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Silverstone Corporate Center PP 00-001c:ITY CLERK FILE CHECKLIST Project Name: Silverstone Corporate Center File No. PP 00-001 Contact Name: Cornel Larson Phone: 376-4665 Date Received from Planning and Zoning Department: Planning and Zoning Level: 0 Transmittals to agencies and others: 0 Notice to newspaper with publish dates: Q Certifieds to property owners: January 9, 2001 Hearing Date: February 15, 2001 January 11, 2001 26 -Jan -01 and 15 -Feb -01 - January 26, 2001 ❑ Planning and Zoning Commission Recommendation: ❑ Approve ❑ Deny Notes: City Council Level: ❑ Transmittals to agencies and others: ❑ Notice to newspaper with publish dates: ❑ Certifieds to property owners: ❑ City Council Action: ❑ Approve ❑ Findings / Conclusions / Order received from attorney on: Hearing Date: Findings / Conclusions / Order: ❑ Approved by Council: ❑ Copies Disbursed: ❑ Findings Recorded Development Agreement: ❑ Sent for signatures: ❑ Signed by all parties: ❑ Approved by Council: ❑ Recorded: ❑ Copies Disbursed: Ordinance No. Resolution No. ❑ Approved by Council: ❑ Recorded: Deadline: 10 days ❑ Published in newspaper: ❑ Copies Disbursed: Notes: and ❑ Deny C giB Res / Copy Cart Mr &t—k Copy Res / GOP/ Cart City Gkrk Uty Engt� City Pians. City Albury Sadng Project FJ DePIAY Cbk C,PY Rea/ aiglr Cart A CAuey (CPAs) APPI. (rorfCPAs) Regarded Ordkwncee: Qigin l : MnAabook cops : City Ctak Sb* T. Stag TnAauar. A , A,aeepr St ,V Co i — CAY Af y cm Engines city PI.— P.)e fik Appl�d (d Apel.) Deputy Clerk Fk.Ungs I Orden: Oigml: kft* ook Copiesb: Appi Projp&t Cky Engi— CityP1anrki City A2 -ft Deputy Ck Record V"a Fk.M"•• Recrorded DevebWaM AgreenteMs: a giw:FkWW FW Copies b:AppiCAM Prooct Ak City Er9rraer CgyPlower CW, Depity C� TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: February 8, 2001 Transmittal Date: January 10, 2001 Hearing Date: February 15, 2001 File No.: PP 01-001 Request: Preliminary Plat approval of 15 building lots and 1 other lot in a proposed C -C and C -G zone for proposed Silverstone Corporate Center By: Larson Architects Location of Property or Project: SE corner of Overland Road and Eagle Road Sally Norton, P/Z Bill Nary, P/Z Jerry Centers, P/Z Richard Hatcher, P/Z Keith Borup, P/Z Robert Corrie, Mayor Ron Anderson, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service Building Department Fire Department Your Concise Remarks: Police Department City Attorney City Engineer City Planner Parks Department (Residential Applications only) Gen - 26 PP/FP/PFP - 30 AZ - 27 Meridian School District Meridian Post Office (FP/PP) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP) U.S. West (FP/PP) Intermountain Gas (FP/PP) Ada County (Annexation) Idaho Transportation Department HUB OF TREASURE VALLEY LEGAL DEPARTMENT MAYOR A Good Place to Live (208) 288-2499 •Fax 288-2501 Robert D. Corrie CITY OF MERIDIAN PUBLIC WORKS CITY COUNCIL MEMBERS BUILDING DEPARTMENT Ron Anderson 33 EAST IDAHO (208) 887-2211 • Fax 887-1297 MERIDIAN, IDAHO 83642 Keith Bird (208) 888-4433 •Fax (208) 887-4813 PLANNING AND ZONING Tammy deWeerd City Clerk Office Fax (208) 888-4218 DEPARTMENT (208) 884-5533 • Fax 888-6854 Cherie McCandless TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: February 8, 2001 Transmittal Date: January 10, 2001 Hearing Date: February 15, 2001 File No.: PP 01-001 Request: Preliminary Plat approval of 15 building lots and 1 other lot in a proposed C -C and C -G zone for proposed Silverstone Corporate Center By: Larson Architects Location of Property or Project: SE corner of Overland Road and Eagle Road Sally Norton, P/Z Bill Nary, P/Z Jerry Centers, P/Z Richard Hatcher, P/Z Keith Borup, P/Z Robert Corrie, Mayor Ron Anderson, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service Building Department Fire Department Your Concise Remarks: Police Department City Attorney City Engineer City Planner Parks Department (Residential Applications only) Gen - 26 PP/FP/PFP - 30 AZ - 27 Meridian School District Meridian Post Office (FP/PP) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP) U.S. West (FP/PP) Intermountain Gas (FP/PP) Ada County (Annexation) Idaho Transportation Department CTTY OF m ERIDIAN Planning & Zoning Department. 200 E. Carlton Avenue, Suite 201, Meridian, ID 83642 (208) 884-5533 Phone / (208) 888-6854 Fax REQUEST FOR SUBDIVISI®N APPROVAL PRELIMUI TARY PLAT (RE: Meridian Subdivision Ordinance -12-3-1 thru 12-3-6) GENERAL INFORMATION 1. Name of annexation and subdivision: The Silverstone Corporate Center Roads 2. Address, general location of site: South East corner of Overland & Eagle 3. ®wner(s)ofrecord: -,lln(Jan('F T --- ntc T JMJtetJ Partnerchip-or -_-_L'fns Address: 9100 W Blackeagle Drive Boise Idaho 83709 Telephone: 322-7300 Fax: 322-7307 E-mail: 4. Applicant: Owner Address: Same as above Fax. E-mail: 5. Telephone: Engineer: Chuck Christensen, P.E. Fes: Quadrant Consulting, Inc. Address: T(Jahr) Telephone: 342-0091 Fax: 342-0092 R 1702 E-mail: quadrant@micron. net 6. Name and address to receive City billings- Name: Sundance Investments Limited Address 9100 W Blackeagle Drive, Boise Telephone: 322-7300 PItELIMINNARY PLAT FEATURES r, 1. Acres: 7 a Acres 2. Number of building lots: 15 3. Number of other lots: t - wei i site 4. Gross density per acre: 25 - 30 % coverage 5. Net density per acre: 22 - 28% Coverage �^_C and C -G See attached map 6. Zoning District(s): Existing: R-1 Proposed: 7. Does the plat border a potential green belt or pathwayak - 8. Have recreational easements been provided for? No 9. Are there proposed recreational amenities to the City? No Explain 10. Are there proposed dedications of common areas? No Expo For future parks? Nn Explain 11. What school(s) service the area? Do you propose any agreements for future school sites? No Explain 12. Are there any other proposed amenities to the City? Nn Explain 13. Type of building (residential, commercial, industrial, office or combination): rnmhinatinn Rev. 10126100 hree 14. Type of dwelling(s) l�,mgle family, duplexes, multiplexes, oth.:r): story 15. Proposed development features: 1 Acre a. Minimum square footage of lot(s): b. Minimum square footage of structure(s): C. Are garages provided for? NQ Square footage: d. Has landscaping been provided for? Yes Describe: 35' on Eagle and Overland Frontage - Lots to conform to City ordinances e. Are sprinkler systems provided for? f. Are there multiple units? No Type: Remarks: g. Are there special set back requirements? �� Explain: h. Value range of property: S6,06 000.- vacant i. Type of financing for development: Short term construction - Long term Lender j. Were protective covenants submitted? No Date: 16. Does the proposal land lock other property? No Does it create Enclaves? No STATEMENTS OF COMPLIANCE 1. Streets, curbs, gutters and sidewalks are to be constructed to standards as required by Ada. County Highway District and Meridian Ordinance. Dimensions will be determined by the City Engineer. All sidewalks will be five (5) feet in width. 2. Proposed use is in conformance with the City of Meridian Comprehensive Plan. 3. Development will connect to City services. 4. Development will comply with City Ordinances. 5 Preliminary Plat includes all appropriate easements. 6. Street names do not conflict with City grid system. 7. All items noted on the preliminary plat checklist have been completed. 1 have read the information contained herein and certify the information ' e and correct and that this plat is in compliance with the above statements. Signature of Applicant Rev. 10/26/00 City of Meridian PRELIMINARY PLAT Application Checklist (Incomplete applications will not be processed) Applicant:SUNDANCE INVESTMENTS LIMITED PAR`PNFRSHSRbmittalDate:j21_1- Application 2/1 - Application Completion Bate: / / Nearing Date: /� /�_ P& CC For Office Use Only 3 ?rev. 10126/00 �fj•_ CC�wrv�G+v� ) Completed and signed preliminary plat application form. Submit thirty (30) 1. copies of the completed preliminary plat application form. 2. Proof of title of said owner (warranty deed). 3. Notarized consent from titled owner of property. (If owner is a corporation, we need a copy of the Articles of Incorporation or other evidence to show that the person signing in is an authorized representative). 4. Legal description (metes & bounds) of subject property. 5. Thirty (30) folded copies of the preliminary plat (dimensions of not less than 24" x 36") drawn to a scale of not less than I" _ 100'. The preliminary plat shall include: a. Proposed subdivision name b. Drafting date , C. Section location in county d. North arrow e. Scale f. Name, address and phone number of owner(s), applicant, and engineer, Surveyor or planner who prepared the preliminary plat g. Statement of intended use of the proposed subdivision (i.e. residential, commercial, industrial) h. Proposed sites for parks, playgrounds, schools, churches or other public uses i. Streets, street names, rights-of-way and roadway widths, including adjoining streets or roadways J- Lot lines and blocks showing scaled dimensions and numbers of each k Legend of symbols j 1. Minimum residential house size In. Contour lines shown at 5' intervals where land slope is greater than 10% and at 2' intervals where land slope is 10% or less, referenced to an established benchmark, including location and elevation. n. Any proposed or existing utilities, including, but not limited to, storm and sanitary sewers, irrigation laterals, ditches, drainage, bridges, culverts, water mains, fire hydrants, streetlights, pressurized irrigation and their respective profiles. o. Any dedications to the public and/or easements together with a statement of location, dimensions and purposes of such. p. Master street drainage plan including method of disposal and approval from the affected drainage district ✓ 3 ?rev. 10126/00 �fj•_ CC�wrv�G+v� ) Rev. 10126/'00 Floodplain bound. as determined by FEMA or measures end this 'and Eq. boundary. r. Stub streets to provide access to adjacent undeveloped land or existing roadwa s; block len do not exceed 1;000'. S. Cul-de-sac 1 not in excess -of-450'. 6. !� statement as to whether or not a variance will be requested with respect to any provision of the ordinance describing the particular provision, the / requested, and the reason therefore. 7. A statement of development features. 8. A map of the entire area scheduled for development if the proposed subdivision is a portion of a larger holding intended for subsequent development. (Scale optional) 9. One (1) copy of a vicinity map showing a minimum 1/2 -mile radius from exterior boundaries of plat, including land use and existing zoning of proposed subdivision and adjacent land (scale optional) 10. One (1) copy of a V=300' scale map on S %2" x 11" paper indicating all adjacent development and/or lots of record within 300' of any boundary of the VI/ proposed development, with the layout of the proposed development in bold outline. 11. A statement of traffic impact on existing adjacent roadways and intersections. 12. A statement regarding the pre -application meeting - dates of meeting, and staff resent.. 13. One (1) set of conceptual engineering lans, including respective profiles. ti 14. A list of the mailing addresses of all property owners within three hundred feet (300') of the external boundaries of the land being considered. This list must be - obtained from the City of Meridian Planning & Zoning Department. Please request list seven days prior to submitting application. 15. Fee in the amount of $300.00 + $10.00/Lot (includes total number of buildable, common and landscape lots), plus mailings @ $0.33 per mailing x 2 (two public hearings = two mailings) 16. Proposed restrictive covenants and/or deed restrictions. 7 C 17. A site report for establishment of the highest seasonal groundwater elevation. , 18. A signed affidavit stating that the property will be posted 1 week before the public hearing. Posting must contain name of applicant, description of the plat, and time and date ofpublic hearing. Official notices are available at City Hall or the Planning& Zoning Department. 19. After the property has been posted the applicant shall deliver to the Zoning Administrator a notarized statement that he has posted the property and the date the posting was placed. 20. Other Information as Requested by Administrator, City Engineer, Planning & ��� Zoning Commission, or City Council. Rev. 10126/'00 Larson Architects 210 Murray Street Boise, Idaho 83714 (208) 376-4665 Fax 376-7618 PRELIMINARY PLAT APPLICATION DATA SHEETS SILVERSTONE CORPORATE CENTER ITEM 5f: APPLICANT: Sundance Investments Limited Partnership 9100 W. Blackeagle Drive Boise, Idaho 83709 322-7300 OWNER: Sundance Investments Limited Partnership 9100 W. Blackeagle Drive Boise, Idaho 83709 322-7300 ENGINEER: Quadrant Consulting, Inc. 405 S. 8th Street Suite 295 Boise, Idaho 83702 LEGAL DESCRIPTION: See attached Legal Description PROOF OF OWNERSHIP: See attached copy of Deed DESCRIPTION OF EXISTING USE: Vacant Ground DESCRIPTION OF PRESENT USE: Vacant Ground PROPOSED C -C AND C -G ZONING See Attached Map USE: Silverstone Corporate Center (Employment Center) Office, Retail, Hotel, Flex office ITEM 6: The Owner is requesting as part of the PUD process a block length variance for the length of Goldstone Way / Silverstone Way. ITEM 7: See attached letter ITEM 11: A Traffic Study has been approved by the Owner and requested by Ada County Highway District. This additional use will increase traffic in the adjacent areas. The are major roadway systems from this site and they should be able to handle the additional load. ITEM 12: A preliminary meeting on the project was held was Shari Stiles, Gary Smith and Bruce Freckleton from the City of Meridian and Roger Anderson the Owner and Cornel Larson the Architect and Planner. This meeting was held on November 9, 2000 at the building on Carlton. Additional meetings with Quadrant Consulting were held with the Public Works Department. ITEM 16: The CC&R'S are attached and are in draft form. ITEM 17: Materials Testing and Inspections has provided a report. It is attached. Applicant's Signature/ Authorized Agent: Date: b Larson Architects 210 Murray Street Boise, Idaho 83714 (208) 376-4665 Fax 376-7618 December 15, 2000 Ms. Shari Stiles CITY OF MERIDIAN Carlton Street Meridian, Idaho 83642 RE: Annexation, Rezone, Preliminary Plat and Conditional Use Applications for The Sundance Company on SilverStone Corporate Center Dear Ms. Stiles: Attached, please find the above-mentioned applications for a 78 -acre parcel of ground located on the southeast corner of Overland and Eagle Roads. The SilverStone Corporate Center / Employment Center is a quality project with a wide variety of uses available to the primarily office users located within the Center. The Owner's desire is to provide a project that will have office, retail, food, flex and hotel/motel uses on the site. We have attached a more specific list of uses with the Annexation, Rezone and Conditional Use Applications for consideration by the City of Meridian. The Owner is requesting a General Commercial Zone with a Development Agreement to insure compliance of the approved uses. The Owner's list of uses for the development agreement is attached and should be converted to the format used by Meridian. After the annexation, rezone and conditional use approval, it is the Owner's request that he be allowed to proceed with any building project that complies with the approved uses by obtaining only a Certificate of Zoning Compliance and building permit from the City of Meridian. As a result of this request we have completed all the Applications at one time in an effort to obtain complete approval on the 78 acres. During the first phase the Owner would like approval to complete the proposed 35'0" landscape buffer along Overland and Eagle Roads. He would also like approval to start the first two buildings based on his ownership of two legal parcels of ground with one building located on each parcel. Approval for the landscape buffer, the first two buildings, and off site utilities would allow the project to get a fast start and would improve the frontage appearance along the main streets. In addition to the perimeter landscaping, the Owner would like to complete the interior roadway system and all of the required utilities with the road right of way. We have contacted Ada County Highway District regarding the placement of the road and the access points. Ada County Highway District has reviewed and commented on the access locations shown on the attached proposed Master Plan; however, ACHD may have additional input upon submittal of this application. We have had a preliminary meeting with City Staff to discuss utilities and zoning. As for the utilities the City requested, the Owner will provide a well site to provide additional capacity for all users and future users in the service area. The Owner has attached a Latecomer recapture schedule illustrating his willingness to extend water, sewer, and the additional well site. We are requesting the City of Meridian approve the Latecomers fee arrangement. As mentioned above, the Owner is proposing to develop the first two buildings within the project. These sites are shown as the Silverstone Building and the Goldstone Building. Most likely these sites will both be office projects which will be retained in ownership by Sundance Investments Limited Partnership; however, the Owner is considering a hotel/motel at the SilverStone site and may want to use an alternate site for the first or second building project. The proposed buildings would be similar to those in the Blackeagle Business Center, which was also developed by Sundance, located on the northwest corner of Overland and Maple Grove Roads in Boise. The site perimeter landscaping on Overland and Eagle Roads will consist of berming at the entryways and color coordinated steel fencing along Overland and Eagle Roads to provide an open and sophisticated look. The berming would undulate and the fencing would die into the berms. Entry gate elements would be included at the beginning of Silverstone and Goldstone Roads. The gates would allow for a small gate house in the center of a landscaped island with stone pillars on opposite sides, in addition to an entry element over the roadway designed to frame the entrances. All of these structures and elements would naturally require the approval of ACRD, and all work would be coordinated with them. The gatehouses may either be purely decorative, or they may be designed to facilitate the storage of maintenance materials and/or irrigation equipment. The buildings will be similar in nature to those at the Blackeagle Business Center. The landscaping will be professionally designed and will comply with the new landscape ordinance. A variety of construction types and sizes and shapes will add interest in addition to the variations and heights of the rooflines. Several elements of design will be carried out throughout the project to provide continuity, including overhangs, exterior columns, and the changing roof lines. The body colors of the buildings will be earth tones and every effort will be made to provide a variety of accent colors. The roofs will be either white or black in color. The exterior lighting will be done from both parking lot poles and from the buildings. Soffit lighting will be used as much as possible. The Owner is proposing that the final platting be provided as soon as possible. Platting would be completed for the street improvements within the project and before submitting the application for the permit on the third building. Based on ACHD's requirements, any street improvements on Eagle and Overland Road would be completed as well as the perimeter landscaping, irrigation, berming and fencing. Please consider this to be our detailed introductory letter for each of the applications. We look forward to working with you on the SilverStone Corporate Center project and we know that the Center will become a great benefit to the City of Meridian. Please call with your questions or concerns. Sincerely, Larson Architects Cornel Larson U1/U3/U1 Us:49 rAAX 1U83849936 — —1� I>- 19 � S5 q J8l H S ►,r RECORUEU-REQUEST 0r ADA COUNTY RECORDER i. DAVID NAVARRO FE DEPUTY /A2r-� P.Wsi .11'.100 WARRANTY DEED 100019657 2000 OC - Prl 4: 23 FOR VALUE RECEIVED, HCM INVESTMENTS, LLP, an Idaho limited liability PIONEER TITLE partnership, herein called the Grantor, hereby sells, assigns, transfers and conveys unto PIONEER TITLE OF ADA CO 2017 DAVID W. LEWIS, residing at 1494 Tanager 'Way, Boise, Idaho 83709, hereinafter called the Grantee, all of the right, title and interest of Grantor in and to the following -described real property situated in Ada County, Idaho, described as that part of the W'/2NW`14 of Section 21, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho. TO HAVE AND TO HOLD the said premises, with their appurtenances, unto the said Grantee and to the Grantee's successors and assigns, forever. And the said Grantor does hereby covenant to and with the said Grantee, that Grantor is the owner in fee simple of said premises; that said premises are free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee; and subject to reservations, restrictions, dedications, easements, rights of way and agreements (if any) of record, and general taxes and assessments (including irrigation and utility assessments, if any) for the current year, which are not yet due and payable, and that Grantor will warrant and defend the same from all lawful claims whatsoever. DATED this =day of October, 2000. RCM INVESTMENTS, INC. BY: WARRANTY DEED - 1 STATE OF IDAHO ) ; ss County of Ada ) On this �6 a of October 2000, before me, a Notary Public in and for said state, personally appeared ���� j� o� 1i ,known to me to be the Liquidating Partner of HCM Investment, LLP, an Idaho limited liability partnership, whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same in such capacity. IN WITNESS WHEREOF, I subscribe nay name and the seal the day and year above first written. B'a's •��'� NY Pu4allc FOR I a � e esi in at: lea ,(f�_✓ I V: -1� �.so G - y ommission Expires: ' / 77 ti .o: (seal) ?.. '•. PU$4 ,�•�� NATE o�.•`,. WARRANTY DEED - 2 r1"nLLA 11 ll.t UY ADA (,U 10018 STATE OF IDAHO ) ; ss County of Ada ) On this �6 a of October 2000, before me, a Notary Public in and for said state, personally appeared ���� j� o� 1i ,known to me to be the Liquidating Partner of HCM Investment, LLP, an Idaho limited liability partnership, whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same in such capacity. IN WITNESS WHEREOF, I subscribe nay name and the seal the day and year above first written. B'a's •��'� NY Pu4allc FOR I a � e esi in at: lea ,(f�_✓ I V: -1� �.so G - y ommission Expires: ' / 77 ti .o: (seal) ?.. '•. PU$4 ,�•�� NATE o�.•`,. WARRANTY DEED - 2 AFFIDAVIT OF LEGAL INTEREST I David W. Lewis 1494 Tanager Way (NAME) (ADDRESS) Boise Idaho being first duly sworn upon oath (CITY) (STATE) depose and gay: I am the record owner of the property described on the attached application and I grant my permission to: Sundance Investments Limited Partnership AME (ADDRESS) 9100 Blackeagle Dr., Boise, ID 83709 to submit the application pertaining to that property. 2. I agree to indemnify, defend and hold the City Of Meridian and it's employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject oftthe application. Dated this Third day of January , 2 001 (SIGNAT[JRE) SUBSCRIBED AND SWORN to before ma the day and years first above written. Notary Publi for Idaho ®•®••0�®•.Residing atA- �. ®� ��% •N N•s ®•s • C; ®'t My Commission Expires: C, _ s•s° �.� Sys •�i® �� °O'��Z OF ID .•••• .STATEMENT OF AUTHORITY FOR SUNDANCE INVESTMENTS LIMITED PARTNERSHIP, AN IDAHO LIMITED PARTNERSHIP Pursuant to Article 5.1 of the Agreement of Limited Partnership of Sundance Investments Limited Partnership, and Idaho Code Section 53-3-303, we the undersigned general partners of Sundance Investments Limited Partnership, an Idaho limited partnership (the "Partnership"), with its principal offices at 9100 Blackeagle Drive, Boise, Idaho 83709, appoint and authorize The Sundance Company, an Idaho corporation, with its principal offices at 9100 Blackeagle Drive, Boise, Idaho 83709, d all general partner to act on behalf of the Partnership, either jointly or severally, including, but not imited to, undertaking any action involving amounts in excess of Ten Thousand Dollars ($10,000.00), and executing instruments transferring and or leasing real property held in the name of the Partnership. In witness whereof, we the undersigned parties have executed this Appointment of Officers and Statement of Authority on this 1 4& day of August, 1999. og . Anderson Gen Partner Susan I. Anderson General Partner APPOINTMENT OF OFFICERS AND STATEMENT OF AUTHORITY - 1 V L. ADA UUNTY RECO PIONEER Tnix Coi�Alvit) ^v!D r�r,�nR OF ADA COUNTY 821 West State Street / Boise, Idaho 83702 (208) 336-6700 8151 W. Rifleman Street / Boise, Idaho 83704 Jq�ssq J-6/ H377H-2700 2000 DC -4 PH 4: 23 RECORDED REQUEST OF (no FEE Vl ` DEPUTY7L� 100079658 PIONEER TITLE SPACE ABOVE FOR RECORDING DATA 7 A�9WMUQ10t7AXYK1b:1I1kZ!AZK WARRANTY DEED (INDIVIDUAL) FOR VALUE RECEIVED DAVID W. LEWIS, an unmarried person, GRANTOR(s) does (do) hereby GRANT, BARGAIN, SELL and CONVEY unto SUNDANCE INVESTMENTS LIMITED PARTNERHSIP, an Idaho limited partnership ! GRANTEE(S), whose current address is: 9100 Blackeagle Drive, Boise, Idaho 83709 the following described real property in Ada County, State of Idaho, 11 more particularly described as follows, to wit: SEE THE ATTACHED EXHIBIT "A1° FOR LEGAL DESCRIPTION, WHICH BY THIS REFERENCE IS INCORPORATED HEREIN. TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee(s), and Grantees(s) heirs and assigns forever. And the said Grantor(s) does (do) hereby covenant to and with the said Grantee(s), the Grantor(s) is/are the owner(s) in fee simple of said premises; that said premises are free from all encumbrances, EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee(s); and subject to reservations, restrictions, dedications, easements, rights of way and agreements, (if any) of record, and general taxes and assessments, includes irrigation and utility assessments, (if any) for the current year, which are not yet due and payable, and that Grantor(s) will warrant and defend the same from all lawful claims whatsoever. Dated: October 4, 2000 Q w� 5 David W. Lewis Y STATE OF �1 On V'BL this Janes .�. losch D$v known ide ifiedWtgret e ^� instrume ac) g 1 TE Oit l9� County of SS. day of October ,in the year of 2000 before me It , a Notary Public, personally appeared son(s) whose name(s) is that _ he _ executed the same. Notary Pub Residing at: My Commh subscribed to the within March 17, 2005 i(3r;Ctii^•t � r Tc c m' n�izarw c� - c1 �itiic34ciCti7itlt>��ri ciVt34 t i� 11/LtS/UU lU: Ufi FAA 2U838499313 PIONEER TITLE OF ADA CO . 10003 FILE NO.: P194745 EXHIBIT A WEST HALF OF THE NORTHWEST QUARTER OF SECTION 21, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO. EXCEPT THE FOLLOWING DESCRIBED PARCEL: THAT PORTION OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 21, TOWNSHIP 3 NORTH, RANGE 1 EAST OF BOISE MERIDIAN IN ADA COUNTY, IDAHO, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID SECTION 21; THENCE SOUTH 0 DEGREE 14'46° WEST ALONG THE WEST LINE OF SAID SECTION 1375.00 FEET; THENCE SOUTH 89 DEGREES 45'14" EAST 715.00 FEET; THENCE NORTH 00 DEGREE 14'46" EAST 1375 FEET TO THE NORTH LINE OF SAID SECTION 21; THENCE NORTH 89 DEGREES 14'29" WEST ALONG SAID NORTH LINE 715.00 FEET TO THE POINT OF BEGINNING. EXCEPT THAT PORTION CONDEMNED BY THE ADA COUNTY HIGHWAY DISTRICT BY INSTRUMENTS RECORDED UNDER NOS. 9015146 AND 9023551. AND EXCEPT THOSE PORTIONS WHICH LIE WITHIN THE RIGHT OF WAYS FOR EAGLE ROAD AND OVERLAND ROAD. END OF LEGAL DESCRIPTION AFFIDAVIT OF LEGAL INTEREST I Sundance Investments Ltd_ , 91 00 W. B1 a _keaal p nr; vp (NAME) Partnership (ADDRESS) Boise Idaho being first duly sworn upon oath (CITY) (STATE) depose and say: I am the record owner of the property described on the attached application and I grant my permission to. Cornel Larson, Aro if-cr,t 21 (1 Mnrr?u_q� � Boise ID (NAME) Larson Architects (ADDRESS) 83714 to submit the application pertaining to that property. 2. I agree to indemnify, defend and hold the City Of Meridian and it's employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. Dated this 14th day of December 2-000 SUBSCRIBED AND SWORN to before ma .•••• tigY PRO •'•. s4Q • ••' IOTA S • �°(!g L1G r .•�o •ter OF IU �'�. `�• a � �2z-11111 - - (SIGNATURE) the day and year first above written_ Notary Publ' or Idaho Residing at CA My Commission Expires: Z JAN -04-2001 11:3e -QUADRANT CONSULTING, INC. 208 342 0092 P.03 == I N-0 Quadrant Consulting, Inc. SIL'VERSTONE CORPORATE CENTER PROPERTY DESCRIPTION - C -C ZONING CLASSIFICATION A parcel of land being a portion of the West 1/2 of the Northwest 1/4 of Section 21, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho. Said parcel is more particularly described as follows: Commencing at the Northwest Corner of said Section 21, said Coiner being the POINT OF BEGINNING; thence, South 00°14'50" West 1,807.29 feet along the section line, being the centerline of South Eagle Road; thence, South 89'45'10" East 42.00 feet to a point on a curve, thence 471.24 feet along said curve to the left, said curve having a radius of 300.00', a delta of 90°00'00", and a long chord bearing North 45°14'50" East 424.26 feet; thence, North 00014'50" East 281.04 feet to a point on a curve; tbenee, 146.36 feet along said curve to the left, said curve having a radius of 300.00 feet, a delta of 27°57' 10", and a long chord bearing North 13043'45" West 144.91 feet; to a point on a curve, thence 617.60 feet along said curve to the right, said curve having a raidus of 300.00 feet, a delta of 117°57' 10", and a long chord bearing North 31 *16'15"' East 514.17 feet; to a point on a curve; thence, 471.24 feet along said curve to the left, said curve having a radius of 300.00 feet, a delta of 90°00'00"; and a long chord bearing North 45014'50") East 424.26 feet; thence, North 00014'50" East 333.56 feet to a point on the section line of said Section 21, said line also being the centerline of West Overland Road; thence along said section line North 89°13'50" West 1255.05 feet to the POINT OF BEGINti'N�'lNG. Said parcel contains 36.6 acres, more or less. JAN -04-2001 11:39 --QUADRANT CONSULTING, INC. 208 342 0092 P.04 ■■ Quadrant SILVERSTONE CORPORATE CENTER n s u l t i n g, Inc. PROPERTY DESCRIPTION - C -G ZONING CLASSIFICATION A parcel of land being a portion of the West 1/2 of the Northwest 1/4 of Section 21, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho. Said parcel is more particularly described as follows: Commencing at the Northwest Corner of said Section 21, thence South 00°14'50" Nest 1,807.29 feet along the section line, being the centerline of South Eagle Road to the POINT OF BEGINNING; thence, South 89°45' 10" East 425.00 feet to a point on a curve, thence 471.24 feet along said curve to the left, said curve having a radius of 300.00', a delta of 90°00'00", and a long chord bearing North 45°14'50" East 42426 feet; thence, North 00°14'50" East 281.04 feet to a point on a curve; thence, 146.36 feet along said curve to the left, said curve having a radius of 300.00 feet, a delta of 27°57' 10", and a long chord bearing North 13043'45" Nest 14491 feet, to a point on a curve, thence 617.60 feet along said curve to the right, said curve having a raidus of 300.00 feet, a delta of 117157'10", and a Iona chord bearing North 31°16' 15" East 514_17 feet; to a point on a ,curve; thence, 471.24 feet aloha said curve to the left, said curve having a radius of 300.00 feet, a delta of 90°0U'00", and a long chard bearing North 45°14'50" East 424.26 feet; thence, . North 00014'50" East 333.56 feet to a point on the section line of said Section 21, said line also being the centerline of Nest Overland Road; thence along said section line South 89°13'50" East 77.45 feet; to a point on the east line of said %Vest 1/2 of the Northwest 1/4; thence, leaving said section line, South 00°13'l 6" West 2654.36 feet along said east line to the southeast corner of said west 112; thence, North 89°07'33" West 1333.74 feet to a point on the section line of said Section 21, said line also being the centerline of South Eagle Road; thence along said section line North 0094'50" East 844.62 feet to the POINT OF BEGINNING. Said parcel contains 44.6 acres, more or less. JAN -04-2001 11:38 .QUADRANT CONSULTING, INC. 208 342 0092 P.02 owl ON Quadrant Consulting, Inc. SE LVERSTONE CORPORATE CENTER PROPERTY DESCRIPTION - ANNEXATION A parcel of land being a portion of the West 1/2 of the Northwest 1/4 of Section 21,. Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho. Said parcel is more particularly described as follows: Commencing at the Nordiwest Corner of said Section 21, said Comer being the POINT OF BEGINNING; thence, South 00°14'50" West 2,651.91 feet along the section line, being the centerline of South Eagle Road to a found iron axle Marking the Vest 1/4 Corner of said Section 21; thence, South 89°07'33" East 1,333.74 feet along the south line of said West 1/2; thence, North 00°13' 16" East 2,654.36 feet, along the east line of said West 1/2 of the Northwest 1/4: to a point on the centerline of West Overland Road and a point on the section line of said Section 21; thence, North 89°13'50" West 1,332.50 feet, along said section line to the POINT OF BEGINNING. Said parcel contains 81.2 acres, more or less. MEMORANDUM TO: CORNEL LARSON FROM: ROGER ANDERSON RE: LATECOMER AGREEMENT — SILVERSTONE DATE: NOVEMBER 30, 2000 Your application to the City of Meridian should include a request for the following: "This application is based upon the request and condition that a Latecomer Fee Agreement be entered into between Developer and City of Meridian which provides that Developer's total costs incurred in development of sewer and water for the project will be subject to latecomer fees. Total costs will include Developer's costs for materials, installation, and site/easement acquisition (total cost). The Total Cost Subject To Latecomer Fees will bear interest at 9%. Total costs subject to latecomer fees will be determined by the following formula: 100% of development costs minus Developer's percentage use equals Total Cost Subject To Latecomer Fees. Individual latecomer fees will be assessed based upon the percentage of use and paid at Plat filing or Building Permit issuance if not platted. The latecomer will be responsible for payment for Developer's account of an amount equal to latecomer's percentage use times total project cost plus the latecomer fees portion of accrued interest." (Example: Total development costs equal $1,000,000 initial Developer's providing funds for sewer and water facilities uses 10% of line use ($100,000). 90% ($900,000) is unused portion of facilities to be recovered by latecomer fees. If next user utilizes 20% (1,000,000 x 20%), they would be charged $200,000 plus accrued interest on the $200,000). POSTING AFFIDAVIT FOR SILVERSTONE CORPORATE CENTER The Applicant / Owner / Representative does hereby agree to post the property submitted as Silverstone Corporate Center located a the southeast corner of Eagle and Overland Road one week before the hearing dated of either Meridian Planning and Zoning Commission or the Meridian City Council. This is for the Preliminary Plat Request. Applicant / Owner / Representative: C� Date:1 `z `! N RAM B Br:Ircp�ws CWECKFD B1': SILVERSTONE CORPORATE CENTER SUBDIVISION v A M BY, ppi�B,B ' .■ O= onrE By R[wstoN acro APPR. sa PRELIMINARY PLAT- M■ Q u a d r a n t X[.�� THE SUNDANCE COMPANY Consulting, Inc. ''k' ADA COUNTY IDAHO 405 S -M 5M, 59ih 295 SCALE: PROJECT NO. DRAWNG FILE NAME: 8.1- uc . 53202 (208) 342-0091 PWHE (208) 342-0092 F" f` = 100' 207 -OZ rol. af.dw 12-14-00 4:25 pm cmr. EBgxEEmuc-w,evErulO-corn9rmxnox wwucEwEM ------------- - OVERUM ROAD--------- - - - -t -- -ACT NAME Silverstone Corporate Center Road Frontage Landscape 96M W BLACKDGLE OR BQISF MW 83709 The Sundance Company (206) M 73GO �r I li > ;oil -ACT NAME Silverstone Corporate Center Road Frontage Landscape 96M W BLACKDGLE OR BQISF MW 83709 The Sundance Company (206) M 73GO r-, COUGHLIN MICHAEL J COUGHLIIN KIRSTEN K 901 N CURTIS RD STE 503 BOISE ID 83706-0000 N EAGLE RD DENTON WAYNE K 601 CLEAR CREEK DR MERIDIAN ID 83642-5211 3140 E OVERLAND RD HARTMAN DOLORES M 4735 JENNIFER BOISE ID 83704-0000 3520 E OVERLAND RD SILVERSTONE PROPERTY OWNERS WITHIN 300' COLUMBIA INVESTMENTS LLC 1454 WINDERBROOK WAY SALT LAKE CITY UT 84124-0000 S EAGLE RD 3330 E OVERLAND RD TIBBETTS JERRY L 3376 E OVERLAND RD MERIDIAN ID 83642-6706 BARR RONALD TODD LEWIS SABRINA JO 2290 VERBENA DR MERIDIAN ID 83642-6137 3620 E OVERLAND RD RACKHAM LAWRENCE H & RACKHAM J'DEANNE F ET AL PO BOX 251 MERIDIAN ID 83642-0000 3650 E OVERLAND RD KELLER RAY N 1545 S JADE AVE MERIDIAN ID 83642-6701 GRIFFIN JAMES F PO BOX 2618 BOISE ID 83701-0000 2385 S EAGLE RD . FARWEST LLC 4550 W STATE ST BOISE ID 83703-4467 S EAGLE RD ROBERTS GARY D ROBERTS LAURI ANN 3066 E GREEN CANYON DR MERIDIAN ID 83642-0000 GLENN JOHNSON HOMES INC 2460 S MAPLE GROVE RD BOISE ID 83709-0000 2484 S HOOD RANCH AVE THOUSAND SPRINGS SUB HOA 4550 W STATE ST BOISE ID 83703-0000 S EAGLE RD HCM INVESTMENTS FARRINGTON OPAL 1494 TANAGER WAY BOISE ID 83709-0000 3285 E OVERLAND RD PICKETT MAJORIE F ET AL 10250 WHISPERING CLIFFS DR BOISE ID 83704-1907 3905 E OVERLAND RD SUTHERLAND FARM INC PO BOX 1338 SAN MATEO CA 94401-0840 E GIRDNER IN GARVIN HARRY W & GARVIN LINDA K 2590 S EAGLE RD MERIDIAN ID 83642-6704 I SUNDANCE INVESTMF -rS WELLS FARGO BANK_, LIMITED PARTNERS, OISE, IIDAHO 8370 OFFICE BOISE, 42722 j 9100 W. BLACKEAGLE DRIVE BOISE, IDAHO 83709 92-119/1221 �! PH. (208) 322-7300 PAY **** ONE THOUSAND FIVE HUNDRED SIXTY SIX AND 22/100 DOLLARS e TO THE DATE ORDER OF AMOUNT 12/15/00 $1,566.22*** CITY OF MERIDIAN 33 E IDAHO AVE MERIDIAN, ID 83642 I] SECURITY FEATURES INCLUDED. DETAILS ON II204272211' 1:122L01L91j90086 89corr11- WELLS FAIRVIEW OF BANK 42724 SUNDANCE INVESTMENTS ELLS A OFFICE LIMITED PARTNERSHIP BOISE, IDAHO 83706 9100 W. BLACKEAGLE DRIVE BOISE, IDAHO 83709 92-119/1221 PH. (208) 322-7300 PAY **** FIVE HUNDRED THIRTY ONE AND 22/100 DOLLARS TO THE DATE a ORDER OF AMOUNT 12/15/00 $531.22***** CITY OF MERIDIAN �r 33 E IDAHO AVE �f MERIDIAN, ID 83642 ^ w �vt 8 SECURITY FEATURES INCLUDED. DETAILS ON BACK. 0 �j; 11'04 2 7 2411' 1: 12 2 10 1 L9 Li:0086 89 28 1711' WELLS FAIRVIEWFARGOOF BANK 42721 SUNDANCE INVESTMENTS BSEIIDAHOOF83 os LIMITED PARTNERSHIP 9100 W. BLACKEAGLE DRIVE 92-119/1221 BOISE, IDAHO 83709 PH. (208) 322-7300 PAY **** ONE THOUSAND FIVE HUNDRED SIXTY SIX AND 22/100 DOLLARS s TO THE DATE AMOUNT ORDER OF 12/15/00 $1,566.22*** CITY OF MERIDIAN ! 33 E IDAHO AVE I� MERIDIAN, ID 83642 M SECURITY FEATURES INCLUDED. DETAILS ON 11'042721113 1:122LO1L911:0086 8926&'(11• DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF SILVERSTONE SUBDIVISION THIS DECLARATION is made on the date hereinafter set forth by SUNDANCE INVESTMENTS LIMITED PARTNERSHIP, an Idaho limited partnership, hereafter referred to as "Declarant. " WITNESSETH WHEREAS, Declarant are the owners of certain real property in Ada County, State of Idaho, hereinafter referred to as "the properties," more particularly described as follows: SILVERSTONE SUBDIVISION, according to the official plat thereof, recorded in Book _ of Plats at Pages and , as Instrument No. , recorded on the day of , 20_, records of Ada County, Idaho; and WHEREAS, Declarant desire to subject the above described properties to certain protective covenants, conditions, restrictions, reservations, easements, liens, and charges for the benefit of the properties and their present and subsequent Owners as hereinafter specified, and will convey the properties subject thereto; NOW, THEREFORE, Declarant hereby declare that all of the properties above described shall be held, sold and conveyed upon and subject to the easements, conditions, covenants, restrictions and reservations hereinafter set forth, all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of, and which shall run with the properties and be binding on all parties now or hereafter having any right, title or interest therein or to any part hereof, and shall inure to the benefit of each owner thereof. ARTICLE I: DEFINITIONS The following terms shall have the following meanings: Section 1. "ASSOCIATION" shall mean and refer to SilverStone Property Owners Association, Inc. a non-profit corporation organized under the laws of the State of Idaho, its successors and assigns. Section 2. "PROPERTIES" shall mean and refer to that certain real property hereinabove described. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 1 -- 01/03/01-9:11/jw Section 3. "COMMON AREA" shall mean all real property and improvements thereon (including pedestrian pathway easements, landscape area easements, and any common drainage facilities) owned or maintained by the Association for the common use and enjoyment of the Owners and their invitees. The Common Areas to be owned by the Association at the time of conveyance of the first Lot is described as follows: Lot_ in Blocks and _ and Lot_ Block SilverStone Subdivision, according to the official plat thereof, recorded in Book _ of Plats at pages and , as Instrument No. , recorded on the day of , 20 , records of Ada County, Idaho, together with the pedestrian pathway and landscape area easements as further described in Article IV, Sections 3 and 4, below. Section 4. "LOT" or "LOTS" shall mean and refer to any plot of land shown upon any recorded subdivision map of the properties or portion thereof held in separate ownership, with the exception of the Common Areas. Section 5. "OWNER" shall mean and refer to the record owner, whether one or more persons or entitles, of the fee simple title to any Lot which is part of the properties, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation. Section 6. "DECLARANT" shall mean and refer to SUNDANCE INVESTMENTS LIMITED PARTNERSHIP, an Idaho limited partnership, its successors, heirs and assigns. Section 7. "DECLARATION" shall mean and refer to the Declaration of Covenants, Conditions and Restrictions applicable to the properties recorded in the office of the County Recorder of Ada County, State of Idaho. Section 8. "MORTGAGE" shall mean any mortgage, deed of trust or other security instrument by which a Lot or any improvement thereon is encumbered. Section 9. "MORTGAGEE" shall mean any person or any successor to the interest of such person named as the mortgagee, trust beneficiary or creditor under any mortgage, as mortgage is defined in Section 8. Section 10. "FIRST MORTGAGEE" shall mean any Mortgagee, as defined in Section 9, possessing a lien on any Lot or improvement thereon first and prior to any other Mortgage, as that term is defined in Section 8. Section 11. "INSTITUTIONAL HOLDER" shall mean a Mortgagee which is a bank or savings and loan association or established mortgage company, or other entity chartered under federal or state laws, any corporation or insurance company, or any federal or state agency. Section 12. "PLAT" shall mean a final subdivision plat covering any real property in SilverStone Subdivision, as recorded in the office of the County Recorder, Ada County, Idaho, as the same may be amended by duly recorded amendments thereto. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 2 01/03/01-9:11/j1Q Section 14. "SUBDIVISION" shall mean the SilverStone Subdivision as shown on a final Subdivision Plat recorded in the Office of the County Recorder, Ada County, Idaho. ARTICLE II: ENJOYMENT OF COMMON AREA Each owner shall have a right and easement of enjoyment in and to the Common Area, and such easement shall be appurtenant to and shall pass with the title to every Lot, subject, however, to the following provisions: A. The right of the Association to levy reasonable assessments as provided in Article III, Section 3, below. B. The rights of the Association, in accordance with its Articles and Bylaws, to borrow money for the purpose of improving the Common Area and facilities; and, in aid thereof, to place a mortgage or trust deed thereon, which shall be a first and prior lien thereagainst; provided that the Common Area may not be mortgaged or conveyed without the consent of at least two-thirds of the votes of the members of the Association who are voting in person or by proxy at a meeting duly held for this purpose, and that any conveyance or mortgage of Common Area shall be subject to and subordinate to rights of ingress and egress of an Owner to his/her Lot. C. The right of the Association to dedicate or transfer all or any part of the Common Area to any public agency, authority or utility for such purposes and subject to such conditions as may be agreed to by the members; provided, however, that except as to the Association's right to grant easements for utilities and similar or related purposes, no part of the Common Area and facilities may be alienated, released, transferred, hypothecated or otherwise encumbered without the consent of at least two-thirds of the vote of the members who are voting in person or by proxy at a meeting duly held for this purpose. D. The right of the Association to promulgate reasonable rules and regulations governing such right of use, from time to time, in the interest of securing maximum safe usage of such Common Area by the members of that Association without unduly infringing upon the privacy or enjoyment of the Owner or occupant of any part of said property, including without being limited thereto, reasonable regulations and restrictions regarding signage located thereon. ARTICLE III: PROPERTY OWNERS ASSOCIATION Section 1. MembershiD: The Declarant and every Owner of a Lot which is subject to assessment shall be a member of the Association. The foregoing is not intended to include persons or entities who hold an interest merely as security for the payment of an obligation. Membership shall be appurtenant to and may not be separated from ownership of any Lot which is subject to assessment. Such ownership shall be the sole qualification for membership and shall automatically commence upon a person becoming such Owner and shall automatically terminate and lapse when such ownership in said property shall terminate or be transferred. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 3 01/03/01-9:11/jkr Section 2. Voting Rights: The Association shall have two classes of voting membership: Class A: Class A members shall be all Owners, with the exception of the Declarant, and shall be entitled to the number of votes which is equal to the percentage that the number of square feet of area in the Lot or Lots owned by each member bears to the total number of square feet of area contained in the Subdivision. By way of example, if a member owns a Lot containing 170,000 square feet and the Subdivision consists of a total of 1,700,000 square feet, that member is entitled to cast ten votes, his Lot containing ten percent of the number of square feet contained in the Subdivision. When more than one person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be exercised as they determine, but in no event shall the vote cast with respect to any Lot be split. The vote applicable to any said Lot being sold under contract of purchase shall be exercised by the contract seller, unless the contract expressly provides otherwise. Class B: Class B member(s) shall be Declarant and shall be entitled to the number of votes which is equal to the percentage that the number of square feet of area in the Lot or Lots owned by Declarant bears to the total number of square feet of area contained in the Subdivision, multiplied by three (3). The Class B membership shall cease and be converted to Class A membership on the happening of either of the following events, whichever occurs first: A. When the total votes outstanding in the Class A membership equal the total votes outstanding in the Class B membership; or B. On , 20 Section 3. Assessments: A. Creation of Lien and Personal Obligation of Assessments: Each Owner of any Lot, by acceptance of a deed therefor (whether or not it shall be so expressed in such deed), is deemed to covenant and agree to pay to the Association: Regular annual or other regular periodic assessments or charges; and 2. Special assessments for capital improvements or budget shortfalls, such assessments to be fixed, established and collected from time to time as hereinafter provided. The regular and special assessments, together with interest, costs of collection and reasonable attorney's fees shall be a charge on the Lot and shall be a continuing lien upon the Lot against which such assessment is made. Each such assessment, together with interest, costs of collection and reasonable attorney's fees, shall also be the personal obligation of the Owner of such Lot at the time when the assessment fell due. The obligation shall remain a lien on the Lot until paid or foreclosed, but shall not be a personal obligation of successors in title, unless expressly assumed. B. Purpose of Assessments: The assessments levied by the Association shall be used DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 4 01/03/01-9:11/j1Q exclusively for the purpose of operating the Association, maintaining, improving and repairing the Common Area and improvements thereon including any Association owned street lights, common drainage facilities, and any pedestrian pathway easements and landscape area easements. C. Amount of Annual Assessment: Annual assessments shall be levied against each Lot in the Subdivision in accordance with the number of square feet contained in the said Lot. Until January 1 of the year immediately following the conveyance of the first Lot to an Owner, the annual assessment shall be $ per square foot of area contained in each Lot. Thereafter, the Board of Directors of the Association may fix the annual assessment at such an amount as it deems necessary in the exercise of the best business judgment of the Board of Directors to cover the anticipated expenses of the Association, including . a reserve for contingencies; and said assessments shall be payable to the Association in regular monthly, quarterly or annual installments as may be determined by the Board of Directors. D. Initiation Assessment: Upon the initial conveyance of each Lot, the purchaser thereof shall pay an initiation assessment in the amount of $ which shall be collected at the closing of the conveyance of each Lot. E. Special Assessments for Capital Improvements: In addition to the regular assessments authorized above, the Association may levy, in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, any budget shortfall or the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Common Area, including any Association owned street lights, common drainage facilities, the pedestrian pathway easements, the landscape area easement, and any fixtures and personal property related thereto, provided that any such assessment shall have the assent of a majority of the votes of members who are voting in person or by proxy at a meeting duly called for this purpose. Any such special assessment shall be allocated among the Lots in the same manner as regular assessments (i.e., based upon the number of square feet of area contained in each Lot) and shall be payable over such a period as the Association shall determine. F. Notice and Quorum for Any Action Authorized Under Section 3.E.: Written notice of any meeting called for the purpose of taking any action authorized under Section 3.E., above, shall be sent to all members not less than thirty (30) days nor more than sixty (60) days in advance of the meeting. At the first such meeting called, the presence of members or of proxies entitled to cast fifty percent (50%) of all the votes of member- ship shall constitute a quorum. If the required quorum is not present, another meeting may be called subject to the same notice requirement, and the required quorum at the subsequent meeting shall be one-half (1/2) of the required quorum at the preceding meeting. No such subsequent meeting shall be held more than sixty (60) days following the preceding meeting. G. Date of Commencement of Annual Assessments; Due Dates: The annual assessments provided for herein shall commence as to a Lot sold on the first day of the month DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, page 5 01/03/01-9:11/jkT following the initial conveyance of the said Lot. The first annual assessment shall be adjusted according to the number of months remaining in the calendar year and shall be collected in full at the closing of the conveyance of the said Lot. The Board of Directors of the Association shall fix the amount of the annual assessment against each Lot at least thirty (30) days in advance of each annual assessment period. Written notice of the annual assessment shall be sent to every Owner subject thereto. The due dates shall be established by the Board of Directors. The Association shall, upon demand, and for a reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessments on a specified Lot have been paid. A properly executed certificate of the Association as to the status of assessments on a Lot is binding upon the Association as of the date of its issuance. H. Effect of Nonpayment of Assessments,• Remedies of Association: Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date at the rate of twelve percent (12%) per annum. The Association may bring an action at law against the Owner personally obligated to pay the same, or foreclose the lien against the property. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the Common Area or abandonment of his Lot. I. Subordination of the Lien to Mortgages: The lien of the assessments provided for herein shall be subordinate to the lien of any first mortgage. Sale or transfer of any Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to mortgage foreclosure or any proceeding in lieu thereof shall extinguish the lien of such assessments as to payments which became due prior to such sale or transfer. No sale or transfer shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof. J. Exempt Property: The following property, subject to this Declaration, shall be exempt from the assessments created herein: I. All property expressly dedicated to and accepted by a Local public authority; 2. The Common Area; All other properties owned by Declarant or the Association; and 4. All Lots owned by Declarant, until title is transferred to another, or until occupancy, whichever occurs first. Section 4. Dissolution: The Association may not be dissolved nor may it be relieved of its maintenance responsibilities and obligations as contained herein without the prior approval of the City of Meridian. ARTICLE IV. EASEMENTS Section 1. Future Easements: The Association shall have the future right to provide for DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 6 01/03/01-9:11/jkr such easements across, upon and under the surface of its Common Area as may be reasonably necessary to serve the interests and convenience of the property Owners of this Subdivision for public or private ways, public utilities (including cable television), drainage, access, subterranean irrigation lines, and eave and balcony overhangs. Section 2. Easement for Maintenance: Declarant and the Association shall have a permanent easement to go upon the privately owned property of Owners in this Subdivision to perform maintenance upon the Properties, the Common Area, including, but not limited to, snow removal, landscape maintenance, utility service and drainage system maintenance, and pathway maintenance, together with all rights of ingress and egress necessary for the full and complete use, occupation and enjoyment of the easements hereby reserved, and all rights and privileges incident thereto, including the right from time to time to cut, trim and remove trees, brush, overhanging branches and other obstructions which may injure or interfere with the use, occupation or enjoyment of the reserved easement and the operation, maintenance and repair of utility service connections and drainage systems. Section 3. Pedestrian Pathwav Easements: Declarant hereby reserves for the benefit of the Association, the Owners and their invitees, an easement across Lots and Block _ for pedestrian access, ingress and egress. The said easements shall be located in the landscape easement areas as depicted on the Plat and from the public road right of way upon which the said Lots front, across the said Lot to the rear thereof in locations to be more particularly prescribed by the Architectural Control Committee. The Owners of Lots_ and in Block_ of the Subdivision shall, as a part of the construction of any improvements constructed on those Lots, provide a paved pedestrian pathway in the said easement area as prescribed by the Architectural Control Committee. Declarant further reserves to itself and the Association the right to install, maintain, replace, and restore such landscaping and pathway improvements as may be deemed appropriate by the Declarant or the Association. Any such landscaping and pathway improvements shall be owned and maintained by the Association in accordance with the provisions of Article V, below. Section 4. Landscape Area Easement: Declarant hereby reserves to itself and for the benefit of the Association an exclusive easement for landscape and related purposes across all landscape easement areas as are depicted on the Plat. Declarant further reserves to itself and the Association the right to install, maintain, replace, and restore such landscaping and related improvements as may be deemed appropriate by the Declarant or the Board of Directors of the Association. Any such landscaping improvements shall be owned and maintained by the Association in accordance with the provisions of Article V below. In connection with its rights under the easement created hereby the Declarant or the Association, as the case may be, shall exercise exclusive control over the placement of any landscaping features, signs, sculptures, or any other structures in or on the easement premises, and no Owners shall have the right to erect, place, or cause to be erected or placed any landscaping feature, sign, sculpture, or any other structure in or on the easement premises except with the prior written consent of the Board of Directors of the Association. Section 5. Access Easements: Declarant hereby grants, for the benefit of the Owners of the Lots burdened and benefitted thereby and their invitees and members of the public, a perpetual and indefeasible easement over and across the cross easements for ingress and egress as depicted DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 7 01/03/01-9:11/pQ on the Plat, for the purpose of ingress to and egress from each of the said Lots. The perpetual right of ingress and egress over and across the said easements may not be terminated or extinguished without the written consent of the Association, any and all parties having an interest in any affected Lot, and the City of Meridian. Declarant further reserves for itself and for the benefit of the Owners of the Lots burdened and benefitted thereby and their invitees and members of the public the right to establish an additional cross easement for ingress and egress along the common boundary line between Lots _and _in Block of the Subdivision and providing access to , which said potential cross easement for ingress and egress shall have dimensions substantially similar to those depicted on the Plat. Declarant hereby further reserves for itself an easement across of the Subdivision for the purpose of ingress and egress to the unplatted property located southwesterly of the Subdivision which said easement is more particularly depicted on the Plat. Section 6. Electric Service: Electric service for the common area is supplied and metered from Lots_ and _, Block_. The Association shall have an easement across the said Lots for installation, repair, and replacement of such electrical transmission facilities as may reasonably be necessary in order to provide an electrical power supply to the common area. The Owners of the said Lots shall be entitled to collect from the Association a reasonable charge for the said electrical service, based upon a reasonable estimation of the amount of electrical power used by the Association. In the event the Association concludes that the amount so charged by the said Owners is unreasonable, the Association may elect to have electrical power separately metered to the common areas. ARTICLE V: MAINTENANCE RESPONSIBILITY Section 1. Association Responsibility: The Association shall provide maintenance to and be responsible for the Common Areas and improvements thereon, including any Association - owned private streets, street lights, common drainage facilities, the exterior boundary fence, the pedestrian pathway easements and the landscape area easements. In the event the need for maintenance or repair is caused through the willful or negligent act of an Owner or his invitees, the costs of such maintenance or repairs shall be added to and become part of the assessment to which such Owner's Lot is subject. In order to assure that the Association properly performs its obligations as set forth herein, the Association shall contract with a professional property management company whose responsibility it shall be to operate and maintain all common areas. Any such contract entered into by the Association shall be terminable, without cause, upon no more than 30 days' notice. Section 2. Owner Responsibility: Each Owner shall be responsible for maintaining and keeping in good order and repair all improvements located on his Lot including, but not limited to, all buildings, landscaping improvements, parking areas, sidewalks and drainage facilities associated with his Lot, except those which are specifically identified herein to be maintained by the Association. Each Owner of a Lot burdened or benefitted by a cross easement for ingress and egress as depicted on the Plat and described in Article IV, Section 5, above, shall, together with the Owner or Owners of any other Lots burdened or benefitted by the said easement, be responsible for the repair and maintenance of the easement premises. The necessity for any repair or maintenance work shall be determined as follows: (a) if the cross easement to be repaired or maintained is located on any Lot in Blocks_or_of the Subdivision, any Owner of DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 8 01/03/01-9:11/jkr W any Lot burdened or benefitted by any such easement may so declare; (b) if the cross easement to be repaired or maintained is located in any Lot in Block of the Subdivision, the Owners of the affected Lots shall vote thereon with each Owner entitled to cast the number of votes which is equal to the percentage that the number. of lineal feet of easement area in the Lot or Lots owned by that Owner bears to the total number of lineal feet contained in the easement area, and the matter determined by the majority of the votes cast. The costs of any such maintenance or repair shall be borne as follows: (a) if the cross easement to be repaired or maintained is located on any Lot in Blocks �or _of the Subdivision, the Owners of the affected Lots shall share the said costs equally; (b) if the cross easement to be repaired or maintained is located on any Lot in Block of the Subdivision, the Owners of the affected Lots shall share in the costs of such maintenance or repair in the proportion which is equal to the percentage that the number of linear feet of easement area in the said Lot bears to the total number of linear feet contained in the entire easement area. Each Owner shall also be responsible to provide for the proper irrigation of any exterior landscaping improvements, for the reason that no separate irrigation water supply system will be provided by the Declarant or the Association. Each Owner or occupant shall remove, at his own expense, any rubbish or trash of any character which may accumulate on his Lot. ARTICLE VI: PROPERTY USE RESTRICTIONS The following restrictions shall be applicable to the properties and shall be for the benefit of and limitations upon all present and future Owners of said property, or of any interest therein: A. Lot Use: No Lot shall be used except for such uses as are permitted pursuant to the ordinances of the City of Meridian, have been approved by the Architectural Control Committee as provided hereinbelow, and permitted pursuant to the Development Agreement dated , entered into between Declarant and the City of Meridian, recorded as Instrument No. , records of Ada County, Idaho, which said Development Agreement is incorporated herein and made a part hereof, as if set out in full; provided, however, that the Architectural Control Committee shall have the authority to impose restrictions on uses and designs which are more restrictive than those contained in the said Development Agreement. Notwithstanding the foregoing, any buildings which have been constructed or for which building permits have been issued prior to the recordation hereof, shall be deemed permitted under the provisions hereof. All Lots and improvements constructed thereon must comply with all applicable governmental rules, ordinances, laws, statutes and regulations. B. Garbage and Refuse Disposal: No part of said property shall be used or maintained as a dumping ground for rubbish, trash or other waste. No garbage, trash or other waste shall be kept or maintained on any part of said property except in a sanitary container. Any incinerators or other equipment for the storage or disposal of such material must not violate setback restrictions, must be enclosed with an aesthetic screen or fence, as may be approved by the Architectural Control Committee and shall be kept in a clean and sanitary condition. C. Nuisance: No noxious or offensive or unsightly conditions shall be permitted upon DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 9 01/03!01-9:11/jkr any part of said property, nor shall anything be done thereon which may be or become an annoyance or nuisance to the other Owners D. Sight Distance at Intersections: No fence, wall, hedge or shrub planting which obstructs sight lines at elevations between three feet (3') and eight feet (8') above the roadways shall be placed or permitted to remain on any corner Lot within the triangular area formed by the street property lines and a line connecting them at points 30 feet from the intersection of the street lines, or in the case of a rounded property corner, from the intersection of the street property lines extended. The same sight -line limitations shall apply on any Lot within ten feet (10') from the intersection of a street property line with the edge of a driveway or alley pavement. E. Leasing Restrictions: Any lease between an Owner and his tenant shall provide that the terms of the lease shall be subject in all respects to the provisions contained in this Declaration, the Association's Articles of Incorporation and its Bylaws, and that any failure by said tenant to comply with the terms of such documents shall be a default under such lease. F. Parking: Each Owner shall be responsible to provide and maintain such parking areas as are required by any governmental authority with jurisdiction thereof. G. Antennas/Satellite Dishes: No exposed radio or television antenna or satellite dishes shall be erected on the Properties without the prior approval of the Architectural Control Committee, which approval may be withheld in its sole discretion. H. Sewer Restrictions: All Lots shall be subject to and restricted by the following: A monthly sewer charge must be paid after connecting to the Meridian City Public Sewer System, according to the ordinances and laws of Meridian City; 2. All Owners shall submit to inspection by either the Meridian City Public Works Department or the Meridian City Building Department whenever a Lot is to be connected to the sewage system constructed and installed and within its property; and 3. The Declarant and each Owner does hereby vest in Meridian City the right and power to bring all actions against any Owner for the collection of any charges herein required and to enforce the conditions herein stated. ARTICLE VII. BUILDING RESTRICTIONS Section 1. Building Restrictions: No buildings or other structures or improvements shall be erected, altered, placed or permitted to remain on any Lot other than those which have been approved pursuant to the ordinances of the City of Meridian and which have been further approved by the Architectural Control Committee as provided for hereinbelow. Section 2. Setbacks: No improvements may be constructed or maintained on a Lot within DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 10 01/03/01-9:11/jkr the minimum building setback lines as provided for by the Zoning Ordinance of the City of Meridian. Section 3. Signs: No signs shall be erected, altered, placed or permitted to remain on any Lot other than those which have been approved pursuant to the ordinances of the City of Meridian and which have been further approved by the Architectural Control Committee pursuant to the provisions set forth in Article VIII, below, and in accordance with the initial sign criteria attached hereto as Exhibit A and by this reference made a part hereof. Section 4. Permits: Each Owner shall be responsible to obtain, at his sole expense, such permits as may be required by any governmental authority having jurisdiction thereof for the Owner's proposed use. In addition, each Owner shall be responsible for all fees and charges of any description whatsoever imposed by any governmental authority as a result of the proposed use for the Owner's Lot. ARTICLE VIII. ARCHITECTURAL CONTROL Section 1. Architectural Control Committee: In order to protect the quality and value of the Properties, and for the continued protection of the Owners thereof, an Architectural Control Committee is hereby established consisting of three or more members to be appointed by the Board of Directors of the Association. The Board of Directors of the Association shall appoint members to the Architectural Control Committee at each annual meeting of the Board. Section 2. Approvals Required: No building or other structure (including but not limited to fences, walls, signs, and parking areas) or landscaping improvements (hereinafter collectively referred to as "Improvements") of any type shall be commenced, built, constructed, placed, or maintained upon any Lot, Common Area or other property, nor shall any exterior addition, change or alteration of existing Improvements be made, until the plans and specifications showing the nature, kind, shape, configuration, height, materials, color, location and such other detail as the Architectural Control Committee may require, shall have been submitted to and approved in writing by the Architectural Control Committee as to harmony of external design and location in relation to surrounding structures and topography and as to conformity with requirements of this Declaration. In the event the Architectural Control Committee fails to approve, disapprove, or specify the deficiency in such plans, specifications and location within thirty (30) days after submission to the Architectural Control Committee in such form as it may require, it shall be deemed approved. Any Improvements (including, but not limited to, the landscape improvements located in the landscape easement area) in existence or for which building permits have been issued as of the date of recordation hereof shall be deemed to have been approved by the Architectural Control Committee. The Architectural Control Committee shall have the right to refuse to approve any design, plan or color for such Improvements, construction or alterations which, in its opinion, are not suitable or desirable for any reason, aesthetic or otherwise. In so passing on such design, the Committee shall have the privilege in the exercise of its discretion to take into consideration the suitability of the proposed structure or alteration, the materials of which it is to be built, and the exterior color scheme in relation to the site upon which it is proposed to be erected. The Architectural Control Committee may also consider whether the design of the proposed structure DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 11 01/03/01-9:11/jkr or alteration is in harmony with the surroundings, the effect of the structure or alteration when viewed from adjacent or neighboring property, and any and all other facts which, in the Architectural Control Committee's opinion, shall affect the desirability of such proposed improvement, structure or alteration. Section 3. Submissions: Requests for approval of the Architectural Control Committee shall consist of such documents and other materials as may be reasonably requested by the Architectural Control Committee including, without limitation, the following: A. Site Plan. A site plan showing the location of buildings and all other structures and improvements, including parking areas, sidewalks, fences, and walls on the Lot, Lot drainage and all setbacks or other pertinent information related to the improvements. B. Building _Plan. A building plan shall consist of preliminary or final blueprints, elevation drawings of the north, south, east, and west sides, detailed exterior specifications for each building which shall indicated, by sample, if required by the Architectural Control Committee, all exterior colors, material and finishes, including roof, to be used. C. Landscape Plan. A landscape plan for that portion of the Lot to be landscaped which shall show the location, type, and size of trees, plants, ground cover, shrubs, berms and mounding, grading, drainage, sprinkler system, fences, freestanding exterior lights, driveways, parking areas, and walkways. D. Sign Plan. A signage plan showing the location, design, size, color, and material proposed for all exterior signs. Section 4. Final Inspection and Occupancy: Actual construction of any improvements shall comply substantially with the plans and specifications approved by the Architectural Control Committee. Upon substantial completion of any improvement, the Architectural Control Committee shall be permitted to make a final inspection thereof, and no improvement shall be occupied until such time as the Architectural Control Committee shall have completed its final inspection and certified it for occupancy. Section 5. Rules and Regulations: The Architectural Control Committee is hereby authorized to adopt rules and regulations to govern its procedures and the requirements for making submissions and obtaining approval as the Committee deems appropriate and in keeping with the spirit of due process of law. The Architectural Control Committee is further hereby empowered to adopt such rules and regulations as it shall deem appropriate, consistent with the provisions of this Declaration, pertaining to matters of design, materials, colors, and aesthetic interests. Any such rules and regulations may be amended from time to time, in the sole discretion of the Architectural Control Committee. The failure of the Architectural Control Committee to adopt any such rules and regulations shall not form the basis for an attack upon the exercise of Architectural Control Committee's discretion, it being the intent of this Declaration to provide the Architectural Control Committee with as broad discretion as is permissible under the law. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 12 01/03/01-9:11/jkr Section 6. Fees: The Architectural Control Committee may establish, by its adopted rules, a fee schedule for an architectural review fee to be paid by each Owner, except Declarant, submitting plans and specifications for approval. No submission for approval will be considered complete until such fee has been paid. Such fee shall not exceed such reasonable amount as may be required to reimburse the Architectural Control Committee for the costs of professional review of submittals and the services of a consultant to administer the matter to its completion, including inspections which may be required. Section 7. Waivers: The approval of any plans, drawings or specifications for any structure, improvement, or alteration, or for any matter requiring the approval of the Architectural Control Committee, shall not be deemed a waiver of any right to withhold approval of any similar plan, drawing, specifications, or matters subsequently submitted for approval. Section 8. Liabili : Neither the Architectural Control Committee nor any member thereof shall be liable to the Association, any Owner, or any other party, for any damage suffered or claimed on account of any act, action or lack thereof, or conduct of the Architectural Control Committee or any members thereof, so long as the Architectural Control Committee, or the respective members thereof, acted in good faith on the basis of information they then possessed. Section 9. Certification by Secretary: The records of the Secretary of the Association shall be conclusive evidence as to all matters shown by such records and the issuance of a certificate of completion and compliance by the Secretary or Assistant Secretary of the Association showing that the plans and specifications for the improvement or other matters therein provided for have been approved and that said improvements have been made in accordance therewith, or a certificate as to any matters relating to and within the jurisdiction of the Association by the Secretary thereof, shall be conclusive evidence that shall fully justify and protect any title company certifying, guaranteeing or insuring title to said property, or any portion thereof or any lien thereon and/or any interest therein as to any matters referred to in said certificate, and shall fully protect any purchaser or encumbrancer from any action or suit under this Declaration. After the expiration of one (1) year following the issuance of a building permit therefor by municipal or other governmental authority, any structure, work, improvement or alteration shall, as to any purchaser or encumbrancer in good faith and for value and as to any title company which shall have insured the title thereof, be deemed to be in compliance with all the provisions hereof unless a notice of noncompliance executed by the Association shall have appeared of record in the office of the County Recorder of Ada County, State of Idaho, or unless legal proceedings shall have been instituted to enforce completion or compliance. Section 10. Construction and Sales Period Exception: During the course of construction of any permitted structures or improvements and during the initial sales period, the restrictions (including sign restrictions) contained in this Declaration or in any Supplemental Declaration shall be deemed waived to the extent necessary to permit such construction and the sale of all Lots; provided that, during the course of such construction and sales, nothing shall be done which will result in a violation of these restrictions upon completion of construction and sale. ARTICLE IX: INSURANCE AND BOND Section 1. Required Insurance: The Association shall obtain and keep in full force and DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 13 01/03/01-9:11/jkr effect at all times the following insurance coverage provided by companies duly authorized to do business in Idaho. The provisions of this Article shall not be construed to limit the power or authority of the Association to obtain and maintain insurance coverage in addition to any insurance coverage required hereunder in such amounts and in such forms as the Association may deem appropriate from time to time. A. A multi -peril -type policy covering any Common Area improvements, providing as a minimum fire and extended coverage and all other coverage in the kinds and amounts commonly required by private institutional mortgage investors for projects similar in construction, location and use on a replacement cost basis in an amount not less than one hundred percent (100%) of the insurable value (based upon replacement cost). B. A comprehensive policy of public liability insurance covering all of the common areas, commercial spaces and public ways in the properties. Such insurance policy shall contain a severability of interest endorsement which shall preclude the insurer from denying the claim of a Dwelling Unit Owner because of negligent acts of the Association or other Owners. The scope of coverage must include all other coverage in the kinds and amounts required by private institutional mortgage investors for projects similar in construction, location and use. If the properties contain more than one hundred (100) Units, coverage shall be for at least $1,000,000 per occurrence, for personal injury and/or property damage. C. Workmen's compensation and employer's liability insurance and all other similar insurance with respect to employees of the Association in the amounts and in the forms now or hereafter required by law. Section 2. Optional Insurance: The Association may obtain and keep in full force and effect at all times the following insurance coverage provided by companies duly authorized to do business in Idaho. A. Liability insurance affording coverage for the acts, errors and omissions of its directors and officers, including members of the Architectural Control Committee and other committees as may be appointed from time to time by the Board of Directors of such association in such amount as may be reasonable in the premises. B. The Association may obtain bonds and insurance against such other risks, of a similar or dissimilar nature, as it shall deem appropriate with respect to the protection of the properties, including any personal property of the Association located thereon, its directors, officers, agents, employees and association funds. Section 3. Additional Provisions: The following additional provisions shall apply with respect to insurance: A. Insurance secured and maintained by the Association shall not be brought into contribution with insurance held by the individual Owners or their mortgages. B. Each policy of insurance obtained by the Association shall, if possible, provide: DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 14 01/03/01-9:11rykr A waiver of the insurer's subrogation rights with respect to the Association, its officers, the Owners and their respective servants, agents and guests; that it cannot be canceled, suspended or invalidated due to the conduct of any agent, officer or employee of the Association without a prior written demand that the defect be cured; that any "no other insurance" clause therein shall not apply with respect to insurance held individually by the Owners. C. All policies shall be written by a company licensed to write insurance in the state of Idaho and all hazard insurance policies shall be written by a hazard insurance carrier holding financial rating by Best's Insurance Reports of Class VI or better. Section 4. Owner's Individual Insurance: The provisions for insurance contained in this Article are not intended to be construed as requiring the Association to secure insurance for the individual buildings contained within the Subdivision. Accordingly, each Owner shall obtain such fire, liability, and other insurance coverages as the said Owner may deem appropriate. ARTICLE X: CONDEMNATION Section 1. Consequences of Condemnation: If at any time or times, all or any part of the Common Area shall be taken or condemned by any public authority or sold or otherwise disposed of in lieu of or in avoidance thereof, the following provisions shall apply. Section 2. Proceeds: All compensation, damages, or other proceeds therefrom, the sum of which is hereinafter called the "condemnation award, " shall be payable to the Association. Section 3. Apportionment: The condemnation award shall be apportioned among the Owners having an interest in the condemned Common Area equally on a per -Lot basis. The Association shall, as soon as practicable, determine the share of the condemnation award to which each Owner is entitled. Such shares shall be paid into separate accounts, one account for each Lot. Each such account shall remain in the name of the Association and shall be further identified by Lot number and the name of the Owner thereof. From each separate account, the Association, as attorney-in-fact, shall use and disburse the total amount of such accounts, without contribution from one account to the other, first to Mortgagees and other lienors in the order of priority of their Mortgages and other liens (unless waived) and the balance remaining to each respective Owner. ARTICLE XI: MORTGAGEE PROTECTION Notwithstanding anything to the contrary contained in this Declaration or in the Articles or Bylaws of the Association: A. The Association shall maintain an adequate reserve fund for the performance of its obligations, including the maintenance, repairs and replacement of those common elements and improvements thereon, and such reserve shall be funded by at least quarterly assessments. B. The holders of First Mortgages shall have the right to examine the books and records DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 15 01/03/01-9:11/jk of the Association and to require annual reports or other appropriate financial data. C. Any lien which the Association may have on any Lot for the payment of assessments attributable to such Lot will be subordinate to the lien or equivalent security interest of any Mortgage on the Lot recorded prior to the date notice of such assessment lien is duly recorded. D. Unless all institutional holders of First Mortgages have given their prior written approval, no Association shall: 1. By act or omission seek to abandon, partition, subdivide, encumber, sell or transfer the Common Area property owned, directly or indirectly, by such Association for the benefit of the Owners. (The granting of easements for public utilities or for other public purposes consistent with the intended use of such Common Area property shall not be deemed a transfer within the meaning of this clause.) 2. Change the method of determining the obligations, assessments, dues or other charges which may be levied against an Owner. 