property line. The applicant shall submit a revised landscape/site plan showing parking in accordance with MCC and maintaining a minimum of 20 total parking spaces. All standard parking stalls must be 9 x 19 minimum and drive aisles must be at least 25 feet wide (MCC H- 13-5). Project engineer/architect shall certify that the number and size of handicap -accessible spaces conforms to the Americans with Disabilities Act (ADA). Further, all signage, striping, and ramps must be designed and constructed in accordance with current ADA standards. Curbing: Per Ordinance 12-13-7-9, all landscape areas adjacent to driveways, parking lots, or other vehicle use areas, must be protected by curbing, wheel stops, or other approved protective devices. Curbing may be cut to allow for storm water runoff. Sidewalks: All sidewalks shall be constructed as submitted and in accordance with the Meridian City Code requirements (MCC 12-5-2.K.). Sidewalks shall be constructed prior to occupancy. Irri ag tion: An underground, pressurized irrigation system must be installed to all landscape areas on the project site, in accordance with the signed "Irrigation Performance Specifications" submitted with the CZC application. Li htin : All new lighting, whether attached to the building or placed within the parking area, shall not cause glare or impact the traveling public or neighboring developments, as determined by the City. Handicap -Accessibility: The structure, site improvements and parking must be in compliance with all federal handicap -accessibility requirements. ACHD Acceptance: Applicant shall be responsible for meeting the requirements of ACHD as they pertain to this development. All impact fees, if any, shall be paid prior to the issuance of a building permit. If any changes must be made to the site plan to accommodate the ACRD requirements, a new site plan shall be submitted to the City of Meridian Planning and Zoning Staff for approval prior to the issuance of a building permit. Certificate of Occupancy: All required improvements must be complete prior to obtaining a Certificate of Occupancy. A Temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a Letter of Credit or cash in the amount of 110% of the cost of the remaining improvements. A bid must accompany any request for Temporary Occupancy. No occupancy will be granted until the final plat for the property is recorded. Plan Modifications: The approved Site Plan and Landscape Plan, approved on 9-3-03 are not to be altered without prior written approval of the Planning & Zoning Department. No significant field changes to the site or landscape plans are pe rmi tt d; prior tten ippro of all changes is required. I Hood, Pl er II ' ' ing & Zoning Department *Receipt of a Certificate of Zoning Compliance does not indicate compliance with requirements of other departments/agencies, including, but not limited to, Ada. County Highway District, Central District Health Department, affected irrigation district(s), Meridian Sewer, Water, Building or Fire Departments, etc. This certificate small expire one (1) year from the date of issuance if work has not begun. 7'� Q • "a ..0 Q a n 00 m 7 \ —, 0F O n � O 03 M z n N m N U j D ti Its ti Z• Z m 3 O m m O p D Z p� r C) m C� O T� m m m O D N -i D z VV X = D Z ' D • '0 r- r- 0 �1 G7'� CITY OF MERIDIAN Planning & Zoning Department -U3'' 660 E. Watertower Ln., Ste. 202, Meridian, ID 83642 - (208)884-5533 Phone/(208)888-6854 Fax CERTIFICATE OF ZONING COMPLIANCE (CZC) APPLICATION (Section 11-19-1, Zoning and Development Ordinance) PROJECT NAME: Idaho Banking Co. Building APPLICANT: Idaho Banking Company ADDRESS: 6010 Fairview Avenue P.O. Box 44639 Boise, Idaho 83704 PHONE: 472-4700 FAX: 472-4710 E-MAIL: OWNER(S) OF RECORD: Kimball Properties Limited Partnership. ADDRESS: 600 N. Steeelhead Way Suite #144 Boise, Idaho 83704 PHONE: 323-1919 FAX: 323-7523 E-MAIL: -- ARCHITECT (IF DIFFERENT THAN APPLICANT): Larson Architects, P.A. (Cornel Larson). ADDRESS: 210 Murrav street. Boise. Idaho 83714 PHONE: 376-7502 FAX: 658-0224 E-MAIL_ lararchs(a)mindspring.com ADDRESS, GENERAL LOCATION OF SITE: 1875 S. Eagle Road DESCRIPTION OF USE: Single Story Bank Building w/ Drive thru (CUP Approved). PRESENT ZONE CLASSIFICATION: C -C I, GGI�iQ Y%/ K do hereby affirm that I will agree to pay any additional sewer, water or trash fees or charges, if any, associated with the use that I/we have applied for, whether the use be residential, commercial or industrial in nature. Furthermore, I have read the information contained herein and certify that the information is true and correct. • 6U�W2' -el l / / 490, (Applicants Signature) (Date) CONTENTS OF CZC APPLICATION (Incomplete applications will not be processed) An application for a Certificate of Zoning Compliance shall be filed with the Planning and Zoning staff by the owner of the property or the applicant of the proposed use. The application shall contain the following information: Completed and signed CZC application form. 2. The last deed of record for the subject property. 3. Notarized Affidavit of Legal Interest (attached). 4. Four (4) copies of a detailed site plan, drawn to a scale of not less than 1"=50'. Also include Four (4) copies of an 8 '/2" x 11" reduction of the site plan. Submit a scalable Vicinity Map of the subject property and surrounding properties (a map may be obtained from the Meridian Planning & Zoning Department). 6. Three (3) copies of the landscape design in compliance with the Landscape Ordinance, drawn to a scale of not less than 1 "=50'. Also, include three (3) copies of an 8 %Z" x 11" reduction. See attached landscape submittal requirements. 7. Three (3) copies of irrigation performance specifications in compliance with the Landscape Ordinance. (Form attached) 8. Written approval or a stamped site plan from Sanitary Service Company (SSC) indicating that the designs of the trash enclosure and access drive are acceptable. 9. A calculations table that shall list the number of parking stalls, building size, lot size, landscaping, open space, setbacks, fencing, screening and coverage. 10. A written statement from the applicant detailing the proposed use(s) of the property. Please list as many details as possible. 11. A fee of $60.00. ACHD Acceptance: Applicant shall be responsible for meeting the requirements of ACHD as they pertain to this application. All impact fees, if any, shall be paid prior to the issuance of a building permit. If any changes must be made to the site plan to accommodate the ACHD requirements, a new site plan shall be submitted to the City of Meridian Planning & Zoning Department for approval prior to the issuance of a building permit. Site Review/Conforming ', Elements Comments Complete * Pro'ect must comply with all approved permits, plats or Development Agreements associated with the lot or parcel. 1. Completed & signed application form '' " 2. Warranty deed ✓ 3. Affidavit of Legal Interest (notarized) ✓ !/ 4. Site Plan – scale not less than 1"=50' 4 copies + 4 8 '/a"x 11" reductions ~ t/ 5. Vicinity Ma scalable 6. Landscape Plan – scale not less than 1"=50' 3 copies + 3 8 '/z"x 11" reductions 7. Irrigation Performance Specifications 3 copies in compliance w/ Landscape Ord. Loo 8. Sanitary Service approval for trash enclosure & access drive ✓ 9. Calculations table listing # of parking stalls, building size, lot size, landscaping, open space, setbacks fencing, screening & coverage ✓ 10. Statement of proposed use of property ✓ 11. Zoning District (permitted use, CUP, AUP variance etc.)Check D/A FF/CL ✓ v 12. Floodplain District 13. Landscaping' ✓ �— Must be in compliance with the Landscape Ordinance 14. Off -Street Parkin a # of Stalls dimensions etc b) Handicap Stalls (van accessible - 8' aisles - 8' signage) ;f c) Aisles (width - 25' new, 20' min. existing, location L 15. Trash Areas ' a Location b 3 -Side Screening 16. Underground Irrigation' ✓ --- 17. Sidewalks/Paths 18. Lot Requirements '.00 a) Lot Area (note restrictions on use of undeveloped Portion of lot) b Street Frontage c Setbacks ✓ d Coverage 19. Fencing ✓ N �� 20. Fee of $60.00 ✓ L ACHD approval letter required for curb cuts, road widening,, for all new projects. ' Trees must not be planted in City water or sewer easements. 2 Pressurized irrigation can be waived by City Council only if no water rights exist to subjectproperty or developer deeds land to Cityfor a well. City will permit one hook-up to municipal water for irrigation persite. Sap 03 03 10:08a QCI 208 342 0092 p.2 ? � 7'AKS.* P2ya � r? `J �5 � y `� `.FtB�LL �Y8;{i�� al�r•�' ��`3• 1r; � w � 'K FNR 'mid CN W .K dv.�k N6•1� �' k,,;� ��; wr: i r 4 ?N Y h ii '3 r F;.: 0 LLI _N W L`� t `Y� •��'s }��c� t� rid u•t #�ai K N� W Q y$ �;�� ' `'t r. °� Y � �� - •� �� a y'� 4,JJ W xs�' -, N !g� +a@3Li n Yb 1 Ri-�in �,� Fr_ C7 3P' � �. � 5 �k;p 0 3:� nW,. J7s y ��"!! W;? -:$ I'7�. •,` by �.• Ci- e� � Q Q �., i� �„Q � oy.fe�i�� c�,yC, "•,j <'�E '� K4u �,� U .s QwW �tv d 6:w W i•� � �. '�, � Sly.,��' � �ti.�7 t� �3 �' 3E• 'I_,d,� E yr Y � 1. 1 h, a. 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I K) 1 1 M .0U'LdA vI N a !� I�I� V I I O n�oauuAus m _raltlk� LI♦�V/7w_ 1„ M� I tt'Uu'I Ay IL',n'LJON, ` C� ONIyV3B JO .51S 'U CS -- - s-' f .. ,•. ,,_„_ _ ovoN 3 i�e� IUII os,►Loos ... � aaTs�i Mr.oz.*�-ars �a �N "l T ,cc •aua rh.00.d).uu. ad'U[t c .w h, w —r li � an TO WAY l:r nYl: �aAtP4t 3 tQ,LK{ON } ..�rN G 0 •---� — �—Y/'B6t -._ � �,� .17'.77' 1. _• _ _ — _ 4 3 1 1 v 7 u N a y I ~•I 5,61 A Wei Lm 4-11 ,o rf1 l' M "l T ,cc •aua rh.00.d).uu. ad'U[t c .w h, w —r li � an TO WAY l:r nYl: �aAtP4t 3 tQ,LK{ON } ..�rN G 0 •---� — �—Y/'B6t -._ � �,� .17'.77' 1. _• _ _ — _ 4 3 1 1 v 7 u N a propefty DeSc4ptgon Idaho Banking Company April 15, 2003 A parcel of land located in the East %- of Section 20, Township 3 'Ilorth, Mange i East, Boise Meridian, City of Nierldian, Ada County, Idaho, being more p2rtiMiarly described as "follows: Commencing at a br25s cap monument marking the'9ortheast corner of said Section 20; thence South 00° 14'50" West 2,351.93 feet to a round axle marking the East a/a corner of said Section; thence South 390 55'02" West 48.00 feet to e point; thence Orth 00' 14" 50" East 1,017.62 feet to a point, said point Toeing the Deal fount of Beginning; thence worth 90' 00'00" West 230.39 a point; thence North 00° 00'00" Bast 13.32 feet to a point of carve; thence along a curve to the left, said curve having a central angle of -13° 26'U", a radians of 537.00 feet, and a long chord bearing South 330 02'09" East 125.64 feet to a point; thence South 39" 45" IS' East 107.03 feet to a point; thence South '00° 14'55" West 197.03 Meet to the (Beal Point of Beginning. 