ACHD Comments•4
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Ada County Highway District
Sherry R. Huber, President 318 East 37th Street
Susan S. Eastlake, 1st Vice President Garden City ID 83714-6499
Dave Bivens, 2nd Vice President Phone (208) 387-6100
David E. Wynkoop, Commissioner FAX (208) 387-6391
John S. Franden, Commissioner E-mail: tellus@ACHD.ada.id.us
December 23, 2003
TO: Holder Properties (Andy) RECEIVED
3333 Riverwood Parkway, Suite 500 ~~C ~ ~ ~~Q~
Atlanta, Georgia 30339
City of Meridian
City Clerk Offices
SUBJECT: MCZC03-072
77,483 square foot call center and retail sales office
Lot 10, 11, 12 & 13, Block 2 of Silverstone Subdivision Phase 2 and
Lots 7 & 8, Block 2 of Silverstone Subdivision
On November 7, 2001 and January 9, 2002, the Ada County Highway District Commissioners acted o
Silverstone Corporate Center (MPP01-001/MCUP01-002/MAZ01-001) and Silverstone Corporate Center
(MAZ01-025/MCIP01-043) respectively. The conditions and requirements also apply to MCZC03-072.
If you have any questions or concerns please feel free to contact this office at (208) 387-6170.
Sincerely,
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Lori Den Hartog
Senior Development Analyst
Right-of-Way & Development Services
CC: Project File
Drainage/Utilities/Construction Services
Lead Agency ~I~j~of Meridian
Sundance Investments, Limited Partnership
9100 W. Blackeagle Drive
Boise, Idaho 83709
Stevens & Wilkinson, Stang & Newdow, Inc,
100 Peachtree Street N. W., Suite 2500
Atlanta, Georgia 30303
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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 ACRD 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.
This item was amended and approved by the ACRD Commission on November 7, 2001. The
modified staff report allows a public street (stubbing to the east property line) located on Eagle
Road approximately 2,400-feet south of Overland Road
Roads impacted by this development: Overland Road
Eagle Road
Interstate 84
ACRD Commission Date -March 14, 2001 - 6:30 p.m.
REGULAR AGENDA ITEM
Silverstone.cmm
Page 1
Facts and Findings:
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 l 1-30-99 (e/o Eagle Road)
Traffic count of 11,422 on 11-30-99 (w/o Eagle Road)
D-Existing Level of Service
Greater than E-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
Silverstone.cmm
Page 2
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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 OverlandlEagle 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 (PHI) 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
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
Silverstone.cmm
Page 3
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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 ACRD
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,
LOSE, 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 ACRD 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 afive-lane future roadway.
In the interim, the project should be required to construct aright-turn lane and alert-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 alert-turn
lane and aright-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
• 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 ACRD 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)
Silverstone.cmm
Page 4
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• 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 initially proposed to construct six access points on Eagle Road. District policy
allows three access points. On November 7, 2001, the Commission allowed Silverstone
Corporate Center to construct four access points on Eagle Road due to the fact that
The ACRD Commission approved four access points on Eagle Road with this application.
• A driveway located on Eagle Road approximately 440-feet south of Overland Road
is approved with this application.
• A driveway located on Eagle Road approximately 1,150-feet south of Overland
Road is approved with this application.
• A public street (spine road) located on Eagle Road approximately 1,700-feet south
of Overland Road is approved with this application.
• A public street (stubbing to the east property line) located on Eagle Road
approximately 2,400-feet south of Overland Road is approved with this application.
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 ofright-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 ofright-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'/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.
Silverstone.cmm
Page 5
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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-
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. 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.
N. Irrigation facilities should be relocated outside of the new right-of--way on Overland Road and
Eagle Road.
O. All utility relocation costs associated with improving street frontages abutting the site should be
borne by the developer.
P. 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.
Silverstone.cmm
Page 6
Q. 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.
R. 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.
S. The fourth access point (a public street (stubbing to the east property line) located on Eagle Road
approximately 2,400-feet south of Overland) was granted due to the fact that the applicant could
prove that this was an extraordinary circumstance. The Silverstone Corporate Center did not
anticipate ownership of the newly acquired parcel. They will be placing the access point (a
public street) in a safer location and the applicant will not be requesting direct access to Eagle
Road when a formal application is filed for the newly acquired parcel with the City of Meridian
or the District.
T. 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.
U. 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.
V. 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.
W. 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
Silverstone.cmm
Page 7
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:
Site Specific Requirements:
Dedicate 54 to 48-feet ofright-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 ofright-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.
