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HomeMy WebLinkAboutSilverstone Corporate Center CUP-01-002BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN C/C 04-03-01 IN THE MATTER OF THE REQUEST FOR CONDITIONAL USE PERMIT FOR A COMMERCIAL PLANNED UNIT DEVELOPMENT AND FLOODWAY APPROVAL IN PROPOSED C-C AND C-G ZONE, LOCATED AT THE SOUTHEAST CORNER OF OVERLAND AND EAGLE ROADS, MERIDIAN, IDAHO SUNDANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS .APPLICANT Case No. CUP-01-002 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT The above entitled conditional use permit application having come before the City Council on March 20, 2001 and continued until April 3, 2001, at the hour of 6:30 p.m., at Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, and Shari Stiles, Planning and Zoning Administrator, appeared and testified, and the City Council having duly considered the evidence and the record in this matter and the Recommendations to City Council issued by the Planning and Zoning Commission FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 1 who conducted a public hearing and the Council having heard and taken oral and written testimony, and having duly considered the matter, the City Council hereby makes the following Findings of Fact, Conclusions of Law and Decision and Order to- wit: FINDINGS OF FACT 1. A notice of a public hearing on the conditional use permit was published for two (2) consecutive weelcs prior to the said public hearing scheduled for March 20, 2001 and continued until April 3, 2001, before the City Council, the first publication appearing and written notice having been mailed to property owners or purchasers of record within three hundred feet ~300') of the external boundaries of the property under consideration more than fifteen (15) days prior to said hearing and with the notice of public hearing having been posted upon the property under consideration more than one week before said hearing and the copies of all notices were made available to newspaper, radio and television stations as public service announcements; and the matter having been duly considered by the City Council at the March 20, 2001 and continued until April 3, 2001, public hearing; and the applicant, affected property owners, and government subdivisions providing services within the planning jurisdiction of the City of Meridian, having been given full opportunity to express comments and submit evidence. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 2 2. There has been compliance with all notice and hearing requirements set forth in Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17- 5 as evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of Posting filed with the staff report. 3. This proposed development request is in an I-L zone and by reason of the provisions of the Meridian City Code § 11-17-4, a public hearing was required before the City Council on this application. 4. The property is located at the southeast corner of Overland Road and Eagle Road, Meridian, Idaho. 5. The owner of record of the subject property is Sundance Investments Limited Partnership of Meridian, Idaho. 6. Applicant is owner of record. 7. The subject property is currently zoned R-1. However, there is an application before the City Council for annexation and zoning to C-C and C-G. The zoning districts of C-C and C-G are defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2. 8. The proposed application requests a conditional use permit for a planned commercial development and floodway approval. The C-C and C-G zoning designations within the City of Meridian Zoning and Development Ordinance FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 3 require a conditional use permit n office and shop in an I-L zone. The I-L zoning designation within the City of Meridian Zoning and Development Ordinance reqtfires a conditional use permit be obtained for most uses including those requested by the Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8- 1). 9. The Meridian City Council recognizes that the proposed application is in compliance with the Meridian Comprehensive Plan. 10. The use proposed within the subject application will in fact, constitute a conditional use as determined by City Ordinance. 11. The Meridian City Council takes judicial notice of its Zoning, Subdivision and Development Ordinances codified at Titles 11 and 12, Meridian City Code and all current zoning maps thereof and the Comprehensive Plan of the City of Meridian, and Maps and the Ordinance establishing the Impact Area Boundary. 12. Giving due consideration to the comment received from the governmental subdivisions providing services in the City of Meridian planning iurisdiction public facilities and services required by the proposed development will not impose expense upon the public if the following conditions of development are imposed and the following is also found to be required to mitigate the effects of the FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 4 proposed use and development upon services delivered by political subdivisions providing services to the subject real property within the planning jurisdiction of the City of Meridian: Adopt the Recommendations of the Planning and Zoning staff and Engineering staff as follows: 12.1 This Conditional Use Permit is for the overall concept and mixture of uses. Significant changes to the plan as proposed shall require modification of the CUP. Slight modifications that comply with the overall development plan approval shall not require future public hearings. 12.2 Planned Development Regulations: As a mixed/planned use development, the Silverstone Corporate Center shall comply with the following sections of the subdivision ordinance: 12-6-4 Procedures for Planned Developments, 12-6-6 General Regulations for Planned Development, and 12-6-7 General Standards for Planned Developments. All commercial and office uses shall comply with 12-6- 8-B, Design Standards for Planned Development-Commercial. The City Council further requires that a conditional use permit be required if the applicant proposes a bar. 12.3 Site Plan: The copy of the single-story building master plan submitted with the application does not appear to be to an accurate scale. Detailed review of the site plan is not possible; only the concept is being reviewed. Detailed site plans that meet all parldng lot dimensional and landscaping standards per City Ordinance shall need to be reviewed and approved during the building permit process. 12.4 Open Space: All Planned Developments (PD) are required to have at least 10% of the gross land area of the PD as common open space per City Ordinance Section 12-6-7-E-5. The total common open space calculation for Silverstone Corporate Center is not shown. Applicant shall provide calculations showing how this minimum criteria is met. The City's well lot shall not be considered for inclusion in this requirement if reimbursement is sought for the value of the property. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 5 12.5 Parldng Lot Landscaping: Landscape islands serving a single row of parldng shall have one tree. Islands serving a double row of parldng shall have two trees. A planting island shall be provided to break up the asphalt every 12 continuous stalls. The site plan submitted does not meet this requirement. The detailed landscape plan for the Silverstone Point building is at a scale and meets or exceeds all landscaping requirements. All site plans shall be reviewed at the building permit stage to ensure compliance with the Meridian Landscape Ordinance. Review of the overall site plan is general only, and specific review shall occur upon application for building permits. 12.6 Streets and Circulation: The proposed project is designed as a stand- alone development with no provision for access to other properties. 12.7 Signage: Although signage locations are noted on the plan, no details of proposed signage were included. Applicant shall be responsible for proposing a sign program for the entire development as part of the conditional use process. 12.8 Trash Enclosures: Very few trash enclosures are shown on the Conceptual Site Plan. Applicant shall coordinate locations and construction requirements of the required trash enclosures with Meridian Sanitary Service, Inc., and provide a letter of approval from their office when applying for a Certificate of Zoning Compliance. 12.9 Alternative Transportation Options: At build-out, this site shall serve as a principal center of employment for the east Meridian/west Boise area. While Boise Urban Stages does not currently service Overland Road, it has the potential to be a likely destination point for mass transit in the future. The City Council strongly requires an area be designated and/or preserved on the Concept Plan for a future bus stop. Also required is the inclusion of bicycle racks at all office and retail buildings. 12.10 All conditions placed on this application shall run with the land and shall not lapse or be waived as the result of any change in tenancy or ownership of any or all of the lands governed by this CUP application. All such conditions shall be deemed the requirements for the issuance of a Certificate of Occupancy for any use or structure as per City Ordinance. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 6 12.11 Applicant shall comply with ACHD requirements, and which requirements are attached hereto as Exhibit "A" and dated March 14, 2001, and consisting of twelve (12) pages. Adopt the Recommendarions of the Central District Health Department as follows: 12.12 The Applicant's central sewage and central water plans shall be submitted to and approved by the Idaho Department of Health Welfare, Division of Environmental Quality. 12.13 Run-off is not to create a mosquito breeding problem. 12.14 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality, or if other means of pretreatment of storm water discharge is provided, then Applicant shall furnish to the Public Works Department a copy of the proposed Operation and Maintenance Manual, including a schedule of regular maintenance for the drains. A commitment shall be required that in the event the drains do not effectively work, either through problems with design or maintenance, development of new plans for a means to pretreat the storm water discharge shall be required. 12.15 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the Recommendations of the Meridian Fire Department as follows: 12.16 All codes relating to fire hydrants and fire sprinlder systems shall be met. 13. The proposed uses within the subject application will be harmonious with and in accordance with the Meridian Comprehensive Plan and the City of Meridian Zoning and Development Ordinance because: FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 7 13.1 The subject property is designated on the ~Generalized Land Use Map" as Mixed/Planned Use Development". 