11IH Y . b . cMuj STAFF OF COUNTY OF I, f PO fbx 9 (City) Dated I r h<UM 4J . H. MUUKL UUVRIAIV Y zutS pf,rl LHKSUN HHLHl I El. 15 NU. yc�U N. e i AFFIDAVrr OF LEGAL IM ST , ) (address) being first "y sworn upon oath, depose and say_ (state) - 1. !T4= I am the record owner of the property descnbed on the atria d, and I grant my Omission to: t (name) (address) to submit the accompanying application pertaining to that property. . 2. I Wve to indemnify, defend and hold the City of Meridian and it's rmaployees he ew ffiom any clam or liability fiesulting fir my dispute w to the 3Wcmenw cc ed herein or as to the ownmbip of the property, which is the subject of the application r this day of �� , 200-2L_;. 0 IED AND SWORN to before me the day and year first above written. �,�aa eruo�r�s� ®®®®� �g CSL esss�e s10�� Notary Pub'404r Idaho ® Residing at ®�• P U B LbG e ° My Commission a When Reco;rd6d Please Return to Givens Purley LLP 277 North 6 M �treet, Suite 200 Boise, ID 8702 Attn: David1 R.1 Lombardi IT -1k i- r;ib,1;TY RECOF,OuR ,r .031 DE 12 P11", 4: 47 GRANT DEED RECORDED -REQUEST OF 21 -DEPUTY 1010J971® FOR V LUE RECEIVED, James F. Griffin, a single man ("Grantor"), whose address is 705 North 91h Street, Boise, ID 83702, does hereby GRANT, BARGAIN, SELL and CONVEY unto KIMBALL PF ZOPERTIES LIMITED PARTNERSHIP, an Idaho limited partnership ("Grantee"), whose address is P.O Box 8204, Boise, Idaho 83707, the real property in Ada County, State of Idaho, more particularly Ile9cribed on Exhibit A attached hereto and made a part hereof ("Property"). Gratot hereby covenants to and with Grantee and Grantee's heirs, successors and assigns, that Grantor is awfully seized in fee simple of the Property, subject only to the matters described on Exhibit B, at ached hereto and made a part hereof. TO water rights limited to, d delivery ditc And the sai, against all a /E AND TO HOLD, the Property with its appurtenances, together with any and all entitlements to receive water for beneficial use upon the Property, including, but not or canal company shares, and ditch rights associated with any irrigation or water ;anal, lateral or pipeline, unto the Grantee, and Grantee's heirs and assigns forever. rantor hereby binds himself and his successors to warrant and defend the title as of the Grantor herein and no other, subject to the matters set forth herein. effective the -rNday of December, 2001. GRANT DEED ✓• 1 SACLIENTS12515\32TF1pal documentsTGrant Deed 02�11.01).doc GRANTOR: - 06-203 3: 1-97M FROM W. H. MOORE COMPANY 208 323 7523 P_ 4. STATE OF IDAHO ) ss. County of A0a ) On t is 17- ay of december, 2001, before me, a Notary Public in and for the State of Idaho, personally appeared JAMES F. GRIFFIN, known or identified to me to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same. INITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year fir above written. I '&-g� ••,� Notary Public for Idaho Residing atis�' My commission expires: 3C3 BRANT DEED � 2 S:1CLIENTSX251SWXFihal Documenrs�Grant Deea (12F01-o1).doc EXHI®IT A Description of Property i GRANT DEED3 3 SACLIENTSA2515MT nal DocwnentslGrant Deed (12=11.01).doc 7523 P _ i PARCEL 1 A parcel of land located in the Northeast Quarter and Southeast Quarter of Section 20, Townsp 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, the same being depicte� on Record of Survey No. 5447 recorded July 2, 2001 as Instrument No. l 0106542, Records of Ada County, Idaho, more particularly described as follows: Commehncing at the Northeast corner of said Section 20, of which the Southeast corner of said No -theast Quarter bears South 00° 14'45" West, 2651.89 feet, thence along the Norther y line of said Northeast Quarter, South 8)' 46' 18" West, 1328.441 feet to the POINT OF BEGINNING and the Northwest corner df the East 1/2 of the Northeast Quarter of said Section 20; thence along the Weste4 line of said East ',/z, South 00' 19' 52" West, 55.00 feet; thence along a line parallel with and 55.00 feet southerly of said Northerly line of Section 20, North 8p° 46' 18" East 1273.49 feet to a point 55.00 feet Westerly of the Easterly line of said Northeast Quarter, thence along a line 55.00 feet Westerly of and parallel with said Easterl ' line, South Opo 14'45" West, 594.66 feet, thence North 8' ° 56' 06" East, 55.00 feet to a point on the Easterly line of said Northeast Quarter, thence along said line South 0° 14'45" West, 2002.07 feet to the Southeast comer of said Northeast Quarter; thence long the Easterly, line of the Southeast Quarter of said Section 20 South 0 000' 01" West, 196.19 feet; thence North 6 ° 20' 09" West 26.90 feet to the Northeast comer of Lot 34, Block 4 of Thousand Springs. Subdivision No. 1 as shown on the official plat thereof recorded in Book 78 at Pages 848 through 8249, Ada County Records; thence along the Northerly boundary of said Su division the following courses: North 6 ' 20' 09" West 33 9.3 8 feet to the beginning of a tangent curve; thence Along s�id curve to the left having a radius of 250.00 feet, an arc length of 222.33 feet, a central angle of 50° 57' 18", and a chord bearing and distance of South 86° 11' 12" West, 215.08 feet; thence tangent from said curve South 69° 42' 33" West, 121.50 feet to the beginning of a tangent curve; thence Along skid curve to the left having a radius of 200.00 feet, an arc length of 116.45 feet, a central *ngle of 33° 21' 36", and a chord bearing and distance of South 77° 23' 21" West, 114.81 feet; thence tangent from said curve North 8 ° 55'51 " West, 561.11 feet to the Westerly line of the East '/2 of the Southeast Quarter of said Section 20; thence leaving said Subdivision line, along said Westerly line North 0 ° 11' 26" East, 118.03 feet to the Southwest corner of the East %2 of the Northeast Quarteriof said Section 20; thence along the Southerly line of the West %2 of the Northeapt Quarter South 8�° 54'44" West, 84.07 feet; thence leaving said line North Oa ° 42' 52" East, 2649.75 feet to the Northerly line of the Northeast Quarter of said Section 120; thence along said line North 8�° 46' 17" East, 20.10 feet to the POINT OF BEGINNING. i PARCEL 2 A parcel of land located in the Southwest Quarter of Section 13, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, the same being depicted on Record of Survey No. 5446 recorded July 2, 2001 as Instrument No. 101065643, Records of Ada County, Idaho, more particularly described as follows: Beginning at the Northwest corner of said Southwest Quarter, of which the Southwest confer of said Southwest Quarter bears South 000 00'26" East, 2651.35 feet, thence along the Northerly line of Southwest Quarter and the Southerly Boundary line of The Landing Subdivision No. 7, as shown on the official plat thereof recorded in Book 69, at Pages 7085 through 7086, Ada County Records; thence North 89° 59'42" East, 1326.84 feet to the Northeast comer of the Northwest Quarter of said Southwest Quarter; thence South 00° OF 40" East, 1326.16 feet to the Northerly right-of-way line of Interstate Highway No. 84 as shown on Federal Aid Project No. 1-80N-1 (12) 37 on file at the offices of the Idaho Transportation Department, Boise, Idaho, thence along said right-of- way line North 89° 53' 55" West, 1327.32 feet to the Westerly line of said Southwest Quarter; thence along said Westerly Iine North 00° 00'26" West, 1323.70 feet to the POINT OF BEGINNING. 2.2003 4:46PM LARSON ARCHITECTS Facsimile TRANSMITTAL to: Craig Hood — Meridian P & Z fax: 888-6854 re: Idaho Banking CO - date: September 2, 2003 pages. 2 page(s) total, including this cover sheet NO. e35 P.1 Craig, Please find attached the requested addition of a 5 °-0" parking island between the 13 stalls on the west side of the Idaho Banking site. If this meets with your approval I will forward it to the Landscape consultant for revisions. Please do not hesitate to call if you have any questions. Thank you �OL� S C A A , SDP (( (, e.-('LAWqA JENKTNS C\ � LARSON ARCHITECTS 210 MURRAY STREET BOISE, IDAHO 83714 (208)376-7502 Fax: (208)658-0224 SEP. 2.2003 4:46PM LRRSON ARCHITECTS i r I L w .4 5ig NO.835 P.2 , I I I I I L---- _ O I CID Ic � I I I I --- I ----- - I I I NO.835 P.2 SEP. 3.2003 11:32AM CARSON ARCHITECTSANY 208 323 7523 NO. 1349 P.2 �•� 9-03-203 116 % S�HM r 1��1P 1 vY . r o_ ARCHITECTS I000f i tip: DECLARATION OF ACCESS EASEMENT GRANT AND DECLARA ION. Kimbell Properties Limited Partnershi , an Idaho limited partnership ("Grantor Declare t") is the owner of Lots 1 and 2 in Block 4 of onito Subdivision, according to the official plat hereof, as filed in the records of Ada Gounty, daho ('Property"). To enhance the value and desirability of the Property and reduce the num er of public street access points serving the roperty, Grantor Declarant hereby declares t at the Property is and shall be subject to the iutual easements and covenants contained her +. EASEMENT AREA. Theasement Area is comprised of a driving lane roviding vehicular access from said Lot 1 roOl said Lot 2 to East Tarpon Drive, and is idehtifieI as the Easement Area on Exhibit A hereto. PERMITTED USES. The ower of Lot 1 and its invitees, licensees and othe permittees shall have the right to use the E isernent Area for vehicular access between Lot jI and East Tarpon Drive. The owner of that po ion of Lot 2 upon which the Easement Area lie ("Easement Area Owner") may use the Eas4 ment Area as a driving lane serving its own pr perty, and for any other uses not inconsisten with the terms hereof. This is a private easepientand shall not confer any rights upon the gigheral public, other than as set forth above. INITIAL CONSTRUCTION. of the driving lane irrmprow Easement Area shall be prov cost of the party who first i accord with plans approved Area Owner, the owner o jurisdictional authorities. nitial construction ments within the led by and at the esires its use, in by the Easement Lot 1, and all MAINTENANCE. If the Easement Area is initially improved by the owner of Lot 1, such owner shall initially be responsible for the maintenance of those improvements. Atter development for occupancy of the property within Lot 2 adjoining the Easement Area, responsibility for maintenance of the Easement Area improvements shall lie solely with the Easement Area Owner, The Easement Area shall at all times be maintained in first class condition, free of any defects and other hazards which would interfere with the use and enjoyment of the Easement Area by any parties entitled to its use. COVENANTS RUNNING WITH THE LAND. Such easements and covenants shalt run with the land and each estate therein and shalt forever be binding upon and inure to the benefit of all persons and legal entities having or acquiring any interest in the. Property or portion thereof. AMENDMENT. Grantor Declarant reserves to itself the right to establish the Easement Area as part of a broader cross access easement under which owners of some or all of the other lots within said Block 4 have the common right to share in the use of the Easement Area for access to and from East Tarpon Drive, provided the right to use the Easement Area established hereunder in favor of Lot 1 is not disturbed. This easement may not otherwise be amended except in writing signed by the owhers of each parcel and duly recorded in the office of the Ada County Recorder. KIMBALL PROPERTIES LIMITED PARTNERSH P r By(64rte'"` Auth?KiOd Representative a SEP. 3.2003 11:32RM LARSON ARCH ITECTS�AN, 206 323 7523 9-03-203 10:54AM FRLAvi W. n, riuunu v State of Idaho ) Ss. i County of Ada On this --Z_ day of4 in and for said State, personal whose name is subscribed t duly acknowledged to me th Kimball Properties Limited P name as attorney in fact, and NO. 849 P.3 P.2 2003, before me, the undersigned, a Notary Public appeared Jeff W. Moore, known or identified to me to be the same person the within instrument as the attorney in fact of Winston H. Moore, and he t he executed the name of Winston H. Moore as principal on behalf of rtnership, a partnership in which said principal is a partner, and his own iat said partnership executed the same. �'4�Qg� Cpx �sob s &SL1C �t r+'••.. OF ZD ..