3. By act or omission change, waive or abandon any scheme of regulations, or enforcement thereof, pertaining to the architectural design or the exterior appearance of the improvements on the Properties or the maintenance of the Common Area. 4. Fail to maintain fire and extended coverage on insurable Common Area property on a current replacement cost basis in an amount not less than one hundred percent (100%) of the insurable value (based on current replacement cost). 5. Use hazard insurance proceeds for losses to any Common Area property for other than the repair, replacement or reconstruction of such Common Area property. 6. Amend materially this Declaration, the Association's Articles of Incorporation, or its Bylaws. ARTICLE XII: GENERAL PROVISIONS Section 1. Enforcement: The Association or any Owner or the owner of any recorded Mortgage upon any part of said property, shall have the right to enforce, by any proceedings at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Association, or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Section 2. Severabilitv: Invalidation of any one of these covenants or restrictions by judgment or court order shall in no way affect any other provisions which shall remain in full DECLARATION OF COVENANTS, CONDITIONS' AND RESTRICTIONS, Page 16 01/03/01-9:11/jxr force and effect. Section 3. Amendment: The covenants and restrictions of this Declaration shall run with the land and shall inure to the benefit of and be enforceable by the Association or the legal Owner of any Lot subject to this Declaration, their respective legal representatives, heirs, successors and assigns, for a term of twenty-five (25) years from the date this Declaration is recorded, after which time said covenants shall be automatically extended for successive periods of ten (10) years. Except as otherwise provided herein, any of the covenants and restrictions of this Declaration, except the easements herein granted, may be amended by an instrument signed by members entitled to cast not less than fifty percent (50%) of the votes of membership. Any amendment must be recorded. Section 4. Assignment by Declarant: Any or all rights, powers and reservations of Declarant herein contained may be assigned to the Association or to any other corporation or association which is now organized or which may hereafter be organized and which will assume the duties of Declarant hereunder pertaining to the particular rights, powers and reservations assigned, and upon any such corporation or association evidencing its intent in writing to accept such assignment, have the same rights and powers and be subject to the same obligations and duties as are given to and assumed by Declarant herein. All rights of Declarant hereunder reserved or created shall be held and exercised by Declarant alone, so long as it owns any interest in any portion of said property. IN WITNESS WHEREOF, Declarant has caused its corporate name to be hereunto subscribed and its corporate seal affixed this day of 20 DECLARANT: SUNDANCE INVESTMENTS LIMITED PARTNERSHIP By STATE OF IDAHO Roger L. Anderson, General Partner ) ss. County of Ada ) On this day of , 20 , before me, the undersigned Notary Public in and for said State, personally appeared ROGER L. ANDERSON, known or identified to me to be the General Partner of SUNDANCE INVESTMENTS LIMITED PARTNERSHIP, the limited partnership that executed the within instrument, or the person who executed the instrument in behalf of said limited partnership, and acknowledged to me that such limited partnership executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho My Commission Expires: DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 17 01/03/01-9:11/jkr DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF SILVERSTONE SUBDIVISION THIS DECLARATION is made on the date hereinafter set forth by SUNDANCE INVESTMENTS LIMITED PARTNERSHIP, an Idaho limited partnership, hereafter referred to as "Declarant. " WITNESSETH WHEREAS, Declarant are the owners of certain real property in Ada County, State of Idaho, hereinafter referred to as "the properties," more particularly described as follows: SILVERSTONE SUBDIVISION, according to the official plat thereof, recorded in Book _ of Plats at Pages and , as Instrument No. , recorded on the day of ,20 records of Ada County, Idaho; and WHEREAS, Declarant desire to subject the above described properties to certain protective covenants, conditions, restrictions, reservations, easements, liens, and charges for the benefit of the properties and their present and subsequent Owners as hereinafter specified, and will convey the properties subject thereto; NOW, THEREFORE, Declarant hereby declare that all of the properties above described shall be held, sold and conveyed upon and subject to the easements, conditions, covenants, restrictions and reservations hereinafter set forth, all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of, and which shall run with the properties and be binding on all parties now or hereafter having any right, title or interest therein or to any part hereof, and shall inure to the benefit of each owner thereof. ARTICLE I: DEFINITIONS The following terms shall have the following meanings: Section 1. "ASSOCIATION" shall mean and refer to SilverStone Property Owners Association, Inc. a non-profit corporation organized under the laws of the State of Idaho, its successors and assigns. Section 2. "PROPERTIES" shall mean and refer to that certain real property hereinabove described. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 1 01/03/01-9:11/jkr Section 3. "COMMON AREA" shall mean all real property and improvements thereon (including pedestrian pathway easements, landscape area easements, and any common drainage facilities) owned or maintained by the Association for the common use and enjoyment of the Owners and their invitees. The Common Areas to be owned by the Association at the time of conveyance of the first Lot is described as follows: Lot_ in Blocks and _ and Lot_ Block SilverStone Subdivision, according to the official plat thereof, recorded in Book _ of Plats at pages and , as Instrument No. , recorded on the day of , 20_, records of Ada County, Idaho, together with the pedestrian pathway and landscape area easements as further described in Article IV, Sections 3 and 4, below. Section 4. "LOT" or "LOTS" shall mean and refer to any plot of land shown upon any recorded subdivision map of the properties or portion thereof held in separate ownership, with the exception of the Common Areas. Section 5. "OWNER" shall mean and refer to the record owner, whether one or more persons or entitles, of the fee simple title to any Lot which is part of the properties, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation. Section 6. "DECLARANT" shall mean and refer to SUNDANCE INVESTMENTS LIMITED PARTNERSHIP, an Idaho limited partnership, its successors, heirs and assigns. Section 7. "DECLARATION" shall mean and refer to the Declaration of Covenants, Conditions and Restrictions applicable to the properties recorded in the office of the County Recorder of Ada County, State of Idaho. Section 8. "MORTGAGE" shall mean any mortgage, deed of trust or other security instrument by which a Lot or any improvement thereon is encumbered. Section 9. "MORTGAGEE" shall mean any person or any successor to the interest of such person named as the mortgagee, trust beneficiary or creditor under any mortgage, as mortgage is defined in Section 8. Section 10. "FIRST MORTGAGEE" shall mean any Mortgagee, as defined in Section 9, possessing a lien on any Lot or improvement thereon first and prior to any other Mortgage, as that term is defined in Section 8. Section 11. "INSTITUTIONAL HOLDER" shall mean a Mortgagee which is a bank or savings and loan association or established mortgage company, or other entity chartered under federal or state laws, any corporation or insurance company, or any federal or state agency. Section 12. "PLAT" shall mean a final subdivision plat covering any real property in SilverStone Subdivision, as recorded in the office of the County Recorder, Ada County, Idaho, as the same may be amended by duly recorded amendments thereto. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 2 01/03/01-9:11/jkr Section 14. "SUBDIVISION" shall mean the SilverStone Subdivision as shown on a final Subdivision Plat recorded in the Office of the County Recorder, Ada County, Idaho. ARTICLE H: ENJOYMENT OF COMMON AREA Each owner shall have a right and easement of enjoyment in and to the Common Area, and such easement shall be appurtenant to and shall pass with the title to every Lot, subject, however, to the following provisions: A. The right of the Association to levy reasonable assessments as provided in Article III, Section 3, below. B. The rights of the Association, in accordance with its Articles and Bylaws, to borrow money for the purpose of improving the Common Area and facilities; and, in aid thereof, to place a mortgage or trust deed thereon, which shall be a first and prior lien thereagainst; provided that the Common Area may not be mortgaged or conveyed without the consent of at least two-thirds of the votes of the members of the Association who are voting in person or by proxy at a meeting duly held for this purpose, and that any conveyance or mortgage of Common Area shall be subject to and subordinate to rights of ingress and egress of an Owner to his/her Lot. C. The right of the Association to dedicate or transfer all or any part of the Common Area to any public agency, authority or utility for such purposes and subject to such conditions as may be agreed to by the members; provided, however, that except as to the Association's right to grant easements for utilities and similar or related purposes, no part of the Common Area and facilities may be alienated, released, transferred, hypothecated or otherwise encumbered without the consent of at least two-thirds of the vote of the members who are voting in person or by proxy at a meeting duly held for this purpose. D. The right of the Association to promulgate reasonable rules and regulations governing such right of use, from time to time, in the interest of securing maximum safe usage of such Common Area by the members of that Association without unduly infringing upon the privacy or enjoyment of the Owner or occupant of any part of said property, including without being limited thereto, reasonable regulations and restrictions regarding signage located thereon. ARTICLE III: PROPERTY OWNERS ASSOCIATION Section 1. Membership: The Declarant and every Owner of a Lot which is subject to assessment shall be a member of the Association. The foregoing is not intended to include persons or entities who hold an interest merely as security for the payment of an obligation. Membership shall be appurtenant to and may not be separated from ownership of any Lot which is subject to assessment. Such ownership shall be the sole qualification for membership and shall automatically commence upon a person becoming such Owner and shall automatically terminate and lapse when such ownership in said property shall terminate or be transferred. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 3 01/03/01-9:11/jkr Section 2. Voting Rights: The Association shall have two classes of voting membership: Class A: Class A members shall be all Owners, with the exception of the Declarant, and shall be entitled to the number of votes which is equal to the percentage that the number of square feet of area in the Lot or Lots owned by each member bears to the total number of square feet of area contained in the Subdivision. By way of example, if a member owns a Lot containing 170,000 square feet and the Subdivision consists of a total of 1,700,000 square feet, that member is entitled to cast ten votes, his Lot containing ten percent of the number of square feet contained in the Subdivision. When more than one person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be exercised as they determine, but in no event shall the vote cast with respect to any Lot be split. The vote applicable to any said Lot being sold under contract of purchase shall be exercised by the contract seller, unless the contract expressly provides otherwise. Class B: Class B member(s) shall be Declarant and shall be entitled to the number of votes which is equal to the percentage that the number of square feet of area in the Lot or Lots owned by Declarant bears to the total number of square feet of area contained in the Subdivision, multiplied by three (3). The Class B membership shall cease and be converted to Class A membership on the happening of either of the following events, whichever occurs first: A. When the total votes outstanding in the Class A membership equal the total votes outstanding in the Class B membership; or B. On , 20 Section 3. Assessments: A. Creation of Lien and Personal Obligation of Assessments: Each Owner of any Lot, by acceptance of a deed therefor (whether or not it shall be so expressed in such deed), is deemed to covenant and agree to pay to the Association: Regular annual or other regular periodic assessments or charges; and 2. Special assessments for capital improvements or budget shortfalls, such assessments to be fixed, established and collected from time to time as hereinafter provided. The regular and special assessments, together with interest, costs of collection and reasonable attorney's fees shall be a charge on the Lot and shall be a continuing lien upon the Lot against which such assessment is made. Each such assessment, together with interest, costs of collection and reasonable attorney's fees, shall also be the personal obligation of the Owner of such Lot at the time when the assessment fell due. The obligation shall remain a lien on the Lot until paid or foreclosed, but shall not be a personal obligation of successors in title, unless expressly assumed. B. Purpose of Assessments: The assessments levied by the Association shall be used DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 4 01/03/01-9: 1 1/jkr exclusively for the purpose of operating the Association, maintaining, improving and repairing the Common Area and improvements thereon including any Association owned street lights, common drainage facilities, and any pedestrian pathway easements and landscape area easements. C. Amount of Annual Assessment: Annual assessments shall be levied against each Lot in the Subdivision in accordance with the number of square feet contained in the said Lot. Until January 1 of the year immediately following the conveyance of the first Lot to an Owner, the annual assessment shall be $ per square foot of area contained in each Lot. Thereafter, the Board of Directors of the Association may fix the annual assessment at such an amount as it deems necessary in the exercise of the best business judgment of the Board of Directors to cover the anticipated expenses of the Association, including a reserve for contingencies; and said assessments shall be payable to the Association in regular monthly, quarterly or annual installments as may be determined by the Board of Directors. D. Initiation Assessment: Upon the initial conveyance of each Lot, the purchaser thereof shall pay an initiation assessment in the amount of $ which shall be collected at the closing of the conveyance of each Lot. E. Special Assessments for Capital Improvements: In addition to the regular assessments authorized above, the Association may levy, in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, any budget shortfall or the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Common Area, including any Association owned street lights, common drainage facilities, the pedestrian pathway easements, the landscape area easement, and any fixtures and personal property related thereto, provided that any such assessment shall have the assent of a majority of the votes of members who are voting in person or by proxy at a meeting duly called for this purpose. Any such special assessment shall be allocated among the Lots in the same manner as regular assessments (i.e., based upon the number of square feet of area contained in each Lot) and shall be payable over such a period as the Association shall determine. F. Notice and Quorum for Any Action Authorized Under Section 3.E.: Written notice of any meeting called for the purpose of taking any action authorized under Section 3.E., above, shall be sent to all members not less than thirty (30) days nor more than sixty (60) days in advance of the meeting. At the first such meeting called, the presence of members or of proxies entitled to cast fifty percent (50%) of all the votes of member- ship shall constitute a quorum. If the required quorum is not present, another meeting may be called subject to the same notice requirement, and the required quorum at the subsequent meeting shall be one-half (1/2) of the required quorum at the preceding meeting. No such subsequent meeting shall be held more than sixty (60) days following the preceding meeting. G. Date of Commencement of Annual Assessments,• Due Dates: The annual assessments provided for herein shall commence as to a Lot sold on the first day of the month DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 5 01/03/01-9:11/jkr following the initial conveyance of the said Lot. The first annual assessment shall be adjusted according to the number of months remaining in the calendar year and shall be collected in full at the closing of the conveyance of the said Lot. The Board of Directors of the Association shall fix the amount of the annual assessment against each Lot at least thirty (30) days in advance of each annual assessment period. Written notice of the annual assessment shall be sent to every Owner subject thereto. The due dates shall be established by the Board of Directors. The Association shall, upon demand, and for a reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessments on a specified Lot have been paid. A properly executed certificate of the Association as to the status of assessments on a Lot is binding upon the Association as of the date of its issuance. H. Effect of Nowayment of Assessments.• Remedies of Association: Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date at the rate of twelve percent (12%) per annum. The Association may bring an action at law against the Owner personally obligated to pay the same, or foreclose the lien against the property. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the Common Area or abandonment of his Lot. Subordination of the Lien to Mortgages: The lien of the assessments provided for herein shall be subordinate to the lien of any first mortgage. Sale or transfer of any Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to mortgage foreclosure or any proceeding in lieu thereof shall extinguish the lien of such assessments as to payments which became due prior to such sale or transfer. No sale or transfer shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof. Exempt Property: The following property, subject to this Declaration, shall be exempt from the assessments created herein: All property expressly dedicated to and accepted by a Local public authority; 2. The Common Area; 3. All other properties owned by Declarant or the Association; and 4. All Lots owned by Declarant, until title is transferred to another, or until occupancy, whichever occurs first. Section 4. Dissolution: The Association may not be dissolved nor may it be relieved of its maintenance responsibilities and obligations as contained herein without the prior approval of the City of Meridian. ARTICLE IV. EASEMENTS Section 1. Future Easements: The Association shall have the future right to provide for DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 6 01/03/01-9:11/jkr such easements across, upon and under the surface of its Common Area as may be reasonably necessary to serve the interests and convenience of the property Owners of this Subdivision for public or private ways, public utilities (including cable television), drainage, access, subterranean irrigation lines, and eave and balcony overhangs. Section 2. Easement for Maintenance: Declarant and the Association shall have a permanent easement to go upon the privately owned property of Owners in this Subdivision to perform maintenance upon the Properties, the Common Area, including, but not limited to, snow removal, landscape maintenance, utility service and drainage system maintenance, and pathway maintenance, together with all rights of ingress and egress necessary for the full and complete use, occupation and enjoyment of the easements hereby reserved, and all rights and privileges incident thereto, including the right from time to time to cut, trim and remove trees, brush, overhanging branches and other obstructions which may injure or interfere with the use, occupation or enjoyment of the reserved easement and the operation, maintenance and repair of utility service connections and drainage systems. Section 3. Pedestrian Pathway Easements: Declarant hereby reserves for the benefit of the Association, the Owners and their invitees, an easement across Lots and Block _ for pedestrian access, ingress and egress. The said easements shall be located in the landscape easement areas as depicted on the Plat and from the public road right of way upon which the said Lots front, across the said Lot to the rear thereof in locations to be more particularly prescribed by the Architectural Control Committee. The Owners of Lots_ and in Block_ of the Subdivision shall, as a part of the construction of any improvements constructed on those Lots, provide a paved pedestrian pathway in the said easement area as prescribed by the Architectural Control Committee. Declarant further reserves to itself and the Association the right to install, maintain, replace, and restore such landscaping and pathway improvements as may be deemed appropriate by the Declarant or the Association. Any such landscaping and pathway improvements shall be owned and maintained by the Association in accordance with the provisions of Article V, below. Section 4. Landscape Area Easement: Declarant hereby reserves to itself and for the benefit of the Association an exclusive easement for landscape and related purposes across all landscape easement areas as are depicted on the Plat. Declarant further reserves to itself and the Association the right to install, maintain, replace, and restore such landscaping and related improvements as may be deemed appropriate by the Declarant or the Board of Directors of the Association. Any such landscaping improvements shall be owned and maintained by the Association in accordance with the provisions of Article V below. In connection with its rights under the easement created hereby the Declarant or the Association, as the case may be, shall exercise exclusive control over the placement of any landscaping features, signs, sculptures, or any other structures in or on the easement premises, and no Owners shall have the right to erect, place, or cause to be erected or placed any landscaping feature, sign, sculpture, or any other structure in or on the easement premises except with the prior written consent of the Board of Directors of the Association. Section 5. Access Easements: Declarant hereby grants, for the benefit of the Owners of the Lots burdened and benefitted thereby and their invitees and members of the public, a perpetual and indefeasible easement over and across the cross easements for ingress and egress as depicted DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 7 01/03/01-9:11/jkr on the Plat, for the purpose of ingress to and egress from each of the said Lots. The perpetual right of ingress and egress over and across the said easements may not be terminated or extinguished without the written consent of the Association, any and all parties having an interest in any affected Lot, and the City of Meridian. Declarant further reserves for itself and for the benefit of the Owners of the Lots burdened and benefitted thereby and their invitees and members of the public the right to establish an additional cross easement for ingress and egress along the common boundary line between Lots _and in Block of the Subdivision and providing access to , which said potential cross easement for ingress and egress shall have dimensions substantially similar to those depicted on the Plat. Declarant hereby further reserves for itself an easement across of the Subdivision for the purpose of ingress and egress to the unplatted property located southwesterly of the Subdivision which said easement is more particularly depicted on the Plat. Section 6. Electric Service: Electric service for the common area is supplied and metered from Lots_ and _, Block_. The Association shall have an easement across the said Lots for installation, repair, and replacement of such electrical transmission facilities as may reasonably be necessary in order to provide an electrical power supply to the common area. The Owners of the said Lots shall be entitled to collect from the Association a reasonable charge for the said electrical service, based upon a reasonable estimation of the amount of electrical power used by the Association. In the event the Association concludes that the amount so charged by the said Owners is unreasonable, the Association may elect to have electrical power separately metered to the common areas. ARTICLE V: MAINTENANCE RESPONSIBILITY Section 1. Association Responsibility: The Association shall provide maintenance to and be responsible for the Common Areas and improvements thereon, including any Association - owned private streets, street lights, common drainage facilities, the exterior boundary fence, the pedestrian pathway easements and the landscape area easements. In the event the need for maintenance or repair is caused through the willful or negligent act of an Owner or his invitees, the costs of such maintenance or repairs shall be added to and become part of the assessment to which such Owner's Lot is subject. In order to assure that the Association properly performs its obligations as set forth herein, the Association shall contract with a professional property management company whose responsibility it shall be to operate and maintain all common areas. Any such contract entered into by the Association shall be terminable, without cause, upon no more than 30 days' notice. Section 2. Owner Responsibility: Each Owner shall be responsible for maintaining and keeping in good order and repair all improvements located on his Lot including, but not limited to, all buildings, landscaping improvements, parking areas, sidewalks and drainage facilities associated with his Lot, except those which are specifically identified herein to be maintained by the Association. Each Owner of a Lot burdened or benefitted by a cross easement for ingress and egress as depicted on the Plat and described in Article IV, Section 5, above, shall, together with the Owner or Owners of any other Lots burdened or benefitted by the said easement, be responsible for the repair and maintenance of the easement premises. The necessity for any repair or maintenance work shall be determined as follows: (a) if the cross easement to be repaired or maintained is located on any Lot in Blocks_or_of the Subdivision, any Owner of DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 8 01/03/01-9:11/jkr any Lot burdened or benefitted by any such easement may so declare; (b) if the cross easement to be repaired or maintained is located in any Lot in Block of the Subdivision, the Owners of the affected Lots shall vote thereon with each Owner entitled to cast the number of votes which is equal to the percentage that the number of lineal feet of easement area in the Lot or Lots owned by that Owner bears to the total number of lineal feet contained in the easement area, and the matter determined by the majority of the votes cast. The costs of any such maintenance or repair shall be borne as follows: (a) if the cross easement to be repaired or maintained is located on any Lot in Blocks or of the Subdivision, the Owners of the affected Lots shall share the said costs equally; (b) if the cross easement to be repaired or maintained is located on any Lot in Block of the Subdivision, the Owners of the affected Lots shall share in the costs of such maintenance or repair in the proportion which is equal to the percentage that the number of linear feet of easement area in the said Lot bears to the total number of linear feet contained in the entire easement area. Each Owner shall also be responsible to provide for the proper irrigation of any exterior landscaping improvements, for the reason that no separate irrigation water supply system will be provided by the Declarant or the Association. Each Owner or occupant shall remove, at his own expense, any rubbish or trash of any character which may accumulate on his Lot. ARTICLE VI: PROPERTY USE RESTRICTIONS The following restrictions shall be applicable to the properties and shall be for the benefit of and limitations upon all present and future Owners of said property, or of any interest therein: A. Lot Use: No Lot shall be used except for such uses as are permitted pursuant to the ordinances of the City of Meridian, have been approved by the Architectural Control Committee as provided hereinbelow, and permitted pursuant to the Development Agreement dated , entered into between Declarant and the City of Meridian, recorded as Instrument No. , records of Ada County, Idaho, which said Development Agreement is incorporated herein and made a part hereof, as if set out in full; provided, however, that the Architectural Control Committee shall have the authority to impose restrictions on uses and designs which are more restrictive than those contained in the said Development Agreement. Notwithstanding the foregoing, any buildings which have been constructed or for which building permits have been issued prior to the recordation hereof, shall be deemed permitted under the provisions hereof. All Lots and improvements constructed thereon must comply with all applicable governmental rules, ordinances, laws, statutes and regulations. B. Garbage and Refuse Disposal: No part of said property shall be used or maintained as a dumping ground for rubbish, trash or other waste. No garbage, trash or other waste shall be kept or maintained on any part of said property except in a sanitary container. Any incinerators or other equipment for the storage or disposal of such material must not violate setback restrictions, must be enclosed with an aesthetic screen or fence, as may be approved by the Architectural Control Committee and shall be kept in a clean and sanitary condition. C. Nuisance: No noxious or offensive or unsightly conditions shall be permitted upon DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 9 01/03/01-9:11/jkr any part of said property, nor shall anything be done thereon which may be or become an annoyance or nuisance to the other Owners D. Sight Distance at Intersections: No fence, wall, hedge or shrub planting which obstructs sight lines at elevations between three feet (3') and eight feet (8') above the roadways shall be placed or permitted to remain on any corner Lot within the triangular area formed by the street property lines and a line connecting them at points 30 feet from the intersection of the street lines, or in the case of a rounded property corner, from the intersection of the street property lines extended. The same sight -line limitations shall apply on any Lot within ten feet (10') from the intersection of a street property line with the edge of a driveway or alley pavement. E. Leasing Restrictions: Any lease between an Owner and his tenant shall provide that the terms of the lease shall be subject in all respects to the provisions contained in this Declaration, the Association's Articles of Incorporation and its Bylaws, and that any failure by said tenant to comply with the terms of such documents shall be a default under such lease. F. Parking: Each Owner shall be responsible to provide and maintain such parking areas as are required by any governmental authority with jurisdiction thereof. G. Antennas/Satellite Dishes: No exposed radio or television antenna or satellite dishes shall be erected on the Properties without the prior approval of the Architectural Control Committee, which approval may be withheld in its sole discretion. H. Sewer Restrictions: All Lots shall be subject to and restricted by the following: A monthly sewer charge must be paid after connecting to the Meridian City Public Sewer System, according to the ordinances and laws of Meridian City; 2. All Owners shall submit to inspection by either the Meridian City Public Works Department or the Meridian City Building Department whenever a Lot is to be connected to the sewage system constructed and installed and within its property; and 3. The Declarant and each Owner does hereby vest in Meridian City the right and power to bring all actions against any Owner for the collection of any charges herein required and to enforce the conditions herein stated. ARTICLE VII. BUILDING RESTRICTIONS Section 1. Building Restrictions: No buildings or other structures or improvements shall be erected, altered, placed or permitted to remain on any Lot other than those which have been approved pursuant to the ordinances of the City of Meridian and which have been further approved by the Architectural Control Committee as provided for hereinbelow. Section 2. Setbacks: No improvements may be constructed or maintained on a Lot within DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 10 01/03/01-9:11/jkr the minimum building setback lines as provided for by the Zoning Ordinance of the City of Meridian. Section 3. Stens: No signs shall be erected, altered, placed or permitted to remain on any Lot other than those which have been approved pursuant to the ordinances of the City of Meridian and which have been further approved by the Architectural Control Committee pursuant to the provisions set forth in Article VIII, below, and in accordance with the initial sign criteria attached hereto as Exhibit A and by this reference made a part hereof. Section 4. Permits: Each Owner shall be responsible to obtain, at his sole expense, such permits as may be required by any governmental authority having jurisdiction thereof for the Owner's proposed use. In addition, each Owner shall be responsible for all fees and charges of any description whatsoever imposed by any governmental authority as a result of the proposed use for the Owner's Lot. ARTICLE VIII. ARCHITECTURAL CONTROL Section 1. Architectural Control Committee: In order to protect the quality and value of the Properties, and for the continued protection of the Owners thereof, an Architectural Control Committee is hereby established consisting of three or more members to be appointed by the Board of Directors of the Association. The Board of Directors of the Association shall appoint members to the Architectural Control Committee at each annual meeting of the Board. Section 2. Approvals Required: No building or other structure (including but not limited to fences, walls, signs, and parking areas) or landscaping improvements (hereinafter collectively referred to as "Improvements") of any type shall be commenced, built, constructed, placed, or maintained upon any Lot, Common Area or other property, nor shall any exterior addition, change or alteration of existing Improvements be made, until the plans and specifications showing the nature, kind, shape, configuration, height, materials, color, location and such other detail as the Architectural Control Committee may require, shall have been submitted to and approved in writing by the Architectural Control Committee as to harmony of external design and location in relation to surrounding structures and topography and as to conformity with requirements of this Declaration. In the event the Architectural Control Committee fails to approve, disapprove, or specify the deficiency in such plans, specifications and location within thirty (30) days after submission to the Architectural Control Committee in such form as it may require, it shall be deemed approved. Any Improvements (including, but not limited to, the landscape improvements located in the landscape easement area) in existence or for which building permits have been issued as of the date of recordation hereof shall be deemed to have been approved by the Architectural Control Committee. The Architectural Control Committee shall have the right to refuse to approve any design, plan or color for such Improvements, construction or alterations which, in its opinion, are not suitable or desirable for any reason, aesthetic or otherwise. In so passing on such design, the Committee shall have the privilege in the exercise of its discretion to take into consideration the suitability of the proposed structure or alteration, the materials of which it is to be built, and the exterior color scheme in relation to the site upon which it is proposed to be erected. The Architectural Control Committee may also consider whether the design of the proposed structure DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 11 01/03/01-9:11/jkr or alteration is in harmony with the surroundings, the effect of the structure or alteration when viewed from adjacent or neighboring property, and any and all other facts which, in the Architectural Control Committee's opinion, shall affect the desirability of such proposed improvement, structure or alteration. Section 3. Submissions: Requests for approval of the Architectural Control Committee shall consist of such documents and other materials as may be reasonably requested by the Architectural Control Committee including, without limitation, the following: A. Site Plan. A site plan showing the location of buildings and all other structures and improvements, including parking areas, sidewalks, fences, and walls on the Lot, Lot drainage and all setbacks or other pertinent information related to the improvements. B. Building. A building plan shall consist of preliminary or final blueprints, elevation drawings of the north, south, east, and west sides, detailed exterior specifications for each building which shall indicated, by sample, if required by the Architectural Control Committee, all exterior colors, material and finishes, including roof, to be used. C. Landscape Plan. A landscape plan for that portion of the Lot to be landscaped which shall show the location, type, and size of trees, plants, ground cover, shrubs, berms and mounding, grading, drainage, sprinkler system, fences, freestanding exterior lights, driveways, parking areas, and walkways. D. Sign Plan. A signage plan showing the location, design, size, color, and material proposed for all exterior signs. Section 4. Final Inspection and OcgM - : Actual construction of any improvements shall comply substantially with the plans and specifications approved by the Architectural Control Committee. Upon substantial completion of any improvement, the Architectural Control Committee shall be permitted to make a final inspection thereof, and no improvement shall be occupied until such time as the Architectural Control Committee shall have completed its final inspection and certified it for occupancy. Section 5. Rules and Regulations: The Architectural Control Committee is hereby authorized to adopt rules and regulations to govern its procedures and the requirements for making submissions and obtaining approval as the Committee deems appropriate and in keeping with the spirit of due process of law. The Architectural Control Committee is further hereby empowered to adopt such rules and regulations as it shall deem appropriate, consistent with the provisions of this Declaration, pertaining to matters of design, materials, colors, and aesthetic interests. Any such rules and regulations may be amended from time to time, in the sole discretion of the Architectural Control Committee. The failure of the Architectural Control Committee to adopt any such rules and regulations shall not form the basis for an attack upon the exercise of Architectural Control Committee's discretion, it being the intent of this Declaration to provide the Architectural Control Committee with as broad discretion as is permissible under the law. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 12 01/03/01-9: 1 1/jkr Section 6. Fees: The Architectural Control Committee may establish, by its adopted rules, a fee schedule for an architectural review fee to be paid by each Owner, except Declarant, submitting plans and specifications for approval. No submission for approval will be considered complete until such fee has been paid. Such fee shall not exceed such reasonable amount as may be required to reimburse the Architectural Control Committee for the costs of professional review of submittals and the services of a consultant to administer the matter to its completion, including inspections which may be required. Section 7. Waivers: The approval of any plans, drawings or specifications for any structure, improvement, or alteration, or for any matter requiring the approval of the Architectural Control Committee, shall not be deemed a waiver of any right to withhold approval of any similar plan, drawing, specifications, or matters subsequently submitted for approval. Section 8. Liabili : Neither the Architectural Control Committee nor any member thereof shall be liable to the Association, any Owner, or any other party, for any damage suffered or claimed on account of any act, action or lack thereof, or conduct of the Architectural Control Committee or any members thereof, so long as the Architectural Control Committee, or the respective members thereof, acted in good faith on the basis of information they then possessed. Section 9. Certification by Secretary: The records of the Secretary of the Association shall be conclusive evidence as to all matters shown by such records and the issuance of a certificate of completion and compliance by the Secretary or Assistant Secretary of the Association showing that the plans and specifications for the improvement or other matters therein provided for have been approved and that said improvements have been made in accordance therewith, or a certificate as to any matters relating to and within the jurisdiction of the Association by the Secretary thereof, shall be conclusive evidence that shall fully justify and protect any title company certifying, guaranteeing or insuring title to said property, or any portion thereof or any lien thereon and/or any interest therein as to any matters referred to in said certificate, and shall fully protect any purchaser or encumbrancer from any action or suit under this Declaration. After the expiration of one (1) year following the issuance of a building permit therefor by municipal or other governmental authority, any structure, work, improvement or alteration shall, as to any purchaser or encumbrancer in good faith and for value and as to any title company which shall have insured the title thereof, be deemed to be in compliance with all the provisions hereof unless a notice of noncompliance executed by the Association shall have appeared of record in the office of the County Recorder of Ada County, State of Idaho, or unless legal proceedings shall have been instituted to enforce completion or compliance. Section 10. Construction and Sales Period Exception: During the course of construction of any permitted structures or improvements and during the initial sales period, the restrictions (including sign restrictions) contained in this Declaration or in any Supplemental Declaration shall be deemed waived to the extent necessary to permit such construction and the sale of all Lots; provided that, during the course of such construction and sales, nothing shall be done which will result in a violation of these restrictions upon completion of construction and sale. ARTICLE IX: INSURANCE AND BOND Section 1. Required Insurance: The Association shall obtain and keep in full force and DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 13 01/03/01-9:11/jkr effect at all times the following insurance coverage provided by companies duly authorized to do business in Idaho. The provisions of this Article shall not be construed to limit the power or authority of the Association to obtain and maintain insurance coverage in addition to any insurance coverage required hereunder in such amounts and in such forms as the Association may deem appropriate from time to time. A. A multi -peril -type policy covering any Common Area improvements, providing as a minimum fire and extended coverage and all other coverage in the kinds and amounts commonly required by private institutional mortgage investors for projects similar in construction, location and use on a replacement cost basis in an amount not less than one hundred percent (100%) of the insurable value (based upon replacement cost). B. A comprehensive policy of public liability insurance covering all of the common areas, commercial spaces and public ways in the properties. Such insurance policy shall contain a severability of interest endorsement which shall preclude the insurer from denying the claim of a Dwelling Unit Owner because of negligent acts of the Association or other Owners. The scope of coverage must include all other coverage in the kinds and amounts required by private institutional mortgage investors for projects similar in construction, location and use. If the properties contain more than one hundred (100) Units, coverage shall be for at least $1,000,000 per occurrence, for personal injury and/or property damage. C. Workmen's compensation and employer's liability insurance and all other similar insurance with respect to employees of the Association in the amounts and in the forms now or hereafter required by law. Section 2. Optional Insurance: The Association may obtain and keep in full force and effect at all times the following insurance coverage provided by companies duly authorized to do business in Idaho. A. Liability insurance affording coverage for the acts, errors and omissions of its directors and officers, including members of the Architectural Control Committee and other committees as may be appointed from time to time by the Board of Directors of such association in such amount as may be reasonable in the premises. B. The Association may obtain bonds and insurance against such other risks, of a similar or dissimilar nature, as it shall deem appropriate with respect to the protection of the properties, including any personal property of the Association located thereon, its directors, officers, agents, employees and association funds. Section 3. Additional Provisions: The following additional provisions shall apply with respect to insurance: A. Insurance secured and maintained by the Association shall not be brought into contribution with insurance held by the individual Owners or their mortgages. B. Each policy of insurance obtained by the Association shall, if possible, provide: DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 14 01/03/01-9: 1 1/jkr A waiver of the insurer's subrogation rights with respect to the Association, its officers, the Owners and their respective servants, agents and guests; that it cannot be canceled, suspended or invalidated due to the conduct of any agent, officer or employee of the Association without a prior written demand that the defect be cured; that any "no other insurance" clause therein shall not apply with respect to insurance held individually by the Owners. C. All policies shall be written by a company licensed to write insurance in the state of Idaho and all hazard insurance policies shall be written by a hazard insurance carrier holding financial rating by Best's Insurance Reports of Class VI or better. Section 4. Owner's Individual Insurance: The provisions for insurance contained in this Article are not intended to be construed as requiring the Association to secure insurance for the individual buildings contained within the Subdivision. Accordingly, each Owner shall obtain such fire, liability, and other insurance coverages as the said Owner may deem appropriate. ARTICLE X: CONDEMNATION Section 1. Consequences of Condemnation: If at any time or times, all or any part of the Common Area shall be taken or condemned by any public authority or sold or otherwise disposed of in lieu of or in avoidance thereof, the following provisions shall apply. Section 2. Proceeds: All compensation, damages, or other proceeds therefrom, the sum of which is hereinafter called the "condemnation award, " shall be payable to the Association. Section 3. Apportionment: The condemnation award shall be apportioned among the Owners having an interest in the condemned Common Area equally on a per -Lot basis. The Association shall, as soon as practicable, determine the share of the condemnation award to which each Owner is entitled. Such shares shall be paid into separate accounts, one account for each Lot. Each such account shall remain in the name of the Association and shall be further identified by Lot number and the name of the Owner thereof. From each separate account, the Association, as attorney-in-fact, shall use and disburse the total amount of such accounts, without contribution from one account to the other, first to Mortgagees and other lienors in the order of priority of their Mortgages and other liens (unless waived) and the balance remaining to each respective Owner. ARTICLE XI: MORTGAGEE PROTECTION Notwithstanding anything to the contrary contained in this Declaration or in the Articles or Bylaws of the Association: A. The Association shall maintain an adequate reserve fund for the performance of its obligations, including the maintenance, repairs and replacement of those common elements and improvements thereon, and such reserve shall be funded by at least quarterly assessments. B. The holders of First Mortgages shall have the right to examine the books and records DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 15 01/03/01-9: 1 1/jkr of the Association and to require annual reports or other appropriate financial data. C. Any lien which the Association may have on any Lot for the payment of assessments attributable to such Lot will be subordinate to the lien or equivalent security interest of any Mortgage on the Lot recorded prior to the date notice of such assessment lien is duly recorded. D. Unless all institutional holders of First Mortgages have given their prior written approval, no Association shall: 1. By act or omission seek to abandon, partition, subdivide, encumber, sell or transfer the Common Area property owned, directly or indirectly, by such Association for the benefit of the Owners. (The granting of easements for public utilities or for other public purposes consistent with the intended use of such Common Area property shall not be deemed a transfer within the meaning of this clause.) 2. Change the method of determining the obligations, assessments, dues or other charges which may be levied against an Owner. 3. By act or omission change, waive or abandon any scheme of regulations, or enforcement thereof, pertaining to the architectural design or the exterior appearance of the improvements on the Properties or the maintenance of the Common Area. 4. Fail to maintain fire and extended coverage on insurable Common Area property on a current replacement cost basis in an amount not less than one hundred percent (100%) of the insurable value (based on current replacement cost). 5. Use hazard insurance proceeds for losses to any Common Area property for other than the repair, replacement or reconstruction of such Common Area property. 6. Amend materially this Declaration, the Association's Articles of Incorporation, or its Bylaws. ARTICLE XII: GENERAL PROVISIONS Section 1. Enforcement: The Association or any Owner or the owner of any recorded Mortgage upon any part of said property, shall have the right to enforce, by any proceedings at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Association, or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. Section 2. Severability: Invalidation of any one of these covenants or restrictions by judgment or court order shall in no way affect any other provisions which shall remain in full DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 16 01/03/01-9:11/jkr force and effect. Section 3. Amendment: The covenants and restrictions of this Declaration shall run with the land and shall inure to the benefit of and be enforceable by the Association or the legal Owner of any Lot subject to this Declaration, their respective legal representatives, heirs, successors and assigns, for a term of twenty-five (25) years from the date this Declaration is recorded, after which time said covenants shall be automatically extended for successive periods of ten (10) years. Except as otherwise provided herein, any of the covenants and restrictions of this Declaration, except the easements herein granted, may be amended by an instrument signed by members entitled to cast not less than fifty percent (50%) of the votes of membership. Any amendment must be recorded. Section 4. Assignment by Declarant: Any or all rights, powers and reservations of Declarant herein contained may be assigned to the Association or to any other corporation or association which is now organized or which may hereafter be organized and which will assume the duties of Declarant hereunder pertaining to the particular rights, powers and reservations assigned, and upon any such corporation or association evidencing its intent in writing to accept such assignment, have the same rights and powers and be subject to the same obligations and duties as are given to and assumed by Declarant herein. All rights of Declarant hereunder reserved or created shall be held and exercised by Declarant alone, so long as it owns any interest in any portion of said property. IN WITNESS WHEREOF, Declarant has caused its corporate name to be hereunto subscribed and its corporate seal affixed this day of 20—. DECLARANT: SUNDANCE INVESTMENTS LIMITED PARTNERSHIP By STATE OF IDAHO Roger L. Anderson, General Partner ) ss. County of Ada ) On this day of , 20 , before me, the undersigned Notary Public in and for said State, personally appeared ROGER L. ANDERSON, known or identified to me to be the General Partner of SUNDANCE INVESTMENTS LIMITED PARTNERSHIP, the limited partnership that executed the within instrument, or the person who executed the instrument in behalf of said limited partnership, and acknowledged to me that such limited partnership executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho My Commission Expires: DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS, Page 17 01/03/01-9:11/jkr nstruction Materials Testing EotEchnial Engineering Environmental `SErvices Asbestos/lead ManagEmEnt Planning MATERIALS TESTING & INSPECTION i MATERIAL ?0111 TESTING & INSPECTION ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testilincj ❑ Special Inspections- SOILS ns ections prepared for: Larson Architects 210 Murray StrEEt BoisE, Idaho 83714 SOILS INVESTIGATION REPORT of Proposed CommErcial DEvElopment Silverstone Corporate CEntEr SEC Overland Road and EaglE Road Meridian, Idaho MTI FiIE Number 801035g 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAL? -" TESTING & INSPECTION \\mtiserver\reports\2000report\ 1000-1 100\b010359\geotechtemp.doc _. ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Ins ections Ms. Dawna Jenkins Larson Architects — 210 Murray Street Boise, Idaho 83714 (208) 376-4665 Re: Subsurface Soils Investigation Proposed Commercial Development Silverstone Corporate Center SEC Overland Road and Eagle Road Boise, Idaho Gentlemen: In compliance with your instructions, we have conducted a soils exploration and foundation evaluation for — the above mentioned development. Our scope of services for the proposed development has been provided in our proposal dated 16 November 2000. The field work for this investigation was conducted on 5 December 2000. The data have been carefully analyzed to evaluate pertinent geotechnical conditions. — Provided geotechnical, groundwater and construction recommendations are listed in the Table of Contents. The results of this investigation, together with our recommendations, are to be found in the following report. We have provided three copies for your review and distribution. Often, because of design and construction details that occur on a project, questions arise concerning soil conditions. We would be pleased to continue our role as geotechnical engineers during the project — implementation. MTI also has great interest in providing materials testing and special inspection services during the construction of this project. If you will advise us of the appropriate time to discuss these engineering services, we will be pleased to meet with you at your convenience. We appreciate this opportunity to be of service to you and we look forward to working with ou in the future. If you have any questions please call us at (208) 376-4748. pFESS/ Philip B. DeVol Staff Geologist Respectfully Submitted, Materials Testing & Inspection, David O. Cram, P.E. ` General Manager IN L. 0 SCHROEDER o co s ►� 0 IDP% Qo4`�NAL,p ��sr�A�Q`yF Q 8715 9rFOF COPYRicil IT 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com INSPECTION, INC. AM CoMATERIAL` TESTING & INSPECTION December 15, 2000 Page # 2 of 36 \\mtiserve r\reports\2000 report\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections TABLE OF CONTENTS PREAMBLE............................................................................................................................1 EXECUTIVESUMMARY .........................................................................................................3 INTRODUCTION.......................................................................... 5 Project Description _ ................................................ Authorization........................................................................................................5 Purpose..................................................................................................................5 Scope......................................................................................................................5 _ Warranty and Limiting Conditions ....................................................................6 General.................................................................................................................. 6 DESCRIPTIONOF SITE .........................................................................................................7 SiteLocation ..........................................................................................................7 GeneralGeology Of Area.....................................................................................7 Site Topography, Drainage And Vegetation......................................................7 _ Site Climatology And Geochemistry...................................................................8 GeoseismicSetting................................................................................................ 8 SUBSURFACECONDITIONS...................................................................................................8 GeneralNotes ........................................................................................................8 SOILSEXPLORATION...........................................................................................................8 Exploration And Sampling Procedures..............................................................8 Laboratory Testing Program...............................................................................9 _ Description Of Foundation Materials.................................................................9 SoilsSurvey Review..............................................................................................10 VolatileOrganic Scan...........................................................................................10 SITEHYDROLOGY................................................................................................................10 _ General Notes ........................................................................................................10 Water Level Measurements.................................................................................10 HydraulicConductivity........................................................................................ l l LATERAL EARTH PRESSURES ........................... FOUNDATION, SLAB AND PAVEMENT DISCUSSION AND RECOMMENDATIONS ..................13 GeneralNotes........................................................................................................13 _ Foundation Design Recommendations................................................................13 FloorSlab-On-Grade...........................................................................................14 Recommended Pavement Sections......................................................................14 CONSTRUCTION CONSIDERATIONS.....................................................................................16 Earthwork.............................................................................................................16 SoftSubgrade Soils...............................................................................................17 StructuralFill........................................................................................................17 ._ Backfill...................................................................................................................18 Excavations...........................................................................................................18 GroundwaterControl...........................................................................................18 GENERAL COMMENTS .................................. . ......................................................................19 APPENDIX............................................................................................................................ GENERALNOTES 20 ..........................................................21 ......................................... TESTPIT LOGS.......................................................................................................23 -- PAVEMENT THICKNESS DESIGN............................................................................35 COPYRiC11 It © 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAL ^ December 15, 2000 TESTING & Page# 3of36 co INSPECTION \\mtiserve r\reports\2000 report\ 1000-1 100\b010359\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections EXECUTIVE SUMMARY The following is a brief summary presented with conclusions and recommendations for the proposed development. This summary must be read in conjunction with the entire accompanying report for proper interpretation of the overall investigation. Geotechnical Issues: Based on the evidence of this investigation, it is predicted that the following conditions will most significantly impact site development. 1. The shallow subgrade soils composed primarily of lean clay are high in moisture content and can be expected to pump and rut under construction traffic. Recommendations for mitigating problems associated with these conditions are included in the Soft Subgrade Soils section of this report. 2. Disturbed soils resulting from agricultural activities were encountered across the site during exploration. Based on typical plow depths, these topsoils are assumed to extend to a depth of 1.5 feet below existing grades. It is recommended that these disturbed soils be removed, and wasted or stockpiled for later use. During periods of warm and dry weather, aeration and re -compaction may be considered. 3. Variably present strongly calcium carbonate cemented may at locations cause difficulties during foundation development and utility placement. Subsurface Conditions: During exploration, twelve test pits were advanced and soil samples submitted for laboratory testing from the project site. Based on this exploration, soils on-site are generally composed of clay through the upper 2.0 to 4.0 feet, variegated silty sand/sandy silt, and sand with silt and gravel at depth. Calcium carbonate cementation likely extends across the majority of the site. Based on observations in the test pits, this hardpan surface is generally encountered at 2.0 to 3.0 feet in depth and extends to a depth of 5.0 to 7.0 feet. Groundwater Conditions: Groundwater was not encountered during exploration. Soil moistures were generally classified in the field as slightly moist to moist. Based on the evidence of this investigation and background knowledge of the area, the likelihood of encountering groundwater during construction is minimal. Infiltration: The presence of calcium carbonate cementation will affect infiltration characteristics of soils on-site. Well developed hardpan layers can be expected to significantly inhibit (or effectively prohibit) the vertical movement of water. COPyRICi IT © 2000 MATERIAk TESTWC & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com (0 MATERIAL TESTING & INSPECTION December 15, 2000 Page # 4 of 36 \\mtiserver\reports\2000report\ 1000-1 100\b0 ] 0358\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Building Foundations: ASTM D-1557 Net Allowable Soils Footing Depth Subgrade Compaction Bearing Capacity 2.5 feet and greater below existing site grades Not Required 2,000 lbs/ftz bearing on firmly cemented native clay with sand soil, or compacted structural fill bearing on cemented native clay with sand soil* *Note: At all footing subgrade elevations, penetrometer tests must be performed with results of at least 3.0 tons per square foot. Further excavation will be required if the necessary resistance is not obtained. Pavement: Pavement Section Component Driveways and Parking, Truck Access Driveways and Parking, No Trick Access Asphaltic Concrete 3.0 Inches 2.5 Inches Crushed Aggregate Base 4.0 Inches 4.0 Inches Structural Sub -Base 18.0 Inches 18.0 Inches Native Subgrade Stabilization Fabric* Stabilization Fabric* Aggregate Base Material complying with I Standard Specifications for Highway Construction sections 303 and 703 for aggregates. Structural Subbase Any material complying with the requirement for granular structural fill in the Soils Report EXCEPT that the maximum material diameter is no more than 2/3 of the component thickness. *Note: The native subgrade is expected to be in a relatively soft condition and be prone to pumping and rutting under construction traffic. Therefore a stabilization fabric is recommended over the native subgrade soils. The geotextile stabilization fabric should consist of an Amoco 2006 / 2016 or equivalent and be placed in accordance with the manufacturer's recommendations. End -dumping of structural fill materials, placement of the full 18 -inch lift and blading the materials over the fabric is recommended to avoid disturbance of the native subgrade soils. Use of non -vibratory compaction equipment is recommended to limit disturbance to the native subgrade soils. COPYRI(jlir @ 2000 MATERIAlS TESTING tat INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAL" ^ December 15, 2000 TESTING & Page # 5 of 36 INSPECTION \\mtiserver\reports\2000report\1000-1100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testinq ❑ Special Inspections INTRODUCTION This report presents the results of a geotechnical investigation and analysis in support of data utilized in the design of structures as defined in Chapter 18 of the 1997 Uniforni Building Code. Information in support of groundwater and storm water issues pertinent to the practice of Civil Engineering is included. Observations and recommendations relevant to the earthwork phase of the project are also presented. The premise for this report is as follows: Project Description: The proposed development is southeast of the City of Meridian, Ada County, Idaho, and comprises the W1/2, NW1/4, of Section 21, Township 3 North, Range 1 East, Boise Meridian. The project is to consist of an office complex containing fourteen structures and associated paved access drives and parking areas. The overall acreage of the proposed development is approximately 80 acres. Total settlements are limited to 1 inch. Loads of 2,000 pounds per lineal foot for wall footings and 30,000 pounds for columns were assumed for settlement calculations. Retaining walls are not anticipated as part of the project. Proposed building elevations and cut/fill requirements had yet to be established at the time this report was prepared. Authorization: Authorization to perform this exploration and analysis was in the form of a verbal authorization to proceed ^ dated 20 November 2000, from Mr. Cornel Larson of Larson Architects, representing the property owners. Purpose: The purpose of this foundation exploration and analysis are to provide preliminar information regarding the various soil profile components and their engineering characteristics for use by the design engineers and/or architects in: • preparing preliminary foundation or verifying the suitability of the foundation design and placement, .. • preparing site drainage designs, • indicating issues pertaining to earthwork construction. Given the extent of the proposed development (as referenced in the Project Description above) and the relatively limited subsurface exploration (12 test pits), it is recommended that lot -specific subsurface investigations are conducted to verify conditions identified in this report prior to construction of individual structures. Scope: ^ The scope of this investigation included a review of geologic literature and existing available geotechnical studies of the area; a review of available environmental reports; a visual site reconnaissance of the immediate site; a subsurface exploration; field and laboratory testing; and an engineering analysis and evaluation of the foundation materials. ,^ COPyRI(jl IT © 2000 MATERIAls TESRNCI & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIALS` /1 December 15, 2000 plow TESTING V Page # 6 of 36 I& INSPECTION \\intiserver\reports\2000report\1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing Ll Special Inspections Warranty and Limiting Conditions: The field observations and research reported herein are considered sufficient in detail and scope to form a reasonable basis for the purposes cited above. MTI warrants that the findings and conclusions contained herein have been promulgated in accordance with generally accepted professional engineering practice in the fields of foundation engineering, soil mechanics and engineering geology, only for the site described in this report and only for the project described in this report. No other warranties are implied or expressed. Any comments in this report concerning onsite conditions and/or observations, including soil appearances and odors, are provided as general information and are not intended to describe, quantify or evaluate any environmental concern or situation. These engineering methods have been developed to provide the client with information regarding apparent or potential engineering conditions relating to the subject property within the scope cited above and are necessarily limited to the conditions observed at the time of the site visit and research. The report is also limited to the information available at the time it was prepared. In the event additional information is provided to MTI following the report, it will be forwarded to the client in the form received for evaluation by the client. There is a distinct possibility that conditions may exist which could not be identified within the .- scope of the investigation or which were not apparent during the site investigation. This report was prepared for the use of the property owners (at the time of the report) and their retained design consultants ("Client'). Conclusions and recommendations presented in this report are based upon the agreed-upon scope of work outlined in the report and the Contract for Professional Services between Client and Materials Testing and Inspection, Inc. ("Consultant'). Use or misuse of this report, or reliance upon the findings hereof by any parties other than the Client, is at their own risk. Neither Client nor Consultant snake any representation of warranty to such other parties as to the accuracy or completeness of this report or the suitability of its use by such other parties for any purpose whatever, known or unknown to Client or Consultant. Neither Client nor Consultant shall have any liability to, or indemnifies or holds harmless third parties for any losses incurred by the actual or purported use or misuse of this report. No other warranties are implied or expressed. General: Any revision in the plans for the proposed structures from those enumerated in this report should be brought _. to the attention of the soils engineer so that he may determine if changes in the foundation recommendations are required. If deviations from the noted subsurface conditions are encountered during construction, they should also be brought to the attention of the soils engineer. 7446 W. Lemhi St., Boise, ID 83709 E -Mail mti@mti-id.com CopyRic,hy 0 2000 MATERIALS TESTING & INSPECTION, INC. 208 376-4748 Fax 208 322-6515 www.mti-id.com 0-04 MATERIAIS_e`* December 15, 2000 TESTING & Page# 7of36 INSPECTION \\mtiserver\reports\2000report\1000-1100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ construction Materials Testing❑ Special Inspections .. DESCRIPTION OF SITE Site Location: The proposed development is southeast of the City of Meridian, in the southeastern corner of the intersection of Eagle Road and Overland Road. Access to the site may be gained by following Interstate -84 to the Eagle Road exit (#46). From this exit, travel southward on Eagle Road for approximately 0.5 anile to its intersection with Overland Road and the project site. The location is depicted in the site map plates included in the Appendix. General Geology Of Area: The subject site is located within the Boise Valley which is directly underlain by a thick sequence of alluvial sands and gravels typically deposited on basalt formations. These sediments are loosely named the Boise River Gravels and were deposited as river floodplain and stream outwash from the Boise River. These gravel deposits tend to have imbricated well-rounded clasts, poor sorting and crude stratification. Beds of gravel and lenses of cross -bedded sands/silts suggest deposition in braided channels. The Boise River Gravels consist of unconsolidated clay, silt, sand, gravel, and cobbles. The Boise River Gravels have been subdivided into smaller units based on their age and are exposed as distinct alluvial terraces. Five of these terraces are well exposed in the Boise area and range in age from Middle Pleistocene to Holocene (<1 million years ago). The site is situated on the Sunrise Terrace, the third terrace above the flood plain. The Sunrise Terrace is generally consists of sandy pebble and cobble gravels with a mantling of 3 to 7 feet of loess. The entire thickness is approximately 44 feet. Underlying these soils are poorly graded free draining washed .. sands and sandy gravels. Geologic data published for the area indicate that bedrock may not be encountered at depths less than 500 feet beneath the soil surface (Othberg and Stanford, 1992). Site Topography, Drainage And Vegetation: ^„ The project site occupies approximately 80 acres of relatively flat agricultural land. The surface of the property is deeply tilled as a result of this usage. A small (roughly %-acre) elevated building site in the extreme northwestern corner of the property is the location of a former residential structure. An unlined -- stream channel is located along the northeastern property boundary. Regional drainage is to the northwest toward the Boise River. Locally, the surface of the property drains to its northeastern corner. Storm water drainage for the site is achieved primarily by percolation through the surficial clayey soils. Vegetation is limited to cultivated crops (corn and wheat) and deciduous trees along ^ the eastern and southern property lines. COPYRICj1IT © 2000 MATERIALS TESTINCI & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIALF ^ December 15, 2000 TESTING V Page # 8 of 36 INSPECTION \\mtiserver\reports\2000report\ 1000-1 100\6010359\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Site Climatology And Geochemistry: Average precipitation is on the order of 10-12 inches per year. The annual average temperature ranges from 20 ° F to 91 O F with extremes ranging from -4 " F to 102 ° F. The average wind speed ranges to 11 mph in the spring with a prevailing direction from the southeast. Soil in the area is primarily derived from siliceous materials and exhibits low electro -chemical potential for corrosion of metals or concretes. Local aggregates are generally appropriate for all Portland Cement and Lime Cement mixtures. The State Transportation Department has adopted anionic asphalt cements. The pH of surface waters, groundwaters and soils in the region typically range from 7 to 9. No indication of abnormal geochemical conditions was noted at the site. Nominal frost penetration is typically on the order of 6 inches, with extremes ranging to 3 feet. Geoseismic Setting: This project site is located within a "Zone 2B Area" as per the 1997 edition of the Uniform Building Code. ._ All building structures on this project should be designed as per the U.B.C. requirement for such a seismic classification. The investigation did not reveal any characteristics particularly susceptible to seismic hazards. The incidence and anticipated acceleration of seismic activity in the area is low. The total depth of the dense soils is considered as less than 200 feet. Soils on the site are classed type Sp in accordance with Chapter 16 Section V of the 1997 U.B.C. SUBSURFACE CONDITIONS -- General Notes: The field exploration to determine the engineering characteristics of the foundation materials included a "- reconnaissance of the project site and investigation by test pit. Each test pit site was located in the field with the use of a global positioning system (GPS) hand-held receiver and is presumed to be accurate to within a few meters. Upon completion of the investigation, each test pit was filled in with loose excavated materials. These loose areas may need to be re -excavated and compacted prior to constructing structures over them. SOILS EXPLORATION Exploration And Sampling Procedures: Samples were obtained from representative soil strata encountered in the test pits. The samples obtained have been visually classified in the field by a geologist, identified according to test pit number and depth, placed in sealed containers and transported to the laboratory for additional testing. These materials have been further described in detail in the logs provided in the Appendix. The results of the field and laboratory tests are also presented in the logs. It is recommended that these logs not be used for estimating quantities due to highly interpretive results. COPyRxjlii © 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com r-4 MATERIALS' December 15, 2000 TESTING Fs' Page # 9 of 36 INSPECTION \\mtiserver\reports\2000report\ 1000- l 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testinq ❑ Special Inspections Laboratory Testing Program: Along with the field investigation, a supplemental laboratory testing program was conducted to determine -� additional pertinent engineering characteristics of the foundation materials necessary in analyzing the behavior of the proposed building structure. The laboratory testing program included Atterberg Limits Tests - ASTM designation D-4318, and Grain Size Analysis - ASTM designation C-117, C-136. All phases of the laboratory testing program were conducted according to applicable ASTM Specifications and the results of these tests are to be found in the accompanying logs located in the Appendix. Description Of Foundation Materials: The majority of the project site is presently utilized for agricultural purposes. Based on typical plow depths, the zone of disturbed soils associated with this usage is assumed to extend through the upper 1.5 feet of the soil profile. Soils encountered through this thickness are primarily composed of dark brown lean clay. These topsoils were generally in a moist and soft (consistency) condition. Evidence from this exploration suggests that the clayey topsoils described above are typically underlain by 1.0 to 2.0 feet of brown lean clay with sand. These soils were generally classified in the field as moist, and stiff to very stiff. Samples collected from test pit 1 (lab test ID -A), test pit 8 (lab test ID -C), and test pit 11 (lab test ID -D) typify soils of this layer. Variegated silty sand/sandy silt soils can be expected beneath the soils composed of lean clay with sand. Conditions encountered within this soil horizon were classified as slightly moist to moist, and dense to very dense/stiff to very stiff. Material collected from test pit 3 (lab test ID -B) is representative of this layer. Gravel -bearing soils can be expected at depth across the site. These soils were encountered at depths ranging from 3.0 feet (test pit 11) to 9.5 feet (test pit 1). Relative densities were primarily categorized as dense. Slightly moist to moist moisture contents were encountered. Cobbles can be expected to be generally rounded and to range in diameter from 4 to 6 inches. Evidence of caving and sloughing of test pit walls was minimal during excavation. Calcium carbonate cementation (caliche) likely extends across the majority of the site. Based on evidence in the test pits, this hardpan surface is generally encountered at 2.0 to 3.0 feet in depth and extends to a depth of 5.0 to 7.0 feet. Cementation was encountered to a maximum depth of 9.5 feet in test pit 1. It is also evident ^, that the strength of the cementation can be expected to vary from weak to strong. The evidence of this exploration suggests that the caliche layer is likely strongest and extends to the greatest depths in the southwestern portion of the property. However, because hardpan layers commonly exhibit lateral •• inconsistencies, deviations from this pattern may become evident during construction and/or future geotechnical investigations. COPyRIGLIT © 2000 MATERIALS TESTING & INSPECTION, INC. ^ 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAL ^ December 15, 2000 TESTING & Page # 10 of 36 INSPECTION \\mtiserver\reports\2000report\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Soils Survey Review: A review of the United States Department of Agriculture Soils Conservation Service Soils Survey of Ada Count, Area. Idaho indicates the majority of the site can be characterized by the Elijah silt loam (0% to 2% slopes) soil type. A relatively small area adjacent to the stream in the northeastern corner of the property is characterized by the Aeric Haplaquepts soil type. Specific soil characteristics as defined in the given "^ reference are listed below. Elijah silt loam (0% to 2% slopes): Permeability is moderately slow above the hardpan and very slow through fractures in the hardpan; runoff is slow; hazard of erosion is slight; use for residential development is limited mainly by the hardpan, low strength, and hazard of frost action. Aeric Haplaquepts: Runoff is very slow; hazard of erosion is slight; depth to the water table ranges from 18 to 36 inches in summer; hazard of flooding in years of unusually high precipitation; use for urban and residential development is limited mainly by wetness. Volatile Organic Scan: No environmental concerns were identified prior to commencement of the investigation. Therefore, soils obtained during on-site activities were not assessed for volatile organic compounds by portable photoionization detector (PID). No samples obtained during our exploration activities exhibited any odors or discoloration typically associated with this type contamination. SITE HYDROLOGY General Notes: Existing surface drainage conditions are defined in the Site Description. Information provided in this section is limited to observations made at the time of the investigation. Regional and/or local ordinances may require information beyond the scope of this report. Water Level Measurements: Groundwater was not encountered during exploration. Soil moistures were generally classified in the field as slightly moist to moist. Based on the evidence of this investigation and background knowledge of the area, the likelihood of encountering groundwater during construction is minimal. The water table is likely nearest to the surface in areas adjacent to the stream in the northeastern portion of the property. The greatest depths CopyRiq IT © 2000 MATERIAIS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIALS TESTING & INSPECTION %'1 December 15, 2000 Page # 11 of 36 \\mtiserver\reports\2000report\ 1000-1100\b01035g\geotechtemp.doc Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections of excavation were attained in test pit 10 (12 feet below grade) and test pit 12 (18 feet below grade). No evidence of groundwater, including ferruginous (iron) staining, was encountered in either of these test pits. This suggests that the water table in the vicinity of test pit 10 is not likely to rise to within 12 feet of the surface, and in the vicinity of test pit 12 is not likely within 18 feet of the surface. Hydraulic Conductivity: Soil permeability --a measure of the ability of a liquid to move through a soil --was not tested in the field. In this report this parameter is approximated by soil type and gradation. Hydraulic conductivity of less than 2 inches per hour can be expected within the shallow lean clay soils. Sandy silt soils typically exhibit hydraulic conductivity ranging from 2 to 6 inches per hour. Within silty sand soils, hydraulic conductivity ^ generally ranges from 4 to 12 inches per hour. The presence of calcium carbonate cementation is likely to impact the given estimates of hydraulic conductivity. Well developed hardpan layers can be expected to significantly inhibit (or effectively prohibit) the vertical movement of water. Hydraulic conductivity within ._ gravel -bearing soils beneath the cementation is likely to approach 24 inches per hour. LATERAL