14. The uses proposed within the subject application subject to the conditions herein ordered will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance or intended character of the general vicinity and that such uses will not change the intended essential character of the same area. 15. The uses proposed within the subject application will not be hazardous or disturbing to existing or future neighboring uses. 16. The uses proposed within the subject application will be served adequately by central public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, and sewer. 17. The uses proposed within the subject application will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 18. The development will not result in the destruction, loss or damage of natural or scenic feature of major importance relating to the property. CONCLUSIONS OF LAW 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975" hereinafter referred to for convenience as the FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 8 "Act" codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council may exercise all the powers required and authorized under the "Act'~ except the power to adopt ordinances by the establishment of a Planning and Zoning Commission by ordinance pursuant to Idaho Code Section 67-6504 which the City Council of the City of Meridian has established by the passage of the "City of Meridian Zoning and Development Ordinance" at Titles XI and X_II, Chapter I, Meridian City Code. 3. As part of a zoning ordinance the City Council can, subject to hearing and notice provision required, provide for the process of special and/or conditional use permits which a proposed use is otherwise prohibited by the terms of the ordinance but allowed with conditions under the specific provisions of the ordinance which the City of Meridian has done in the adoption of its zoning ordinances. 4. The City Council has the duty and responsibility to review the facts and circumstances of each application for special use permit to determine prior to granting the same that the evidential showing supports the finding that the following standards are met and that the proposed development: (Meridian City Code § 11-17- 3) a. Will, in fact, constitute a conditional use as determined by City policy; b. Will be harmonious with and in accordance with the Comprehensive Plan and this Ordinance; c. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 9 the general vicinity and that such use will not change the essential character of the same area; uses; Will not be hazardous or disturbing to existing or future neighboring e. Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; f. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; g. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; h. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance. 5. Prior to granting a conditional use permit in the Commercial Business District (C-C) and the General Retail And Service Commercial (C-G), a public hearing shall be conducted with notice to be published and provided to property owners or purchasers of record within three hundred feet (300') of the external boundaries of the land under consideration for the conditional use permit all in accordance with the provisions of Meridian City Code § 11-17-5 City of Meridian Zoning and Development Ordinance, which provides as follows: "Prior to approving a Conditional Use Permit, the applicant and the Commission and Council shall follow notice and hearing procedures provided in Chapter 15 of this Title. Provided, however, that conditional use applications for land in Old Town and in industrial and commercial districts shall only be required to have one public hearing which shall be held before the Planning and Zoning Commission; and after the recommendation of the Commission is made, the application shall go before the City Council without a public hearing and the Council may approve, deny, or modify the recommendation of the Commission." FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 10 6. Eollowing the public hearing and within 45 days after the conclusion of the public hearing the Commission shall, transmit its recommendations to the Meridian City Council with supportive reasons. The Commission shall recommend that the application be approved, approved with conditions or denied. The Commission shall ensure that any approval or approval with conditions of an application shall be in accordance with Meridian Comprehensive Plan, City of Meridian Zoning and Development Ordinance, and Idaho State law. (Meridian City Code § 11-17-6) 7. When the City Council approves a conditional use permit it may impose conditions of that approval that reasonably: A. Minimize adverse impact on other development; B. Control the sequence and timing of development; C. Control the duration of development; D. Assure that the development is maintained property; E. Designate the exact location and nature of the development; F. Require the provision for on-site public facilities or services; and G. Require more restrictive standards than those generally required, in this Ordinance. 8. The City of Meridian has, by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 1 1 21, 1993, Ord. 629, January 4, 1994 and Maps. DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does hereby ORDER and this does Order that: 1. That the above named applicant is granted a conditional use permit for a planned commercial development and floodway approval in C-C and C-G zones at the southeast corner of Overland Road and Eagle Road, Meridian, Idaho, subject to the following conditions of use and development: Adopt the Recommendations of the Planning and Zoning staff and Engineering staff as follows: 1.1 This Conditional Use Permit is for the overall concept and mixture of uses. Significant changes to the plan as proposed shall require modification of the CUP. Slight modifications that comply with the overall development plan approval shall not require future public hearings. 1.2 Planned Development Regulations: As a mixed/planned use development, the Silverstone Corporate Center shall comply with the following sections of the subdivision ordinance: 12-6-4 Procedures for Planned Developments, 12-6-6 General Regulations for Planned Development, and 12-6-7 General Standards for Planned Developments. All commercial and office uses shall comply with 12-6- 8-B, Design Standards for Planned Development-Commercial. The City Council further requires that a conditional use permit be required if the applicant proposes a bar. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 12 1.3 1.4 1.5 1.6 1.7 1.8 Site Plan: The copy of the single-story building master plan submitted with the application does not appear to be to an accurate scale. Detailed review of the site plan is not possible; only the concept is being reviewed. Detailed site plans that meet all parking lot dimensional and landscaping standards per City Ordinance shall need to be reviewed and approved during the building permit process. Open Space: All Planned Developments (PD) are required to have at least 10% of the gross land area of the PD as common open space per City Ordinance Section 12-6-7-E-5. The total common open space calculation for Silverstone Corporate Center is not shown. Applicant shall provide calculations showing how this minimum criteria is met. The City's well lot shall not be considered for inclusion in this requirement if reimbursement is sought for the value of the property. Parking Lot Landscaping: Landscape islands serving a single row of parldng shall have one tree. Islands serving a double row of parking shall have two trees. A planting island shall be provided to break up the asphalt every 12 continuous stalls. The site plan submitted does not meet this requirement. The detailed landscape plan for the Silverstone Point building is at a scale and meets or exceeds all landscaping requirements. All site plans shall be reviewed at the building permit stage to ensure compliance with the Meridian Landscape Ordinance. Review of the overall site plan is general only, and specific review shall occur upon application for building permits. Streets and Circulation: The proposed project is designed as a stand- alone development with no provision for access to other properties. Signage: Although signage locations are noted on the plan, no details of proposed signage were included. Applicant shall be responsible for proposing a sign program for the entire development as part of the conditional use process. Trash Enclosures: Very few trash enclosures are shown on the Conceptual Site Plan. Applicant shall coordinate locations and construction requirements of the required trash enclosures with Meridian Sax~itary Service, Inc., and provide a letter of approval from their office when applying for a Certificate of Zoning Compliance. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 1:3 1.9 1.I0 Alternative Transportation Options: At build-out, this site shall serve as a prindpal center of employment for the east Meridian/west Boise area. While Boise Urban Stages does not currently service Overland Road, it has the potential to be a likely destination point for mass transit in the future. The City Council strongly requires an area be designated and/or preserved on the Concept Plan for a future bus stop. Also required is the inclusion of bicycle racks at all office and retail buildings. All conditions placed on this application shall run with the land and shall not lapse or be waived as the result of any change in tenancy or ownership of any or all of the lands governed by this CUP application. All such conditions shall be deemed the requirements for the issuance of a Certificate of Occupancy for any use or structure as per City Ordinance. 1.i1 Applicant shall comply with ACHD requirements, and which requirements are attached hereto as Exhibit "A" and dated March 14, 2001, and consisting of twelve (12) pages. Adopt the Recommendations of the Central District Heakh Department as follows: 1.12 The Applicant's central sewage and central water plans shall be submitted to and approved by the Idaho Department of Health Welfare, Division of Environmental Quality. 1.13 Run-off is not to create a mosquito breeding problem. 1.14 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality, or if other means of pretreatment of storm water discharge is provided, then Applicant shall furnish to the Public Worlcs Department a copy of the proposed Operation and Maintenance Manual, including a schedule of regular maintenance for the drains. A commitment shall be required that in the event the drains do not effectively work, either through problems with design or maintenance, development of new plans for a means to pretreat the storm water discharge shall be required. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 14 met. 1.15 The Engineers and architects invol9ed with the design of the subject proiect shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the Recommendations of the Meridian Fire Department as follows: 1.16 All codes relating to fire hydrants and fire sprinkler systems shall be 2. The conditions shall be reviewable by the Council pursuant to Meridian City Code § 11-17-9. 3. The above conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application for a conditional use perrnit. 4. That the City Attorney draft an Order Granting Conditional Use Permit in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning and Zoning Department, the Public Works Department and any affected party requesting notice. NOTICE OF FINAL ACTION Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit and floodway approval may within twenty- eight (28) days after the date of this decision and order seek a judicial review as FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 15 provided by Chapter 52, Tide 67, Idaho Code. By action of the City Council at its regular meeting held on the day of ~ ,2001. ROLL CALL: COUNCILMAN RON ANDERSON COUNCILMAN KEITH BIRD COUNCILWOMAN TAMMY deWEERD VOTED VOTED__~ VOTED COUNCILWOMAN CHEKIE McCANDLESS VOTED~-x~ MAYOR ROBERT D. CORRIE (TIE BREAKER) DATED: ,~-?/7--t~9/ VOTED MOTION: APPRO'VED?-~-~ DISAPPROVED: Copy served upon Applicant, Planning and Zoning Department, Public Works Department and the City Attorney. X~PA ~S40 PD~SERVE~Work~eridian~eridian 15360~Silverstone Corp Cenu ~1-001 PP01.00ic~r~ 002WfCIsCUP01 ~02.doc FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 16 ADA COUNTY I-[[GHWAY DISTRICT Planning and Development Division Development Application Report Preliminary. Plat- Silverstone Corporate Center s/e/c Overland Road/Eagle Road MPP-01-001/MCUP-01-002,~tAZ-01-001 15 -lots The application has been referred to ACHD by the City of Meridian for review and comment. Silverstone is a 15-tot office/commercial subdivision on 78-acres. The applicant is requesting a rezone fi.om R-1 to C-C/C-G. The site is located at the southeast comer of Overland Road and Eagle Road. This development is estimated to generate 9,629 additional vehicle trips per day based on the submitted Iraffic impact sludy. This item is being placed on the re,tatar agenda due to concerto of the applicant regarding stub streets and driveway~, and also concerto from the property owner to the south regarding access through this site. Roads impacted by this development: Overland Road Eagle Road Interstate 84 ACHD Commission Date- March 14, 2001 -6:30 p.m. REGULAR AGENDA ITEM Facls and Findings: Silverstone.cram P~e I A. Genera] L,~ormat/on Owner - Sundance Inveslments Applicant- Larson Architects, Quadrant Consulting R-1 = Existing zomg (low-density residential) C-C/C-G - Proposed zoning (general commercial) 78 - Acres 15 - Proposed building lots 1 -Proposed common lots 640 - Total lineal feet of proposed public streets 9,629 - Total vehicle trips per day 285 - Traffic Analysis Zone (TAZ) West Ada - Impact Fee Service Area Meridian - Impact Fee Assessment District Overland Road Minor arterial with bike lane designahon 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 fight-of-way (25-feet from centerline) 54 to 48-feet required fight-of-way from c~terline Overland Road is improved with 2-lanes with no curb, gutter or sidewalk abutting the site. There is a southbound mm 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 (w'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 1-84) C-Existing Level of Service D-Existing plus project build-out Level of Service 2,600-feet of frontage 50-feet existing right-of-way (25-feet fi'om centerline) 52 to 48-feet required fight-of-way from centeflhie Abutting the site Eagle Road is improved with two l~'avel lanes, with no curb, gufrer or sidewalk. North of Overland Road Eagle Road widens to 5-1anes. North of 1-84 Eagle Road is under the jurisdiction of riD. Silvea'~tone. cram Page 2 Interstate g4 Traffic count of O-feet of frontage Interstate 84 is three lanes eastbound and three lanes westbound. There is an "ON" and "OFF" ramp at Eagle Road. 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 Cotm~. Access control within the operating area of the intersection is vital to the safe operations of the intersection. The subjec~ site's additional traffic will exacerbate the troffic problems at these intersections. On March 2, 2001, the staffmet as the Dislricfs Technical Review Committee and reviewed the irapac~s of this proposed development on the DisPels transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. A traffic study was submitted for the SilverStone Corporate Center in Meridian. Idaho. The key · findings of the traffic study include the following. · The proposed development is projected to generate an average daily traffic (ADT)of9,629 vehicles per day (vpd), of which the peak hour traffic (PHT) is 1,021 vehicles per hour (vph). · At build out, the project will add 6,3 t7 vehicles per day to Eagle Road north o/the site. o/these mps 847 will take the westbound/-84 ramp, 2,504 will travel eastbound on 1-84, and the remaining 2,966 will continue to the north. An additional i, 100 vehicles per day will travel south of the site on Eagle Road. The project will add 1,380 vehicles per day to Overland Road east of the site and 850 vehicles per day west of the site. · The intersection of Eagle Road and Overland Road is currently operating at Level of Service (LOS) F. It will operate at LOS F under background ~raffic c~nditions with or without the site being developed. 'I~s development should be required to participate, in improvements to this intersection to bring it to an acceptable level of service. · The intersections of Eagle Road and the eastbound ~nd westbound off-ramps of 1-84 will function at an acceptable level of service with the addition of site traffic. This assumes that the proposed signa/on the eastbound off-ramp is cons~-ucted 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 other projects. Since the majority of the lraffic will be coming from other growth in the ·rea, widening of this intersection should be considered by the ACHD and ITD. · The intersection of Overland Road and Meridian Road will operate at LOS F under background traffic conditions and LOS F with the addition of site ~affic. 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 improvements project. · The intersection of Overland Road and Cloverdale Road will require improvements to operate at LOS E. This ~rea will probably see development in the coming years. It is recommended that the project will con~bute to the future reconseuction of this intersection. $ilver~tone.cmm Page 3 · The intersection of Overland Road and Five Mile Road will suffer a small increase in delay due to project traffic. Other grovah will contribute to most of the deterioration of lbo intersection. The project should not be required to participate in the reconstruction of this intersection. · The intersection of Eagle Road and Victory, Road will operate at an acceptable level of service, LOS E, after the build out of this project. ' · Eagle Road south if the project will operate at an acceptable level of service after build out of the project. The site should contr/bute right-of-way for future roadway expansion. Since Eagle Road is on a section line, it is assumed that the future roadwav 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 project. · Overland Road west of Eagle Road will operate at an acceptable level of service for a threeqane road. A three-lane road is proposed to be built by ACHD on tiffs section of roadway. · Overland Road east of Eagle Road will operate at a poor level of service after build'out of the project. The project should be required to dedicate right-of-way for a five-lane future roadway. In the interim, the project should be required to construct a r/gh[-tum lane and a le~-tum lane for the full frontage of the project along Overland Road. · The project should be required to construct a signal at the main enhance to the site on Eagle Road and to the main entrance to the site on Overland Road. Each signal will require a left-turn lane and a right-turn lane. The applicant is proposing to construct two driveways on Overland Road and one public street connection. The proposed accesses are located: · 400-feet east of Eagle Road (western driveway) · 690-feet east of Eagle Road and 26S-feet east of western driveway (middle driveway) · 1,070-feet east of Eagle Road (public s~'eet) 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 ~eater than 600-feet of frontage. Access points are considered to be both public streets and driveways. The applicant is proposing to construct three access points on Overland Road in accordance with District policy. The ACHD Commission approved these three access points on Overland Road. The applicant is proposing to construct five driveways on Eagle Read and one public street connection. The proposed accesses are located: · 400-feet south of Overland Road (northern driveway) · 690-feet south of Overland Road and 265-feet south of northern driveway (northern middle driveway) · 420-feet south of northern middle driveway (middle driveway) · 1,590-feet south of Overland Road (public strut) · 410-feet south of public street (southern driveway) · At the south property line (shared southern driveway) Dis~a-ict 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 S ilver~tone, cram · :' Two access points for 150-600-feet offiontage · :- Three access points for greater than 600-feet of fiontage. Access points are considered to be both public streets and driveways. The applicant is proposing to construct six access points on Eagle Road. District policy allows three access points. Six access points would require a variance ~om the Commission. Staff recommends adherence of policy because the applicant is constructing a public strut through the site and should have sufficient access internally and with three access points (two driveways and one public street) on Eagle Road. The proposed driveways are located on shared property, lines and staffrecommends that the applicant construct:, a driveway at the south property, line to provide for future shared access with the parcel to the south; the spine road connection, and a second driveway located north of the spine road, but located a minirnum of 440-feet south of Overland Road. The applicant does not concur with staff's recommendation on the number of access points on Eagle Road, and will provide information to the Commission requesting a modification of policy. The ACHD Commission approved three access points on Eagle Road with this application. One access point shall be located at the south property line, and shall be constructed as a shared driveway. The second access point shall be the proposed public road, located as proposed.