• Public for Idaho ig at`fir Expires I U 3 l D SEP. 3.2003 11:32RM LRRSOM RRCHITECTS��„�'ANY 208 323 ?523 M0.849 P.4 9-IOC—Gt4 1 u 7 S4Hlyl FRum va . - T�RPp IV pR EASEMENT AREA LOT 1 LOT 2 BLOCK 4 L3 EXHIBIT A eoDNST�EIN D.p1Y6 ACCESS EASEMENT 05-29-08 �I W.H. MOORE POdAYeZW C O M P A N Y �� IDANo 7M AT EL DORADO BUSINESS CAMPUS T8 �09J23.f to Real E8t0ts DaWopnemf FAYzO&3^ro95' P. 3 11, W C� Q W AUG -12-2003 06:45A FROM:Sanitary Seruices, I 208-888-5052 TO:6580224 P:1/3 Facsimile TMNSAOTTAL to: BM Gregory - SSC fax: $88-5$52 re: Idaho BaxWng Co aQ El Dorado date: August 6, 2003 pages: 3 paos) total, including this cover sbeet Bill, plewo $aid attached the site plea for the above projetr as Well as a detail of ttsah enclosure; We are seeking your aWmal for CZC submittal to the City of Meridian. You have sear this p%vjoct recently with the SubmitW for tt Conditional Use Permit Your oWy comments were that the trash eaclQs= was to have a minimum 10'-0" clear, Please see aMchcd detail to verify this requirement. Please do not hesitate to call if you have questions. Thank you, SANITARY SERVICE COMPANY Approved By BYl:6LOf COMMENTS: F- /a -'0-4 -1';JA0"0tA- DA'9 NA JEA FJKS LAMON ARC[• r=1'3 210 MURRAY STRWr BOISE, JDAHO 83714 (208)376-7502 Fay: (2os)65$-0224 RUG -6-2083 WED 03:02PM IO:Sanitarb Seruices, Inc PAGE:1 AUG -12-2003 06:45A FROM:Sanitaru Services, I 208-888-5052 AUG. 6.2003 3.12PM LARSON ARCHITECTS EAGLE ROAD SITE PLAN ID:Saniiara Services Int TO:6580224 P:2/3 NO. 476 P.2 O (. i� AUG -12-2003 06:458 FROM:Sanitary Seruiceso I 208-888-5052 TO:6580224 P:3/3 .=(n 2 m z 0 r a c m v m b a.. vF 4 - i �b 11'-2 9 zra 8 p _ A AUG -5-2003 WED 03:03PM ID:Ssnitaru Seruicess Inc PAGE;3 SECTION 02811 PART 1 -GENERAL LANDSCAPE IRRIGATION 1.1 SUMMARY A. Section Includes 1. Pipe and fittings, valves, sprinkler heads, accessories, and connections to water source. 2. Control system. B. System Description 1. Electric solenoid controlled automatic underground irrigation system. C. Related Sections: The following Sections contain requirements that relate to this Section: 1. Division 2 Section "Water Systems" for water supply. 2. Division 16 Sections for electrical power materials and installations. D. Design/Build Sprinkler System Furnish and install one underground sprinkler irrigation system to provide adequate irrigation of the lawn and planting areas shown on the Drawings and described in the Specifications. The work shall consist of providing and installing all material necessary for a complete system including pipe, valves, fittings, heads, automatic control equipment and all labor necessary for installation of a satisfactorily operating system. 1. The contractor awarded the project shall provide complete shop drawings showing the design layout, pipe size, valve location, size, sprinkler heads, etc. 2. The water source and location (point of connection) for the irrigation system is indicated on the Drawings. 3. Planter beds and lawn shall be on separate zones. 4. The sprinkler system layout is to provide complete coverage with matched precipitation. 5. Contractor is responsible for the first year winterization. 6. See performance notes and details on the Drawings. 1.2 DEFINITIONS A. Pipe sizes used in this Section are nominal pipe size (NPS) in inches. Tube sizes are Standard size in inches. B. Supply Piping: Piping from water source to connection to irrigation system pressure piping. Piping is under same pressure as water supply. Piping in this category is not included in this Section. C. Pressure Piping Main Line: Piping downstream from supply piping to and including control valves. Piping is under irrigation system pressure. Piping in this category includes backflow preventers. D. Circuit Piping Lateral Lines: Piping downstream from control valves to irrigation system sprinklers. Piping is under pressure (less than pressure piping) during flow. E. Control Valve: Automatic (electrically operated) valve for control water flow to irrigation system zone. 1.3 SYSTEM PERFORMANCE REQUIREMENTS A. Location of Sprinklers and Devices: Design location is approximate. Make minor adjustments necessary to avoid plantings and obstructions such as signs and light standards. B. Minimum Water Coverage: Not less than: 1. Turf Areas: 100 percent. 2. Other Planting Areas: 100 percent. 1.4 SUBMITTALS A. Product data including pressure rating, rated capacity, settings, and electrical data of selected models for the following: 1. Backflow preventers, including test equipment. Silverstone- Meridian 02811/1 September /02 2. Valves, including general -duty, underground; automatic control, and quick -coupler types, and valve boxes. 3. Sprinklers. 4. Controls, including controller wiring diagrams. 5. Wiring. 6. Irrigation system record drawings. B. Wiring diagrams for electrical controllers, valves, and devices. C. Maintenance data for inclusion in "Operating and Maintenance Manual" specified in Division 1 Section "Project Closeout" for the following: 1. Seasonal activities of start-up, shut -down and winterization, including blow-out operation of sprinkler system with compressed air. 2 Backflow preventers, including instructions for testing. 3. Automatic control valves. 4. Sprinklers. 5. Controllers. 6. Irrigation system record drawings. 1.5 QUALITY ASSURANCE A. Comply with requirements of utility supplying water for prevention of backflow and backsiphonage. B. Installer Qualifications: Engage an experienced Installer with a minimum of five years experience and who has completed irrigation systems similar in material, design, and extent to that indicated for Project that have resulted in construction with a record of successful in-service performance. C. Listing/Approval Stamp, Label, or Other Marking: On equipment, specialties, and accessories made to specified standards. D. Listing and Labeling: Equipment, specialties, and accessories that are listed and labeled. 1. The Terms "Listed" and "Labeled": As defined in "National Electrical Code," Article 100. 2. Listing and Labeling Agency Qualifications: A "Nationally Recognized Testing Laboratory" (NRTL) as defined in OSHA Regulation 1910.7. E. Product Options: Irrigation system piping, specialties, and accessories are based on specific types, manufacturers, and models indicated. Components with equal performance characteristics produced by other manufacturers may be considered, provided deviations in dimensions, operation, and other characteristics do not change design concept or intended performance as judged by the Architect. The burden of proof of product equality is on the Contractor. Any substitutions must be approved by the Architect in writing prior to installation per section 1.10. 1.6 PROJECT CONDITIONS A. Perform site survey, research public utility records, and verify existing utility locations. Verify that irrigation system piping may be installed in compliance with original design and referenced standards. 1.7 SEQUENCING AND SCHEDULING A. Maintain uninterrupted water service to building during normal working hours. Arrange for temporary water shutoff with Owner. B. Maintain Uninterrupted existing irrigation system during construction. Arrange for temporary water shutoff with owner. C. Coordinate irrigation systems work with landscape work specified in Division 2 Section "Landscaping." . 1.8 EXTRA MATERIALS A. Deliver extra materials to Owner. Furnish extra materials matching products installed as described below. Package them with protective covering for storage and label clearly describing contents. 1. Quick Couplers: Furnish quantity of units equal to 2 percent of amount of each size installed. 2. Sprinklers: Furnish quantity of units equal to 2 percent of amount of each type installed. 3. Valve Keys: Furnish quantity of tee -handle units equal to 10 percent of amount of each type key -operated, control valve installed. Silverstone- Mendian 02811/2 September/02 4. Quick -Coupler Hose Swivels: Furnish quantity of units equal to 10 percent of amount of each type quick coupler installed. 5. Quick -Coupler Operating Keys: Furnish quantity of units equal to 10 percent of amount of each type quick coupler installed. 1.9 IRRIGATION RECORD DRAWINGS A. The Contractor shall maintain a current record of all pipe and equipment placement and shall record any variations approved by the Architect. Upon completion of the system and prior to release of final payment, the Contractor shall provide the Owner with a neat and legible "As -Built" plan of the completed system (reproducible vellum or mylar only). Any pipe not installed in accordance with the plans as originally contracted shall be sufficiently dimensioned to a permanent structure for location after burial. As -built records shall be updated DAILY. 1.10 SUBSTITUTIONS A. Substitutions to the specified equipment will be permitted with the express written approval of the Architect. Substitutions will be approved only when the substituted item is equivalent or better in quality and performance than the item originally specified. The final determination for "equivalents" rests with the Architect. Their decision shall be final and binding. 