EARTH PRESSURES The following recommendations should be used in dealing with lateral earth pressures. The following lateral earth pressures are presented as Rankine's states of plastic equilibrium. For lateral forces on a gravity block, a sliding frictional coefficient of 0.4 is appropriate under typical conditions. A state of plastic equilibrium is one in which the subject material is considered to be 1) homogeneous and unbounded and 2) at the point of incipient instability. This state is evaluated upon the basis of unit weight, mechanical properties and the definition of instability. An in-depth presentation of these forces can be found in Terzaghi and Peck, 1948, Soil Mechanics in Engineering Practice, John Wiley & Sons (pub.). For the purpose of this report, it is assumed that native soils will be the material of concern regarding lateral earth pressures. This is not appropriate for any structures intended to support an imported soil mass, except as indicated below. Furthermore, changes in natural soil moisture, such as can be imposed by site stormwater systems, can change the values listed below. Below grade restrained walls, such as basement walls, should be designed with at rest pressures. Active pressures are used for conditions where the wall moves or rotates away from the soil mass at failure. Passive pressures are used for conditions where the wall moves toward the soil mass at failure. MTI perceives that the soils of interest for lateral earth pressures will be those soils encountered between three and ten feet in depth. For those soils the following values should be used: ^ CoPYRIGIiT © 2000 MATERIALS TESTING{ & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com (0 MATERIAIF TESTING & INSPECTION December 15, 2000 Page # 12 of 36 \\mtiserver\reports\2000report\ 1000-1100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Soil Type: Sandy Silt Dry Unit Weight: 105 pcf Internal Friction Angle: 28 Bouyant Unit Weight: 68 pcf Depth From 3 feet to 10 feet Natural Void Ratio: 0.7 Natural Moisture: 16% At rest lateral earth pressure: 61 pounds per cubic foot I = 0.5 Active lateral earth pressure: 44 pounds per cubic foot K.,= 0.4 Passive lateral earth pressure: 337 pounds per cubic foot Ki,= 2.8 The values listed above are for drained conditions. For saturated conditions the values listed below will prevail: Soil Type: Saturated Sandy Silt Dry Unit Weight: 105 pcf Internal Friction Angle: 28 Bouyant Unit Weight: 68 pcf Depth From 3 feet to 10 feet Natural Void Ratio: 0.7 Natural Moisture: 28% At rest lateral earth pressure: 97 pounds per cubic foot X,= 0.5 Active lateral earth pressure: 87 pounds per cubic foot K,= 0.4 Passive lateral earth pressure: 353 pounds per cubic foot K4,= 2.8 Compacted imported structural material, such as that used to backfill the soil side of walls, is expected to demonstrate the following characteristics: Soil Type: Compacted Sandy Gravel Dry Unit Weight: Internal Friction Angle: 35 Bouyant Unit Weight: Depth From 0 feet to 20 feet Natural Void Ratio: 0.4 Natural Moisture: At rest lateral earth pressure: 57 pounds per cubic foot Active lateral earth pressure: 36 pounds per cubic foot Passive lateral earth pressure: 496 pounds per cubic foot 128 pcf 83 pcf 5 % I-,= 0.4 K.,= 0.3 K41= 3.7 Should another material be used in the backfill, MTI should be consulted for correct lateral earth pressure values. Only drained conditions are presented for backfill. The preceding values are presented for idealized conditions relating to simple shallow structures. For complex structures, deep structures, or for structures with remarkable perimeter landscaping, a soils engineer '— should be retained as part of the design team in developing appropriate project design parameters and construction specifications. _ CopyRighi 9 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com (0 MATERIAL TESTING & NSPECTION December 15, 2000 Page # 13 of 36 \\mtiserver\reports\2000repo rt\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections MTI recommends that any retained/restrained soil mass be drained. This can be accomplished by installing wall and toe drains in all soil -supporting walls. In areas where there is potential for significantly high soil moistures in the supported soil mass, the installation of drains in the soil mass is recommended. Particular consideration of roof drain effluent and irrigation water must be made. FOUNDATION, SLAB AND PAVEMENT DISCUSSION AND RECOMMENDATIONS General Notes: Various foundation types have been considered for the support of the proposed building structures. Two requirements must be fulfilled in the design of foundations. First, the load must be less than the ultimate bearing capacity of the foundation soils to maintain stability; and second, the differential settlement must not exceed an amount that will produce adverse behavior of the superstructure. The allowable settlement is usually exceeded before bearing capacity considerations become important. Thus, the allowable bearing pressure is normally controlled by settlement considerations. -- Considering the subsurface conditions and the proposed construction, it is recommended that the structure be founded upon conventional spread footings and continuous wall footings. Settlements should not exceed 1 inch if the following design and construction recommendations are observed. Foundation Design Recommendations: On the basis of the data obtained from the site and the test results from the various laboratory tests performed, MTI recommends that the following guidelines be used for the net allowable soils bearing capacity. XVu lii6 auu6iauc cTcVCUIU116, Pcuctruineter tests must oe pertormect with results of at least 3.0 tons per square foot. Further excavation will be required if the necessary resistance is not obtained. The footings should be proportioned to meet the stated bearing capacity and/or the Uniform Building Code 1997 minimum requirements. Total settlement should be limited to 1 inch total with differential settlement COPYRIGIIT Q 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com ASTM D-1557 Net Allowable Soils Footing Depth Subgrade Compaction Bearing Capacity 2.5 feet and greater below existing site grades Not Required 2,000 lbs/ft' bearing on firmly cemented native clay with sand soil, or compacted structural fill bearing on cemented native clay with sand soil* :kAr___ AL _ti r XVu lii6 auu6iauc cTcVCUIU116, Pcuctruineter tests must oe pertormect with results of at least 3.0 tons per square foot. Further excavation will be required if the necessary resistance is not obtained. The footings should be proportioned to meet the stated bearing capacity and/or the Uniform Building Code 1997 minimum requirements. Total settlement should be limited to 1 inch total with differential settlement COPYRIGIIT Q 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com (0 MATERIAL TESTING & INSPECTION December 15, 2000 Page # 14 of 36 \\mtiserver\reports\2000report\ l 000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections of %2 inch. Any objectionable soil type encountered at the bottom of footing excavations should be removed and replaced with structural fill. Any excessively loose or soft spots or areas that are encountered in the footing subgrade will require over -excavation and backfilling with structural fill. In order to minimize the effects of any slight differential movement that may occur due to variations in the characters of the supporting soils and any variations in seasonal moisture contents, it is recommended that all continuous footings be suitably reinforced to make them as rigid as possible. For frost protection, the bottom of external ` footings should be 30 inches below the finished grade. Floor Slab -On -Grade: Before the placing of concrete floors on the site, or before any floor supporting fill is placed, any organic, loose or obviously compressive materials must be removed. The remaining subgrade should be treated in accordance with Earthwork guidelines and other Constriction Considerations presented later in this report. Areas of excessive yielding should be excavated and backfilled with structural fill. Fill used to increase the elevation of the floor slab should meet the requirements for structural fill. Refer to the section on structural fill for requirements. Before placing any material in support of the floor slab on -- grade, the compaction of any fill must be verified. Floor slabs are to be supported on structural fill material extending to the cemented clay with sand soils. This may require up to 2 feet of structural fill material below slabs. All fill materials must be compacted to a minimum 95% of the maximum density as determined by ASTM D-1557. A free draining granular mat (drainage fill course) should be provided below slabs on grade. This should be a minimum of four inches in thickness and properly compacted. The mat should consist of a sand and gravel mixture generally complying with ASTM D-1241 Type 1 Gradation A aggregate. No less than 70% of this aggregate shall pass the 3/4 inch screen and no more than 10% of the aggregate shall pass the #200 screen. The maximum aggregate size shall be no more than 1/3 the mat thickness. A moisture retarder should be placed beneath all floor slabs to minimize potential ground moisture effects on floor coverings. The granular mat shall be compacted to not less than 95% of the maximum density as determined by ASTM D-1557. Recommended Pavement Sections: MTI has made assumptions for traffic loading variables based on the character of the proposed construction. The Client should review these assumptions to make sure they reflect the intended use and loading of the -- pavements both now and in the future Based on experience with soils in the region, a subgrade C.B.R. (California Bearing Ratio) value of 2 has been assigned for the site. The following thicknesses are MINIMUM THICKNESSES for assured pavement function. Depending on site conditions, additional work may be required to support construction equipment. COPYRI(JIT © 2000 MATERIALS TESTiNC & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com .. 0." 0• MATERIAL TESTING & INSPECTION December 15, 2000 Page # 15 of 36 \\mtiserver\reports\2000report\ 1000-1 100\b0I 035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Flexible Pavement Sections The A.A.S.H.T.O. design method has been used to calculate the following pavement sections. Calculation sheets provided in the Appendix indicate the soils constant, traffic loading, traffic projections and material constants used to calculate the pavement sections. MTI recommends that all materials used in the construction of Asphaltic Concrete Pavements meet the requirements of the State of Idaho Transportation Department (ITD) Standard Specification for Highway Construction. Construction of the pavement section should be in accordance with these specifications and should adhere to the guidelines recommended in the section on Construction Consideration. Pavement Section Component Driveways and Parking, Truck Access Driveways and Parking, No Truck Access Asphaltic Concrete 3.0 Inches 2.5 Inches Crushed Aggregate Base 4.0 Inches 4.0 Inches Structural Sub -Base 18.0 Inches 18.0 Inches Native Subgrade Stabilization Fabric* Stabilization Fabric* Aggregate Base Material complying with ITD Standard Specifications for Highway Construction sections 303 and 703 for aggregates. Structural Subbase Any material complying with the requirement for granular structural fill in the Soils Report EXCEPT that the maximum material diameter is no more than 2/3 of the component thickness. ­_­ .11„ AA"Llvl OL&U6LaU%, 10 UAJJFt lGU LU UC 11, a 1claUvuiy son conanion ana be prone to pumping and rutting under construction traffic. Therefore a stabilization fabric is recommended over the native subgrade soils. The aeotextile stabilization fabric should consist of an Amoco 2006 / 2016 or equivalent and be placed in accordance with the manufacturer's recommendations. End -dumping of structural fill materials, placement of the full 18 -inch lift and blading the materials over the fabric is recommended to avoid .. disturbance of the native subgrade soils. Use of non -vibratory compaction equipment is recommended to limit disturbance to the native subgrade soils. Common Pavement Section Construction Issues The subgrade upon which the above pavement sections are to be constructed must be properly stripped, compacted (if indicated), inspected and proof rolled. Proof rolling of the subgrade soils should be "' accomplished with a heavy rubber -tired fully loaded tandem axle dump truck. Existing common fill on the site must demonstrate the indicated compaction prior to placing any material in support of the pavement Pm section (or be removed). MTI anticipates that pavement areas will be subject to moderate traffic. Surficial soils can be expected to exhibit significant pumping and rutting in response to construction traffic. All pumping or soft areas must be removed and replaced with structural fill. See Soft Subgrade Soils section of this report for further recommendations. Wet weather construction of the site will be very difficult and will require further consultation with the geotechnical engineer as to effective means and methods. All fill material and compacted native subgrades in support of the pavement section must be compacted to not less than 95% of the maximum dry density indicated by ASTM D-698 for flexible pavements and by ASTM D-1557 for rigid pavements. Aggregates comprising the pavement section should be compacted to COPYRIC111T © 2000 MATERIALS RAINC & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 _ Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com .. MATMAId°1 TESTING & INSPECTION e4'1 December 15, 2000 Page # 16 of 36 \\mtiserver\reports\2000report\ 1000-1 100\60I 0358\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections 95% of the maximum dry density indicated by ASTM D-698 for flexible pavements and by ASTM D-1557 for rigid pavements. If a material placed as a pavement section component cannot be tested by usual compaction testing methods, compaction of that material shall be approved by observed proof rolling. Proof rolling used to demonstrate compaction shall be done with a loaded ten -wheel dump truck or equivalent. Minor deflections from proof rolling for flexible pavements are allowable. Deflections from proof rolling of rigid pavement support courses should not be visually detectable. ^ MTI recommends that rigid concrete pavement be provided for heavy garbage receptacle parking. This will eliminate damage caused by the considerable load of the containers transferred into the small steel wheels and subsequently into the asphaltic concrete. Rigid concrete pavement should consist of Portland Cement Concrete Pavement (PCCP) generally adhering to ITD specifications for Urban Concrete. PCCP shall be 6 inches thick on a 4" drainage fill course (see the section on floor slabs on grade) and should be reinforced with Welded Wire Fabric. Control joints shall be on 12 foot centers or less. CONSTRUCTION CONSIDERATIONS Earthwork: Recommendations in this report are based upon all structural elements of the project being founded on firmly cemented native clay with sand soils or compacted structural fill. All structural areas should be stripped to an elevation that exposes the cemented clay with sand soil type. Excessively organic, deleterious materials, and/or disturbed soils generally undergo high volume changes when subjected to loads. This is detrimental to subgrade behavior in the area of pavements, floor slabs, structural fills and foundations. Disturbed soils resulting from agricultural activities were encountered across the site during exploration. Based on typical plow depths, these topsoils are assumed to extend to a depth of 1.5 feet below existing grades. It is recommended that these disturbed soils be removed, and wasted or stockpiled for later use. Stripping depths should be adjusted in the field to assure that the entire disturbed zone is removed prior to placement and compaction of structural fill materials. These shallow soils are prone to pumping and rutting under construction traffic and should be handled in accordance with the Soft Subgrade Soils section of this report. Exact removal depths should be determined during grading operations by a qualified geotechnical •- representative, and shall be based upon subgrade soil type, composition, and firmness or soil stability. After the existing subgrade soils are excavated to design grade, proper control of the subgrade conditions (i.e., moisture content) and the placement and compaction of new fill (if required) should be overseen by a representative of the soils engineer. The recommendations for structural fill presented within this report can be utilized to minimize the volume changes and differential settlements that are detrimental to the behavior of footings, and floor slabs. Enough density tests should be taken to monitor proper compaction. For structural fill beneath building structures, one in-place density test per lift for every 5,000 square feet is recommended. In parking and driveway areas this can be decreased to one test per lift for every 10,000 square feet. r� COPriCIIIT © 2000 MATERIALS TESTING & INSPEC40N, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAIF— ^ December 15, 2000 TESTING & Page# 17 of 36 N S PE CTI O N \\mtiserver\reports\2000report\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Soft Subgrade Soils: The shallow subgrade soils composed primarily of lean clay are high in moisture content and can be expected to pump and rut under construction traffic. The following recommendations and/or options have been included for dealing with the anticipated subgrade conditions: • Track -mounted vehicles should be used to strip subgrade of root matter and other deleterious debris. Heavy rubber -tired equipment should be prohibited from operating directly on the native subgrade, and in structural areas such as roadways and foundations. Construction traffic can be restricted to designated roadways that do not cross, or cross on a limited basis, the proposed roadway or parking subgrades. • During periods of wet weather, construction on the site may become very difficult if not impossible. To ensure constructability, access/haul roads should be constructed with a minimum of two feet of imported structural fill material. The fill material should consist of relatively large cobble (4 to 6 inch in diameter) with sufficient fines to fill the voids. See the Structural Fill section of this report. • Instead of structural fill placement, scarification and aeration of the subgrade can be employed to reduce the moisture content of the surface soils. After stripping is complete, the exposed subgrade should be ripped and/or disked to a depth of 1.5 feet and allowed to air dry for two to four weeks. Further disking should be performed on a weekly basis to aid the aeration process. r- • Alternate recommendations can be provided involving lime or cement stabilization and the use of geotextiles, upon request. Structural Fill: Soils suitable for use as structural fill are those classified as GW, GP, GM, SW, SP, SM and ML in .. accordance with the Unified Soil Classification System (ASTM D-2487). Granular soils are those classified as GW, GP, SW and SP. Structural fill is defined as follows. ^ Granular structural fill should consist of a 6 inch minus select, clean, granular soil with no more than 30% oversize (greater than 3/4") material and no more than 12% fines (less than 4200) and placed in layers of not ,.� more than 9 inches in thickness. Prior to the placement of structural fill materials, all surfaces must be prepared as outlined in the above sections of Construction Considerations. Each layer of structural fill should be compacted to a minimum density of 95% of the maximum dry density as determined by ASTM designation D-1557 (for rigid structures) or D-698 (for flexible pavements). For structural fill below footings, the area of the compacted backfill must extend outside the perimeter of the footing for a distance equal to the thickness of the fill between the bottom of the foundation and the underlying soils, or five feet, whichever is less. The use of silty soils (USCS designation of GM, SM and ML) as structural fill is acceptable but not recommended. These materials require very high moisture contents for compaction and require a long time to dry out if natural moisture contents are too high. This makes moisture content, lift thickness, and ^ COPYRIGIIT O 2000 MATERIAls TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com 0." I-" coMATERIALS" TESTING & INSPECTION December 15, 2000 Page # 18 of 36 \\mtiserver\reports\2000report\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections compactive effort difficult to control. Should it be economically desirable to use a silty material for structural fill, lift thicknesses should not exceed 6 inches (loose) and the fill moisture should be closely monitored at both the working elevation and the elevation of material already placed. After placement, this material must be protected from degradation resulting from construction traffic or subsequent construction. Backfill: Backfill materials shall ascribe to the requirements of structural fill EXCEPT that the maximum material size shall be 4 inches or 20% of the smallest backfill zone dimension. All backfill should be compacted in accordance with the specifications for structural fill, except in those areas where it is determined that future settlement is not a concern, such as planter areas. In nonstructural areas, such as planter areas, all backfill must be compacted to a firm condition. Backfill placed against structures shall be of a character and shall be placed in a manner that conforms to the recommendations for the material that comprise that structure. In no case shall material greater than 2 inches in diameter bear directly on that structure. Placing oversized material against rigid surfaces interferes with proper compaction. Excavations: Shallow excavations required for construction of foundations that do not exceed four feet in depth may be constructed with side slopes approaching vertical. Below this depth, it is recommended that slopes not exceed 1 foot horizontal to I foot vertical (1:1). Variably present strongly calcium carbonate cemented may at locations cause difficulties during foundation development and utility placement. For deep excavations, the native granular soils cannot be expected to remain in position. These materials can be expected to fail, and collapse into any excavation thereby undermining the upper materials. This is especially true when .. working at depths near the water table. Proper care must be taken to protect personnel and equipment. During the subsurface exploration, test pit sidewalls generally exhibited minimal propensity for caving or collapse. However, care must be taken so that all excavations made for the foundations are properly backfilled with suitable material compacted according to the procedures outlined in this report. Before the backfill is placed, all water and loose debris should be removed from these excavations. Groundwater Control: Groundwater was not encountered during the investigation, and is not likely to be encountered during construction. It is recommended that runoff caused by wet weather be directed away from all open excavations. Any on-site silty or clayey soils can be expected to become soft and pump if subjected to excessive traffic after becoming wet during periods of wet weather. This can be avoided by constructing temporary or permanent driveway sections should wet weather be forecast. Additional recommendations for mitigating problems associated with soft/wet subgrade soils are included in the Soft Subgrade Soils section of the report. r„ CopyRigla © 2000 MNTERiAIS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIA L` December 15, 2000 TESTING & Page # 19 of 36 N S PE CTI O N \\mtiserver\reports\2000report\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GENERAL COMMENTS When the plans and specifications are complete and the locations of the proposed structures have been established, a consultation will be required to review them regarding the prevailing soil conditions. It may then be necessary to submit supplementary recommendations. Given the extent of the proposed development and the relatively limited subsurface exploration it is recommended that lot specific subsurface investigations are conducted to verify conditions identified in this report prior to construction of individual structures. It is also recommended that the service of a qualified soils engineering firm be engaged to test and evaluate the soils in the footing excavations before concreting to determine that the soils meet the compaction requirements. Monitoring and testing should also be performed to verify that suitable materials are used for structural fills and that they are properly placed and compacted. Copyaigla © 2000 MATERIALS TEsriNG & INspEcrioN, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATMALS' ^ December 15, 2000 — TESTING & Page # 20 of 36 N S PE CTI O N \\mtiserver\reports\2000report\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections APPENDIX GENERAL NOTES UNIFIED SOIL CLASSIFICATION SYSTEM GEOTECHNICAL TEST PIT LOGS AASHTO PAVEMENT DESIGN ^' SITE MAP PLATES COPYRiC111 © 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIALF" December 15, 2000 TESTING & Page # 21 of 36 N S PE CTI O N \\mtiserver\reports\2000 report\ 1000-1 100\b0103 5g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL GENERAL NOTES SOIL PROPERTY SYMBOLS N: Standard "N" penetration: Blows per foot of a 140 pound hammer falling 30" on a 2" O.D. SS. Qu: Unconfined compressive strength, tons/ft2 Qp: Penetrometer value, unconfined compressive strength, Ton/ft2 Qc: Cone Penetrometer value, unconfined compressive strength, pounds/in2 V: Vane value, ultimate shearing strength, lbs/ft2 M: Water content, % LL: Liquid limit, % PI: Plasticity index, % D: Natural dry density, lbs/ft3 WT: Apparent groundwater level at time noted after completion. DRILLING AND SAMPLING SYMBOLS SS: Split -Spoon - 1 " I.D., 2" O.D., except where noted. ST: Shelby Tube - 3" O.D., except where noted. AU: Auger Sample. DB: Diamond Bit. CB: Carbide Bit. GS: Grab Sample. Non -Cohesive Soils Very Loose Loose Medium Dense Dense Very Dense RELATIVE DENSITY AND CONSISTENCY CLASSIFICATION Standard Penetration Resistance <4 4-10 10-30 30-50 >50 Cohesive Soils Very Soft Soft Firm (Medium Stiff) Stiff Very Stiff Hard PARTICLE SIZE Standard Penetration Resistance <2 2-4 4-8 8-15 15-30 >30 Boulders 8 in. + Coarse Sand 5 mm - 0.6 mm Silts 0.074 nm - 0.005 mm Cobbles 8 in. - 3 in. Medium Sand 0.6 nm1- 0.2 mm Clays 0.005 nun & Smaller Gravel 3 in. - 5 nun Fine Sand 0.2 mm - 0.074 rmn CopyRigla C 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIALc` 1-11N December 15, 2000 TaTESTING & Page # 22 of 36 INSPECTION \\mtiserver\reports\2000 report\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Unified Soil Classification System Major Divisions Symbol Soil Descriptions Well -graded gravels, gravel -sand mixtures, little or no fines Gravel GW And Poorly graded gravels, gravel -sand mixtures, little or no fines Gravelly GP Soils <50% coarse fraction GM Silty gravels, Poorly graded gravel -sand -silt mixtures passes #4 sieve Clayey gravels, poorly graded gravel -sand -clay mixtures Course Grained GC Soils Well -graded sands, gravelly sands, little or no fines <50% Sand SW passes And Poorly graded sands, gravelly sands, little or no fines #200 sieve Sandy SP Soils >50% SM Silty sands, poorly -graded sand -gravel -silt mixtures coarse fraction passes #4 sieve Clayey sands, poorly -graded sand -gravel -clay mixtures SC Inorganic silts & very fine sands, silty or clayey fine sands, Silts ML clayey silts Fine Grained And Clays LL < 50 CL Inorganic clays of low to medium plasticity, gravelly clays, sandy clays, silty clays, lean clays OL Organic silts and organic silt -clays of low plasticity Soils Inorganic silts, micaceous or diatomaceous fine sand or silt >50% Silts MH passes #200 sieve And Clays CH Inorganic clays of high plasticity, fat clays LL > 50 Organic silts and clays of medium -to -high plasticity OH Highly Organic Soils PT Peat, humus, swamp soils with high organic content COPYRICI R © 2000 MATERIAtS TESTING{ Zit INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mtiOmti-id.com www.mti-id.com MATERIAL' ^ C December 15, 2000 & TESTING Page # 23 of 36 INSPECTION \\mtiserver\reports\2000report\1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: ONE Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 10.0 Feet Depth Field Description Sample Sample Depth V Qp USCS Lab Test (Feet) #4 Type (From -To) 1 #200 A Type ID 12 Fill: Dark Brown Lean 99 96 90 82.3 0-1.4 Clay, Moist, Soft Fill Dark Brown Lean Clay 1.4-4.8 with Sand, Moist, Very GS 2.0-4.0 5.5 4.5+ CL A Stiff, Weak Calcium Carbonate Cementation between Depths of 2.7 and 4.8 Feet Brown Silty Sand, Slightly 4.8-9.5 Moist to Moist, Dense, SM Weak Calcium Carbonate Cementation (Caliche) between Depths of 4.8 and 6.5 Feet — Strong to Very Strong Cementation between Depths of 6.5 and 9.5 Feet Brown Poorly Graded Sand 9.5-10.0 with Silt and Gravel, Moist, SP Dense Lab Test ID M LL PI Sieve Analysis - % - - #4 #10 #40 #100 1 #200 A 19.3 31 12 100 99 96 90 82.3 CopyRIGl❑ © 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAIF__" December 15, 2000 TESTING & Page # 24 of 36 INSPECTION \\mtiserver\reports\2000report\1000-I 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering—❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: TWO Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 6.5 Feet Depth Field Description USCS (Feet) Type Fill: Dark Brown Lean 0-1.3 Clay, Moist, Soft Fill Brown Lean Clay with 1.3-2.8 Sand, Moist, Very Stiff CL Brown Silty Sand, Slightly 2.8-6.5 Moist, Dense, Strong SM Calcium Carbonate Cementation between Depths of 2.8 and 5.0 Feet CopyRICIIT © 2000 MATERIALS TESTING tit INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAL5'` December 15, 2000 TESTING & Page # 25 of 36 INSPECTION \\mtiserver\reports\2000report\ 1000-1100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: THREE Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 16.0 Feet Depth Field Description Sample Sample Depth Qp USCS Lab Test (Feet) - Type (From -To) #40 #100 Type ID 34.9 Fill: Dark Brown Lean NP 97 92 82 1 68 55.4 0-1.5 Clay, Moist, Soft Fill Brown Lean Clay with 1.5-2.3 Sand, Moist, Very Stiff CL Brown Sandy Silt, Moist, 2.3-5.0 Very Stiff, Weak Calcium GS 4.0-5.0 3.5 ML B Carbonate Cementation Brown Silty Sand, Slightly 5.0-7.5 Moist to Moist, Dense SM Brown Poorly Graded Sand 7.5-16.0 with Silt and Gravel, SP Slightly Moist, Dense, Cobbles Primarily Rounded and Granitic - to 3 Inches in Size Lab Test ID M LL PI Sieve Analysis - % - - #4 #10 #40 #100 #200 B 34.9 NP NP 97 92 82 1 68 55.4 CopyRICIir © 2000 MATERIAk TESTING tat INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAL'~ December 15, 2000 TESTING & page # 26 of 36 INSPECTION \\mtiserver\reports\2000report\ 1000-1 100\b01035g\geotechtemp.doc ... ❑ Environmental Services ❑ Geotechnical Engineerinq ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: FOUR Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 8.0 Feet Depth Field Description USCS (Feet) Type Fill: Dark Brown Lean 0-1.5 Clay, Moist, Soft Fill Brown Sandy Silt, Moist, 1.5-3.5 Stiff, Weak Calcium ML Carbonate Cementation Brown Silty Sand, Slightly 3.5-7.5 Moist, Dense to Very SM Dense, Moderate Calcium Carbonate Cementation to a Depth of 7.0 Feet Brown Poorly Graded Sand 7.5-8.0 with Silt and Gravel, SP Slightly Moist, Dense CopyaiChT © 2000 MATERIAIS TESTING & INSpECTioN, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAIr_ December 15, 2000 _ TESTING & Page # 27 of 36 INSPECTION \\mtiserver\reports\2000report\ 1000-1 100\b01035g\geotechtemp. doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: FIVE Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 8.0 Feet COPyRICI i © 2000 MATERIALS TESTINC & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAL December 15, 2000 TESTING & Page # 28 of 36 INSPECTION \\mdserve r\reports\2000 report\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG —� Test pit Log #: SIX Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 5.5 Feet Depth Field Description USCS (Feet) Type Fill: Dark Brown Lean 0-1.2 Clay, Moist, Soft Fill Brown Silty Sand, Slightly 1.2-5.0 Moist, Dense, Moderate SM Calcium Carbonate Cementation, Cementation Fractures Readily into Slabs/Pieces Brown Poorly Graded Sand 5.0-5.5 with Silt and Gravel, SP Slightly Moist, Dense CopyRicila © 2000 MATERIAiS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com I& MATERIALS'_"' December 15, 2000 TESTING & Page # 29 of 36 INSPECTION \\mtiserve r\reports\2000report\1000-1100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: SEVEN Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 7.5 Feet Depth Field Description USCS (Feet) Type Fill: Dark Brown Lean 0-1.4 Clay, Moist, Soft Fill Brown Lean Clay with 1.4-2.4 Sand, Moist, Very Stiff CL copylligl If © 2000 MATERIALS TrSI NCt Zit INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIALCC�'_ December 15, 2000 V TESTING Page # 30 of 36 N S PE CTI O N \\mtiserver\reports\2000 report\ 1000-1 100\b01035g\geotechtemp.doc _ ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materia!s Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: EIGHT Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 7.5 Feet Depth Field Description Sample Sample Depth USCS Lab Test (Feet) - Type (From -To) Type ID #100 #200 Fill: Dark Brown Lean 24.3 36 14 100 0-1.3 Clay, Moist, Soft 88 79.4 Fill Brown Lean Clay with 1.3-5.0 Sand, Moist, Stiff, GS 1.3-2.0 CL C Moderate to Strong Calcium Carbonate Cementation below 2.1 Feet in Depth Brown Silty Sand, Slightly 5.0-7.0 Moist, Dense, Weak SM Calcium Carbonate Cementation Brown Poorly Graded Sand 7.0-7.5 with Silt and Gravel, SP Slightly Moist, Dense Lab Test ID M LL PI Sieve Analysis - % - - #4 #10 #40 #100 #200 C 24.3 36 14 100 99 95 88 79.4 Copyaigln © 2000 MnTEainls TmiNq & INspECTioN, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAL December 15, 2000 TESTING & Page# 31 of 36 INSPECTION \\mtiserver\reports\2000report\ 1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: NINE Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 7.0 Feet Depth Field Description USCS (Feet) Type Fill: Dark Brown Lean 0-1.6 Clay, Moist, Soft Fill Light Brown Silty Sand, 1.6-6.5 Slightly Moist, Dense, SM Weak Calcium Carbonate Cementation between Depths of 2.5 and 5.5 Feet Brown Poorly Graded Sand 6.5-7.0 with Silt and Gravel, SP Slightly Moist, Dense CopyRiqIR @ 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIALS'~` December 15, 2000 TESTING & Page # 32 of 36 INSPECTION \\mtiserve r\reports\2000repoa\1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: TEN Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan ._ Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 17.0 Feet Depth Field Description USCS (Feet) Type Fill: Dark Brown Lean 0-1.6 Clay, Moist, Soft Fill Brown Lean Clay with 1.6-3.4 Sand, Moist, Very Stiff CL Brown Poorly Graded Sand 3.4-5.0 with Silt and (Rare) Gravel, SP Slightly Moist, Dense, Rounded Gravel to 3 Inches CopyaicilIT © 2000 MATEaials TESTiNC, & INspECTiON, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIA S" December 15, 2000 TESTING & Page# 33 of 36 INSPECTION \\mtiserver\reports\2000 report\ 1000-1 100\b01035g\geotechtemp. doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test pit Log #: ELEVEN Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 3.5 Feet Lab Test ID Sample LL Type ,an - ith - Stiff GS ith #40 .st, #200 Lab Test ID M LL PI Sieve Analysis - % - - #4 #10 #40 #100 #200 D 12.7 37 16 97 95 88 82 76.4 7446 W. Lemhi St., Boise, ID 83709 E -Mail mti@mti-id.com Copvaigla O 2000 MATERWs TesTiNC, & INspeerioN, INC. 208 376-4748 Fax 208 322-6515 www.mti-id.com MATERIAL December 15, 2000 ,. TESTING V Page # 34 of 36 INSPECTION \\mtiserver\reports\2000report\1000-1 100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG r- Test pit Log #: TWELVE Date Advanced: 12/5/2000 Logged By: Philip B. DeVol Excavated By: Steve Just — Just Dig It Excavation Location: See Following Site Plan Depth to Water Table: Not Encountered Depth to Bottom Of Hole: 18.0 Feet Depth Field Description USCS (Feet) Type Fill: Dark Brown Lean 0-1.3 Clay, Moist, Soft Fill Light Brown Sandy Lean 1.3-4.3 Clay, Slightly Moist, Stiff, CL Weak Calcium Carbonate Cementation below 2.8 Feet in Depth Brown Silty Sand, Slightly 4.3-6.0 Moist, Dense to Very SM Dense Brown Poorly Graded Sand 6.0-18.0 with Silt and Gravel, SP Slightly Moist to Moist, Dense, Cobbles Primarily Rounded — to 6 Inches in Size —to Maximum of 10 Inches COPYRI(jiil (0 2000 MATERIALS TESTING & INSPECTION, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIAL` December 15, 2000 TESTING & Page # 35 of 36 INSPECTION \\mtiserver\reports\2000report\ 1000-1 100\b01035g\geotechtemp.c1oc �.. ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testincl❑ S ecial Ins ections AASHTO PAVEMENT THICKNESS DESIGN PROCEDURES Pavement Section Design Location: Proposed Silverstone Corporate Center, No Truck Access Average Daily Traffic Count: 70 All Lanes & Both Directions Design Life: 20 Years of Traffic in Design Lane: 100% Terminal Seviceability Index (Pt): 2.5 Level of Reliability: 95 Subgrade CBR Value: 2 Subgrade Mr: 3,000 Calculation of Design 18 kip ESALs Design Daily Growth Load Design Inches Traffic Rate Factors ESAL's Passenger Cars: 54 2.0% 0.0008 383 Buses: Panel & Pickup Trucks: 2 14 2.0% 0.6806 12,072 2 Axle, 6 Tire Trucks: 0 2.0%. 0.0122 1,515 18.00 0.10 2.0% 0.1890 0 Concrete Trucks: 0.1 2.0% 4.4800 3,973 Dump Trucks: 0 2.0% 3.6300 0 Tractor Semi Trailer Trucks: 0 2.0% 2.3719 Double Trailer Trucks 0 2.0% 2.3187 0 0 Heavy Tractor Trailer Combo Trucks: 0 2.0% Average Daily Traffic in Design Lane: 70 2.9760 0 Total Design Life 18 kip ESAL's: 17,943 Actual Log (ESAL's): 4.254 Trial SN: 3.20 Trial Log (ESAL's): 4.697 This must be equal to or greater than the Actual Log (ESAL's) Pavement Section Design SN: 3.41 This Number must be equal to or greater than the trial SN Design Copyaiglir © 2000 MATERIAls RSTiNq d INsprCTioN, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com Depth Structural Drainage Inches Coefficient Coefficient Asphaltic Concrete: 2.50 0.42 n/a Asphalt Treated Base: 0.00 0.25 n/a Cement Treated Base: 0.00 0.17 n/a Crushed Aggregate Base: 4.00 0.14 1.0 Pit Run Aggregate Subgrade: 18.00 0.10 1.0 Special Aggregate Subgrade: 0.00 0.09 0.9 Copyaiglir © 2000 MATERIAls RSTiNq d INsprCTioN, INC. 7446 W. Lemhi St., Boise, ID 83709 208 376-4748 Fax 208 322-6515 E -Mail mti@mti-id.com www.mti-id.com MATERIALS--` TESTING & December 15, 2000 Page # 36 of 36 INSPECTION \\mtiserver\reports\2000report\1000-1100\b01035g\geotechtemp.doc ❑ Environmental Services ❑ Geotechnical E lineerin ❑Construction Materials Testin ❑ S ecial Ins ections AASHTO PAVEMENT THICKNESS DESIGN PROCEDURES Pavement Section Design Location: Proposed Silverstone Corporate Center, Truck Access Areas Average Daily Traffic Count: 73 All Lanes & Both Directions Design Life: 20 Years '%4 of Traffic in Design Lane: 100% Terminal Seviceability Index (Pt): 2.5 Level of Reliability: 95 Subgrade CBR Value: 2 Subgrade Mr: 3,000 Calculation of Design 18 kip ESALs Design Daily Growth Load Design Passenger Cars: Traffic 54 Rate Factors ESAL's Buses: 2 2.0% 0.0008 383 Panel & Pickup Trucks: 14 2.0% 0.6806 12,072 2 Axle, 6 Tire Trucks: 0 2.0% 0.0122 1,515 Concrete Trucks: 0.p1 2.0% 0.1890 0 Dump Trucks: 0.9 2.0°% 4.4800 3,973 Tractor Semi Trailer Trucks: 3 2.0% 3.6300 p Double Trailer Trucks 0 2.0% 2.3719 63,106 Heavy Tractor Trailer Combo Trucks: 2.0% 2.3187 p Average Daily Traffic in Design Lane: 2.0% 2 9760 p 730 Total Design Life 18 kip ESAL's: 81,049 Actual Log (ESAL's): 4.909 Trial SN: 3.62 Trial Log (ESAL's): 5.023 This must be equal to or greater than the Actual Log (ESAL's) Pavement Section Design SN: 3.62 This Number must be equal to or greater than the trial SN Design COPYRicl-n © 2000 MATERIAIS TESTINq & INSPECTION, INC. 7446 4 Lemhi St., Boise, ID 83709 208 376-4748 E -Mail mti@mti-id.com Fax 322-6515 www.mti-id.com Depth Structural Drainage Asphaltic Concrete: Inches 3.00 Coefficient Coefficient Asphalt Treated Base: 0.00 0.42 0.25 n/a Cement Treated Base: 0.00 0.17 n/a Crushed Aggregate Base: 4.00 0.14 Pit Run Aggregate Subgrade: 18.00 0.10 1.0 Coarse Aggregate Base: 0.00 0.I2 I 0 0.9 COPYRicl-n © 2000 MATERIAIS TESTINq & INSPECTION, INC. 7446 4 Lemhi St., Boise, ID 83709 208 376-4748 E -Mail mti@mti-id.com Fax 322-6515 www.mti-id.com .. Topographic Map Plate 1 �+ Proposed Commercial Development Materials 7446 West Lemhi Steet Silverstone Corporate Center BOISE, IDAHO 83709 SEC Overland Road and Eagle Road Testing & (208)3764748 FAX(208)322-6515 Meridian, Idaho Drawing NO. 601036geo Inspection EMAIL-mb@mb4d.com Date:1 December 2000 Drawn By: PBD P-% I Cloverdale, Idaho N4330 -W1161517.5 10 FOOT CONTOUR INTERVAL W112, NW114, Sec. 21, T3N, RIE 1953 Photorevised 1979 .