-The third access point shall be located a minimum of 440-feet south of Overland Road, and a minimum 440-f'eet north of the proposed public street that will be signalized in the future. The applicant is proposing to construct a spine road through the site with connections at Overland Road and Eagle Road. Due to the volumes of traffic this development is expected to generate, the applicant should construct this roadway as a 46-foot street section with curbs, ~matters and sidewalks. If the applicant constructs attached sidewalks, the sidewalk should be constructed 7- feet wide, and the street should be constracted within 64-feet of right-of-way. If the applicant consa'ucts detached sidewalks, the sidewalk should be consmacted 5-feet wide, and the s~reet should be consmacted witkin 70-feet of right-of-way. Park/ng should be reslricted on the proposed street, and the applicant should submit a signage plan prior t9 final plat approval. The applicant's site plan indicates a ~'affic signal on Overland Road at ~e intersection with the proposed public street, located approximately ¼-mile east of Eagle Road, and one on Eagle Road located approximately 1/3-mile south of Overland Road. It is not clear fiom the applicant's proposal if the intent is for the t~affic si_totals to be constructed with the project, or if they are shown on the plan as "future". According to the submitted traffic study, at full build-out, the project should be required to construct the signals, and the necessary site improvements associated with the si.maals: lefMum lanes and ri~t-tum lanes. Based on ACHD Commission action, traffic signals cannot be installed at these intersections until there is a warrant. Tho 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. If the properties across fiom tiffs subdivision have not been developed prior to the signal warrant the applicant oftkis site shall fund 100% of the cost of the signals. Atthe time that those properties develop, a road mst will be acquired and this applicant shall be reimbursed for one half of the cost of the signal. This applicant should enter into a written agreement with the District for these two tra~c signals. Silverstone.emro The applicant should be required to conslruct center turn lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. The roadways are currently only 2-lanes in width, md the submitted traffic study determined that these lanes should be required. The applicant is proposing to construct islands at the main entrances to the proposed spine roads. The islands may interfere with turning movements at the signals. The applicant should coordinate the intersection designs with District Traffic Services staff. Driveways on the proposed spine road should be located a minimum distance of 175-feet from Eagle Road and Overland Road, and ~hould ali~n or offset a minimum of 125-feet from any proposed driveways. The site plan shows driveways on the proposed street located within 25-feet of other proposed driveways, and some of the driveways are constructed with medians: such a com~guration is confusing to the motorist. The applicant should revise the site plan and relocate driveways in accordance with district policy. The applicant is proposing to consauct a large island in the middle of the spine road, with driveways on both sides. The driveways are located so that motorists could make unsafe left tums from the driveways. The applicant should either: construct the island as a true roundabout, eliminate the driveways; or eliminate the island. The applicant is proposing to construct a local street offofthe spine road. The location of the street conforms to ACHD policy. The strut should be constructed as a local/commercial street: 40-foot street section with curbs, gutters and 5-foot wide concrete sidewalks within 58-feet of rig. ht-of-way. At the meeting on March 14, 2001, the applicant submitted a drawing indicating that this street would be stubbed to the undeveloped 80-acre property to the east Based on the applicant's testimony, and the need for interconnectNi ,ty the ACHD Commission required th_is stub street as a condition of approval. The stub street should be conslructed to the east property line between'Lot 5 and Lot 6, Block 1. The applicant should provide a paved temporary turnaround at the east end of the stub 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 FLrI'URE'. Coordinate the sign plan for lhe stub street, and the design of the turnaround with District staff. Utility. Peet cuts in pavement less than five years old are not allowed unless approved in xwiting by the District. Contact Construction Services at 387-6280 (with file numbers) for details. Irrigation facilities should be relocated outside of the new right-of-way on Overland Road and Eagle Road. Page 6 All utili .ty relocation costs associated with improving street frontages abutting the site should be home by the developer. The applicant is not proposing to construct any stub slreets to the undeveloped parcels to the south. District policy requires stub streets to provide access to adjoining properties. The parcel to the south is 27-acres, and that property owner also owns several surrounding properties. The property owner to the south of this site (Sutherland Farms) has requested that the applicant be required to construct a stub street to serve his property, and also construct an east-west collector street along the common property line to serve his property. It is likely that the property, to the south will develop as residential, as is designated in the Ci.ty of Meridian Compreliensive Plan. The applicant has agreed to construct a driveway at the south property line that would serve as a shared access with the property o~vner. Staffdoes not recommend that the applicant be required to construct an east-west collector street along the south property line, as the applicant is cons~a'ucfing a collector roadway through the site and it is not needed along the south property. line. If the applicant constructs a stub street to the property to the south, the minimum length of the road would be 750-feet. The average cost to build a local street is $80/linear foot. The approximate cost to construct a stub street to the south property line would be $60,000. Staff does not recommend the construction ora stab street to the south property, line. The applicant is opposed to the construction of any slub streets to surrounding properties. Atthe Commission meeting on March 14, 2001, a representative of the parcel to the south testified on behalf of Sutherland Farms and requested a stub street to the south property, line. The ACHD Commission required the construction of a shared driveway at the south prope,'~:y line, but did not require the conslruction of a stub street to the south. In accordance with District policy, the applicant should be required to construct a 5-foot wide concrete sidewalk on Overland Road abutting the entire site. Coordinate the location and elevation of the sidewalk with Dislrict staff. In accordance with Dis~int policy, the applicant should be required to consmmt a 5-foot wide concrete sidewalk on Eagle Road abutting the entire site. Coordinate the location and elevation of the sidewalk with District staff. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by Silverstone owners. Notes of this should be required on the final plat. In order to reduce/rips 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. Commuter/de staff will coordinate the Alternative Transportation Program with the applicant. For more informahon contact Pat Nelson at 387-6160. 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 Silverstone. emra Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary, that includes th_is site or is adjacent to lifts development. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator ~hat works as a liaison between businesses and private and public transportation providers to increase the use of alternative transportation and other hip reduction measures (stiuttie buses, bus pass programs, vanpools, carpools, bicycle and walking enhancements), An annual survey will be required of the TMA/TMO to monitor participation in alternative transportation pro.ams and forwarded to the ACHD Commutefide Office. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the tramportation system will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service with out modifications to Eagle Road and Overland Road, and the intersection. Special Recommendation to ITD: According to the submitted traffic study, the proposed development is projected to generate an average daily traffic (Al)T) of 9,629 vehicles per day (vpd), of which the peak hour lraffic (PHT) is 1,021 vehicles per hour (vph). At build out, the project will add 6,317 vehicles per day to Eagle Road north of the site, of these trips 847 will take the westbound 1-84 ramp, 2,504 will travel eastbound on 1-84, and the remaining 2,966 will continue to the north. Special Recommendation to Ci~ 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. 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. The Overland/Eagle Road and MeridiardOverland 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 wi~in the operating area of the intersection is vital to the safe operations of the intersection. The subject site's additional traffic will exacerbate the Ixaffic problems at these intersections. Based on development patterns in this area and the resulting ~'affic 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 with out modifications to Eagle Road and Overland Road, and the intersection. Silverstone.cmra The following Site Specific Requirements and Standard Requirements mus~ be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: Dedicate 54 to 4g-feet of fight-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 permit~), wkichever 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. Dedicate 52 to 4g-feet of right-of-way from the centeriine of Eagle Road abutting the parcel by means of recordation ora final subdivision plat or execution of a warranty, deed prior to issuance ora 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 fight-of-way dedicated which is an addition to e.,dstmg ACHD fight-of-way. The following access points on Overland Road are approved with this application: · 400-feet east of Eagle Road (western driveway) · 690-feet east of Eagle Road and 265-feet east of western driveway (middle driveway) · 1,070-feet east of Eagle Road (public street) The following access points on Eagle Road are approved with this application: · A minimum of 440-feet south of Overland Road and a minimum 440*£eet north of the proposed public street. · 1,590-feet south of Overland Road (public street) · At the south property line (shared southern driveway) Construct a spine road through the site with connections at Overland Road and Eagle Road, located as proposed. Construct the roadway as a 46-foot street section with curbs, gutters and sidewalks. If the applicant constructs attached sidewalks, the sidewalk shall be conslracted 7- feet wide, and the slreot shall be constructed within 64-feet of fight-of-way. If the applicant constructs delached sidewalks, the sidewalk shall be constructed 5-feet wide, and the street shall be constructed 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. Tkis applicant should enter into a written agreement with the District for the construction, timing and funding of the two proposed traffic signals: one on Overland Road located at the quarter- mile, and one on Eagle Road at approximately the half-mile. Page 9 I0. 