1.11 WARRANTY A. Warranty system against defects of installation and material for a period of 1 year after acceptance of the irrigation system. Guarantee shall also cover repair or damage to any part of the premises resulting from leaks or other defects in material, equipment and workmanship to the satisfaction of the Architect. Repairs, if required, shall be done promptly upon notification by the Owner, and, at no cost to the Owner. B. As part of the warranty, the Contractor shall be responsible for deactivating and winterizing the system prior to the onset of the freezing season and for reactivating the system at the onset of the spring growing season; each event must be accomplished once during the warranty period: In the event the system is completed in a season when it will not be in use, the Contractor shall winterize the system upon completion of testing (and approval by the Architect) and reactivate the system in the spring. The Contractor shall SUBMIT a letter to the Architect certifying that the system was winterized and drained and indicate the date such action was accomplished. The Contractor shall be responsible for any damage resulting from failure to comply. Contractor shall instruct and demonstrate winterization and startup techniques for Owner. PART 2 - PRODUCTS 2.1 SUMMARY A. All materials used throughout the system shall be new, unused, and in perfect condition. Refer to the irrigation materials legend, notes, detail drawings and these specifications for specific equipment to be used. Equipment or materials installed or furnished without prior approval of the Architect may be rejected and the Contractor required to remove such materials from the site at his own expense. B. Substitutions: Under provisions of section 01600 and 02811, paragraph 1.10. 2.2 BRASS PIPE AND ACCESSORIES A. Pipe: ASTM B43, Schedule 40; domestic manufacture B. Fittings: Medium brass, screwed, 125 -pound class. 2.3 PLASTIC PIPE AND ACCESSORIES A. Pipe 1. Pipe walls shall be uniform, smooth, glossy, and free of interior or exterior extrusion marks; pre -belled or straight to receive solvent -weld couplings; 20 foot standard lengths. 2. Pipe shall be marked with manufacturer's name, class of pipe, NSF seal, and date/shift of manufacturing run. Silverstone- Meridian 02811/3 September /02 3. PVC Pipe: ASTM D1785, D2241 B. Fittings: PVC - ASTM D2464, D2466. C. Irrigation System Plastic Pipe 1. Mainline: 3- inch Pipe and larger: PVC Class 160 pipe with SDR26 rubber- Gasket fittings. 2 rh -inch Pipe and smaller: PVC Class 200 pipe with SDR21 solvent weld fittings. 2. Laterals: PVC Class 200 pipe with PVC Class 200 solvent weld fittings. Sleeving: PVC Schedule 40 pipe for sleeves 4" and smaller, Class 200 PVC for sleeves 6" and up. Sleeve size is double the diameter of the interior pipe(s). Minimum sleeve size 4" nominal diameter. 3. Refer to Part 3 Article "Piping Applications" for identification of systems where pipe and tube materials specified below are used. 4. Polyvinyl Chloride (PVC) Plastic Pipe: ASTM D 2241; PVC 1120, SDR 21, 200 psig (1380 kPa) minimum pressure rating, with plain ends. Class 200 PSI pressure rated upstream from controls, as noted on the drawings; Class 200 PSI downstream. D. Pipe and Tube Fittings 1. Refer to Part 3 Article "Piping Applications" for identification of systems where pipe and tube fitting materials specified below are used. 2. Polyvinyl Chloride (PVC) Plastic Pipe Fittings: ASTM D 2464, Schedule 80, threaded. 3. Polyvinyl Chloride (PVC) Plastic Pipe Fittings: ASTM D 2467, Schedule 40, socket -type. 4. "Harco" Push -on joint Ductile Fittings: ASTM A 536, 5. Dielectric Fittings: Assembly or fitting with insulating material isolating joined dissimilar metals to prevent galvanic action and stop corrosion. These devices are a combination of copper alloy and ferrous metal; threaded- and solder -end types, matching piping system materials. a. Dielectric Unions: Factory -fabricated, union assembly, designed for 250 psig (1725 kPa) minimum working pressure at 180 deg F (82 deg C). Include insulating material isolating dissimilar metals and ends with inside threads according to ASME B120.1. b. Transition Fittings: Manufactured assembly or fitting, with pressure rating at least equal to that of system and with ends 2.4 JOINING MATERIALS A. Solvent Cement: ASTM F 656 primer and ASTM D 2564 solvent cement in color other than orange. 2.5 VALVES A. General: Valves are for general -duty and underground applications. Refer to "Valve Applications" Article for locations of various valve types specified in this Article. Refer to "Control Valves" Article for control valves and accessories. 2.6 CONTROL VALVES A. Description: Manufacturer's standard control valves for circuits, of type and size indicated on Drawing, and as follows: 1. Angle Valves: Bronze construction, non -rising stem, inside screw threaded ends and as noted on the Drawings. 2. Automatic Control Valves: Diaphragm -type, normally closed, with manual flow adjustment, and operated by 24-volt-a.c. solenoid. 3. Quick -Couplers: Factory -fabricated, 2 -piece assembly. Include coupler water -seal valve; removable upper body with spring-loaded or weighted, rubber -covered cap; hose swivel with ASME B1.20.7, 3/4-11.5NH threads for garden hose on outlet; and operating key. a. Locking Top : Include vandal -resistant, locking feature with 2 matching keys. 4. Drain Valve: As noted on the Drawings Drain Valve: As noted on the Drawings. 5. Isolation Gate Valves: 150# gate valve, epoxy -coated, ductile iron, resilient wedge valve with non -rising stem and inside screw with threaded ends. Mechanical joint or push -on. "Waterous", "American Flow Control" or "Nibco" gate valves or approved equal prior to bidding. Size to match line size. Install in valve box, size adequate for maintenance access. Minimum 15" x 21". 6. Air release valve: 2" air release valve from "Ames" or "Waterman", install in valve box. Silverstone- Meridian 02811/4 September %02 B. Control Valve Boxes and Cover: Thermo -plastic valve boxes with lockable, snap -top lids. Size as required for application or as noted on drawings, maximum two (2) valves per box. 1. Drainage Backfill: Cleaned gravel or crushed stone, graded from 3 inches (75 mm) maximum to 3/4 inch (19 mm) minimum. C. Service Boxes for Kev-Operated Control Valves: Size and type as shown on Drawings. 1. Include valve key, 48 inches (915 mm) long with tee handle and key end to fit valve. D Irrigation System Controls 1. Controller: As noted on the Drawings. All control wires that are above ground shall be installed in conduit. Electrical wiring shall be installed according to local code. Provide surge protectors install controllers. . 2. Controller Housing: Weatherproof, watertight, with lockable access door. 3. Valves: Electric Solenoid type and size of control valves as noted on the Drawings, including required fittings and accessories. 4. Wire: Color coded, copper conductor direct burial, OF -UL listed. All control or hot wires shall be red or black. All common or ground shall be white. 2.7 SPRINKLERS A. Description: Manufacturer's standard sprinklers designed to provide uniform coverage over entire area of spray shown on Drawings at available water pressure, as follows: 1. Housings: Plastic, except where material is specified. 2. Pop -Up, Spray: Fixed pattern, with screw-type flow adjustment and stainless-steel retraction spring. 3. Pop -Up, Rotary Spray: Gear drive, full -circle and adjustable part -circle type. 2.8 AUTOMATIC CONTROL SYSTEM A. Description: Low -voltage controller system, made for control of irrigation system automatic control valves. Controller operates on 120 volts a.c. building power system, provides 24 volts a.c. power to control valves, and includes stations for at least the number of control valves indicated. Size and type as shown on Drawing. B. Control Enclosures: Weatherproof enclosure with locking cover and 2 matching keys. Enclosure construction complies with NFPA 70 and NEMA 250, Type 4, and includes provision for grounding. All control wires that are above ground shall be installed in conduit. Electrical wiring shall be installed according to local code. Provide surge protectors in all controllers. 1. AG 240 V Surge Arrester: As noted on the drawing. Install in approved J -box next to controller. Install per manufacturer recommendations. 2. MGP -1 Maxi Grounding Plate: As noted on the Drawings. Install with approved grounding per manufacturer's recommendations. Install per manufacturer's recommendations. 3. PT 322 Pulse Transmitter: As noted on the Drawing. Pulse Transmitter is to be installed at controller and programmed by an approved "Maxicom" rep. C. Transformer: Internal -type, and suitable for converting 120 volts a.c. building power to 24 volts a.c. power. D. Controller Stations for Automatic Control Valves: Each station is variable from approximately 1 to 60 minutes. Include switch for manual or automatic operation of each station. E. Timing Device: Adjustable, 24-hour, 14 -day clock to operate any time of day. Include provision for the following settings: 1. Setting to skip operation any day in timer period. 2. Setting for operation every other day. 3. Settings for operation 2 or more times daily. 4. Include manual or semi-automatic operation without disturbing preset automatic operation. 5. Provide NI -CAD battery and trickle charger to automatically power the timing device during power outages. F. Wiring: UL 493, solid copper conductor, insulated cable, suitable for direct burial. 1. Feeder Circuit Cables: Type UF, No. 10 AWG minimum, between building and controllers. 2. Low -Voltage, Branch Circuit Cables: Type UF, No. 14 AWG minimum, between controllers and automatic control valves. Jacket color is other than feeder -circuit -cable jacket color. Furnish cables with jackets of different colors for multiple cable installation in same trench. Install control wire to side of main line. Where control wire leaves main or lateral line. Silverstone- Meridian 02811/5 September io2 3. Splicing Materials: Pressure -sensitive, waterproof, thermoplastic wire connectors and other materials required to make specified connections. Locate all splice within valve boxes. 4• Use white or gray color for common wire and other colors for all other wire. a. Wire to be size # 14 not to exceed 1500 Linear feet before sizing up to #12 wire. a. Add two extra control wires from panel to valves for use if a wire fails or for future addition, and mark I in the control box as extra wire. G. Communication Cable. 1. All cable required for the 2 -wire paths from Controller to flow sensor shall be REA Pe -39, 19 gauge, conductor -solid annealed uncoated copper conforming to ASTM -133; insulated with expanded polyolefin surrounded by solid polymer to ensure low loss long transmission capability. 