-% P" .M, ., dM Si:-lan with Test Pit Locait.jns Proposed Commercial Development Materials 7446 West Lemhi Steel Silverstone Corporate Center BOISE, IDAHO 83709 SEC Overland Road and Eagle Road 15 Testing & (208)3764748 FAX (208) 3224515 Meridian, Idaho Drawing NO. 1301036geo Inspection EMAIL-m6@m64d.com Date:1 December 2000 Drawn By: PBD Plate 2 Legend RTHt Drawing Not to Scale All Locations Approximate Test Pit Locations OVERLAND ROAD ELEVATED BUILDING SITE r I STREAM CHANNEL I I ITP -12 I ITP -11 i 1 1 I I ITP -10 1 I I TP -9 1 I I ITP -8 I I 1 O I TP -7 � 1 I Lu J Q � ITP -6 ' W I I I ITP -4 I ITP -5 I ITP -3 I I I ITP -1 I ITP -2 I I I I I Proposed Commercial Development Materials 7446 West Lemhi Steel Silverstone Corporate Center BOISE, IDAHO 83709 SEC Overland Road and Eagle Road 15 Testing & (208)3764748 FAX (208) 3224515 Meridian, Idaho Drawing NO. 1301036geo Inspection EMAIL-m6@m64d.com Date:1 December 2000 Drawn By: PBD Plate 2 Legend RTHt Drawing Not to Scale All Locations Approximate Test Pit Locations EVALUATION SHEET Proposed Development Name SILVERSTONE CORPORATE CENTER Date Reviewed 10/25/2001 ��tCEIVED NOV -1 2001 CITY OF MERIDIAN File No. PP 01-001 Preliminary Stage XX Final The street name comments listed below are made by the members of the ADA COUNTY STREET NAME COMMITTEE (under direction of the Ada County Engineer) regarding this development in accordance with the Ada County Street Name Ordinance. The following street names are approved and shall appear on the plat: ` E. OVERLAND ROAD " " S. EAGLE ROAD " The following proposed street names have been approved and shall appear on the plat: " S. SILVERSTONE WAY " E' " K COPPER POINT WAY' " E. GOLDSTONE WA*-" 0 V -. The above street name comments have been read and approved by the following agency representatives of the ADA COUNTY STREET NAME COMMITTEE. All of the signatures must be secured by the representative or his/her designee in order for the street names to be officially approved. ADA COUNTY STREET NAME COMMITTEE AGENCY REPR NTATIVES OR DESIGNEES Ada County Engineer John Priester Date Community Planning Assn Ashley i' //� , Date Jimenez City of Meridian Meridian Fire District Cheryl Sable Representativ( 67`-Z -z L- -0 NOTE: A copy of this evaluation sheet must be presented to the Ada County Engineer at the time of signing the "final plat", otherwise the plat will not be signed!!! Sub Index Street Index 3N1E21 Section NUMBERING OF LOTS AND BLOCKS K:\Data\Word\Ir\BOISE CITY EVALUATION SHEET.doc EVALUATION SHEET RECEIVED NOV 15 2001 City of Meridian City Clerk Office Proposed Development Name SILVERSTONE CORPORATE CENTER File No. PP 01-001 Date Reviewed 11/08/2001 Preliminary Stage Final X The street name comments listed below are made by the members of the ADA COUNTY STREET NAME COMMITTEE (under direction of the Ada County Engineer) regarding this development in accordance with the Ada County Street Name Ordinance. The following street names are approved and shall appear on the plat: " E. OVERLAND ROAD " " S. EAGLE ROAD " The following proposed street names have been approved and shall appear on the plat: " S. SILVERSTONE WAY " " E. COPPER POINT DRIVE " " E. GOLDSTONE DRIVE " The above street name comments have been read and approved by the following agency representatives of the ADA COUNTY STREET NAME COMMITTEE. All of the signatures must be secured by the representative or his/her designee in order for the street names to be officially approved. ADA COUNTY STREET NAME COMMITTEE AGENCY REPRFS)ENTATIVES OR DESIGNEES Ada County Engineer John Priester /ti Date --�—(� Community Planning Assn Ashley / Date Jimenez City of Meridian Cheryl Sable ' Date �� ad- D f Meridian Fire District Representative Date NOTE: A copy of this evaluation sheet must be presented to the Ada County Engineer at the time of signing the "final plat", otherwise the plat will not be signed!!! Sub Index Street Index 3N1 E21 Section NUMBERING OF LOTS AND BLOCKS K:\Data\Word\Ir\BOISE CITY EVALUATION SHEET.doc March 30, 2001 .. in Neill MERIDIAN CITY COUNCIL MEETING April 3, 2001 APPLICANT Larson Architects ITEM NO. AS' REQUEST Preliminary Plat approval of 15 building lots and 1 other lot on 78 acres in proposed C -C and C -G zones for proposed Silverstone Corporate Center -- southeast corner of Overland Road and Eagle Road AGENCY COMMENTS CITY CLERK: See previous Item Packet CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: SANITARY SERVICE COMPANY ` CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: U" IDAHO POWER: U' US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: Contacted: C6'MCA �SM Date: 3 3O Phone: 3—j Lo - L4 n Materials presented at public meetings shall become property of the City of Meridian. 1-1 5fIVtASHXt, WHITE PETERSON WHITE, PETERSON, MORROW, GIGRAY, ROSSMAN, NYE & ROSSMAN, P.A. KEVIN E DINNS CHRISTOPHER S. NYE JULiE KLEIN FisCHER PHILIP A. PETERSON Wm. F. CRGRAY, III ERIC S. ROSSMAN BRENT J. JOHNSON TODD A. ROSSMAN D. SAMDEL JOHNSON DAviD M. SwARTLEY LARRY D. MOORE TERRENCER. WHITE** WILLIAM A. MORROW NICHOLAS L. WOLLEN WILLIAM F. NICHOLS* *Also admitted in OR ** Also admitted in WA To: Staff Applicant Affected Property Owner(s) Re: Application Case No. ATTORNEYS AT LAW 200 EAST CARLTON AVE., SUrrE 31 POST OFFICE Box1150 MERIDIAN, IDAHO 83680-1150 TEL (208) 288-2499 FAX (208) 288*2501 E-MAIL: gwppmacoM March 13, 2001 PP -01-001 NAMPA OFFICE 5700 8. FRANKLIN RD., sTE 200 NAMPA, IDAHO 83687-8402 TEL. (208) 466-9272 FAX (308) 4664405 PLEASE REPLY TO MERIDIAN OFFICE j�,ECEIVED MaR 19 zom CITY OF MERIDIAN CITY CLERK OFFICE FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING COMMISSION Staff, Applicant and/or Affected Property Owner(s): Please note that these Findings and Recommendations of the Planning and Zoning Commission shall be presented to the 'City Council at the public hearing on the above referenced matter by the Planningand Zoning Administrator. Due to the volume of matters which the City Council must decie, and to insure your position is understood and clear, it is im ortant to have a consistent format by which matters are presented at the public hearings be ore the City Council. The City Council strongly recommends: That you take time to carefully review the Findings and Recommendations of the Planning and Zoning Commission, and be prepared to state your position on this application by addressing the Findings and Recommendations of the Planning and Zoning Commission; and 2. That you carefully complete (be sure it is legible) the Position Statement if you disagree with the Findings andRecommendations of the Planrung and Zoning Commission. The Position Statement form for this application is available at the City Clerk's office. It is recommended that you prepare a Position Statement and deliver it to the City Clerk prior to the hearing, if possible. If that is not possible, please present your Position Statement to the City Council at the hearing, along with eight (8) copies. The coppies will be presented to the Mayor, Council, Planning and Zoning Administrator, Public Works and the City Attorney. If you are a part of a group, it is strongly recommended that one Position Statement be filled out for the group, which can be signed by the representative for the group. Ve trul ours, ity Atto s O ce ly/ BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR SILVERSTONE CORPORATE CENTER, LARSON ARCHITECTS, Applicant Case No. PP -01001 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 78 acres in size and is generally located at the the southeast corner of Overland Road and Eagle Road in Meridian, Idaho. 2. The owner of record of the subject property is David W. Lewis of Boise. 3. The Applicant is Larson Architects of Boise, Idaho. 4. The subject property is currently zoned C -C and C -G. The zoning of C- C and C -G is defined within the City of Meridian's Zoning and Development Ordinance Section 11-7-2. 5. The proposed site of the subject property is vacant. 6. The subject property is within the city limits of the City of Meridian. 7. The entire parcel of the property is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 8. The Applicant proposes to develop the subject property in the following manner: Employment Center, office, retail and hotel complex. 9. There are no significant or scenic features of major importance that RECOMMENDATION TO CITY COUNCIL - 1 PRELIMINARY PLAT -SILVERSTONE CORPORATE CENTER - LARSON ARCHITECTS s,- affect the consideration of this application. RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the Applicant for the property described in the application, subject to the following: Adopt the Planning and Zoning Administrator and Assistant City Engineer Recommendations as follows: Applicant shall submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Assessment fees for water and sewer service are determined during the building plan review process. 4. Sanitary sewer service to this site will be via extensions from the Five Mile Trunk that has recently been constructed under the freeway and south to Overland Road. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of the centerline. This site will be subject tc latecomers' fees to reimburse those developers responsible for extending sewer service under the freeway. Latecomers' fees are based on total land area of the plat and shall be paid prior to signature on the final plat. 5. Water service to this site will be via extensions from newly constructed mains under the interstate, and from extensions of existing mains RECOMMENDATION TO CITY COUNCIL - 2 PRELIMINARY PLAT -SILVERSTONE CORPORATE CENTER - LARSON ARCHITECTS installed in adjacent developments. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Please provide the Public works department with information on anticipated fire flow and domestic water requirements for the proposed site. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. Flow and pressure from the existing mains should be monitored with the Meridian Water Department. 6. In the pre -design meeting, staff discussed their desire to extend sewer and water services through the development to the property on the eastern side. The applicant expressed their discomfort with a vehicular connection, but seemed agreeable to the connection of utilities; however, no provision has been made in the preliminary plat. Location and size of the mains for these connections shall be worked out with the Public Works staff. The Planning and Zoning Commission further recommend that latecomer fees may be applicable to this property. 7. Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 8. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size of landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. 9. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa &_ Meridian Irrigation District. If the system is being proposed as a private system, the Public Works Department as part of the development plan review process shall review plans and specifications for the irrigation system. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan RECOMMENDATION TO CITY COUNCIL - 3 PRELIMINARY PLAT-SILVERSTONE CORPORATE CENTER - LARSON ARCHITECTS approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single -point connection to the culinary water system shall be required. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for all landscaped areas. 10. Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development (i.e., Eight Mile Creek easement). 11. Detailed landscape plans for the Overland Road and Eagle Road landscape frontage buffers and for street landscaping along Goldstone Way and Silverstone Way shall be submitted for review and approval with submittal of the Final Plat application. This requirement does not include interior lot landscaping. Interior landscaping will be dealt with on a site -by -site review basis. A letter of credit or cash surety will be required for all required improvements prior to signature on the Final Plat. 12. The Planning and Zoning Commission recommends the Eagle Road and Overland Road landscape buffers be platted as separate common lots within the subdivision and maintenance be the responsibility of the Development Committee/Association. At a minimum, the landscape buffers shall be placed within a permanent landscape easement designated as such on the plat. No easements are currently shown. The Planning and Zoning Commission further recommend that a variance be granted as they do not require a common lot for this property. 13. Applicant shall provide the minimum required 35 feet of landscape buffer along Overland Road and Eagle Road, both entryway corridors. Landscape buffers are to be provided exclusive of required right-of-way. Landscape buffers must be completed prior to issuance of certificates of occupancy for any building within the subdivision. 14. Applicant is proposing gated entries into the subdivision. The Planning and Zoning Commission does not support prohibiting access into the subdivision via gates. Gateway features provided only for beautification which do not restrict access is acceptable. RECOMMENDATION TO CITY COUNCIL - 4 PRELIMINARY PLAT -SILVERSTONE CORPORATE CENTER - LARSON ARCHITECTS 15. Note 4 of the preliminary plat needs to be revised. The Nampa - Meridian Irrigation District has allowed only pre -development runoff into their system. All drainage is to be retained on-site. 16. Four lots in the preliminary plat (including the lot proposed for a City well) are within the 100 -year floodplain. Detail plans for reducing or eliminating this boundary. All structures within the 100 -year floodplain will be subject to all provisions of Title 12, Chapter 9 of Meridian City Ordinance. 17. The legend needs to be revised to change the symbol for the section line to match the plat. 18. Adequate right-of-way is not shown on the plat or the site plan. A minimum of 48 feet from section line needs to be dedicated on both Overland Road and Eagle Road. Ada County Highway District may have additional right-of-way requirements near the intersection. The 35 -foot -wide landscape setback shall be beyond required right-of-way. 19. The Planning and Zoning Commission further recommend that applicant will comply with ACHD requirements when submitted. 20. Applicant will work with staff to connect utilities to the adjoining properties on an as needed basis. Adopt the Recommendations of the Meridian Fire Department as follows: 21. Applicants shall satisfy all fire code requirements including those pertaining to water flow and fire hydrants. 22. All roads will be installed before building is started with appropriate street name signs. Adopt the Central District Health Department's Recommendations as follows: 23. The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health Sz Welfare, Division of Environmental Quality. 24. Run-off is not to create a mosquito breeding problem. RECOMMENDATION TO CITY COUNCIL - 5 PRELIMINARY PLAT-SILVERSTONE CORPORATE CENTER - LARSON ARCHITECTS 25. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 26. 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. Z:\Work\M\Meridian\Meridian 15360M\Recommendations\PPO101Silverstone.wpd RECOMMENDATION TO CITY COUNCIL - 6 PRELIMINARY PLAT -SILVERSTONE CORPORATE CENTER - LARSON ARCHITECTS TF -YOU V& $LAXJfIXq AXI) .7,Oav'Wq Ix ,qTF, MATTE11 of -qTE IJEO.eES-f Fob. ) IP$ELI` 4LV APLO' IPLAT VOI{ ) 1{ECO`M`MEJY''D�lilodV' �O sILV as,fo^ ) CI'% COONCIL COILIPOILAIN cEJY'iEl{, ) �pptic�nt > MAR 16 2001 1. Ae property is Ipproxim2tety 78 2cres in size end is generilly located it the the southent corner of Overland Kold Ind Eagle Iioid in Meridien, Idaho. 2. ate owner of record of the subject property is 'Dnid W. Lewis of'poise. 3. Mite AppliMt is L9rson Architects of Voise, Idiho. 21. Ae subject property is currently zoned C -C end C -q. 'lite zoning of C -C' and C -q N defined within the City of `Meridhm's Toning end `Development Ordimnce section 11-7-2. 5. Ae proposed site of the subject property is vIcint. 6. 'lite subject property Is within the city limits of the City of Meridien. Z. Ae entire parcel of the property is included within the MeridlID Urban service 'PI,:nning Ares 2s defined in the Meridi.-n Comprehensive 'Plan. 8. `lite Applicant proposes to develop the subject property in the following manner: Employment Center, office, retia end hotel complex. 9. Aere ire no sigWrImt or scenic feltures of m.410r importance that -ffect the considerWoD of this application. Ii,ECo`M�[EJ�(''DA IIOJV' TO CI'%' COU�V'CIL - 2 ,PiJELPMINA$-Y I)LA`l-sILVvLS-foxF, Col{,-Po"m CEXNfL - LA%sox AlleiTITEca r -N, 1{FICO`M AFxt)ATION 1. Ae `IKeridiara �tenning and Zoning Commission hereby recommends to the City Couneil of the City of `Meridien that they approve the preliminary plat is requested by the Applicant For the property described in the epplicwton, subject to the Following: Adopt the 'Planning end Zoning Administrator and Assistant City Lngineer I�ecommendetions es Follows: 1. Applicant shall submit better From the Ada County Street Name Committee, approv%ng the subdivision and street names. `Make any corrections necessary to conForm. �. Coordinate Fire hydrant placement with the City of `Meridien 'Public works `Department. 3. Assessment Fees For water and sewer service are determined during the bugding plan review process. . Sanitary sewer service to this site will be via extensions From the Five `Mile Trunk that has recently been constructed under the Freewey end south to Overland Road. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate mein suing and routing with the 'Public Works °Department. Sewer manholes ere to be provided to keep the sewer lines on the south and west sides of the centerline. "I`fs site will be subject to latecomers' Fees to reimburse those developers responsible For extending sewer service under the Freeway. Latecomers' Fees ere based on total tand area of the ptett and shall be paid prior to signature on the Fmjl plat. 5. Nater service to this site will be VIP extensions From newly constructed mains under the interstate, and From extensions of existing mains installed in adjacent developments. Applicant will be responsible to construct the weter mains to and through this proposed development. Subdivision designer to coordinate mein slung and routing with the 'Public works �epartrnent. 'Please provide the'Public works depertment with Wtormetion on anticipated Fire Flow and domestic water requirements For the proposed site. Wpter service to this development is contingent upon positive results From e hydreutie analysis by our computer model. Flow and pressure From the existing mains should be monitored with the Meridian Woter `Department. I�LCO�I�IFxN'DA�IOJY' To Cffr COUNCIL - 3 I)$F,LIMINAT,dy 1)1A -f -SILV%fLSToxL C011poptATF, 6. In the pre -design meeting, staff discussed their desire to extend sewer and water services through the development to the property on the eastern side. T`he applicant expressed their discomfort with a vehicullirr connection, but seemed agreeable to the connection of utilities, however, no provision has been made in the preliminary plat. Location and size of the mains for these connections shall be worked out with the 'Public Works staff Ae Manning and .Zoning Commission further recommend that l'teeomer fees may be applicable to this property. 7. Two -hundred -fifty- and 700 --watt, high-pressure sodium streetlights will be required at locations designated by the I)tublic Works `Department. All streetlights shall be instilled It subdivider's expense. Typical locations are at street intersections and/or fire hydrants. �. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. ''lease submit hook-up and design details based on the proposed landscaping `Due to the size of landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. 9. Applicant has not indicated whether the pressurized Irrigation system within this development Is to be owned and maintained by an association or the X mpe & `Meridian Irrigation `District. If the system Is being proposed as a private system, the 'Public Works 'Department as part of the development plan review process shall review plans and specifications for the irrigation system. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. Ae City of `Meridian requires that pressurized irrigation systems be supplied by a year- round source of water. If a creek or well source is not available, a single -point connection to the culinary water system shall be required. If City water is proposed as I secondary source, developer shall be responsible to pay water assessments for all landscaped areas. 70. $how all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development (ie., dight Mile Creek easement). 77. 'Detailed landscape plans for the Overland ILosd and Eagle 11oad landscape frontage buffers and for street landscaping along goldstone wV and Marstone WV shall be submitted for review and approval with submittal of the PInal Flat application. phis requirement does not Include interior lot landscaping Interior landscaping will be A& with on a site -by -site review basis. A letter of credit or cash surety will be required for all required improvements prior to signature on the proal Flat. R-CC)"E I)ATIOY' TO COOV'CIL - 21 `P1{ELI1viINAT17 'PIAT-SILV'1 RSTONE COI{,-P41ffF, CF,wFPl. - LAIlsom A$Ci-R-fECfS 12. Ae 'Planning and Zoning Commission recommends the E494e Road and Overland Road landscape buffers be platted as separate common trots within the subdivislon and maintenance be the responsibility of the "Development Committee/soei�tion. At V minimum, the landscape buffers shall be placed within a permanent landscape easement designated as such on the plat. No easements are currently shown. 'fife planning and 7,oning Commission further recommend that a variance be granted as they do not require a common lot for this property. 13. Applieant shall provide the minimum required 35 feet of landscape buffer along Overland Road and F9agle Road, both entryway corridors. Landscape buffers are to be provided exclusive of required right-of-way. Landscape buffers must be completed prior to issuanee of certificates of occupancy for any building within the subdivision. 121. Applicant is proposing gated entries into the subdivision. Mite Manning and Zoning Commission does not support prohibiting access into the subdivision via gates. gateway features provided only for beautification which do not restrict aecess is acceptable. 15. Note 21 of the preliminary plat needs to be revised. Ae x=pa-Meridian Irrigation 'Distriet has allowed only pre -development runoff into their system. All drainage is to be retained on-site. 16. your lots in the preliminary plat (includ'mg the lot proposed for a City well) are within the 100 -year floodplain. `Detail plans for reducing or eliminating this boundary. All structures within the 100 year floodplain will be subject to all provisions of Title 12, Chapter 9 of Meridian City Ordinanee. 17. 'The legend needs to be revised to ehange the symbol for the section line to mateh the plat. 19. Adequate right-of-way is not shown on the plat or the site plan. A minimum of 219 Feet from section line needs to be dedicated on both Overland Road and Eagle road. Ada County Yighway `District may have additional right-of-way requirements near the intersection. `The 35 -foot -wide landscape setback shall be beyond required right -4 - way. 19. Ae Manning and Zoning Commission further recommend that applicant will comply with A.CYM requirements when submitted. 20. Applicant will work with staff to connect utilities to the adJoining properties on an as needed basis. Adopt the Recommendations of the Meridian Tire Department as follows: RLCO`I�I�IF,sf'DA'fIOdV' `f0 CI'f7 COONCIL - 5 I)IMIMINA.117 IPLAT 41LV%Uf0^ C0111PORA.'fL AlICYRfFICIN ,r 21. Applfcants shall satisfy all fire code requirements including those perteinmg to water flow and fire hydrants. 22. All roads will be installed before building is started with appropriate street name signs. Adopt the central'Distrfet yealth `Department's recommendations as follows: 23. Ae Applicant's central sewage and central water plans must be submitted to and approved by the idoho `Department of }feelth Welfare, 'Division of I9nvironmental t�uelity. M. run-off fs not to create a mosquito breeding problem. 25. $tormwater shall be pretreated through e grassy swele prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 26. 'ate FDgineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design e stormweter management system that prevents groundwater and surface water, degradation. y:\Work\�t\�'[eeid�st�\`rterldi�n 15360'M\$ecommenclatfot��401018ilverstenewpd ri9cO�I�iFxN'DA�IOJ�!''fO ciT:�' COUNCIL - 6 'Pr19LiXIXA.r7 I)LAT -sJLv%ll$T0 F eor�ol{Ail9 c ar - LAr�OdV' AreJfl`�l;c�� February 9, 2001 MERIDIAN PLANNING 8, ZONING MEETING APPLICANT Sundance Investments PP 01-001 February 15, 2001 ITEM NO. 13 REQUEST Preliminary Plat approval of 15 building lots and 1 other lot on 78 acres in proposed C -C and C -G zones for the proposed Silverstone Corporate Center - southeast corner of Overland and Eagle Roads AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICE: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: OTHER: COMMENTS No comments See attached comments No remarks No comments See attached See attached comments See attached comments Contacted: Pr,l=';i f� ..'��i i l Date: Phone:Q Materials presented at public meetings shall become property of the City of Meridian. vI'h2I S 'l �Zl12 L?I 02/13/2001 10:32 2088885052 SANITARY SERVICE PAGE 01 MAYOR FLUB OF TREASURE VA LLE Y �'�" Z f\uGc,t ll Cctrri� A Good PIXe to Live t'fl 1 Cp(,'..\'CII_ �III:IIHGRS CITE' OF MERIDIAN Kcuh Bird Z �5' � Ron Anderd 33 LAST IDAHO Hem i4Q, 13 MERIDIAN, IDAHO 83642 Tammy &Wecrd (208) 888-4433 - Fax (208) 887-4813 Cleric 1%Iccandlcss City Cicrk Officc Fax (208) 888-42 IS oErARrtileNr (208) 854-5533 - Fax 888-6851 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: FebruarY 8, 2001 Transmittal Date: January 10, 2001 Hearing Date: February 15, 2001 File No,: PP 01-001 ry _ Request. Prelimina rV Plat apprOval of 15 building lots and 1 other lot in a proposed C -C and C -G zone for proposed Silverstone Corporate Center By: Larson Architects Location of Property or Project: SE corner of overland Road and Eagle Road Salty Norton. P/Z Bill Nary, P/Z Jerry Centers. P/Z Richard Hatcher, P/Z Keith Borup, PIZ Robert Corrie, Mayor Ron Anderson, CIC Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service Building Department Fire Department Police Department City Attorney City Engineer Meridian School District Meridian Post Office (FP/pp) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/pp) U.S. West (FP/PP) ]ntermountain Gas (FP/PP) Ada County (Annexation) Idaho Transportation Department Your Concise Remarks: City Planner Parks Department (Residential APPicallons only) Can . 2E AP/FP/PFP - X AZ . 27 RECEIVED FEB 13 2001 CITY OF MERIDIAN FEB 13 '01 10:48 2088885052 PAGE.01 07— March 16, 2001 PP 01-001 MERIDIAN CITY COUNCIL MEETING March 20, 2001 APPLICANT Larson Architects ITEM NO. 18 REQUEST Public Hearing - PP approval of 15 building lots and 1 other lot on 78 acres in proposed C -C and C -G zones for proposed Silverstone Corporate Center - SEC of Overland and Eagle Roads AGENCY COMMENTS CITY CLERK: See P & Z Item Packet CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: SANITARY SERVICE COMPANY CENTRAL DISTRICT HEALTH: A (1 NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: l �� IDAHO POWER: Um US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: Contacted: 00,yyuk Date: �2) H Phone: Materials presented at public meetings shall become property of the City of Meridian MAYOR ^ HUB OF TREASURE VALLEY Robert D. Corrie A Good Place to Live LEGAL DEPARTMENT CITY COUNCIL CITY OF MERIDIAN `208' 2 9 . Fax 288.25°, MEMBERS Ron Anderson 33 EAST IDAHO PUBLIUBLI C WORKS BUILDING DEPARTMENT Keith Bird MERIDIAN, IDAHO 83642 (208) 887-2211 • Fax 887-1297 Tammy deWeerd (208) 888-4433 - Fax (208) 887-4813 PLANNING AND ZONING Cherie McCandless City Clerk Office Fax (208) 888-4218 DEPARTMENT (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: February 8, 2001 Transmittal Date: January 10, 2001 Hearing Date: February15, 2001 File No.: PP 01-001 Request: Preliminary Plat approval of 15 building lots and 1 other lot in a proposed C -C and C -G zone for proposed Silverstone Corporate Center By: Larson Architects Location of Property or Project: Sally Norton, P/Z Bill Nary, P/Z Jerry Centers, P/Z Richard Hatcher, P/Z Keith Borup, P/Z Robert Corrie, Mayor Ron Anderson, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service Building Department Fire Department Police Department City Attorney City Engineer � - corner of Uverland Road and Eagle Road Meridian School District Meridian Post Office (FP/PP) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP) U.S. West (FP/PP) Intermountain Gas (FP/PP) Ada County (Annexation) Idaho Transportation Department Your Concise Remarks: Sf"-s AVO Str�r- f AIAr�,,,a_ Sr4 s V SA L e •- ��. City Planner Parks Department (Residential Applications only) Gen - 26 PP/FP/PFP - 30 AZ - 27 RECEIVED JAN 16 2001 City of Meridian City Clerk Office CHD Ada County Highway Hi hwa District Judy Peavey -Derr, President _ 318 East 37th Street Dave Bivens, 1st Vice President Garden City ID 837146499 Sherry R. Huber, 2nd Vice President Phone (208) 387-6100 Susan S. Eastlake, Commissioner FAX (208) 387-6391 David E. Wynkoop, Commissioner E-mail: tellus@ACHD.ada.id.us January 23, 2001 Larson Architects Cornel Larson 210 Murray Street Boise, Idaho 83642 RE: Silverstone Corporate Center Dear Mr. Larson: RECEIVED JAN 2 5 2001 CITY OF MERIDIAN The Silverstone Corporate Center will require a Traffic Impact Study based on the significant number of daily vehicle trips that this site will generate. The Ada County Highway District has received the preliminary plat application, but is unable to review the application until a Traffic Impact Study has been submitted and reviewed. If you should have any questions regarding this matter, please feel free to contact me. Sincerely, Ada County Highway District Andrea N. Tuning Development Analyst atuning@achd.ada.id.us 208-387-6177 phone 208-387-6393 fax cc: City of Meridian Sundance Investments cl CENTRAL DISTRICT CENTRA DISTRICT HEALTH DEPAr-1TMENT Return t0: HEALTH _Environmental Health Divisia�ECEIVED ❑Boise DEPARTMENT JAN 2 2 2001 ❑ Eagle Rezone # ❑ Garden City Conditional Use # TY OF MERIDIAN eridian V—reliminar_ Final / Short Plat ����c.�-cam„✓ i, �G� ,d.-�e l G�✓�*�i- ❑ Kuna ❑ ACZ ❑ Star ❑ 1. We have No Objections to this Proposal. ❑ 2. We recommend Denial of this Proposal. ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ or bedrock from original grade ❑ other ❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. *8. After writtep approval from appropriate entities are submitted, we can approve this proposal for: A central sewage ❑ community sewage system ❑ community water well ❑ interim sewage central water ❑ individual sewage ❑ individual water 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines central water 10. Run-off is not to create a mosquito breeding problem. ❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ child care center ❑ beverage establishment ❑ grocery store C 14. �, �� :�,F1� c�vr�¢r Date:�/ 6 / Reviewed By: CDHoW1kc Review Sheet January 18, 2001 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ID 83642 RECEIVED JAN 12 2001 CITY OF MERIDIAN 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Re: PP 01-001 Preliminary Plat approval in a proposed C -C and C -G zone for proposed Silverstone Corporate Center Dear Commissioners: The Nampa & Meridian Irrigation District's Eightmile Drain courses along the southeast corner of the above-mentioned proposed project. Any encroachment within the easement of the Eightmile Drain without written approval is unacceptable. Sincerely, ww Bill ffenson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH: din Cc: File — Shop File — Office Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Ron Anderson Keith Bird Tammy deWeerd Cherie McCandless r HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 • FAX (208) 887-4813 City Clerk Office Fax (208) 8884218 PAZ rn" vcb�ulayl ltcm Non MEMORANDUM: February 14, 2001 To: Mayor & City Council From: Bruce Freckleton, Assistant to City EngineeJ4 Shari Stiles, Planning & Zoning Administrator Re: Request for Annexation and Zoning of 78 Acres from R-1 to C -C and C -G with a Preliminary Plat for 15 Building Lots and a Conditional Use Permit for a Planned Commercial Development to be known as SilverStone Corporate Center by Sundance Investments, Ltd. Partnership (# AZ -01-001; PP -01-001 • CUP 01-002) We have reviewed these submittals and offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: LOCATION The property is located at the southeast corner of Overland Road and Eagle Road. The property extends east 'A mile from Eagle Road and south %Z mile along Eagle Road. A single-family residence currently lies within the project boundary. Open pasture and vacant parcels (all in Ada County) are south, east and west. The property is designated as Mixed/Planned Use Development in the Comprehensive Plan. SURROUNDING PROPERTIES North — Two single-family residences, a nursery, and an ACRD Park and Ride Lot. South — Open pasture and vacant parcels; the Ridenbaugh Canal is located between 100-200 feet south of the southerly boundary. Southeast — A horse track owned by Sutherland Farms. East — An 80 -acre parcel which is primarily vacant/agricultural ground with a single-family dwelling and several outbuildings, zoned RUT in Ada County. West — Approximately 160 acres of vacant/agricultural land zoned RUT in Ada County. Southwest — Thousand Springs Subdivision. CURRENT OWNERS OF RECORD Ada County lists David W. Lewis as the property owner of the 78 acres, and he has submitted consent for this application. AZ -01-001 /PP -01-001 /CUP -01-002 Silverstone.AZ.PP.CUP.doc Mayor and Council February 14, 2001 Page 2 GENERAL COMMENTS/OVERVIEW (All Applications) 1. The applicant is requesting annexation and zoning with two separate zoning designations. The portion shown north and west of the proposed street in the preliminary plat would be zoned C- C, with the remainder zoned C -G. The applicant has submitted a proposed list of permitted uses with the application that will need to be included within a development agreement. Some uses requested are not permitted outright in either zone, or are prohibited in one zone or the other. Please carefully review the uses for acceptability, and those that should require separate conditional use permits. 2. Although the application contains narrative regarding two separate parcels and the applicant's desire to obtain building permits for these two parcels prior to final plat recordation, information obtained from the Ada County Assessor indicates only one parcel of record. If the applicant proposes to ask for more than one building permit prior to platting the property, the applicant will need to go through the one-time split procedure in Ada County prior to becoming annexed, as the City of Meridian has no provision for such a division without recordation of a plat. Roadway dedication shall be done through the subdivision process. 3. Ada County Highway District has requested a traffic impact study for this project and, to date, has not provided comments on these applications. 4. Applicant has requested latecomers' agreements for sewer and water extension and donation of a City well site. Legal counsel needs to review the applicant's proposed terms to determine if they are acceptable. GENERAL REQUIREMENTS (All Applications) 1. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 3. Streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after Idaho Power Company completes power designs. Street light contractor to obtain design and permit from the Public Works Department prior commencing installations. 4. Compaction test results must be submitted to the Meridian Building Department for all lots receiving engineered backfill. AZ -01-001; PP -01-002; CUP -01-002 Silverstone.AZYRCUP Mayor and Council February 14, 2001 Page 3 5. Off-street parking shall be provided in accordance with City of Meridian Zoning and Development Ordinance and/or as detailed in site-specific requirements. 6. Paving and striping shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. 7. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer for all off-street parking areas. All site drainage shall be contained and disposed of on-site. An operation and maintenance agreement for joint drainage facilities shall be developed for inclusion in the CC&R's of the subdivision. Outside lighting shall be designed and placed so as not to direct illumination on any nearby residential areas and in accordance with City Ordinance. 9. All signage shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance. No temporary signage, flags, banners or flashing signs will be permitted. 10. Provide five -foot -wide sidewalks throughout development in accordance with City Ordinance. 11. All construction shall conform to the requirements of the Americans with Disabilities Act. ANNEXATION & ZONING REQUIREMENTS (File #AZ -01-001) 1. The legal description submitted in the application appears to meet the requirements of the City of Meridian and State Tax Commission. The parcel is contiguous to the existing corporate city limits of Meridian. 2. The subject lots can be adequately served by public facilities, if the applicant extends these services, and the proposed uses will allow for orderly expansion of the city limits. 3. The applicant has submitted a list of proposed uses which, although not allowed for in the C -C or C -G zone in their entirety, may be allowed as part of a planned development. Some of the uses are not defined in Meridian's Zoning and Development Ordinance, while other uses listed may be prohibited outright in the Zoning Schedule of Use Control. The list appears a little too all-inclusive and needs further refinement. Staff urges the P&Z Commission and City Council to carefully consider all proposed uses so the City Attorney can craft an acceptable development agreement. Staff recommends that the following uses not be permitted outright, but require additional approval under the conditional use permit process: Sales Lots Automobile Repair Shop All drive-through/drive-up window establishments All child care facilities AZ -01-001; PP -01-002; CUP -01-002 Silverstone.AZ.PP.CUP Mayor and Council February 14, 2001 Page 4 Communication towers Nursing Homes (this was listed as both a proposed use and a prohibited use by the applicant) Missions; Food Kitchens Private schools Shelter home Staff recommends that the following uses be included in the list of permitted uses: Electrical Supplies and Appliances Electronic Equipment and Products Greenhouses, Nurseries Hotels/Motels (these would likely require a variance to height regulations unless a height variance is specifically approved as part of this application; the applicant has requested a height of 50 feet to highest parapet) Molded Plastic Products Public Service Facilities Public and Quasi -public Uses Staff further recommends that all residential uses listed be strictly prohibited unless approved as a planned unit development under a separate conditional use process. 4. A Development Agreement will be required as a condition of annexation. PRELIMINARY PLAT GENERAL REQUIREMENTS (File PP -01-001) 1. Submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Assessment fees for water and sewer service are determined during the building plan review process. PRELIMINARY PLAT SITE SPECIFIC COMMENTS (File PP -01-001) Sanitary sewer service to this site will be via extensions from the Five Mile Trunk that has recently been constructed under the freeway and south to Overland Road. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of the centerline. This site will be subject to latecomers' fees to reimburse those developers responsible for extending sewer service under the freeway. Latecomers' fees are based on total land area of the plat and shall be paid prior to signature on the final plat. AZ -01-001; PP -01-002; CUP -01-002 Silverstone.AZ.PP.CUP Mayor and Council February 14, 2001 Page 5 2. Water service to this site will be via extensions from newly constructed mains under the interstate, and from extensions of existing mains installed in adjacent developments. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Please provide the Public works department with information on anticipated fire flow and domestic water requirements for the proposed site. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. Flow and pressure from the existing mains should be monitored with the Meridian Water Department. 3. In the pre -design meeting, staff discussed their desire to extend sewer and water services through the development to the property on the eastern side. The applicant expressed their discomfort with a vehicular connection, but seemed agreeable to the connection of utilities; however, no provision has been made in the preliminary plat. Location and size of the mains for these connections shall be worked out with the Public Works staff. 4. Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size of landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. 6. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa & Meridian Irrigation District. If the system is being proposed as a private system, the Public Works Department as part of the development plan review process shall review plans and specifications for the irrigation system. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single - point connection to the culinary water system shall be required. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for all landscaped areas. 7. Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development (i.e., Eight Mile Creek easement). 8. Detailed landscape plans for the Overland Road and Eagle Road landscape frontage buffers and for street landscaping along Goldstone Way and Silverstone Way shall be submitted for review and approval with submittal of the Final Plat application. This requirement does not include interior lot landscaping. Interior landscaping will be dealt with on a site -by -site review basis. A letter of credit or cash surety will be required for all required improvements prior to signature AZ -01-001; PP -01-002; CUP -01-002 Silverstone.AZ.PP.CUP Mayor and Council February 14, 2001 Page 6 on the Final Plat. 9. Staff recommends the Eagle Road and Overland Road landscape buffers be platted as separate common lots within the subdivision and maintenance be the responsibility of the Development Committee/Association. At a minimum, the landscape buffers shall be placed within a permanent landscape easement designated as such on the plat. No easements are currently shown. 10. Applicant shall provide the minimum required 35 feet of landscape buffer along Overland Road and Eagle Road, both entryway corridors. Landscape buffers are to be provided exclusive of required right-of-way. Landscape buffers must be completed prior to issuance of certificates of occupancy for any building within the subdivision. 11. Applicant is proposing gated entries into the subdivision. Staff does not support prohibiting access into the subdivision via gates. Gateway features provided only for beautification which do not restrict access is acceptable. 12. The site plan submitted with the conditional use permit does not match the preliminary plat. Applicant is to clarify the discrepancy or submit a revised plat that corresponds with the site plan. The City does understand that the applicant desires the utmost flexibility, and may build a single building on one or more lots or a building on each individual lot. The main discrepancy appears to be that Titanium Way is shown as a public road on the plat, but not on the site plan. 13. Note 4 of the preliminary plat needs to be revised. The Nampa -Meridian Irrigation District has allowed only pre -development runoff into their system. All drainage is to be retained on-site. 14. Four lots in the preliminary plat (including the lot proposed for a City well) are within the 100 - year floodplain. Detail plans for reducing or eliminating this boundary. All structures within the 100 -year floodplain will be subject to all provisions of Title 12, Chapter 9 of Meridian City Ordinance. 15. The legend needs to be revised to change the symbol for the section line to match the plat. 16. Adequate right-of-way is not shown on the plat or the site plan. A minimum of 48 feet from section line needs to be dedicated on both Overland Road and Eagle Road. Ada County Highway District may have additional right-of-way requirements near the intersection. The 35 - foot -wide landscape setback shall be beyond required right-of-way. CUP (PUD/COMMERCIAL) REQUIREMENTS (File CUP -01-002) As part of a conditional use permit, the City of Meridian may impose restrictions and conditions in addition to current City Ordinances. AZ -01-001; PP -01-002; CUP -01-002 Silverstone.AZ.PP.CUP Mayor and Council February 14, 2001 Page 7 2. This Conditional Use Permit is for the overall concept and mixture of uses. Significant changes to the plan as proposed will require modification of the CUP. Slight modifications that comply with the overall development plan approval will not require future public hearings. 