11. 12. 13. 14. 15. 16. 17. Traffic signals cannot be installed at these intersections until there is a warrant. The applicant's traffic engineer should work with ACHD Traffic Services staffto determine when the warrant is meg or is close to being met. The developer shall be financially responsible for the cost of one- half of the signal. If the properties across from this subdivision have not been developed prior to the signal warrant, the applicant of this site shall fund 100% of the cost of the signals. Atthe time that those properties across the street develop, a road trust will be acquired and tiffs applicant shall be reimbursed for one half of the cost of the signal. Construct center mm lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. The applicant shall coordinate the intersection designs with District Traffic Services staff. Driveways on the proposed spine road shall be located a minimum distance of 175-feet from Eagle Road and Overland Road, and shall align or offset a minimum of 125-feet from an3' proposed driveways. The applicant is proposing to conswuct a large island in the middle of the spine road, with driveways on both sides. The applicant shall: construct the island as a true roundabout, eliminate the driveways; or eliminate the island. Stub Titanium Way to the east property line between Lot 5 and Lot 6, Block i. Conslruct Titanium Way as a 40-foot street section with curbs, gutters and 5-foot wide concrete sidewalks within 58-feet of right-of-way, with a standard turnaround at the south end. Provide a paved temporary turnaround at the east end of the stub 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 sWeet, and the design of the tamaround with District mfr. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the Dislrict. Contact Construction Services at 387-6280 (with fiie~ numbers) for details. Irrigation facilities shall be relocated outside of the new right-of-way on Overland Road and Eagle Road. All utility relocation costs associated with improving sweet frontages abutting the site shall be borne by the developer. Construct a 5-foot wide concrete sidewalk on Overland Road abutting the entire site. Coordinate the location and elevation of the sidewalk with Diswict staff. Conswuct a S-foot wide concrete sidewalk on Eagle Road abutting the entire site. Coordinate the location and elevation of the sidewalk with District staff. Any proposed landscape islands/medians within the public right-of-way dedicated by th/s plat shall owned and maintained by Silverstone owners. Notes of this shall be required on the final plat. Silver~tone.cr~m Pa~e 10 I$. Other than the access points specifically approved with this application, direct lot or parcel access to Overland Road and Eagle 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 Plann/ng and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written exvlanafion of why such a requirement would result in a substantial hardshio or inequity. The written reauest ~hall be submitted to the District no later than 9:00 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 statT to remove the item from the consent agenda and report to the Commission regarding the requested modification, vahance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. At:tar 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 $l 10.00. The request for reconsideration shall svecificallv identify each re~uirement to be reconsidered and include ~witten 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. Payment of applicable road impact fees are required prior to building conslmction hi accordance with Ordinance #193, also known as Ada County Highway District Road Impact Fee Ordinance. All design and construction shall be in accordance with the Ada Countv Highway Dish'ict 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. 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. Construction, use and property development shall be hi conformance with all applicable requirements of the Ada County Hi,way District prior to District approval for occupancy. 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 ACtlD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD fight-of-way. The applicant shall contact P~e 11 ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. No change in the terms and conditions of tiffs 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 Hi~hway District. The burden shall be upon the applicant to obtain written comfirmafiun of any change fi-om the Ada Coun~ Highway District. 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 roles, regulations, ordinances, plans, or other regulatory and legal restrictions in fome atthe time the applicant or its successors in interest advises the Highway District of its intent ~o change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is ~anted pursuant to the law in effect at the time the change/n use is sought. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedeslrian 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: Plarmin~ and Development Staff March 14. 2001 Silverstone. cram Pag~e 12 BEFORE THE CITY COUNCIL OF THE CITY OF MERITHAN C/C o4/oa/m IN THE MATTER OF THE REQUEST FOR CONDmONAL USE PERMIT FORA COMMERCIAL PLANNED LrNIT DEVELOPMENT AND FLOODWAY APPROVAL IN PROPOSED C-C AND C-G ZONE, LOCATED AT THE SOUTHEAST CORNER OF OVERLAND AND EAGLE ROADS, MERIDIAN, IDAHO SUN-DANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS, APPLICANT ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) Case No. CUP-ol-oo2 ORDER GRANTING CONDmONAL USE PERMIT L This matter coming before the City Council on the 17~ day of April, 2ool, under the provisions of Meridian City Code ' 11-17-4 for final action on conditional use permit application and the Council having received and approving the Recommendation of the Planning and Zoning Commission the Council takes the following action: 2. That the above named applicant is granted a conditional use permit for a planned commercial development and floodway approval in C-C and C-G zones at the southeast comer of Overland Road and Eagle Ro~d, Meridian, Idaho, subject to the following conditions ORDER CONDITIONAL USE PERMIT COMMERICAL PLANNED UNIT DEVELOPMENT SUNDANCE INV'F~qTMENTS LIMITED PARTNERSHIP OR ASSIGNS -1 a planned commercial development and floodway approval in C-C and C-G zones at the southeast corner of Overland Road and Eagle Road, Meridian, Idaho, subject to the following conditions of use and development: Adopt the Recommendations of the Planning and Zoning staff and Engineering staff as follows: 2.1 This Conditional Use Permit is for the overall concept and mixture of uses. Significant changes to the plan as proposed shall require modification of the CUP. Slight modifications that comply with the overall development plan approval shall not require future public hearings. 2.2 Planned Development Regulations: As a mixed/planned use development, the Silverstone Corporate Center shall comply with the following sections of the subdivision ordinance: 12-6-4 Procedures for Planned Developments, 12-6-6 General Regulations for Planned Development, and 12-6-7 General Standards for Planned Devdopments. All commercial and office uses shall comply with 12-6- 8-B, Design Standards for Planned Development-Commercial. The City Council further requires that a conditional use permit be required if the applicant proposes a bar. 2.3 Site Plan: The copy of the single-story building master plan submitted with the application does not appear to be to an accurate scale. Detailed review of the site plan is not possible; only the concept is being reviewed. Detailed site plans that meet all parking lot dimensional and landscaping standards per City Ordinance shall need to be reviewed and approved during the building permit process. 2.4 Open Space: All Planned Developments (PD) are required to have at least 10% of the gross land area of the PD as common open space per City Ordinance Section 12-6-7-E-5. The total common open space ORDER CONDITIONAL USE PERMIT COMMERICAL PLANNED UNIT DEVELOPMENT SUNDANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS -2 calculation for Silverstone Corporate Center is not shown. Applicant shall provide calculations showing how this minimum criteria is met. The City's well lot shall not be considered for inclusion in this requirement if reimbursement is sought for the value of the property. 2.5 Parldng Lot Landscaping: Landscape islands serving a single row of parking shall have one tree. Islands serving a double row of parMng shall have two trees. A planting island shall be provided to break up the asphalt every 12 continuous stalls. The site plan submitted does not meet this requirement. The detailed landscape plan for the Silverstone Point building is at a scale and meets or exceeds all landscaping requirements. All site plans shall be reviewed at the building permit stage to ensure compliance with the Meridian Landscape Ordinance. Review of the overall site plan is general only, and specific review shall occur upon application for building permits. 2.6 Streets and Circulation: The proposed project is designed as a stand- alone development with no provision for access to other properties. 2.7 Signage: Although signage locations are noted on the plan, no details of proposed signage were included. Applicant shall be responsible for proposing a sign program for the entire development as part of the conditional use process. 