2. Cable for the 2 -wire paths shall be installed with no underground splices. All cable shall be laid in trenches ("pulling -in" of cable for installation without trenching will not be allowed unless pre -approved by the Landscape Architect) and shall be carefully back-filled to avoid any damages to the cable insulation or cable conductors themselves. In rocky areas, the trench shall have a 6" layer of clean sand on the bottom before the cable is laid into the trench and back-filled. If rocky back -fill is being used, the cable shall have an additional 6" layer of sand on top of it before back -filling is started. The cable shall have a minimum of 18" of cover. 3. Where cable passed under paving, walls or any other paved areas, it shall be installed in a PVC class pipe sleeve of proper size required for the number of cables to be in it. placed The 2 -wire path is permitted to be laid in the same trench with the 117 VAC cable as much as possible by laying each in opposite sides of the trench. 2.9 VALVE BOXES A. Carson Industries or approves equal green body with locking lid. Standard rectangular box for all electrical control valves, 1419-12B. 10" round box for all mainline ball valves, gate valves, and hose bibs. PART 3 - EXECUTION 3.1 EXAMINATION A. Investigate and determine available water supply water pressure and flow characteristics. 3.2 PREPARATION A. Set stakes to identify proposed sprinkler locations. Obtain Contracting Officer's approval before excavation. 3.3 PAVING WORK A. Install piping in sleeves where crossing sidewalks, roadways, parking lots, and railroads. 1. Install piping sleeves by boring or jacking under existing paving, where possible. 3.4 PIPING APPLICATIONS Silverstone- Meridian A. Refer to Part 2 of this Section for detailed specifications for pipe and fittings products listed below. Use pipe, tube, fittings, and joining methods according to the following applications. Piping in pits and aboveground may be joined with flanges instead of joints indicated. B. Use pipe, tube, fittings, and joining methods according to the following applications. C. Pressure Piping Underground: Use the following: 1. 2'h- Inches (DN 80) and Smaller: ASTM D 2241, SDR 21, Class 200, polyvinyl chloride (PVC) plastic pipe; ASTM D 2467, Schedule 40, PVC plastic, socket -type pipe fittings; and solvent -cemented joints. 2. 3 -Inches (DN 100) and Larger: ASTM D 2241, SDR 26 rubber gasketed Class 160, polyvinyl chloride (PVC) plastic pipe; ASTM A 536 push on ductile iron fittings. D. Circuit Piping: Use the following: 1. All Sizes: ASTM D 2241, SDR 21 Class 200, polyvinyl chloride (PVC) plastic pipe; ASTM D 2466, Schedule 40, PVC plastic, socket -type fittings; and solvent -cemented joints. 02811/6 September /02 E. Sleeves: ASTM D 2241, Class 200, polyvinyl chloride (PVC) plastic pipe; ASTM D 2466, Schedule 40, PVC plastic, socket -type fittings; and solvent -cemented joints. Sleeve diameter shall be two sizes larger than pipe installed in sleeve. Extend sleeves 6" beyond walk or pavement edge. 3.5 JOINT CONSTRUCTION A. Threaded Joints: Thread pipes with tapered pipe threads according to ASME 131.20.1, apply tape or joint compound, and apply wrench to valve ends into which pipes are being threaded. B. Polyvinyl Chloride (PVC) Piping Solvent -Cemented Joints: Construct joints according to ASTM D 2672 and ASTM D 2855. 1. Handling of Solvent Cements, Primers, and Cleaners: Comply with procedures in ASTM F 402 for safe handling when joining plastic pipe and fittings with solvent cements. C. Dissimilar Materials Piping Joints: Construct joints using adapters that are compatible with both piping materials, outside diameters, and system working pressure. Refer to "Piping Systems - Common Requirements" Article for joining dissimilar metal piping. D. Provide concrete thrust blocks at all gasket fittings where a change of direction occurs. 3.6 PIPING SYSTEMS - COMMON REQUIREMENTS A. General Locations and Arrangements: Drawings indicate general location and arrangement of piping systems. Indicated locations and arrangements were used to size pipe and calculate friction loss, and in other design considerations. Install piping as indicated, except where deviations to layout are approved on coordination drawings. B. Install components having pressure rating equal to or greater than system operating pressure. C. Install piping free of sags and bends. D. Locate groups of pipes parallel to each other, spaced to permit valve servicing_ E. Install fittings for changes in direction and branch connections. F. Piping Connections: Except as otherwise indicated make piping connections as specified below. 1. Install unions, in piping 2 inches (DN 50) and smaller, adjacent to each valve and at final connection to each piece of equipment having 2 -inch (DN 50) or smaller threaded pipe connection. 2. Install flanges, in piping 2-1/2 inches (DN 65) and larger, adjacent to flanged valves and at final connection to each piece of equipment having flanged pipe connection. 3. Install dielectric fittings to connect piping of dissimilar metals. 3.7 PIPING INSTALLATION A. Install underground polyvinyl chloride (PVC) plastic pipe according to ASTM D 2774. B. Lay piping on solid subbase, uniformly sloped without humps or depressions. 1. Install polyvinyl chloride (PVC) plastic pipe in dry weather when temperature is above 40 deg F (4 deg C). Allow joints to cure at least 24 hours at temperature above 40 deg F (4 deg C) before testing, unless otherwise recommended by manufacturer. C. Minimum Cover: Provide following minimum cover over top of buried piping: 1. Pressure Piping: 18 inches. 2. Circuit Piping: 12 inches. 3. Sleeves: 18 inches. D. Tunneling: Install pipe under streets or other obstructions that cannot be disturbed, by tunneling, boring, or jacking. E. Install piping under sidewalks and paving in sleeves. F. Back -filling 1. Provide clean, non -rocky material over piping. Back -fill trenches and compact to subgrade elevation as specified in section 02223. Protect piping from displacement. G. Pipe fittings 1. All mainline piping shall use ductile iron push on type fittings thrusted as required by manufacturer. 3.8 VALVE APPLICATIONS A. Drawings indicate valve types to be used. Silverstone- Meridian 02811/7 September /02 3.9 VALVE INSTALLATION A. Valves: Install underground valves in valve boxes as shown on Drawings_ B. Control Valves: Install in valve control valve boxes, arranged for easy adjustment and removal. Install union on downstream side. Maximum (2) valves per valve box. C. Place 6 inches minimum of gravel below control valves for drainage. Maintain 4 inches minimum between bottom of valves and top of gravel. Place filter fabric barrier between ground and valves. Valve box shall be reasonably free from dirt and debris. Install sprinkler heads a minimum of 12 inches from all walls. 3.10 SPRINKLER INSTALLATION A. Sprinklers: Flush circuit piping with full head of water and install sprinklers after hydrostatic test is completed. 1. Install lawn sprinklers at manufacturer's recommended heights. 2. Install shrubbery sprinklers at heights indicated. 3. Locate part -circle sprinklers to maintain a minimum distance of 12 inches from walls and 2 inches (50 mm) from other boundaries, unless otherwise indicated. 4. Sprinkler Head Risers: Rotor pop-up sprinkler and quick coupling valves shall have an adjustable riser assembly (triple swing joint). Stationary spray pop-up heads or shrubs spray heads shall have an adjustable riser assembly (triple swing joint) or low-density polyethylene flex pipe as shown on Drawings details. Triple swing joint fittings shall be of Schedule 80 PVC or Marlex plastic and nipples Schedule 80 PVC unless otherwise designated on Drawings. Flex pipe risers shall be 12 inch long minimum and 18 inch maximum linear low-density polyethylene pipe with spiral barb fittings and 90 degree ell as shown on details on Drawing. 3.11 AUTOMATIC CONTROL SYSTEM INSTALLATION A. Install controllers and controller pedestal according to manufacturer's written instructions and as indicated. B. Install control and communication wiring in same trench with piping. Where wiring leaves from piping trenches, install wiring in conduits. C. Maxicom Systems. 1. All components related to the Maxicom system (included, but not limited; controller, master valve, flow sensor, communication cable, surge arrester, pipe, pulse transmitter, etc.) shall be installed be Manufacturer's recommendation and approved by an approved "Maxicom" representative. D. Install control wiring in accordance with Specifications. Provide 10 inches expansion coil at each valve to which controls are connected, and at 100 ft intervals. Bury wire beside pipe. Where wire leaves pipe, enclose in conduit. Use waterproof wire connectors. Use white or gray color for common wires and other colors for all other wires. No control wires shall be placed in thrust blocks. Locate wires on opposite side of thrust blocks. 1. Add two extra control wires from panel to valves for use if a wire fails or for future addition and mark it in the control box as extra wires 3.12 CONNECTIONS A. Connect piping to sprinklers, devices, valves, control valves, specialties, and accessories. B. Connect water supplies to irrigation systems. Include back-flow preventers on potable water supplies. C. Electrical Connections: Connect to power source, controllers, and automatic control valves. 3.13 FIELD QUALITY CONTROL A. Testing: Perform test of piping and valves before back -filling trenches. Piping may be tested in sections to expedite work. Owners representative must be present for testing. 1. Test system at main line, lateral lines and valves. 2. Repair leaks and defects with new materials and retest system or portion thereof until satisfactory results are obtained. B. Field inspection and testing will be performed under provisions of Section 01400. Silverstone- Meridian 02811/8 September /02 C. Installer's Field Service 1. Prepare and start systems under provisions of Section 01600 2. Provide one complete spring start-up and a fall shutdown, including winterization to blow out entire system with compressed air. D. Adjust work under provisions of section 016500. E. Change and/or adjust head types for full water coverage as directed. F. Adjust nozzle spray pattern as required to avoid water spray on building walls, roads or sidewalks. 3.14 CLEANING AND ADJUSTING A. Flush dirt and debris from piping before installing sprinklers and other devices. B. Adjust automatic control valves to provide flow rate of rated operating pressure required for each sprinkler circuit. C. Carefully adjust lawn sprinklers so they will be flush with, or not more than 2 inch (13 mm) above, finish grade after completion of landscape work. Adjust so that sprinklers do not spray on buildings or walls. D. Adjust settings of controllers and automatic control valves to insure proper watering of all landscaping. 