3. Planned Development Regulations: As a mixed/planned use development, the SilverStone Corporate Center must 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 must comply with 12-6-8-B, Design Standards for Planned Development -Commercial. 4. 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 will need to be reviewed and approved during the building permit process. 5. 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. Please provide calculations showing how this minimum criteria is met. The City's well lot will not be considered for inclusion in this requirement if reimbursement is sought for the value of the property. 6. Parking Lot Landscaping: Landscape islands serving a single row of parking 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 will be reviewed at the building permit stage to ensure compliance with the Meridian Landscape Ordinance. Staff review of the overall site plan is general only, and specific review will occur upon application for building permits. 7. Streets and Circulation: The proposed project is designed as a stand-alone development with no provision for access to other properties. Staff recommends public road access be provided to the property east of this development. Additionally, as the relatively narrow strip of property south of this proposed subdivision will have few options for development, staff recommends that Titanium Way be stubbed to the south property line. Staff also supports full collector status roadways to be developed on half -section lines, which would fall at this property's southerly boundary. 8. Signage: Although signage locations are noted on the plan, no details of proposed signage were included. Applicant will be responsible for proposing a sign program for the entire development as part of the conditional use process. AZ -01-001; PP -01-002; CUP -01-002 Silverstone.AZ.PP.CUP Mayor and Council February 14, 2001 Page 8 9. 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. 10. Alternative Transportation Options: At build -out, this site will 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. Staff strongly recommends an area be designated and/or preserved on the Concept Plan for a future bus stop. We also recommend the inclusion of bicycle racks at all office and retail buildings. 11. 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. COMPREHENSIVE PLAN ANALYSIS The 1993 Comprehensive Plan contains a variety of goals and policies relevant to this application. The following sections most directly apply to the proposed project and are repeated here for the Council and Commission's consideration during the hearing process. Goal 3 is "to encourage the kind of economic growth and development which supplies employment and economic self-sufficiency for existing and future residents, reduces the present reliance on Boise and strengthens the City's ability to finance and implement public improvements, services, and its open space character." Goal 5 is "to preserve and improve the character and quality of Meridian's man-made environment while maintaining its identity as a self-sufficient community." Goal 8 is "to establish compatible and efficient use of land through the use of innovative and functional site design." Economic Development 1.1 The City of Meridian shall make every effort to create a positive atmosphere that encourages... commercial enterprises to locate in Meridian. 1.2 It is the policy of the City of Meridian to set aside areas where commercial and industrial interest and activities are to dominate. 1.3 The character, site improvements and type of new commercial or industrial developments should be harmonized with the natural environment and respect the unique needs and features of each area. 1.5 Strip industrial and commercial uses are not in compliance with the Comprehensive Plan. 2.2U Encourage and support job market expansion that provides for mid- and upper -range wage scale and benefits. AZ -01-001; PP -01-002; CUP -01-002 Silverstone.AZ.PP.CUP Mayor and Council February 14, 2001 Page 9 Land Use 1.5U Encourage a balance of land uses to ensure that Meridian remains a desirable, stable and self- sufficient community. 1.6U Develop a land use review process that involves the public in the conceptual stage of a development proposal and utilizes staff expertise to address detailed standards. 1.10U Promote the design of attractive roadway entryway areas into Meridian which will clearly identify the community. 1.11 U Protect citizen investments in existing public facilities (water, sewer, streets, fire, police) by encouraging controlled growth through city planning reviews and development agreements. 4.8U Encourage commercial uses, offices and medical -care uses to locate in the Old Town district, business parks, shopping centers and near high-intensity activity areas, such as freeway interchanges. 5.6 The development of a variety of compatible land uses should be provided in specific plans and proposals for future development. 5.10 Development should be conducted under Planned Unit Development procedures and as conditional uses, especially when two or more differing uses are proposed. 5.12 Strip development within this mixed-use area is not in compliance with the goals and policies of the Comprehensive Plan. 5.13 Clustering of uses and controlled access points along arterials and collector streets will be required. 5.14U Because these areas are near I-84, Franklin and Overland Roads, high-quality visual appearance is essential. All development proposals in this area will be subject to development review guidelines and conditional use permitting procedures. 5.15U The mixed-use area in the vicinity of the Overland Road/Franklin Road/Eagle Road/1-84 interchange is a priority development area. Natural Resources and Hazardous Areas 3.1 U Manage and prevent unsuitable uses along drainageways and protect the floodplain of creeks and drains. 4.1U Developments contiguous to natural waterways, irrigation canals, laterals and drainage ditches must consider all available information concerning floodplain waterways. Public_ Services, Utilities and Energy Resources 5.2 All new developments will be phased for connection to the municipal water system within the Urban Service Planning Area. 5.4 Adequate water supply will be available for fire protection. 5.5 All development in the USPA shall be required to connect to the municipal sewer system. 5.8U Procure and develop additional water sources to ensure sufficient water supply for future residential and industrial demands. Transportation 1.4U Monitor and coordinate the compatibility of the land use and transportation system. 1.5U Encourage clustering of uses and controlled access points along arterial, collector and section line roads. AZ -01-001; PP -01-002; cur -01-002 Silverstone.AZ.PP.CUP Mayor and Council February 14, 2001 Page 10 1.10U Require traffic studies evaluating the impact of generated traffic volumes (internal and external circulation) on adjacent streets and to preserve the integrity of residential neighborhoods, as requested by the City. Open Space, Parks and Recreation 3.1 Establish a network of open space corridors that are either improved, semi -improved or unimproved which have the potential to enhance local identification within the area. Community Design 1.3 Open space areas within all development should be encouraged. 1.4 Major entrances to the City should be enhanced and emphasized. Unattractive land uses along these entrances should be screened from view. 2.1U Encourage area beautification through uniform sign design that enhances the community. 2.3U Encourage the beautification of streets, parking lots, public lands, and state highways. 2.5U Encourage the use of attractive open space, landscaping, lighting and street furniture for the benefit of the public. 4.4U Encourage landscaped setbacks for new development on entrance corridors. The City shall require, as a condition of development approval, landscaping along all entrance corridors. 5.2 Ensure that all new development enhances rather than detracts from the visual quality of its surroundings, especially in areas of prominent visibility. AZ -01-001; PP -01-002; CUP -01-002 Silverstone.AZ.PP.CUP a .. .�n Lt Ld Ilk i I♦ elm a■-- T i I k; IIIY l e, I ..., I a� N - O V)_ _ - •v.. '' .-. - onoONO m Q z aNaO �jLL - - w 419 J p _ Q oag' P-a0°o r _ m� z C??= r = _ UOUI-o_ no LLJ m H -4I��H+iii� -� li (_- � � �?�'33,�.r -.�-) �•. AYM-711p1S�G1D0 - S nululll +lllnlln III InHIM w _ W y, Z Li - Vi UZ WD W ti ZxN co 00 - NZo 9Wo V IaMMl 111111111 1-14irmil 111111 Ill It rt Tt ri 1Y f i` <z wWN 0,(n I(.)O V'n _ oZI oN I 50 Vd� O d I Ir d = Y Q CKO Y; UJI u z M50 U4 W uj o (goo W a W a.o ■ Q w IL _ - Ozo ! 0 �ao V) �zg� . rTTTTTT";` �. OYl7tl @Nffi3At� r - 11V- � cryo) jo r -b'D71 1F 1 (btti h Hbt 1 i 1 Ada County Highway Distric 318 E. 37th Street Boise, ID 83714 (208) 387-6100 (208) 387-6391 FAX ------ Please Deliver to: CITY CLERK Fax #: 888-4218 Company: CITY OF MERIDIAN From: Joyce Newton Fax #: (208) 387-6391 Phone: (208) 387-6100 Pages: 13 Message: Here is the finalized report for Silverstone Corporate Center, per ACRD Commission action on March 14, 2001. MAR 7n 'n1 11:Pr- ILL N0: (208i 387-6391 #17028 PHGE: 2113 10-1 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat — Silverstone Corporate Center s/e/c Overland Road/Eagle Road 15 -lots MPP -01-001 /MCUP-01-0021MAZ-01-001 The application has been referred to ACHD by the City of Meridian for review and comment. Silverstone is a 15 -lot office/commercial 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 corner of Overland Road and Eagle Road. This development is estimated to generate 9,629 additional vehicle trips per day based on the submitted traffic impact study. This item is being placed on the regular agenda due to concerns of the applicant regarding stub streets and driveways, and also concerns 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 r acts ana r mamgs: Silverstone. cmm Page I ..:V VJJ1 Irl rrico rHbt• �/1J A. General Information Owner — Sundance Investments Applicant — Larson Architects, Quadrant Consulting R-1 - Existing zoning (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 designation Traffic count of 13,551 on 11-30-99 (e/o Eagle Road) Traffic count of 11,422 on 11-30-99 (w/o Eagle Road) D -Existing Level of Service Greater than E -Existing plus project build -out Level of Service 1,300 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 54 to 48 -feet required right-of-way from centerline Overland Road is improved with 2 -lanes with no curb, gutter or sidewalk abutting the site. There is a southbound turn lane on Overland Road at the Eagle Road intersection. The Overland/Eagle Road intersection currently operates at a level of service F. Eagle Road Minor arterial with bike lane designation Traffic count of 19,790 on 11-30-99 (n/o Overland Road) Traffic count of 7,498 on 2-2-00 (s/o Overland Road) Traffic count of 44,397 on 10-19-99 (n/o I-84) C -Existing Level of Service D -Existing plus project build -out Level of Service 2,600 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 52 to 48 -feet required right-of-way from centerline Abutting the site Eagle Road is improved with two travel lanes, with no curb, gutter or sidewalk. North of Overland Road Eagle Road widens to 5 -lanes. North of I-84 Eagle Road is under the jurisdiction of ITD. S ilverstone. cmm Page 2 MOA ')M + PI 1 1 7 M".) �C-Uo) rHbt- 4/1J Interstate 84 Traffic count of 0 -feet of frontage Interstate 84 is three lanes eastbound and three lanes westbound. There is an "ON" and "OFF" ramp at Eagle Road. B. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada County. Access control within the operating area of the intersection is vital to the safe operations of the intersection. The subject site's additional traffic will exacerbate the traffic problems at these intersections. C. 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. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. D. 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) of 9,629 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 6,317 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. An additional 1,100 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 traffic conditions with or without the site being developed. This 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 and westbound off -ramps of I-84 will function at an acceptable level of service with the addition of site traffic. This assumes that the proposed signal on the eastbound off -ramp is constructed by ITD. ■ The intersection of Eagle Road and Franklin Road will operate at LOS F with or without the project. Improvements to this intersection will require additional right-of-way and coordination with other projects. Since the majority of the traffic will be coming from other growth in the area, widening of this intersection should be considered by the ACHD and ITD. ■ The intersection of Overland Road and Meridian Road will operate at LOS Funder background traffic conditions and LOS F with the addition of site traffic. 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 area will probably see development in the coming years. It is recommended that the project will contribute to the future reconstruction of this intersection. Silverstonexmm Page 3 MAR PR 'G1 11:0P ILL IYV- kauo) ')Of -0771 iflf VGO rnVL• a�i.� ■ The intersection of Overland Road and Five Mile Road will suffer a small increase in delay due to project traffic. Other growth will contribute to most of the deterioration of the 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 contribute right-of-way for future roadway expansion. Since Eagle Road is on a section line, it is assumed that the future roadway will be a five -lane road. ■ Eagle Road north of the site will operate at an acceptable level of service after build out of the proj ect. ■ Overland Road west of Eagle Road will operate at an acceptable level of service for a three -lane road. A three -lane road is proposed to be built by ACHD on this section of roadway. ■ Overland Road east of Eagle 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 right -turn lane and a left -turn lane for the full frontage of the project along Overland Road. ■ The project should be required to construct a signal at the main entrance 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. E. 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 265 -feet east of western driveway (middle driveway) • 1,070 -feet east of Eagle Road (public street) 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 d• Two access points for 150 -600 -feet of frontage *e Three access points for greater 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. F. The applicant is proposing to construct 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 street) • 410 -feet south of public street (southern driveway) • At the south property line (shared southern driveway) District policy 7204.7.3 states that access points on arterials are based on the following: s• One access point for less than 150 -feet of frontage Silverstone. cmm Page 4 MAR PGI ' ml 1 1 : pq --_ ---- i_L flv- Iauo) JO(-bJ71 1f1ieeb PHGE: b/IJ -:- Two access points for 150 -600 -feet of frontage Three access points for greater than 600 -feet of frontage. Access points are considered to be both public streets and driveways. 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 from the Commission. Staff recommends adherence of policy because the applicant is constructing a public street 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 staff recommends 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 minimum 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 -feet north of the proposed public street that will be signalized in the future. G. 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, gutters and sidewalks. If the applicant constructs attached sidewalks, the sidewalk should be constructed 7 - feet wide, and the street should be constructed within 64 -feet of right-of-way. If the applicant constructs detached sidewalks, the sidewalk should be constructed 5 -feet wide, and the street should be constructed within 70 -feet of right-of-way. Parking should be restricted on the proposed street, and the applicant should submit a signage plan prior to final plat approval. H. The applicant's site plan indicates a traffic signal on Overland Road at the intersection with the proposed public street, located approximately '/d -mile east of Eagle Road, and one on Eagle Road located approximately 1/3 -mile south of Overland Road. It is not clear from the applicant's proposal if the intent is for the traffic signals 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 signals: left -turn lanes and right -turn 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 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 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. At the time that those properties develop, a road trust 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 traffic signals. Silverstone. cmm Page 5 MAR PA 'nI 11:1n ---- ILL 11Q. kc-uo) #17128 PAGE: 7/13 I. The applicant should be required to construct center turn lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. The roadways are currently only 2 -lanes in width, and 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. K. 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 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 configuration is confusing to the motorist. The applicant should revise the site plan and relocate driveways in accordance with district policy. L. 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 left turns from the driveways. The applicant should either: construct the island as a true roundabout; eliminate the driveways; or eliminate the island. M. The applicant is proposing to construct a local street off of the spine road. The location of the street 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, 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 interconnectivity the ACHD Commission required this stub street as a condition of approval. The stub street should be constructed to the east property line betweenlot 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 FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. N. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. O. Irrigation facilities should be relocated outside of the new right-of-way on Overland Road and Eagle Road. S ilverstone. cmm Page 6 MAR 20 '01 11:11 �� iv• tC-Uo1 JO! -0.771 Wr Ic." i -v" - W, 1. T� P. All utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. Q. 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 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 City of Meridian Comprehensive Plan. The applicant has agreed to construct a driveway at the south property line that would serve as a shared access with the property owner. Staff does not recommend that the applicant be required to construct an east -west collector street along the south property line, as the applicant is constructing 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 $80/1inear foot. The approximate cost to construct a stub street to the south property line would be $60,000. Staff does not recommend the construction of a stub street to the south property line. The applicant is opposed to the construction of any stub streets to surrounding properties. At the 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 property line, but did not require the construction of a stub street to the south. R. 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 District staff. S. In 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. T. 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. U. In order to reduce trips to and from this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Pat Nelson at 387-6160. V. 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 Silverstonexmm Page 7 MOR 'aA PRI 1 1 : 1 1 �1 �vv civ• �LeJv� .7vl-0.771 fleueb HHGE: 9/13 /�1 Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. W. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle 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 programs and forwarded to the ACHD Commuteride Office. X. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service with out modifications to Eagle Road and Overland Road, and the intersection. Special Recommendation to ITD: 1. According to the submitted traffic study, the proposed development is projected to generate an average daily traffic (ADT) of 9,629 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 6,317 vehicles per day to Eagle Road north of the site, of these trips 847 will take the westbound I-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 employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Ms. Pat Nelson at 387-6160. 2. In order to reduce trips to and from this development, the tenants occupying the proposed building(s) should be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada County. Access control within the operating area of the intersection is vital to the safe operations of the intersection. The subject site's additional traffic will exacerbate the traffic problems at these intersections. 4. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service with out modifications to Eagle Road and Overland Road, and the intersection. Silverstone. cmm Page 8 MAR ':)p P P1 1 1 ! 1 ) ��+ -� ���+� �� n�!• ticer�� .» -�.»i ttii✓JGo rnbL- 1J/1J The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Site Specific Requirements: Dedicate 54 to 48 -feet of right-of-way from the centerline of Overland Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. 2. Dedicate 52 to 48 -feet of right-of-way from the centerline of Eagle Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. 3. 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) 4. 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 -feet 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 constructed 7 - feet wide, and the street shall be constructed within 64 -feet of right-of-way. If the applicant constructs detached 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. This 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. Silverstone.cmm Page 9 MnM 'm fn't 4 4 - 4� itL HU- tCXb) Jai(—b391 #17028 PAGE: 11/13 Traffic signals cannot be installed at these intersections until there is a warrant. The applicant's traffic engineer should work with ACHD Traffic Services staff to determine when the warrant is met, or is close to being met. The developer 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. At the time that those properties across the street develop, a road trust will be acquired and this applicant shall be reimbursed for one half of the cost of the signal. 7. Construct center turn lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. 8. The applicant shall coordinate the intersection designs with District Traffic Services staff. 9. 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 any proposed driveways. 10. The applicant is proposing to construct 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. 11. Stub Titanium Way to the east property line between Lot 5 and Lot 6, Block 1. Construct 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 street, and the design of the turnaround with District staff. 12. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 13. Irrigation facilities shall be relocated outside of the new right-of-way on Overland Road and Eagle Road. 14. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 15. Construct a 5 -foot wide concrete sidewalk on Overland Road abutting the entire site. Coordinate the location and elevation of the sidewalk with District staff. 16. 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. 17. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall owned and maintained by Silverstone owners. Notes of this shall be required on the final plat. Silverstone, cmm Page 10 MnM 'In 9 n4 4 4 . 4 A .-� ••v �LVV/ JVI l..'JJa 1fl1CJLV I nVL aL aJ rr 18. 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 Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. The written request shall be submitted to the District no later 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 staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identify each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #193, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact Silverstone. cmm Page 11 M/ r) ^n 9 n4 4 4 . 4 A 1 CJ• JJ I ml♦ �vQUU1 ILL 11Q- ACHD YV•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 authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by: Planning and Development Staff Commission Action: March 14, 2001 Silverstone.cmm Page 12 CHD Ada County Highway District n .. 1) ;A 318 Fast 37th Street Dave Bivens, 1st Vice President Garden City ID 83714-6499 Sherry R. Huber, 2nd Vice President Phone (208) 387-6100 Susan S. Eastlake, Commissioner FAX (208) 387-6391 David E. Wynkoop, Commissioner E-mail: tellus@ACHD.ada.id.us RECEIVED March 22, 2001 FEB 2 6 2001 CITY OF MERIDIAN TO: Sundance Investment Limited Partnership 9100 W. Blackeagle Drive Boise, Idaho 83709 ' FROM: Christy Richardson, Principal Development Analyst Planning & Development C7_ SUBJECT: Preliminary Plat: Silverston Corporate Center Eagle Road On March 14, 2001, the Commissioners of the Ada County Highway District (hereafter called "District') took action on the preliminary Plat as stated on the attached staff report. In order that the Final Plat may be considered by the District for acceptance, the Developer shall cause the following applicable standard conditions to be satisfied prior to District certification and endorsement: Drainage plans shall be submitted and subject to review and approval by the District. 2. If public street improvements are required: Prior to any construction within the existing or proposed public right-of-way, the following shall be submitted and subject to review and approval by the District. a. Three complete sets of detailed street construction drawings prepared by an Idaho registered professional Engineer. b. Execute and Inspection Agreement between the Developer and the District together with initial payment deposit for inspection and/or testing services. C. Complete all street improvements to the satisfaction of the District, or execute a Surety Agreement between the Developer and the District to guarantee the completion of the construction of all required street improvements. Furnish a copy of the Final Plat showing street names as approved by the Local Government Agency having such authority together with the payment of fee charged for the manufacturing and installation of all street signs. 4. If Public Right -of -Way Trust Fund deposit is required, make the deposit to the District in the form of cash or cashier's check for the amount specified by the District. 5. Furnish easements, agreements and all other datum or documents as required by the District. 6. Furnish Final Plat drawings together with the plat and plan review fees for District acceptance and endorsement. The final plat must contain the signed endorsement of the Owner and the Land Surveyor's certification. 7. All of the material must be submitted to District staff two -weeks prior to Commission review of the final plat. 8. Approval of the plat is valid for one year. The Commission will consider an extension of one year if requested within 15 -days prior to the expiration date. Please contact me at (208) 387-6170, should you have any questions. Cc: Planning & Development Chron/File Planning & Development Services -City of Meridian Construction Services — John Edney Drainage- Chuck Rinaldi Quadrant Consulting Inc 405 S. 8th Street, Suite 295 Boise, Idaho 83702 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat — Silverstone Corporate Center s/e/c Overland Road/Eagle Road 15 -lots MPP -01-001 /MCUP-01-002/MAZ-01-001 The application has been referred to ACHD by the City of Meridian for review and comment. Silverstone is a 15 -lot office/commercial 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 corner of Overland Road and Eagle Road. This development is estimated to generate 9,629 additional vehicle trips per day based on the submitted traffic impact study. This item is being placed on the regular agenda due to concerns of the applicant regarding stub streets and driveways, and also concerns 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 SiIverstone.cnim Paue 1 Facts and Findings: A. GeneralInfonnation Owner — Sundance Investments Applicant — Larson Architects, Quadrant Consulting R-1 -Existing zoning (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 designation Traffic count of 13,551 on 11-30-99 (e/o Eagle Road) Traffic count of 11,422 on 11-30-99 (w/o Eagle Road) D -Existing Level of Service Greater than E -Existing plus project build -out Level of Service 1,300 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 54 to 48 -feet required right-of-way from centerline Overland Road is improved with 2 -lanes with no curb, gutter or sidewalk abutting the site. There is a southbound turn lane on Overland Road at the Eagle Road intersection. The Overland/Eagle Road intersection currently operates at a level of service F. EaglRoad Minor arterial with bike lane designation Traffic count of 19,790 on 11-30-99 (n/o Overland Road) Traffic count of 7,498 on 2-2-00 (s/o Overland Road) Traffic count of 44,397 on 10-19-99 (n/o 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 from centerline) 52 to 48 -feet required right-of-way from centerline SiIverstone.cnun Pa -e Abutting the site Eagle Road is improved with two travel lanes, with no curb, gutter or sidewalk. North of Overland Road Eagle Road widens to 5 -lanes. North of I-84 Eagle Road is under the jurisdiction of ITD. Interstate 84 Traffic count of 0 -feet of frontage Interstate 84 is three lanes eastbound and three lanes westbound. There is an "ON" and "OFF" ramp at Eagle Road. B. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada County. Access control within the operating area of the intersection is vital to the safe operations of the intersection. The subject site's additional traffic will exacerbate the traffic problems at these intersections. C. 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. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. D. 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) of 9,629 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 6,317 vehicles per day to Eagle Road north of the site, of these trips 847 will take the westbound I-84 ramp, 2,504 will travel eastbound on I-84, and the remaining 2,966 will continue to the north. An additional 1,100 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 traffic conditions with or without the site being developed. This 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 and westbound off -ramps of I-84 will function at an acceptable level of service with the addition of site traffic. This assumes that the proposed signal on the eastbound off -ramp is constructed by ITD. ■ The intersection of Eagle Road and Franklin Road will operate at LOS F with or without the project. Improvements to this intersection will require additional right-of-way and coordination SiIverstone.cnim Pa, -,e with other projects. Since the majority of the traffic will be coming from other growth in the area, widening of this intersection should be considered by 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 traffic. 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 area will probably see development in the coming years. It is recommended that the project will contribute to the future reconstruction of this intersection. ■ The intersection of Overland Road and Five Mile Road will suffer a small increase in delay due to project traffic. Other growth will contribute to most of the deterioration of the 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 contribute right-of-way for future roadway expansion. Since Eagle Road is on a section line, it is assumed that the future roadway will be a five -lane road. ■ Eagle Road north of the site will operate at an acceptable level of service after build out of the project. ■ Overland Road west of Eagle Road will operate at an acceptable level of service for athree-lane road. A three -lane road is proposed to be built by ACHD on this 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 right -turn lane and a left -turn lane for the full frontage of the project along Overland Road. ■ The project should be required to construct a signal at the main entrance 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. SiIverstone.cnim Paue 4 E. 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 265 -feet east of western driveway (middle driveway) • 1,070 -feet east of Eagle Road (public street) District policy 7204.7.3 states that access points on arterials are based on the following: ❖ One access point for less than 150 -feet of frontage ❖ Two access points for 150 -600 -feet of frontage ❖ Three access points for greater than 600 -feet of frontage. Access points are considered to be both public streets and driveways. 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. F. The applicant is proposing to construct 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 street) • 410 -feet south of public street (southern driveway) • At the south property line (shared southern driveway) District policy 7204.7.3 states that access points on arterials are based on the following: ❖ One access point for less than 150 -feet of frontage ❖ Two access points for 150 -600 -feet of frontage ❖ Three access points for greater than 600 -feet of frontage. Access points are considered to be both public streets and driveways. 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 from the Commission. Staff recommends adherence of policy because the applicant is constructing a public street 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 staff recommends that the applicant constrict: 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 minimum 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. SiIversion e.emm Paye The ACRD 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 -feet north of the proposed public street that will be signalized in the future. G. 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, gutters and sidewalks. If the applicant constructs attached sidewalks, the sidewalk should be constructed 7 -feet wide, and the street should be constructed within 64 -feet of right-of-way. If the applicant constructs detached sidewalks, the sidewalk should be constructed 5 -feet wide, and the street should be constructed within 70 -feet of right-of-way. Parking should be restricted on the proposed street, and the applicant should submit a signage plan prior to final plat approval. H. The applicant's site plan indicates a traffic signal on Overland Road at the intersection with the proposed public street, located approximately t/4 -mile east of Eagle Road, and one on Eagle Road located approximately 1/3 -mile south of Overland Road. It is not clear from the applicant's proposal if the intent is for the traffic signals 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 signals: left -turn lanes and right -turn 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 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 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. At the time that those properties develop, a road trust 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 traffic signals. The applicant should be required to construct center turn lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. The roadways are currently only 2 -lanes in width, and 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. K. 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 a minimum of 125 -feet from any proposed driveways. The site plan shows driveways on the proposed street located within 25- SiIverstone.cnim Pace 6 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 driveways in accordance with district policy. L. 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 left turns from the driveways. The applicant should either: construct the island as a true roundabout; eliminate the driveways; or eliminate the island. M. The applicant is proposing to constrict a local street off of the spine road. The location of the street 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, 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 interconnectivity the ACHD Commission required this stub street as a condition of approval. The stub street should be constructed 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 FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. N. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. O. Irrigation facilities should be relocated outside of the new right-of-way on Overland Road and Eagle Road. P. All utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. Q. 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 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 City of Meridian Comprehensive Plan. The applicant has agreed to construct a driveway at the south property line that would serve as a shared access with the property owner. Staff does not recommend that the applicant be required to construct an east -west collector street along the south property line, as Sih erstone.cnun Pa(e 7 the applicant is constructing 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 $80/11near foot. The approximate cost to construct a stub street to the south property line would be $60,000. Staff does not recommend the construction of a stub street to the south property line. The applicant is opposed to the construction of any stub streets to surrounding properties. At the 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 property line, but did not require the construction of a stub street to the south. R. 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 District staff. S. In 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. T. 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. U. In order to reduce trips to and from this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Pat Nelson at 387-6160. V. In order to reduce trips to and from this development, it is recommended that the tenants occupying the proposed building(s) be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. W. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle 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 programs and forwarded to the ACHD Commuteride Office. SiIverstone.cmm Pa Lie 8 X. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service 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 (ADT) of 9,629 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 6,317 vehicles per day to Eagle Road north of the site, of these trips 847 will take the westbound I-84 ramp, 2,504 will travel eastbound on I-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 employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Ms. Pat Nelson at 387-6160. 2. In order to reduce trips to and from this development, the tenants occupying the proposed building(s) should be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada County. Access control within the operating area of the intersection is vital to the safe operations of the intersection. The subject site's additional traffic will exacerbate the traffic problems at these intersections. 4. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service with out modifications to Eagle Road and Overland Road, and the intersection. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the final plat: Silo erstom.cmm Paee 9 Site Specific Requirements: Dedicate 54 to 48 -feet of right-of-way from the centerline of Overland Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. 2. Dedicate 52 to 48 -feet of right-of-way from the centerline of Eagle Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD 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 street) 4. 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 -feet 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 constructed 7 - feet wide, and the street shall be constructed within 64 -feet of right-of-way. If the applicant constructs detached 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. 6. This 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. Sih erstone.cmm Pale 10 Traffic signals cannot be installed at these intersections until there is a warrant. The applicant's traffic engineer should work with ACHD Traffic Services staff to determine when the warrant is met, or is close to being met. The developer 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. At the time that those properties across the street develop, a road trust will be acquired and this applicant shall be reimbursed for one half of the cost of the signal. 7. Construct center turn 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. 9. 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 any proposed driveways. 10. The applicant is proposing to construct 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. 11. Stub Titanium Way to the east property line between Lot 5 and Lot 6, Block 1. Construct 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 street, and the design of the turnaround with District staff. 12. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 13. Irrigation facilities shall be relocated outside of the new right-of-way on Overland Road and Eagle Road. 14. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 15. Construct a 5 -foot wide concrete sidewalk on Overland Road abutting the entire site. Coordinate the location and elevation of the sidewalk with District staff. 16. 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. SiIverstone.cmm Page 11 1., 17. Any proposed landscape islands/medians within the public ng ht -of -way dedicated by this plat shall owned and maintained by Silverstone owners. Notes of this shall be required on the final plat. 18. 