2.8 Trash Enclosures: Very few trash enclosures are shown on the Conceptual Site Plan. Applicant shall coordinate locations and construction requirements of the required trash enclosures with Meridian Sanitary Service, Inc., and provide a letter of approval from their office when applying for a Certificate of Zoning Compliance. 2.9 Alternative Transportation Options: At build-out, this site shall serve as a principal center of employment for the east Meridian/west Boise area. While Boise Urban Stages does not currently service Overland Road, it has the potential to be a likely destination point for mass transit in the future. The City Council strongly requires an area be designated and/or preserved on the Concept Plan for a future bus stop. Also required is the inclusion of bicycle racks at all office and retail buildings. ORDER CONDITIONAL USE PERMIT COMMERICAL PLANNED UNIT DEVELOPMENT SUNDANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS -3 2.10 All conditions placed on this application shall run with the land and shall not lapse or be waived as the result of any change in tenancy or ownership of any or all of the lands govemed by this CUP application. All such conditions shall be deemed the reqtfirements for the issuance of a Certificate of Occupancy for any use or structure as per City Ordinance. 2.11 Applicant shall comply with ACHD requirements, and which requirements are attached hereto as Exhibit A a dated March 14, 2001, and consisting of twelve (12) pages. Adopt the Recommendations of the Central District Health Department as follows: 2.12 The Applicant's central sewage and central water plans shall be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 2.13 Run-off is not to create a mosquito breeding problem. 2.14 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality, or if other means of pretreatment of storm water discharge is provided, then Applicant shall furnish to the Public Works Department a copy of the proposed Operation and Maintenance Manual, including a schedule of regular maintenance for the drains. A commitment shall be required that in the event the drains do not effectively work, either through problems with design or maintenance, development of new plans for a means to pretreat the storm water discharge shall be required. 2.15 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. ORDER CONDITIONAL USE PERMIT COMMERICAL PLANNED UNIT DEVELOPMENT SUNDANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS -4 meL. Adopt the Recommendations of the Meridian Fire Department as follows: 2.16 All codes relating to fire hydrants and fire sprinkler systems shall be 3. The above conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application for a conditional use permit. 4. Notice to Permit Holder, this conditional use permit is not transferable without complying with the provisions of Meridian City Code § 11-17-8, a copy of which is attached to this permit. By action of the City Council at its regular meeting held on the /7 day of ~ ,2001. R~-~.e~ D. Corrie, Mayor City of Meridian Copy served upon Applicant, the Planning and Zoning Department, Public Worlcs Department and City Attorney. City Clerk Dated: ORDER CONDITIONAL USE PERMIT COMMERICAL PLANNED UNIT DEVELOPMENT SUNDANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS -5 ) DA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary. Plat - Silverstone Corporate Center s/e/c Overland Road/Eagle Road MPP-01-00 L'MCUP-01-00Z/MAZ-O 1-001 15 -lots The application has been refe~ed to ACHD by the Ciw of Meridian for review and comment. Silverstone is a 15-tot office"commemial subdivision on 78-acres. The applicant is requesting a rezone from R-1 to C-C/C-G. The site is located at the southeast comer of Overland Road and Eagle Road. This development is estimated to generate 9,629 additional vehicle trips per day based on t~e subm/tted traffic impact study. This item is being placed on the re~-mlar agenda dne to concerns of the applicant regarding stub streets and driveway~, and also concerns from the propert? owner to the south regarding access through this ~ite. Roads impacted by tiffs developmene. Overland Road Eagle Road Interstate 84 ACHD Commission Date - March 14, 2001 - 6:30 p.m. REGULAR AGENDA ITEM Facts and Findings: 3iiverztone.cmm Page I A. General Information Owner - Sundance Inves=nen~s Applicant - Larson Arckitects, Quadrant Consulting R-I - Ex/sting zoning (low-densiw residential) C-C/C-G - Proposed zoning (general commercial) 78 - Acres 15 - Proposed building lots 1 -Proposed common lots 640 - Total lineal feet of proposed public sa-cots 9,629 - Total ve.hicle trips per day 285 - Traffic Analysis Zone (TAZ) West Ada - Impact Fee Serdce Area Meridian - Impact Fee Assessment District Overland Road Minor arterial with bike lane designation Traffic count of 13,551 on I 1-30-99 (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-Ex/sting plus project build-out Level of Se, vice 1,300-feet of frontage 50-f~t existing ri_raft-of-way (25-feet from centerline) 54 to 48-feet required fight-of-way from centerline Overland Road is improved with 2-tanes with no curb, gutter or sidewalk abutting the sire. There is a southbound turn lane on Overland Road at the Eagle Road intersec.Son. The OveriandFEsgle Road intersection currently operates at a level of se.vice F. Eagle Road Minor arterial with b/_ke 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 (r#o 1-84) C-Ex/sting Level of Service D-Existing plus project build-out Level of Service 2,600-feet of fi'ontage 50-feet e,-dsting fight-of-way (25-feet from centerline) 52 to 48-feet required right-of-way from centerline Abutting the site Eagle Road is [rnproved with two travel lanes, with no curb, gutter or sidewalk. North of Overland Road Eagle Road widens to 5-tones. North of 1-84 Eagle Road is under the jurisdiction of IT'D. Page 2 Interstate 14 Traffic count of O-~eet of frontage Interstate 84 is three lanes eastbound and three lanes westbound. There is an "ON" and "OFF" ramp at Eagle Road. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of Service F (LOS Ir), and are listed a~ one of the 100 most critical inter~ections in Ada Count. Acce~ control within the operating area of the intemection is vital to the safe operations of the inter~ection. The subject site's additional traffic will exacerbate the traffic problems at these intersections. On March 2, 2001, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. Tire results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. A traffic study ~vas submitted for the SilverStone Corporate Center in Meridiam Idaho. The key findings of the traffic study include the followfng. · The proposed development is projected to generate an average daily traffic (ADT)of 9,629 ve,hicles per day (vpd), of which the peak hour traffic (PHT) is 1,021 vehicles per hour (vph). · At build out, the project will add 6,$ l 7 vehicles per day to Eagle Road north ~fthe szte, of these trzps 847 will talc* the westbound f-84 ramp, 2.504 will trav,l eastbound on f-84, and the remaining 2,966 will continue to the north. All additional 1,100 vehicles per day will travel south of the site on Eagle Road. The project will add 1,380 vehcles per day to Overland Road east of the sim and 850 vehicles per day west of the site. · The intersection of Eagle Road and Overland Road is currently operating ar Level of Se. vice (LOS) F. It will operate at LOS F under background traffic conditions with or without the site being developed. This development should be required to participate, in improvements to tbJ. s intersection to bring it to an acceptable level of service. · The inter,co,erin of Eagle Road and the eastbound and westbound off-ramps of 1-84 will function at an acceptable Ieve! of s¢,wice with the addition of site traffic. This assumes that the proposed signal on the eastbound off-ramp is constructed by ITD. · The inmrsecfion 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 other projects. Since the majority, of the lraffic will be coming from other ~owth in the area. widening of this intersection should be considered by the ACHD and ITD. · The intersection of Overland Road and Meridian Road will operate at LOS F under back~ound traffic conditions and LOS F with the addition of site traffic. Additional lanes are required to make tiffs intersection operate at au acceptable LOS D. This intersection is within the limits cfa proposed project by ACHD. The sire traffic should be included in the plarmmg of the ACHD improvements project. · The intersection of Overland Road and Cloverdale Road will require improvements to operate at LOS E. This area will probably see development in the coming years. It is recommended that the project will contribute to the future reconstruction oft[tis intersection. Silver~tone. emm Page 3 · The inte,'~ection of Overland Road and Five Mile Road will suffer a small incre=e in de!av due to project'a'affic. Other growth will contribute to most of the deterioration of the intersec~on. The project should not be required to participate in the recons~uction of t/tis intersection. · The intersection of Eagle Road and Victory. Road will operate at an acceptable level of service, LOS £, after the build out of this project. · Eagle Road south if the project will overate at an acceptable level o£ service after build out of the pr?ject. The site should contribut~ fight-of-way for future roadway expansion. Since Eaa!e Road m 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 au acceptable love'! of se.wice after build out of the project. · Overland Road west of Eagle Road will operate at an acceptable level of se:vice for a three-lane roaxi. A thr~-!ane road is proposed to be built by ACHD on t/tis section of roadway. · Overland Road east of Eagle Road will operate at a poor level of service after build'out of the project. The project should be required to dedicate fight-of-way for a five-lane future roadwav. In the interim, flue project should be required to construct a righir-tum lane and a left-turn lane for the full frontage of the project along Overland Road. · The project should be required to consmact a signal at the main entrance to the site on Eagle Ro~ and to the mom entrance to the site on Overland Road. Each signal will require a left-turn lane and a ddght-tum lane. The applicant is proposing to construct lxvo driveways on Overland Road and one public street connection. The proposed accesses are located: · 400-feet ernst of Eagle Road (western driveway) · 690-feet east of Eagle Road and 265-f~t eazt of western driveway (middle driveway) · 1,070-feet e~t of Eagle Road (public street) DisWict 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 ~eater than 600-feet of frontage. Access points are considered to be both public streem and driveways. The