3.15 COMMISSIONING A. Starting Procedures: Follow manufacturer's written procedures. If no procedures are prescribed by manufacturers, proceed as follows: 1. Verify that specialty valves and their accessories have been installed correctly and operate correctly. 2. Verify that specified tests of piping are complete. 3. Check that sprinklers and devices are correct type. 4. Check that damaged sprinklers and devices have been replaced with new materials. 5. Check that potable water supplies have correct type back-flow preventers. 6. Energize circuits to electrical equipment and devices. 7. Adjust operating controls. B. Operational Testing: Perform operational testing after hydrostatic testing is completed, backfill is in place, and sprinklers are adjusted to final position. 3.16 DEMONSTRATION A. Provide irrigation system demonstration under provisions of Section 01650. Record on VHS video format. B. Demonstrate to Owner: that system meets coverage requirements and that automatic control functions properly. C. Demonstrate to Owner maintenance personnel operation of equipment, sprinklers, specialties, and accessories. Review operating and maintenance information including start up and winterization procedures. D. Provide 7 days' written notice in advance of demonstration. END OF SECTION 02811 Silverstone- Meridian 02811/9 September /02 J84UOD E)Iujodjoo opz UJOO 13 Auedwoo Nppegoqe Pi IN C= C= res C%J TION DRIVE I I <9 ot ! I ! 1h wo� u cm 0 W = va P T 'CI oui Jnoj2 puel aqq JGi,:To Co al 2nd !go P T 'CI oui Jnoj2 puel aqq JGi,:To Co al 2nd -Ada County Highway hwa District Sherry R. Huber. President "o Susan S. Eastlake 1st Vice President Garden City ID 83714-6499 Dave Bivens, 2nd Vice President Phone (208) 387-6100 John S. Franden, Commissioner FAX (208) 387-6391 David E. Wynkoop, Commissioner E-mail: tellus@ACHD.ada.id.us September 19, 2003 RECEIVED TO: Idaho Banking Company SEP 2 2 2003 6010 Fairview Avenue, P.O. Box 44639 Boise, Idaho 83704 City of Meridian City Clerk Office SUBJECT: MCZC-03-049 Bank 1875 South Eagle Road On January 16, 2002 the Ada County Highway District Commissioners acted on Eldorado Business Campus (Bonito) Subdivision. The conditions and requirements also apply to MCZC-03-049. If you have any questions, please feel free to contact this office at (208) 387-6170. Sincerely, 1 qcffl-,"'+Iv� Development Analyst Right-of-way & Development Services Planning Division Cc: Planning & Development/Project File Planning & Development Services: City of Meridian Construction Services Drainage/Utilities Kimball Properties Limited Partnership 600 N. 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The Eldorado Business Campus is a 32 -lot office/commercial subdivision on 85.36 -acres. The applicant is requesting rezone approval from R-1 to C-C/C-G, annexation approval, as well as preliminary plat approval for the 85.36 acre subdivision. The site is located at the southwest corner of Overland Road and Eagle Road. This development is estimated to generate 8,262 additional vehicle trips per day based on the submitted traffic impact study. Roads impacted by this development: Overland Road Eagle Road Interstate 84 ACHD Commission Date — January 16, 2002 — 12:00 noon. Facts and Findings: A. General Information Owner — Winston Moore Applicant — W.H. Moore Company R-1 - Existing zoning (low-density residential) C-C/C-G — Proposed zoning (general commercial) 85.36 - Acres 32 - Proposed building lots 17 -Proposed common lots 4,950 - Total lineal feet of proposed public streets 285 - Traffic Analysis Zone (TAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Eldoradoxmm Page 1 Overland Road Minor arterial with bike lane designation Traffic count of 13,551 on 11-30-99 (e/o Eagle Road) Traffic count of 11,422 on 11-30-99 (w/o Eagle Road) D -Existing Level of Service Greater than E - Existing plus project build -out Level of Service 1,300 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 54 to 48 -feet required right-of-way from centerline Overland Road is improved with 2 -lanes with no curb, gutter or sidewalk abutting the site. There is a southbound turn lane on Overland Road at the Eagle Road intersection. The Overland/Eagle Road intersection currently operates at a level of service F. Eagle Road Minor arterial with bike lane designation Traffic count of 19,790 on 11-30-99 (n/o Overland Road) Traffic count of 7,498 on 2-2-00 (s/o Overland Road) Traffic count of 44,397 on 10-19-99 (n/o I-84) C - Existing Level of Service D - Existing plus project build -out Level of Service 2,700 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 52 to 48 -feet required right-of-way from centerline Abutting the site Eagle Road is improved with two travel lanes with no curb, gutter or sidewalk. North of Overland Road Eagle Road widens to 5 -lanes. North of I-84 Eagle Road is under the jurisdiction of ITD. Interstate 84 Traffic count on I-84 was not available 0 -feet of frontage Interstate 84 is three lanes eastbound and three lanes westbound. There is an "ON" and "OFF" ramp at Eagle Road. B. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada County. Access control within the operating area of the intersection is vital to the safe operations of the intersection. The subject site's additional traffic will exacerbate the traffic problems at these intersections. Eldoradoxnun Page 3 C. The Overland Road / Eagle Road intersection is in the Five Year Work program. With the reconstruction of this intersection, the level of service for Eagle Road, Overland Road and the intersection are anticipated to improve. D. On March 14, 2001, the Commission approved the original Silverstone Corporate Center located directly across from the proposed Eldorado Business Campus. The Silverstone Corporate Center was estimated to generate approximately 9,629 vehicle trips per day. The Eldorado Business Campus is estimated to generate approximately 8,262 vehicle trips per day. On November 7, 2001, the Commission considered and allowed the Silverstone Corporate Center to have a fourth access point on Eagle Road due to the fact that the Silverstone Corporate Center had an extraordinary circumstance before them. Staff supported a fourth access on Eagle Road because of three key major components: 1. The Silverstone Corporate Center did not anticipate ownership of the newly acquired parcel, 2. They placed the access point (a public street) in a safer location than if they had not been approved with this request and 3. The applicant did not request direct access to Eagle Road when a formal application was filed for the newly acquired parcel (Silverstone II) with the City of Meridian or the District. On January 9, 2002, the Commission formally acted on Silverstone II, the newly acquired parcel. Silverstone II did not request a new access point to Eagle Road. Rather, they subdivided the 7.83 acre site into 31 -lot commercial subdivision and took access from the fourth access point that was approved on November 7, 2001. E. The formal application that was submitted to the City of Meridian and the District showed three access points on Eagle Road. Since the District received the formal submittal, the applicant has requested a fourth access point located on Eagle Road approximately 1,150 -feet south of Overland Road. On January 16, 2002, the Commission formally acted on the Eldorado Business Campus and granted the fourth access point to Eagle Road. This access point was proposed to be a driveway located on Eagle Road approximately 1,150 -feet south of Overland Road. The following report reflects the Commissions formal action. F. The applicant hired Earth Tech Traffic Engineering to perform a traffic analysis of this site. The analysis has identified the following conclusions, and this information has been verified by District staff: ■ The proposed development is projected to generate an average daily traffic (ADT) of 8262 vehicles per day (vpd), of which the PM peak hour traffic (PHT) is 1085 vehicles per hour (vph)• At build -out, the project will add 5,420 vehicles per day to Eagle Road north of the site, of these trips 727 will take the westbound I-84 ramp, 2,148 will travel eastbound on I-84, and the remaining 2,545 will continue�to the north. An additional 942 vehicles per day will travel south of the site on Eagle Road. The proj ect will also add 1,182 vehicles per day to Overland Road east of the site and 727 vehicles per day on Overland Road west of the site. Eldoradoxnun Page 4 ■ The intersection of Eagle Road and Overland Road is currently operating at Level Of Service (LOS) F. It will operate at a LOS F under background conditions with or without the site traffic. This Development should be required to participate in improvements to this intersection to bring it up to an acceptable level of service. ■ The intersection of Eagle Road and the Eastbound and Westbound off ramps of I-84 will function at an acceptable LOS with the addition of the site traffic. This assumes that the proposed signal in the Eastbound off -ramp is constructed by ITD. ■ The intersection of Eagle Road and Franklin Road will operate at LOS F with or without the project. Improvements to this intersection will require additional right-of-way and coordination with the other projects. Since the majority of the traffic will be coming from other growth in the area, widening of this intersection should be considered by ACHD and ITD. ■ The intersection of Overland Road and Meridian Road will operate at LOS F with or without the project. Additional lanes are required to make this intersection operate at an acceptable LOS D. This intersection is within the limits of a proposed project by ACHD. The site traffic should be included in the planning of the ACHD improvement project. ■ The intersection of Overland Road and Cloverdale Road will operate at LOS E under background traffic. This site traffic will reduce the operation to LOS F. Additional lanes are required to make this intersection operate at an acceptable LOS E. This area will probably see development in the coming years. ■ The intersection of Eagle Road and Victory Road will operate at LOS D under background traffic. The intersection operation will reduce to LOS F with the addition of site traffic. Adding a southbound left turn lane to this intersection would increase the operation to an acceptable LOS C. ■ Eagle Road south of the project will operate at an acceptable level of service after build out of the project. The site should contribute right -or -way for future roadway expansion. Since Eagle Road is on a section line, it is assumed that the future roadway will be a five -lane road. ■ Eagle Road north of the site will operate at an acceptable level of service after build out of the proj ect. ■ Overland Road west