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 Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. The written request shall be submitted to the District no later 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 staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall s eci cally identify each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #193, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required pen -nits), which incorporates any required design changes. SiIvers tone. cnim PaL,e 12 0 Construction, use and property development shall be m to District approwith vallfopoccupancy. requirements of the Ada County Highway District prior It is the responsibility of the applicant to verify all existing utilities the applicant at no cost to Existing utilities damaged by the applicant shall be repairedy ACHD. The applicant shall be required to call DIGLINE (1-800-342-158 ) at least two full round within ACHD right-of-way. The applicant shall contact business days prior to breaking g are or filled) are ACHD Traffic Operations 387-6190 in the ct vont any ACHD conduits (spare compromised during any phase of cons less No change in the terms and condn. itions of this approval shall b sentattiive1and an authorizey are in d writing and signed by the applicant or the applicants authorized representativethe representative of the Ada County Highway District. The bounden sha l be upon District. applicant to p obtain written confirmation of any change from the Ada Y g which is the subject of this Any change by the applicant in the planned use of the property plans, application, shall require the applicant to complat the t mewith all rules, applicant or its ordinances,plans, in or other regulatory and legal restrictions in force interest advises the Highway District of its intent to chaongother e the pea al relief inned use s granted pursuant property unless awaiver/variance of said requirements g to the law in effect at the time the change in use is sought. Conclusion of Law: will not lace an 1. ACHD requirements are intended to assure that the proptransportation sy seme wnt ithin he pvic vicinity undue burden on the existing vehicular and pedestrian trans p impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by. Commission Action: Planning and Development Staff March. 14, 2001 Silverstone.crnm Pzwe 1', n FILE torr BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR SILVERSTONE CORPORATE CENTER, LOCATED ON THE SOUTH EAST CORNER AND EAGLE ROADS, MERIDIAN, IDAHO BY: SUNDANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS, OWENRS CIC 04/03/01 Case No. PP -01-001 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT The above entitled matter coming on regularly for public hearing before the City Council on March 20, 2001 and continued until April 3, 2001, and Shari Stiles, Planning and Zoning Administrator, appeared and testified, and appearing on behalf of the Applicant were Cornel Larson and Roger Anderson, and no one appeared in opposition, and the City Council having received a report from Shari Stiles, Planning and Zoning Administrator, and Bruce Freckleton, Engineering Technician III, and the City Council having received as part of the record of this matter the recommendation to City Council of the Planning and Zoning Commission and the applicant having submitted the "PRELIMINARY PLAT, SILVERSTONE CORPORTE CENTER FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER (PP -01-001) - 1 SUBDIVISION PRELIMINARY PLAT THE SUNDANCE COMPANY, PROJECT NO. 201-02, DRAWING FILE NAME: prelim_plat.dwg 12-14-00 4:25 pm, SHEET 1 OF 1, SURVEYED BY: LFC\PWL\WJS, DRAWN BY: PWL/WJS, QUADRANT CONSULTING, INC.", SUNDANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS, DEVELOPERS/OWNERS", submitted for preliminary plat approval and which preliminary plat for approval application is herein received and adjudged by the City Council pursuant to Meridian City Code § 12-3-3. Therefore the City Council makes the following findings: FINDINGS OF FACT 1. That the proposed development is in conformance with the Comprehensive Plan by reason of the fact that it lies within the existing Urban Area as defined in the Meridian Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis Comprehensive Plan and Map, adopted December 21, 1993, and the property is presently zoned Community Business District (C -C) and General Retail And Service Commercial District (C -G), and requires connection to the Municipal Water and Sewer System. [Meridian City Code § 11-7-2 I and K.] 2. The preliminary plat is in conformance with the Comprehensive Plan City of Meridian adopted December 21, 1993, Ordinance No. 629. 3. It is determined that Urban Services can be made available to FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER (PP -01-001) - 2 F" accommodate the proposed development if the plat complies with the requirements and conditions hereinafter set forth as conditions of preliminary plat approval. 4. The proposed development is a continuity of the proposed development within the City's Capital Improvement Program and if the conditions which are requested by the Planning and Zoning Administrator and the Assistant City Engineer and as proposed by the developer as stated on the preliminary plat there will be public financial capability of supporting services for the proposed development. 5. The development if built in accordance with the conditions and as proposed, will not create health, safety or environmental problems and there have been no specifics of any such concerns brought to the Council's attention. 6. It is found that the Recommendation To City Council of the Planning and Zoning Commission is reasonable and appropriate for the conditions of approval of the preliminary plat as hereinafter set forth. 7. The applicant has submitted for consideration of this approval drawing of the preliminary plat herein designated as: "PRELIMINARY PLAT, SILVERSTONE CORPORTE CENTER SUBDIVISION PRELIMINARY PLAT THE SUNDANCE COMPANY, PROJECT NO. 201-02, DRAWING FILE NAME: prelim_plat.dwg 12-14-00 4:25 pm, SHEET 1 OF 1, SURVEYED BY: LFC`PWL\WJS, DRAWN BY: PWL/WJS, QUADRANT CONSULTING, INC.", SUNDANCE INVESTMENTS FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER (PP -01-001) - 3 LIMITED PARTNERSHIP OR ASSIGNS, DEVELOPERS/OWNERS". DECISION AND ORDER Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and based upon the above and foregoing Findings of Fact which are herein adopted: IT IS HEREBY ORDERED AND THIS DOES ORDER 1. The Preliminary Plat of the applicant as evidenced by "PRELIMINARY PLAT, SILVERSTONE CORPORTE CENTER SUBDIVISION PRELIMINARY PLAT THE SUNDANCE COMPANY, PROJECT NO. 201-02, DRAWING FILE NAME: prelim_plat.dwg 12-14-00 4:25 pm, SHEET 1 OF 1, SURVEYED BY: LFC\PWL\WJS, DRAWN BY: PWUWJS, QUADRANT CONSULTING, INC.", SUNDANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS, DEVELOPERS/OWNERS," is hereby conditionally approved; and 2. The conditions of approval are as follows to -wit: Adopt the Planning and Zoning Administrator and Engineering Technician III Recommendations as follows: 2.1 Applicant shall submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 2.2 Coordinate fire hydrant placement with the City of Meridian Public Works Department. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER (PP -01-001) - 4 } 2.3 Assessment fees for water and sewer service shall be determined during the building plan review process. 2.4 Sanitary sewer service to this site shall be via extensions from the Five Mile Trunk that has recently been constructed under the freeway and south to Overland Road. Applicant shall be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of the centerline. This site shall be subject to latecomers' fees to reimburse those developers responsible for extending sewer service under the freeway. Latecomers' fees are based on total land area of the plat and shall be paid prior to signature on the final plat. 2.5 Water service to this site shall be via extensions from newly constructed mains under the interstate, and from extensions of existing mains installed in adjacent developments. Applicant shall be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Provide the Public works department with information on anticipated fire flow and domestic water requirements for the proposed site. Water service to this development is contingent upon positive results from a hydraulic analysis by the City computer model. Flow and pressure from the existing mains shall be monitored with the Meridian Water Department. 2.6 Extend sewer and water services through the development to the property on the eastern side. The applicant shall connect to utilities; however, no provision has been made in the preliminary plat. Location and size of the mains for these connections shall be worked out with the Public Works staff. Latecomer fees shall be applicable to this property. 2.7 Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 2.8 Underground, year-round pressurized irrigation shall be provided to all landscape areas on site. Submit hook-up and design details based on FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER 5 (PP -01-001) - the proposed landscaping. Due to the size of landscaped area, primary water supply connection to the City's mains shall not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire common open area. 2.9 Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa &. Meridian Irrigation District. If the system is being proposed as a private system, the Public Works Department as part of the development plan review process shall review plans and specifications for the irrigation system. A draft copy of the pressurized irrigation system O&M manual shall be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single -point connection to the culinary water system shall be required. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for all landscaped areas. 2.10 Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development (i.e., Eight Mile Creek easement). 2.11 Detailed landscape plans for the Overland Road and Eagle Road landscape frontage buffers and for street landscaping along Goldstone Way and Silverstone Way shall be submitted for review and approval with submittal of the Final Plat application. This requirement does not include interior lot landscaping. Interior landscaping shall be dealt with on a site -by -site review basis. A letter of credit or cash surety shall be required for all required improvements prior to signature on the Final Plat. 2.12 Eagle Road and Overland Road landscape buffers shall be platted as separate common lots within the subdivision and maintenance shall be the responsibility of the Development Committee/Association. At a minimum, the landscape buffers shall be placed within a permanent landscape easement designated as such on the plat. No easements are FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER - 6 (PP -01-001) currently shown. A variance shall be granted as they do not require a common lot for this property. 2.13 Applicant shall provide the minimum required 35 feet of landscape buffer along Overland Road and Eagle Road, both entryway corridors. Landscape buffers are to be provided exclusive of required right-of-way. Landscape buffers shall be completed prior to issuance of certificates of occupancy for any building within the subdivision. 2.14 Applicant is proposing gated entries into the subdivision. Access into the subdivision via gates is prohibited. Gateway features provided only for beautification which do not restrict access is acceptable. 2.15 Revise Note 4 of the preliminary plat. The Nampa -Meridian Irrigation District allows only pre -development runoff into their system. All drainage is to be retained on-site. 2.16 Four lots in the preliminary plat (including the lot proposed for a City well) are within the 100 -year floodplain. Detail plans for reducing or eliminating this boundary. All structures within the 100 -year floodplain shall be subject to all provisions of Title 12, Chapter 9 of Meridian City Ordinance. 2.17 The legend needs to be revised to change the symbol for the section line to match the plat. 2.18 Adequate right-of-way is not shown on the plat or the site plan. A minimum of 48 feet from section line needs to be dedicated on both Overland Road and Eagle Road. Ada County Highway District may have additional right-of-way requirements near the intersection. The 35 -foot -wide landscape setback shall be beyond required right-of-way. 2.19 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER 7 (PP -01-001) 2.20 Any existing domestic wells and/or septic systems within this project shall be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells shall be used for non-domestic purposes such as landscaping irrigation. 2.21 Streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after Idaho Power Company completes power designs. Street light contractor to obtain design and permit from the Public Works Department prior commencing installations. 2.22 Compaction test results shall be submitted to the Meridian Building Department for all lots receiving engineered backfill. 2.23 Off-street parking shall be provided in accordance with City of Meridian Zoning and Development Ordinance and/or as detailed in site-specific requirements. 2.24 Paving and striping shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. 2.25 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer for all off-street parking areas. All site drainage shall be contained and disposed of on-site. An operation and maintenance agreement for joint drainage facilities shall be developed for inclusion in the CC&.R's of the subdivision. 2.26 Outside lighting shall be designed and placed so as not to direct illumination on any nearby residential areas and in accordance with City Ordinance. 2.27 All signage shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance. No temporary signage, flags, banners or flashing signs shall be permitted. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER 8 (PP -01-001) .-, 2.28 Provide five -foot -wide sidewalks throughout development in accordance with City Ordinance. 2.29 All construction shall conform to the requirements of the Americans with Disabilities Act. 2.30 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. 2.31 Applicant shall work with staff to connect utilities to the adjoining properties on an as needed basis. Adopt the Recommendations of the Meridian Fire Department as follows: 2.32 Applicant shall satisfy all fire code requirements including those pertaining to water flow and fire hydrants. 2.33 All roads shall be installed before building is started with appropriate street name signs. Adopt the Central District Health Department's Recommendations as follows: 2.34 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. 2.35 Run-off is not to create a mosquito breeding problem. 2.36 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. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER 9 (PP -01-001) 2.37 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 Nampa SL Meridian Irrigation District's Recommendations as follows: 2.38 The Nampa SL Meridian Irrigation District's Eightmile Drain courses along the southeast comer of the proposed project. Any encroachment within the easement of the Eightmile Drain without written approval shall be unacceptable. Adopt the Sanitary Service Recommendations as follows: 2.39 The Sanitary Service shall analyze each phase of development for specific waste needs per the specific tenants. Additionally, Applicant shall comply with the requirements from the City Council meeting of Tuesday, April 3, 2001, as follows: 2.40 The Plat shall contain up to 17 building lots, and the road requirements shall be according to ACHD's requirements. By action of the City Council at its regular meeting held on the day of �2 , 2001. ROLL CALL COUNCILMAN ANDERSON VOTED. COUNCILMAN BIRD VOTED COUNCILWOMAN deWEERD VOTED eO�re�7 COUNCILWOMAN McCANDLESS VOTED_' MAYOR ROBERT D. CORRIE VOTED �- (TIE BREAKER) FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER (PP -01-001) 10 r. Copy served upon Applicant, the Planning and Zoning Department, Public Works Department and City Attorney. By• Dated: L3 ity Clerk Z:\WorkVv1\Meridian\Meridian 15360Wilverstone Corp Centr AZO 1-001 PPO 1-001CUP01-002\FfClsOrd$'f.d�c FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER (PP -01-001) 11 ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat — Siiver stone Corporate Center s/e/c Overland Road/EaQ_le Road 15 -lots MPP -01-001, MCUP-01-0021MAZ-01-001 The application has been referred to ACHD by the City of Meridian for review and comment. Silverstone is a 15 -lot officercommercial 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 the submitted traffic impact study. This item is being placed on the regular agenda due to concerns of the applicant regarding stub streets and driveways, and also concerns 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 r'acts and Findings: Silve-stone.cmm rx � 6 !- r` ` q- / D � Pate 1 e; A. General Information Owner — Sundance Investments Applicant — Larson Architects, Quadrant Consulting R-1 - Existing zoning (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 designation Traffic count of 13,551 on 11-30-99 (e/o Eagle Road) Traffic count of 11,422 on 11-30-99 (w/o Eagle Road) - D -Existing Level of Service Greater than E -Existing plus project build -out Level of Service 1,300 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 54 to 48 -feet required right-of-way from centerline Overland Road is improved with 2 -lanes with no curb, gutter or sidewalk abutting the site. There is a southbound turn lane on Overland Road at the Eagle Road intersection. The Overland/Eagle Road intersection currently operates at a level of service F. Eagle Road Minor arterial with bike lane designation Traffic count of 19,790 on 11-30-99 (n/o Overland Road) Traffic count of 7,498 on 2-2-00 (s/o Overland Road) Traffic count of 44,397 on 10-19-99 (n/o I-84) C -Existing Level of Service D -Existing plus project build -out Level of Service 2,600 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 52 to 48 -feet required right-of-way from centerline Abutting the site Eagle Road is improved with two travel lanes, with no curb, gutter or sidewalk. North of Overland Road Eagle Road widens to 5 -lanes. North of I-84 Eagle Road is under the jurisdiction of I TD. Silverstonexmm L X6 b f n cl Q 7, *1— Page 2 Interstate 84 Traffic count of 0 -feet of frontage Interstate 84 is three lanes eastbound and three lanes westbound. There is an "ON" and "OFF" ramp at Eagle Road. B. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada Countv. Access control within the operating area of the intersection is vital to the safe operations of the intersection. The subject site's additional traffic will exacerbate the traffic problems at these intersections. C. On March 2, 2001, the staff met as the District's Technical Review Committee and reviewed the impacts of this proposed development on the Districts transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. D. 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) of 9,629 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 6,317 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. An additional 1,100 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 traffic conditions with or without the site being developed. This 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 and westbound off -ramps of I-84 will function at an acceptable level of service with the addition of site traffic. This assumes that the proposed signal on the eastbound off -ramp is constructed by ITD. ■ The intersection of Eagle Road and Franklin Road will operate at LOS F with or without the project. Improvements to this intersection will require additional right-of-way and coordination with other projects. Since the majority of the traffic will be coming from other growth in the area, widening of this intersection should be considered by 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 traffic. 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 ACRD. 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 area will probably see development in the coming years. It is recommended that the project will contribute to the future reconstruction of this intersection. Silverstonexmm Paee 3 ■ The intersection of Overland Road and Five Mile Road will suffer a small increase in delay due to project traffic. Other growth will contribute to most of the deterioration of the intersection. The project should not be required to participate in the reconstruction of this intersection. ■ The intersection of Eagle Road and Victoy 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 contribute right-of-way for future roadway expansion. Since Eagle Road is on a section line. it is assumed that the future roadway will be a five -lane road. ■ Eagle Road north of the site will operate at an acceptable level of service after build out of the project. ■ Overland Road west of Eagle Road will operate at an acceptable level of service for a three -lane road. A three -lane road is proposed to be built by ACHD on this section of roadway. ■ Overland Road east of Eagle 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 right -turn lane and aleft -turn lane for the full frontage of the project along Overland Road. ■ The project should be required to construct a signal at the main entrance to the site on Eagle Road and to the main entrance to the site on Overland Road. Each signal will require a left -tum lane and a right -tum lane. E. 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 265 -feet east of western driveway (middle driveway) • 1,070 -feet east of Eagle Road (public street) District policy 7204.7.3 states that access points on arterials are based on the following: One access point for less than 150 -feet of frontage ❖ Two access points for 150 -600 -feet of frontage •: Three access points for greater than 600 -feet of frontage. Access points are considered to be both public streets and driveways. - 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. F. The applicant is proposing to construct 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 street) • 410 -feet south of public street (southern driveway) • At the south property line (shared southern driveway) 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 Silverstone.=m c- 42,Paee 4 r-1 Two access points for 150 -600 -feet of frontage -:• Three access points for greater than 600 -feet of frontage. Access points are considered to be both public streets and driveways. The applicant is proposing to construct six access points on Eagle Road. District policy allows s points would require a variance from the Commission. Staff three access points. Six acces recommends adherence of policy because the applicant is constructing a public street through the site and should have sufficient access intemally acid with marpoints (two driveways ared property lines one public street) on Eagle Road. The proposed drivewayse located o and staff recommends 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 minimum 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 -feet north of the proposed public street that will be signalized in the future. G. 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, gutters and sidewalks. If the applicant constructs attached sidewalks, the sidewalk should be constructed 7- feet wide, and the street should be constructed within 64 -feet of right-of-way. If the applicant constructs detached sidewalks, the sidewalk should be constructed 5 -feet wide, and the street should be constructed within*70-feet of right-of-way. Parking should be restricted on the proposed street, and the applicant should submit a signage plan prior to final plat approval. H. The applicant's site plan indicates a traffic signal on Overland Road at the intersection with the proposed public street located approximately 1/4 -mile east of Eagle Road, and one on Eagle Road located approximately 1/3 -mile south of Overland Road. It is not clear from the applicant's proposal if the intent is for the traffic signals 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 signals: left -tum lanes and right -tum 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 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 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. At the time that those properties develop, a road trust 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 traffic signals. Silverstone.cmm Page 3 I. The applicant should be required to construct center turn lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. The roadways are currently only 2 -lanes in width, and the submitted traffic study determined that these lanes should be required. J- 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 K. 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 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 configuration is confusing to the motorist. The applicant should revise the site plan and relocate driveways in accordance with district policy. L. 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 left turns from the driveways. The applicant should either: construct the island as a true roundabout; eliminate the driveways; or eliminate the island. M. The applicant is proposing to construct a local street off of the spine road. The location of the street conforms to ACRD 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, 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 interconnectivity the ACRD Commission required this stub street as a condition of approval. The stub street should be constructed 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 E,=NDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. N. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. O. Irrigation facilities should be relocated outside of the new right-of-way on Overland Road and Eagle Road. G/-/���y, � � Q Silverstone.cmm / p /a Page 6 P. All utility relocation costs associated with improving street frontages abutting the site should be borne by the developer. Q. The applicant is not proposing to construct anv 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 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 City of Meridian Comprehensive Plan. The applicant has agreed to construct a driveway at the south property line that would serve as a shared access with the property owner. Staff does not recommend that the applicant be required to construct an east -west collector street along the south property line, as the applicant is constructing 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 of a stub street to the south property line. The applicant is opposed to the construction of any stub streets to surrounding properties. At the 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 property line, but did not require the construction of a stub street to the south. R. 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 District staff. S. In 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. T. 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. U. In order to reduce trips to and from this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Pat Nelson at 387-6160. V. 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.=m Pale 7 z --x&, b �i l 70 l o� Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. W. A Transportation Management Association (TVLA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking enhancements). An annual survey will be required of the TN A/TMO to monitor participation in alternative transportation programs and forwarded to the ACHD Commuteride Office. Y. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service 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 (ADT) of 9,629 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 6,317 vehicles per day to Eagle Road north of the site, of these trips 847 will take the westbound I-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: 1. In order to reduce trips to and from this development it is recommended that tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant For more information contact Ms. Pat Nelson at 387-6160. 2. In order to reduce trips to and from this development, the tenants occupying the proposed building(s) should be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. 3. The Overland/Eagle Road and MeridianiOverland Road intersections operate at a Level of Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada County. Access control within the operating area of the intersection is vital to the safe operations of the intersection. The subject site's additional traffic will exacerbate the traffic problems at these intersections. 4. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will not be adequate to accommodate additional traffic generated by this proposed development at accepted levels of service with out modifications to EaLyle Road and Overland Road, and the intersection. Silverstone.cmm /:�-4 ` / p ;/ `/ 7 11 / 09 07' /.11 Page 8 The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACID approval of the final plat: Site Specific Requirements: 1. Dedicate 54 to 48 -feet of right-of-wav from the centerline of Overland Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACRD right-of-way. 2. Dedicate 52 to 48 -feet of right-of-way from the centerline of Eagle Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACRD right-of-way. 3. 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) 4. 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 -feet north of the proposed public street. • 1,590 -feet south of Overland Road (public street) • At the south property line (shared southern driveway) 5. 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 constructed 7 - feet wide, and the street shall be constructed within 64 -feet of right-of-way. If the applicant constructs detached 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. 6. This 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. Silverstonexmm �O-�Cla, Page Traffic signals cannot be installed at these intersections until there is a warrant. The applicant's traffic engineer should work with ACHD Traffic Services staff to determine when the warrant is met; or is close to being met. The developer 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. At the time that those properties across the street develop, a road trust will be acquired and this applicant shall be reimbursed for one half of the cost of the signal. 7. Construct center turn lanes on Overland Road and Eagle Road for the proposed public street intersections and for full access driveways. 8. The applicant shall coordinate the intersection designs with District Traffic Services staff. 9. 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 any proposed driveways. 10. The applicant is proposing to construct 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. 11. Stub Titanium Way to the east property line between Lot 5 and Lot 6, Block 1. Construct 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 street, and the design of the turnaround with District staff. 12. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 13. Irrigation facilities shall be relocated outside of the new right-of-way on Overland Road and Eagle Road. 14. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 15. Construct a 5 -foot wide concrete sidewalk on Overland Road abutting the entire site. Coordinate the location and elevation of the sidewalk with District staff. 16. 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. 17. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall owned and maintained by Silverstone owners. Notes of this shall be required on the final plat. Silverstonex= i- " /6 07"/ o`L� Paze 10 18. 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 Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written eYDlanation of why such a reouirement would result in a substantial hardship or inequity. The written request shall 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 staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identifv each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance 9193, also known as Ada County Highway District Road Impact Fee- Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shalf be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact S ilverstone.=m �: "� 7 / CT / Page i t ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change flee planned use of the subject property unless a waiverivariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: ACHD requirements are intended to assure that the proposed useldevelopment will not place an undue burden on the emsting vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted bv: Planning and Development Staff Commission Action: March 14. 2001 a Silverstonexmm Page 12 i ne mano !Permit *to-tonvert an existing residence Into an offs a buildi in an L' -O zone for Statesman.:-�__-,�. P.O. Box 40, Boise, Idaho 83707-0040 LEGAL ADVERTISING PROOF OF PUBLICATION`�- Account k —` DTI#-- Identification •• COUNTY OF ADA Amount: 064514 392812 NOTICE OF HEARING Ordered by: P.O. # Rate Uditional .;planned `unit.' development :and floodway Run Dates SHARI STILES within instrument, and being y g by me first duly sworn, declared that the state- CITY OF MERIDIAN NT JANUARY 26, FEBRUARY 9, 2001 33 EAST IDAHO ST. Number of Lines MERIDIAN, ID 83642 52 Affidavit Legal # %.0'”" y,tbWiss ion expires: fp 1 9397 LEGAL'NOTICE"` I PUBLIC HEARING t~;+ Ito g Y p JANICE HILDRETH, being duly sworn, deposes and says: That she is the Principal NOTICES' HEREces of Y City N pursuant; Meridian ; Clerk of The Idaho Statesman, a daily newspaper printed and published at and the Laws of the State of Idaho that the Planning and,Zoning Commission of the., 'has Boise, Ada County, State of Idaho, and having a general circulation therein, and which said newspaper been City of Meridian will hold a public hearing continuously and uninterruptedly published in at the Meridian City Hall, 33 East Idaho ,Avenue,�Meridian, Idaho, at the hour of said County during a period of twelve consecutive months prior to the first 7:00 p.m February 15, 2001„for.the _ ;,purpose of reviewing and considering the ` publication of the notice, a copy of which is attached hereto: that said notice .,applications of - -. ,,f ,r;Fr;r�t,yr�; % - G.U,rVoigt for;; annexation and zornng of : was published in The Idaho Statesman, in conformity with Section 60-108, 70.72 acres from RUT to R-8; furthermore, Idaho Code, as amended for: jhe 'applicant Aalso' requests Pjeliminary - -TWO Plat approval "of 214 single-family 'lots,`4 future office'.lots;rend 23 common lots on 69.79 acres for Sundance Subdi- consecutive week) Y =single proposed vision located on the northeast comer of Ustick Road and Meridian Road; = :° ''Engineering for annexation and =consecutive tive Bail Y =odd skip .-Hubble zoning of 5.97 acres from RUT to R-4; fur- thermore,' ithe applicant also requests insertion(S) Preliminary Plat approval of 21 building , lots and 3 other lots on 5.97 acres for pro- beginning with the issue of: JANUARY 2 6 2001 posed Inglenook 'Subdivision >located on the east side .of - Locust Grove Road 4 and ending with the issue of: FEBRUARY 9 2001 approximately ,one-quarterinile, porch, -of• victory Road O,*�'`41 "frf n -i /I !Permit *to-tonvert an existing residence Into an offs a buildi in an L' -O zone for proposed;;'O'Neill; Hmes, LLC, acated „approxi one=quarter_inile south, of Frank- STATE OF IDAHO ) lin Road at 385 South Locust Grove Road; ; ;�r,Larson Architects for annexation:'and )SS hzoning of 78 acres from R-1 to C -C and 'G;':furthermore,-the applicant also COUNTY OF ADA ;requests Rteliminar-i Plat approval of 15 building lots and 1 ofner lot on 78 acres in On this 9 day of FEBRUARY in the year of 2001 proposed C -C and C -G zones and a Con- Use =Permit .for -a : commercial before me, a Notary Public, personally appeared before me Janice Hildreth Uditional .;planned `unit.' development :and floodway known or identified to me to be the person whose name subscribed to the approval in proposed C -C and C -G zone =' for proposed Silverstone Corporate Center within instrument, and being y g by me first duly sworn, declared that the state- -generally located on the southeast comer of Overland Road and Eagle Road ments therein are true, and nowled ed to me that she executed the ame. 9 ;mom �•a^3� . tPub Jan; 26, Feb. 9, 2001 , 9397. ` Notary Public for Id o Residing at: Boise, Idaho / %.0'”" y,tbWiss ion expires: fp rp �OTgR� % : 1'UB LLG ? '• ung •,°ogTP O ��. OF MAYOR r. HUB OF TREASURE VALLEY �-- Jerry Centers, P/Z Robert D. Corrie A Good Place to Live LEGAL DEPARTMENT CITY COUNCIL MEMBERS CITY OF MERIDIAN (208) 288-2499 • Fax 288-2501 Ron Anderson Keith Bird 33 EAST IDAHO PUBLIC WORKS BUILDING DEPARTMENT Tammy deWeerd MERIDIAN, IDAHO 83642 (208) 887-2211 • Fax 887-1297 Idaho Power Co. (FP/PP) (208) 888-4433 - Fax (208) 887-4813 U.S. West (FP/PP) Intermountain Gas (FP/PP) Cherie McCandless City Clerk Office Fax (208) 888-4218 PLANNING AND ZONING Idaho Transportation Department DEPARTMENT (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: February 8, 2001 Transmittal Date: January 10, 2001 Hearing Date: February 15, 2001 File No.: PP 01-001 Request: Preliminary Plat approval of 15 building lots and 1 other lot in a proposed C -C and C -G zone for proposed Silverstone Corporate Center By: Larson Architects Location of Property or Project: SE corner of Overland Road and Eagle Road Sally Norton, P/Z Bill Nary, P/Z Meridian School District Jerry Centers, P/Z Meridian Post Office (FP/PP) Richard Hatcher, P/Z Ada County Highway District Keith Borup, P/Z Community Planning Assoc. Robert Corrie, Mayor Central District Health Ron Anderson, C/C Nampa Meridian Irrig. District Tammy deWeerd, C/C Settlers Irrigation District Keith Bird, C/C Idaho Power Co. (FP/PP) Cherie McCandless, C/C U.S. West (FP/PP) Intermountain Gas (FP/PP) Water Department Sewer Department Ada County (Annexation) Sanitary Service Idaho Transportation Department Building Department Fire Department X Police Department City Attorney City Engineer City Planner Parks Department (Residential Applications only) Your Cnnrica Ram7rlrc- Gen - 26 PP/FP/PFP - 30 AZ - 27 RECEIVE 4 2001 i F MERIDIAN MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Ron Anderson Keith Bird Tammy deWeerd Cherie McCandless HUB OF TREASURE VALLEY A Good Place to Live LEGAL DEPARTMENT CITYOF MERIDIAN 33 EAST IDAHO (208) 288-2499 •Fax 288-2501 PUBLIUBLI C WORKS BUILDING DEPARTMENT MERIDIAN, IDAHO 83642 (208) 887-2211 - Fax 887-1297 (208) 888-4433 • Fax (208) 887-4813 City Clerk Office Fax (208) 888-4218 PLANNING AND ZONING DEPARTMENT (208) 884-5533 - Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: February 8, 2001 Transmittal Date: January 10, 2001 Hearing Date: February 15, 2001 File No.: PP 01-001 Request: Preliminary Plat approval of 15 building lots and 1 other lot in a proposed C -C and C -G zone for proposed Silverstone Corporate Center By: Larson Architects Location of Property or Project: SE corner of Overland Road and Eagle Road Sally Norton, P/Z Bill Nary, P/Z Jerry Centers, P/Z Richard Hatcher, P/Z Keith Borup, P/Z Robert Corrie, Mayor Ron Anderson, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service Building Department Fire Department Police Department City Attorney City Engineer Meridian School District Meridian Post Office (FP/PP) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP) U.S. West (FP/PP) Intermountain Gas (FP/PP) Ada County (Annexation) Idaho Transportation Department Your Concise Remarks: /.— /6,-- Q / '- /o '� 7"-,,,,3-, *'' - City Planner Parks Department (Residential Applications only) Gen - 26 PP/FP/PFP - 30 AZ - 27 RECEIVED JAN 18 2001 CITY OF �,IERIDIA.+ T 1� a1 16:02 MERIDIAN WAg1-EWATER MAYOR HUB OF TREASURE VALLEY 2088g4u 144 P06/13 Robert D, Corrie A Good Place to Live CITY CO[)NCIL NjZMBERS N r2o CITY OF MERIDIA LEGAL DEPARTMENT 288-2-399'Fax 288-2501 Ron Anderson Keith BiI-d 33 EAST IDAHO PUBLIC WORKS BUILDING DEPARTMENT 1-ammy deWeerd MERIDIAN, IDAHO 83642 (208) 887-2211 - Fax 887-1297 (208) 888-4.}33 • Fax (208) 887-4813 Cheric McCandless City Clerk Of'lice FU (.-OS) 888-4218 PLANNING AND ZONING DEPARTMENT (208) 884-5533 - Fnx 88S-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT WITH THE CITY OF MERIDIAN PROJECTS To insure that your comments and recommendations will be considered by the Meridian and Zoning Commission, please submit your comments and recommendations to Meridia fanning Attn: Will Per C n City Hall g,qty Clerk, by: February 8, 2001 Transmittal Date: Jam 10, 2001 Hearing Date: File No.: PP 01-001 Request: Preliminary Plata C -C and C -G zone for prop By: Larson Architects Location of Property or Project: Sally Norton, P/Z Bill Nary, p/Z ------- Jerry Centers, P/Z Richard Hatcher, P/Z Keith Borup, P2 Robert Corrie, Mayor Ron Anderson, C/C ----.-.Tammy deWeerd, C/C Keith Bird, C/C ------ Cherie McCandless, C/C Water Department Sewer Department Sanitary Service -----.Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department (Reside Gen -2e PP fP F' f" , ��'l j roval of 15 buildin Silverstone February 1_5,_20_0_1____- lots 5,2001 lots and 1 other lot in a orate Center SE corner of Overland Road and Eagle Road Meridian School District __ _ Meridian Post Office (FP/PP) __Ada County Highway District --- � Community Planning Assoc, Central District Health Nampa Meridian Irrig, District Settlers Irrigation District Idaho Power Co. (FP/PP) U.S. West (FP/PP) ^Intermountain Gas (FP/Pp) Ada County (Annexation) Idaho Transportation Department Your Concise Remarks: CI'" VVASTEW,�t,'vr) D, JAN 12 '01 16:1e RECEIVED JAN 12 2001 CITY OF MERIDIAN NOTICE OF HEARING NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the Laws of the State of Idaho, that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian, Idaho at the hour of 7:00 p.m. on February 15, 2001, for the purpose of reviewing and considering the application of Larson Architects for Annexation and Zoning of 78 acres from R-1 to C -C and C -G zones for proposed Silverstone Corporate Center; Furthermore, the applicant also requests Preliminary Plat approval of 15 building lots and 1 other lot on 78 acres in a proposed C -C and C -G zones and a Conditional Use Permit for a commercial planned development and flood way approval in a proposed C -C and C -G zone for proposed Silverstone Corporate Center generally located on the southeast corner of East Overland Road and South Eagle Road. A more particular description of the above property is on file in the City Clerk's office at Meridian City Hall, 33 East Idaho Avenue, and is available for inspection during regular business hours, Monday through Friday, from 8:00 a.m. to 5:00 p.m. A copy of the application is available upon request. Any and all interested persons shall be heard at said public hearing and the public is welcome and invited to submit testimony. Oral testimony may be limited to three (3) minutes per person. Written testimony may be submitted seven (7) days prior to the above hearing date so that all interested parties may examine them prior to the hearing. DATED this 18th day of January, 2001 PUBLISH January 26th and February 91h, 2001 CL W CL J cn City of Meridian City Clerks office S!"rstone Corporate Center 33 East Idaho Meridian, ID 8364 2 Michael & Kirsten Coughlin 901 N. Curtis Rd. Ste 503 Boise Id 83706 Wayne Denton 601 Clear Creek Dr. Meridian Id 83642 Dolores Hartman 4735 Jennifer Boise Id 83704 Columbia Investments LLC 1454 Winderbrook Way SLC Ut Jerry Tibbetts 3376 E. Overland Rd. Meridian Id 84124 83642 Ronald Todd Ban- & Sabrina JO Lewis 2290 Verbena Dr. Meridian Id Lawrence & YDeanne Rackham PO Box 251 Meridian Id 83642 Ray Keller 1545 S. Jade Ave. Meridian Id 83642 83642 James Griffin PO Box 2618 Boise Id 83701 Farwest LLC 4550 W. State St. Boise Id 83703 Gary & Lauri Ann Roberts 3066 E. Green Canyon Dr. Meridian Id 83642 Glenn Johnson Homes Inc 2460 S. Maple Grove Rd. Boise Id 83709 Thousand Springs HOA 4550 W. State St. Boise Id 83703 HCM Investments 1494 Tanager Way Boise Id 83709 Majorie Pickett 10250 Whispering Cliffs Dr. Boise Id 83704 Sutherland Farm Inc PO Box 1338 San Mateo Ca 94401 Harry & Linda Garvin 2590 S. Eagle Road Meridian Id 83642