applicant is proposing to consWuct three access points on Overland Road in accordance with District policy. The ACH]~ Commission approved these three access points on Overland Road. The applicant is proposing to eonSUruct five driveways on Eagle Road and one public street connection. The proposed accesses are located: · 400-feet south of Overland Road (northern driveway) · 690-feet south of Overland Road and 265-feet south of northern driveway (northern middle driveway) · 420-feet south of northern middle driveway (middle driveway) · 1,590-feet south of Overland Road (public strut) · 410-feet south of public street (southern driveway) · At the south property line (shared southern driveway) District policy 7204.7.3 states thai access points on arterials are based on the following: ':' One access point for less than i50-feet of frontage Sil'/emtone. crum -:' Two access points for 150-500-feet offi'ontage · :, Tliree access points for greater than 600-feet of frontage. Access points are considered to be both public struts and dr/vesvays. The applicant is proposing to consUmct six access points on Eagle Road. DisWict policy allows three access points. Six access points would require a variance from the Commission. Staff recommends adherence of policy because the applicant is conslructing a public strut through the site mad should have sufficient access internally mad with three access points (t~vo driveways and one public s~eet) on Eagle Road. The proposed driveways are located on shared property, lines and staffrecommends that the applicant conslruct a driveway atthe south property line to provide for future shared access with the parcel to ltue south; the spine road connection, and a second driveway located north of the spine road, but located a minimum of 440-feet south of Overland Road. The applicant does not concur with starts recommendation on the number of access points on Eagle Road, and wi/1 provide ir~brmation to the Cormuission requeshng a modification of policy. The ACHD Commission approved three access points on Eagle Road with this application. One access point shall be located at the scum prope,'-rv, line, and shall be constructed as a shared · dr/veway. The second access point shall be the proposed public road, located as proposed. The tl~d access point shall be located a minimum of 440~feet south of Overtand Road, and a minimum 440-feet north of the proposed public street that will be signalized in the future. The applicant is proposing to construct a spine road through the site with connections at Overland Road and Eagle Road. Due to the volumes of traffic this development is expected to generate, the applicant should conslruct this roadway as a 46-foot street section with curbs, ~atters and sidewalks. If the applicant constructs attached sidewalks, the sidewalk should be consU'ucted 7- feet wide, and the s~eet should be constructed within 64-feet of right-of-way. If the applicant constructs detached sidewalks, the sidewalk should be constructed 5-feet wide, a. nd the street should be conslructed within 70-feet of right-of-way. Parking should be reswicted on the proposed s~reet, and the applicant shouid submit a signage plan prior t9 final plat approval. The applicant's site plan indicates a traffic si__*nal on Overland Road ortho intersection with the proposed public street, located appro.,fimatety ¼-mile east of Eagle Road, and one on Eagle Road located appro*6mately 1/3-mile south of Overland Road. It is not clear from the applicant's proposal if the intent is for the traffic si_anals to be consmacted with the projec~ or if they are shown on the plan as "future". According to the submitted traffic study, at full build-out,, the project should be required to cons'a'uct the siguals, and flue necessary, site improvements associated with the signals: lef~-tum lanes and fifight-tam lanes. 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 So, ices 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 si_.~nal. ~f the properties across from this subdivision have not been developed pr/or to the signal warrant, the applicant of*his site shall fund [00% of the cost of the si.mauls. Atthe time that those prope,~ies develop, a road lrust will be acquired and this applicant shall be reimbursed for one half of the cost of the signal. This applicant should enter into a written a~eement with the District for these two traffic si_mauls. Silver~tone.cmm ,,q.. The applicant should be required to construct center mm lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. The roadways are currently only 2-1ones in width, and the submitted traffic study detemuined that these lanes should be required. The applicant is proposing to construct islands at the main entrances to the proposed spine roads. The islands may interfere with taming movements at the si~als. The applicant should coordinate the intersection desi~mus with Dislrict Traffic Services staff. Driveways on the proposed spine road should be located a minimum distance of 175-feet from Eagle Road and Overland Road, and should align or offset · minimum of 125-feet fi.om any proposed driveways. The site plan shows driveways on the proposed sa:vt located with/n 25-feet of other proposed driveways, and some of the driveways are constructed with medians: such a configuration is confusing to the motorist The applicant should revise the site plan and relocate dr/veways in accord~mce with district policy. The applicant is proposing to construct a large island in the middle of the spine road, with driveways on both sides. The driveways are located so that motorists could make unsafe leL tums fi.om the driveways. The applicant should either,: construct the island as a me roundabout.. eliminate the driveways; or eliminate the island. The applicant is proposing to construct a local street off of the spine road. The location of the strut conforms to ACHD policy. The street should be constructed as a local/commercial street: 40-foot street section with curbs, gutters and 5-foot wide concrete sidewalks within 58-feet of right~of-way. ,at the meeting on March 14, 200 l, the applicant submitted a drawing indicating that t/tis street would be stubbed to the undeveloped 80-acre property to the east. Based on the applicant's testimony, and the need for interconnectlvi .ty the ACH]) Commission required ti'tis ,tub street as condition of approval. The stub street should be constructed to the east property, line betwean Lot 5 and Lot 6, Block 1. The applicant should provide a paved temporary turnaround at the east end of the stub with a temporary, easement provided to the District. The applicant should be requked to install a sign at the terminus of the roadway stating that, "THIS ROAD W'iLL BE EXTENDED IN THE FUTURE". Coordinate the sign pla~ for the stub stree% and the design of the turnaround with DisU'ict staff. Utility ~eet cuts in pavement less than five years old are not allowed unless approved in ~witing by the Dislric:. Contact Construction Services at 387-6280 (with file numbers) for details. Irrigation facilities should be relocated outside of the new fight-of-way on Overiand Road and Eagle Road. Ail utility, relocation costs associated with improving street frontages abutting the sire should be borne by the developer. The applicant is not proposing to construct any stub streets to the undeveloped parcels to the south. District policy requires stub streets to provide access to adjoining properties. The parcel to the south is 27-acres, and that property, owner aisc o~vns several surrounding prope,'~ies. The property owner to the south of this site (Sutherland Farms) has requested that the applicant be required to construct a stub s~reet to se.we his property, and also conslruct an east-west collector street along the common prope.'W, line to se,we his properD.'. It is likely that the prope,'W, to the south will develop as residential, as is desi_maated in the City. of Meridian Comprehensive Plan. The applicant has a~eed to construct a driveway at the south property, line that would se~'e as a shared access with the property, owner. Stuffdoes not recommend that the applicant be required to construct ma east-west collector street along the south properq/line, as the applicant is consmacring a eollector roadway through the site and it is not needed along the south properW. line. If the applicant consmacts a stub street to the property to the south, the minimum length of the road would be 750-feet The average cost to build a local street is S80/linear foot. The approximate cost to construct a stub street to the south prope.? line would be 560,000. Staff does not recommend the construction cfa stub street to the south properW, line. The applicant is opposed to the construction of any stub streets to surrounding properties. Atthe Commission meeting on March 14, 2001, a representative of the parcel to the south testified on behalf of Suthefland Farms and requested a stub strut to the south prope,.xy line. The ACHD Cormmission required the construction of a shared driveway at the south property line, but did not require the construction of a stub street to the south. ha accordance with District policy, the applicant should be required to construct a 5-foot wide concrete sidewall< on Overland Road abutting the entire site. Coordinate the location and elevation of the sidewalk with Disa-ict staff. ha accordance with District policy, the applicant should be required to construct a 5-foot wide concrete sidewalk on Eagle Road abutting the entire site. Coordinate the location and elevation of the sidewalk with District staff. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by Silverstone owners. Notes of this should be required on the final plat. In order to reduce trips to and from this developmant it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Pro~m-n for employe~s and provide an manual report to ACHD on employee participation. Cornmuteride staff will coordinate the Alternative Transportation Pro,am with the applicant. For more information contact Pat Nelson at 387-6160. ha order to reduce ~ps to and from this development, it is recommended that the tenants occupying the proposed building(s) be required to participate in any Transportation Management Silverstone. emro Association (TM_A) or Transportation Man~emant Organization (TMO) that is formed wkh a boundary, fl~a: includes this site or is adjacent to this development. A Transportation Management Association (TMA) or Transportation Managemem Organization (TMO) is formed with a coordinator that works as a halson beV,veen businesses and private and public transportation providers to increase the use of alternative u'anspormtion and other ~p reduction measures (shuttle buses, bus pass programs, vanpools, cat-pools, bicycle and walldng enhancements). An annum survey will be required of the TMA/TMO to monitor participation in alternative transportation pro.ams m~d forwarded to the ACHD Commutefide Office. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation s.vstem will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service with out modifications to Eagle Road and Overland Road, and the intersection. Special Recommendation to lTD: 1. According to the submitted traffic study, the proposed development is projected to generate an average daily traffic (gDT) of 9,629 vehicles per day (vpd), of wi'Ach the peak hour ~affic (PHT) is 1,021 vehicles per hour (vph). At build out, the project will add 6,317 vehicles per day to Eagle Road north of the site, of these trips 847 will take the westhound 1-84 ramp, 2,504 will travel eastbound on 1-84, and the remaining 2,966 will continue to the north. 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 employ~ participation. Commuteride staffwill coordinate the Alternative Transportation Program with the applicant. For more information contact Ms. Pat Nelson at 387-6160. In order to reduce ~ps to and from this development, the tenants occupying the proposed building(s) should be required to participate in any Transportation Management Association (TM_A) or Transportation Management Organization (TMO) that is formed with a boundary, that includes this site or is adjacent to this development. The Overland/Eagle Road and Me~-idiaru'Overland Road intersections operate at a Level of Service F (LOS F), and are listed as one of the 100 most critical intemections in Ada Count. Access control wi~hin file operating area of the inmrsection is viral to the safe operations of the intersection. The subject site's additional ~xaffic will exac~bate the traffic problems ar these intersections. Based on development patterns in this area and the resulting traffic generation, stuff anticipates that the transportation system will not be adequate to accommodate additional traffic generare~ by tlfis proposed development at accepted levels of ser;qce with out modifications to Eagle Road and Overland Road, and the intersection. Silverstone. emro The £ollowing Site Specific Requirements and Standard Requirements must be met or provided for prior ~o ACHI) approval of the final plat: Site Specific Requirements: Dedicate 54 to 48-feet offi~ht-of-way from the centerline of Overland Road abutting the parcel by means of recordation ora final subdivision plat or execution ora ~varranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the r/~t-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated wh/ch is an addition to existing ACHD right-of-way. Dedicate 52 to 4g-feet of right-of-way from the centefline of Eagte Road abutting the parcel by means of recordation of a fatal subdivision plat or execution of a wm-ranty deed prior to issuance ora building permit (or other required permits), whichever occurs Krst. 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 vahie of the right-of-way dedicated which is an addition to e,-dsfing ACH.D right-of-way. The following access points on Overland Road are approved with this application: · 400-feet east of Eagle Road (western driveway) · 690-feet east of Eagle Road and 265-feet east of western driveway (middle driveway) · 1,070-feet east of Eagle Road (public streeo The following access points on Eagle Road are approved with this application: · A minimum of 440-feet south of Ov~land Road and a minimum 440-feet north of the proposed public slreet. · 1,590-feet south of Overland Road (public s~-eet) · At the south property line (shared southern driveway) Consiruct a spine road throu~zh the site with connectiom at Overland Road and Eagle Road, located ~ proposed. Conslruct the roadway as a 46-foot street section with curbs, gutters and sidewalks. If the applicant cons~-ucts attached sidewalks, the sidewalk shall be constructed 7- feet wide, and the strut shall be cons~'ucted wilb_in 64-feet of right-of-way. If the applicant consm~cts detached sidewalks, the sidewalk shall be constructed 5-foot wide, and the street shall be cor~Wacted within 70-feet of right-of-way. Parking shall be restricted on the proposed stree~ and the applicant shall submit a signage plan prior to final plat approval. This applicant ~hould enter/ate a written a~eement with the District for the construction, timing and funding of the two proposed traffic siDuais: one on Overland Road located at the quarter- mile, and one on E~!e Road at approximately the half-mile. Page 9 i0. 11. 12. 13. 15. 16. 17. Traffic signals cannot be inmlled at these intersections until there is a warrant. The applicant's traffic engineer should work with ACHD Traffic Services smffto demrmine when the win-rant is me~ or is close to being met. The developer shall be financially responsible for the cost of one- half of the si_mual. If the properties across from tlzis subdivision have not been developed prior to the signal warrant, the applicant of this site shall fund 100% of the cost of the signals. At the time that those prope,~es across the strut develop, a road trust will be acquired and this applicant shall be reimbursed for one hal£of the cost of the signal. Consmuct center mm lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. The applicant shall coordinate the intersection desi_mns with District Traffic Services staff. Driveways on the proposed spine road shall be located a minimum distance of 175-feet from Eagle Road and Overland Road, and shall align, or offset a minimum of 125-feet from an3' proposed driveways. The applicant is proposing to construct a large island in the middle of the spree road, with driveways on both sides. The applicant shall: construct the island as a tree roundabout, eliminate the driveways; or eliminate the island. Stub Titanium Way to the east property, line between Lot 5 and Lot 6, Block I. Construct Titanium Way aa a 40-foot street section with curbs, gutters and 5-foot wide concrete sidewalks within 58-feet of right-of-way, with a standard turnaround at the south end. Provide a paved temporary, turnaround atthe east end of the stub 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 ~XTENDED IN THE FUTUR.E". Coordinate the sign plan for the stub street, and the design of the turnaround with Dislrict staff. Utility. street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction So,ices at 387-5280 (with fii~ numbers) for de+ails. Irrigation facilities shall be :elocated outside of the new right-of-way on Overland Road and Eagle Road. All utili~ relocation costs associated with improving street frontages abutting the sire shall be borne by the developer,. Construct a 5-foot wide concrete sidewalk on Overland Road abutting the entire site. Coordinate the location and elevation oflfie sidewalk with DisWict mfr. Construct a 5-foot wide concrete sidewalk on Eagle Road abutting the entire site. Coordinate the location and elevation of the sidewalk with Dislrict mfr. Any proposed landscape islands/medians within the public fight-of-way dedicated by this plat shall owned and maintained by Silverstone owners. Notes ofth/s shall be required on the final plat. Pm~.e l 0 18. Other than the access po/nm specifically approved with th/s application, direct lot or parcel access to Overland Road and Eagle Road is prohibited. Lot access reslrictions, ~s 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 Plann/ng and Development Supervisor. The reauest shall suecificallv identify each reauirement to be reconsidered and ~nc,ude a written e~-mtananon of why such a reauirement would result in a substantial hardshio or/neauitv. The written reauest shall be submitted to the District no later than 9:00 a.m. on the day scheduled for ACHD Commission action. Those imms shall be rescheduled for discussion with the Commission on the nero available m~ting agenda. Requests submitted to the Dislrict after 9:00 a.m. on the day scheduled for Corrnnission action do not provide sufficient time for District staffto remove the item bom 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. After ACHID Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Pl~nlng and Development Supervisor within six days of the action and shall include a minimum fee of $l 10.00. The reauest for reconsideration shall soecificallv identify each reauirement ~o be reconsidered and include writlan documentation of data that was not available to the Commission at the time of its ori~hial decision. The request for reconsideration will be heard by the District Commission at the ne~ regular meeting of the Commission. If the Commission a~ees 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. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #t93, also known as Ada County. Highway District Road Impact F~ Ordinance. All design and construction shall be in accordance with the Ada county Highway District Policy Manual, ISPWC Standards and approved supplements, Conslmcfion Services procedures and ail applicable ACHD Ordinances unless specifically waived herein. An cng/neet registered in the State of Idaho sh~ll prepare and certify all improvement plans. 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. Construction, use and property, development shall be in conformance with ail applicable requirements of the Ada County. Highway Distr/ct prior to District approval for occupancy. 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 arno cost to ACHD. The applic:mt shall be required to call DIGL1NE (1-800-342-1585) at least t~'o full business days prior to breaking Wound within ACHD right-of-way. The applicant shalI contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 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 author/zed 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 fi.om the Ada County, Highway District. Any change by the applicant in the planned use &the property which is the subject of this appIicafion, shall require tim applicant to comply with all roles, regulations? ordinances, plans, or other regnlatory and leg~l restrictions in force at the time the applicant or its successors in interest advises the Highway Diswict of its intent to change the plmmed use of the subject property, unless a waiver/variance of said requ/rements or other legal relief is granted pursuant to the lave in effect at the t~e the change in use is sought. Conclusion of Law: ACI-~) requirements are intended to assure that tile proposed use/development will not place an undue burden on the e,'dsting vehicular and pedesWian transportation system wFdain the vicmi .ty impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-5170. Submitted by: Commission Action: Plannin~ ~d Development Staff March 14, 2001 Pa~e 12