of Eagle Road will operate at an acceptable level of service for a three -lane road. A three -lane road is proposed to be built by ACHD on this section of roadway. ■ Overland Road east of Eagle Toad will operate at a poor level of service after build out of the project. The Silverstone Corporate Center Traffic Impact Study suggests that right-of-way should be dedicated for a five -lane future roadway. ■ The project should be required to construct a signal at the south main entrance to the site on Eagle Road. ■ The on-site roadways will operate above LOS C. ■ The signalized entrance to El Dorado, along Eagle Road, will operate at a LOS C. ■ The north unsignalized entrance, along Eagle Road, will operate at a LOS E. ■ The south-unsignalized entrance, along Eagle Road, will operate at a LOS C. ■ The west unsignalized entrance along Overland Road will operate at a LOS C. ■ The middle unsignalized entrance, along Overland Road, will operate at a LOS C. ■ The east unsignalized entrance, along Overland Road, will operate at a LOS B. ■ The signalized entrance to El Dorado along Eagle Road will operate at a LOS C. Eldoradoxnun Page 5 9 • Pending projects assumed to be built by build -out and included in the analysis. ■ Locust Grove Overpass, and associated projects (RD 157, RD157B, F201-01, F201 -01B). These projects are all either unfunded or pending and are not scheduled to begin acquiring R/W until at least 2004 for the overpass. ■ Overland Rd, Eagle Rd/Cloverdale Rd (RD072) — Reconstruct and widen to 5 -lane urban section. (unfunded) ■ Overland Rd, Locust Grove Rd/Eagle Rd (RD266) — 4/5 -lane rural section. (2005) Project not included in the traffic analysis that will affect the impact area. ■ Project RD201-02, on Cloverdale Road between Overland Road and the I-84 overpass. This project includes widening the overpass to three lanes and will also include intersection work at Cloverdale and Overland that will widen all four approaches to a 5 -lane rural section. This intersection. This project is scheduled to begin in Oct. 2002 and be completed by Summer 2003. G. The applicant should be required to construct a 5 -foot wide detached concrete sidewalk on Eagle Road located 2 -feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk H. The applicant should be required to construct a 5 -foot wide detached concrete sidewalk on Overland Road located 2 -feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk I. District policy 7204.7.3 states that access points on arterials are based on the following: -:- One access point for less than 150 -feet of frontage -:- Two access points for 150 -600 -feet of frontage -:- Three access points for greater than 600 -feet of frontage. Access points are considered to be both public streets and driveways. Due to the fact that this parcel has approximately 1,300 feet of frontage, they are allowed a maximum of three access points to Overland Road. The applicant is proposing three access points on Overland Road. The access points are proposed to be located in the following locations: ♦ The applicant is proposing to construct a driveway on Overland Road approximately 240 -feet west of Eagle Road ♦ The applicant is proposing to construct a driveway on Overland Road approximately 550 -feet west of Eagle Road ♦ The applicant is proposing to construct a public road on Overland Road approximately 950 -'feet west of Eagle Road Eldoradoxnun Page 6 9 • District policy requires driveways on arterial roadways to align or offset a 150 -feet from any existing or proposed street. These Spacing requirements are illustrated in Figure 72-F5. If the driveway is proposed to be located at or near a signalized intersection, the driveway should align or offset a minimum of 440 -feet for a full access driveway or 220 -feet for a right- in/right-out driveway. These spacing requirements are illustrated in Figure 72-F3. The driveway that is proposed to be located on Overland Road approximately 240 -feet west of Eagle Road meets District policy as a right-in/right-out driveway only. Because it meets District policy, it should be approved with this application. The driveway that is proposed to be located on Overland Road approximately 550 -feet west of Eagle Road meets District policy as a full -access driveway. Because it meets District policy, it should be approved with this application. District policy 7204.11.6 restricts access to collector and arterial roadways. Due to the fact that access is restricted on collector and arterial roadways the applicant should construct the new public streets entering onto the arterial public roadway system to align or offset a minimum number of feet from any existing or proposed street. These spacing requirements are listed on in policy number 7204.11.6 and states, "the optimum spacing for collector intersections along arterials is 1,700 -feet to allow adequate signal spacing. The minimum spacing for collector intersections along arterials is 1,300 -feet." The public roadway access point that is proposed to be located on Overland Road approximately 950 -feet west of Eagle Road is a collector roadway. This specific location does not meet District policy. Earth Tech, the applicants Traffic Engineer, states, and "the internal roadways will adequately handle projected traffic volumes at a LOS C or greater according to the Ada County Roadway Capacity Guidelines. These roads should be constructed to an ACRD standard for a collector road in a business district." Due to the fact that the District approved a similar design on the east side of Eagle Road and the applicants Traffic Engineer feels that a collector roadway is warranted with this development, District staff believes that a modification of policy 7204.11.6 is, both, warranted and justifiable. J. District policy 7204.7.3 states that access points on arterials are based on the following: ❖ One access point for less than 150 -feet of frontage ❖ Two access points for 150 -600 -feet of frontage ❖ Three access points for greater than 600 -feet of frontage. Access points are considered to be both public streets and driveways. Due to the fact that this parcel has approximately 1,300 feet of frontage, they are allowed a maximum of three access points to Overland Road. The applicant is proposing four access points on Eagle Road. The access points are proposed to be located in the following locations: Eldoradox Page 7 ♦ The applicant is proposing to construct a public roadway on Eagle Road approximately 700 -feet south of Overland Road ♦ The applicant is proposing to construct a driveway located on Eagle Road approximately 1,150 -feet south of Overland Road. ♦ The applicant is proposing to construct a public roadway on Eagle Road approximately 1,700 -feet south of Overland Road ♦ The applicant is proposing to construct a public roadway on Eagle Road approximately 2,400 -feet south of Overland Road District policy 7204.11.6 restricts access to collector and arterial roadways. Due to the fact that access is restricted on collector and arterial roadways the applicant should construct the new public streets entering onto the arterial public roadway system to align or offset a minimum number of feet from any existing or proposed street. These spacing requirements are listed on in policy number 7204.11.6. The public roadwa access point that is proposed to be located on Eagle Road approximately 700 -feet south of Overland Road is a collector roadway. This specific location does not meet District policy. Earth Tech, the applicants Traffic Engineer, states, "the internal roadways will adequately handle projected traffic volumes at a LOS C or greater according to the Ada County Roadway Capacity Guidelines. These roads should be constructed to an ACRD standard for a collector road in a business district." Due to the fact that the District approved a similar design on the east side of Eagle Road and the applicants Traffic Engineer feels that a collector roadway is warranted with this development, District staff believes that a modification of policy 7204.11.6 is, both, warranted and justifiable. The driveway that is proposed to be located on Eagle Road approximately 1,150 -feet south of Overland Road was approved as a modification of policy by the District Commission on January 16, 2002. The public roadway that is proposed to be located on Eagle Road approximately 1,700 -feet south of Overland Road meets District policy. Because it meets District policy, it should be approved with this application. The public roadway access point that is proposed to be located on Eagle Road approximately 2,400 -feet south of Overland Road is a collector roadway. This specific location meets District policy and should be approved with this application. K. The applicant is proposing to construct a spine road through the site with connections at Overland Road and Eagle Road. This roadway (Copper Point Way) is proposed to align with the roadway that was approved with the Silverstone Corporate Center. Due to the volumes of traffic this development is expected to generate, the recommendation of the applicants Traffic Engineer, and the applicant's proposed site plan, the applicant should construct this roadway as a 46 -foot street section with curbs, gutters and sidewalks. The street should be constructed within 70 -feet Eldoradoxnim Page 8 0 • of right-of-way. Parking should be restricted on the proposed street, and the applicant should submit a signage plan prior to final plat approval. L. The proposed roadway on Eagle Road located approximately 1,700 -feet south of Overland Road is proposed to align with the roadway that was approved with the Silverstone Corporate Center. Due to the volumes of traffic this development is expected to generate, the recommendation of the applicants Traffic Engineer, and the applicants proposed site plan, the applicant should construct this roadway as a 46 -foot street section with curbs, gutters and sidewalks. The street should be constructed within 70 -feet of right-of-way. Parking should be restricted on the proposed street, and the applicant should submit a signage plan prior to final plat approval. M. The proposed roadway on Eagle Road located approximately 700 -feet south of Overland Road is proposed to offset a driveway that was approved with the Silverstone Corporate Center. Due to the volumes of traffic this development is expected to generate, the recommendation of the applicants Traffic Engineer, and the applicants proposed site plan, the applicant should construct this roadway as a 46 -foot street section with curbs, gutters and sidewalks. The street should be constructed within 70 -feet of right-of-way. Parking should be restricted on the proposed street, and the applicant should submit a signage plan prior to final plat approval. N. The Silverstone Corporate Center has a comparable impact on the public roadway system. The Silverstone Corporate Center was required to construct center turn lanes on Eagle Road and Overland Road. To promote consistency and mitigate traffic in the area, the applicant should be required to construct center turn lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. O. The applicant's site plan indicates a traffic signal on Eagle Road located approximately 1/3 -mile south of Overland Road. According to the submitted traffic study that was submitted by the Eldorado Business Campus' and the Silverstone Corporate Center's traffic impact studies, at full build -out, the projects should be'required to construct the signal, and the necessary site improvements associated with the signal. The Eldorado Business Campus' traffic impact study specifically addresses the proposed signalized intersection and states that the Eldorado Business Campus should construct a left turn bay at the main entrance on Eagle Road. Based on ACHD Commission action, traffic signals cannot be installed at these intersections until there is a warrant. The applicant's traffic engineer should work with ACHD Traffic Services staff to determine when the warrant is met, or is close to being met. The developer should be financially responsible for the cost of one-half of the signal due to the fact that the Silverstone Corporate Center was required to contribute the half of the signal. This applicant should enter into a three way written agreement with the District for the cost and specific location of the traffic signal. P. The applicant is proposing to construct several landscape islands throughout the site. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should Eldoradoxnun Page 9 be owned and maintained by a homeowners association. Notes of this should be required on the final plat. Q. The applicant is .proposing to construct a stub street to the west property line. District staff recommends that a stub street be constructed to the west property line to provide connectivity throughout the area. District policy requires temporary turnarounds at the end of stub streets that serve more than one lot, or are greater than 150 -feet in length. The applicant should be required to provide a paved temporary turnaround at the west end of the stub street with a temporary easement provided to the District. The applicant should be required to install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround (if necessary) with District staff. R. The turnarounds should be constructed to provide a minimum turning radius of 55 -feet. S. Any existing irrigation facilities should be relocated outside of the right-of-way. T. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. U. If utility relocation is necessary to construct improvements required with this development, then all utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. V. ACHD's Park & Ride Division Staff have indicated the need for a park and ride location at the applicant's site. The District requests that applicant grant the District an easement for a 10 to 12 - space Park & Ride area at this site. Commuteride staff will contact the applicant to coordinate the location of the Park & Ride area. W. In order to reduce trips to and from this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Pat Nelson at 387-6160. X. In order to reduce trips to and from this development, it is recommended that the tenants occupying the proposed building(s) be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers fo increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking Eldoradoxnmi Page 10 enhancements). An annual survey will be required of the TMA/TMO to monitor participation in alternative transportation programs and forwarded to the ACRD Commuteride Office. Y. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service without modifications to Eagle Road and Overland Road, and the intersection. Special Recommendation to City of Meridian: In order to reduce trips to and from this development it is recommended that tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Ms. Pat Nelson at 387-6160. 2. In order to reduce trips to and from this development, the tenants occupying the proposed building(s) should be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. 3. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada County. Access control within the operating area of the intersection is vital to the safe operations of the intersection. The subject site's additional traffic will exacerbate the traffic problems at these intersections. 4. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service without modifications to Eagle Road and Overland Road, and the intersection. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: 1. Dedicate 54 to 48 -feet of right-of-way from the centerline of Overland Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. The applicant shall coordinate the dedication of right-of-way on Overland Road with District staff. Eldoradoxnim Page 11 2. Dedicate 52 to 48 -feet of right-of-way from the centerline of Eagle Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACRD right-of-way. The applicant shall coordinate the dedication of right-of-way on Eagle Road with District staff. 3. Construct a 5 -foot wide detached concrete sidewalk on Eagle Road located 2 -feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk 4. Construct a 5 -foot wide detached concrete sidewalk on Overland Road located 2 -feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk Construct the proposed driveway on Overland Road approximately 240 -feet west of Eagle Road. This driveway meets District policy as a right-in/right-out driveway only and is approved with this application. The applicant shall coordinate with the Districts Traffic Services Division to determine a mean to restrict this driveway to a right-in/right-out driveway only (ie raised median, internal island, etc.). 6. Construct the proposed driveway on Overland Road approximately 550 -feet west of Eagle Road as a full -access driveway. This driveway meets District policy and is approved with this application. 7. Construct the proposed public roadway access point located on Overland Road approximately 950 -feet west of Eagle Road is'a collector roadway. This location is granted a modification of policy and is approved with this application. 8. Construct the proposed public roadway on Eagle Road approximately 700 -feet south of Overland Road as a full -access roadway. This roadway meets District policy and is approved with this application. 9. Construct the proposed drivewYM on Eagle Road located approximately 1,150 -feet south of Overland Road. This driveway was granted as a modification of policy by the District's Commission on January 16, 2002. 10. Construct the proposed public roadway on Eagle Road approximately 1,700 -feet south of Overland Road. This roadway meets District policy and is approved with this application. 11. Construct the proposed public roadway on Eagle Road approximately 2,400 -feet south of Overland Road as a full access roadway. This roadway meets District policy and is approved with this application. Eldoradoxnmi Page 12 12. Construct the proposed spine road with connections at Overland Road and Eagle Road, as proposed. This roadway shall be constructed as a 46 -foot street section with curbs, gutters and sidewalks within 70 -feet of right-of-way, as proposed. Parking shall be restricted on the proposed street, and the applicant shall submit a signage plan prior to final plat approval. 13. Construct the proposed roadway on Eagle Road located approximately 1,700 -feet south of Overland Road to align with the roadway that was approved with the Silverstone Corporate Center. This roadway shall be constructed as a 46 -foot street section with curbs, gutters and sidewalks within 70 -feet of right-of-way. Parking shall be restricted on the proposed street, and the applicant shall submit a signage plan prior to final plat approval. 14. Construct the proposed roadway on Eagle Road located approximately 700 -feet south of Overland Road is proposed to offset a driveway that was approved with the Silverstone Corporate Center. This roadway shall be constructed as a 46 -foot street section with curbs, gutters and sidewalks within 70 -feet of right-of-way. Parking shall be restricted on the proposed street, and the applicant shall submit a signage plan prior to final plat approval. 15. Construct center turn lanes on Overland Road and Eagle Road for the proposed public street intersections and for all of the full access driveways. 16. Construct a left turn bay at the main entrance on Eagle Road. 17. Enter into a three way written agreement with the District for the cost and specific location of the traffic signal on Eagle Road. 18. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 19. Construct a stub street to the west property line. The applicant has proposed that the stub street be located approximately 450 feet north of the south property line. Staff is supportive of this location or any location that is located south of the proposed Lot 11. The applicant shall construct the stub street and provide a paved temporary turnaround at the west end of the stub street with a temporary easement provided to the District. The applicant shall be required to install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround (if necessary) with District staff. 20. The turnarounds shall be constructed to provide a minimum turning radius of 55 -feet. 21. Any existing irrigation facilities shall be relocated outside of the right-of-way. Eldoradoxmm Page 13 0 • 22. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 23. If utility relocation is necessary to construct improvements required with this development, then all utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer 24. Other than the access points specifically approved with this application, direct lot or parcel access to Eagle Road and Overland Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. The written request shall be submitted to the District no later than9.00 a m on the day scheduled for ACHD Commission action Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identify each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #193, also known as Ada County Highway District Road Impact Fee Ordinance. 4. 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. Eldoradox Page 14 0 0 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACRD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: 1. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by: Commission Action: Planning and Development Staff Eldoradoxmm Page 15