Silverstone.cmm
Page 8
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 driveway located on Eagle Road approximately 440-feet south of Overland Road
is approved with this application.
• A driveway located on Eagle Road approximately 1,150-feet south of Overland
Road is approved with this application.
• A public street (spine road) located on Eagle Road approximately 1,700-feet south
of Overland Road is approved with this application.
• A public street (stubbing to the east property line) located on Eagle Road
approximately 2,400-feet south of Overland Road is approved with this application.
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 ofright-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 ofright-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.
Traffic signals cannot be installed at these intersections until there is a warrant. The applicant's
traffic engineer should work with ACRD 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.
Silverstone.cmm
Page 9
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. Construct a public roadway on Eagle Road approximately 2,400 feet south of Overland Road,
as proposed. This roadway should be construct as a locaUcommercial street with a 40-foot
street section within 58-feet ofright-of--way. 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.
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 ACRD 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.
Silverstone. cmm
Page 10
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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 reauest 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 ACRD right-of--way. The applicant shall contact
ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) .are
compromised during any phase of construction.
8. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
9. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans,
or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
Silverstone.cmm
Page 11
property unless awaiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
Conclusion of Law:
1. ACRD 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 bv:
Planning and Development Staff
Commission Action:
March 14, 2001
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C7
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat - Silverstone Coporate Center II sec Overland Road and Eagle Road 31-lot commercial sub
MAZ01-025/MC I P01-043
This application has been referred to ACRD by the City of Meridian for review and comment. The
applicant is requesting rezone, conditional use and preliminary plat approval fora 31-lot commercial
subdivision on 7.83-acres. The 7.83-acre site is located on the southeast corner of Overland Road and
Eagle Road: This development is estimated to generate 2,762 additional vehicle trips per day
(Oexisting) based on the Institute of Transportation Engineers Trip Generation Manual.
Roads impacted by this development: Overland Road
Eagle Road
I-84
ACRD Commission Date -January 9, 2002 - 6:30 p.m.
Facts and Findings:
A. General Information
Owner - Sundance Investments, Ltd
Applicant -Larson Architects - Cornel Larson
R-1 -Existing zoning
C-G -Proposed zoning
7.83 -Acres
31-Proposed building lots
0 -Proposed common lots
1,600 -Total lineal feet of proposed public streets
285 -Traffic Analysis Zone (TAZ)
West Ada -Impact Fee Service Area
Meridian -Impact Fee Assessment District
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~ ~
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
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)
48-feet required right-of--way from centerline
Abutting the site Eagle Road is improved with two travel lanes, with no curb, gutter or
sidewalk. North of Overland Road Eagle Road widens to 5-lanes. North of I-84 Eagle Road is
under the jurisdiction of ITD.
Interstate 84
Traffic count 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. On March 14, 2001, the Ada County Highway District Commission approved the Silverstone
Corporate Center, a 15-lot commercial subdivision.
C. On November 7, 2001, the Ada County Highway District Commission approved a modification
to Silverstone Corporate Center. In the modified Silverstone Corporate Center development
report, the commission approved a public roadway, East Copper Point Drive, located on Eagle
Road approximately 2,400-feet south of Overland Road. This public roadway extends from
Eagle Road and stubs to the east property line of the Silverstone Corporate Center.
D. 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
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operations of the intersection. The subject site's additional traffic will exacerbate the
traffic problems at these intersections.
E. Overland Road from Eagle to Cloverdale Road is in the planning and development stage of the
Five Year Work Program. Overland road is anticipated to be constructed with 5-lanes of traffic
with curb, gutter and 5-foot concrete sidewalk. The level of service on Overland Road is
anticipated to increase with the reconstruction of the Overland Road/Eagle Road intersection.
F. Development patterns in the surrounding area are both commercial and residential. To the north
of the site is the Silverstone Corporate Center, a 15-lot commercial subdivision. To the south of
the site is proposed to be a mixed-use subdivision with both commercial and residential lots. To
the east of the site is currently vacant ground. To the west of the site is the proposed Eldorado
Business Campus, a 15-lot commercial subdivision that the Commission will review on January
16, 2002. Based on development patterns in this area and the resulting traffic generation, staff
anticipates that the transportation system will be adequate to accommodate additional traffic
generated by this proposed development.
G. On December 17, 2001, the District Planning and Development staff inspected this site and
evaluated the transportation system in the vicinity. On December 21, 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.
H. For the purposes of estimating daily trip generation and assessing impact fees for this project, the
proposed use of this development has been classified as Office Park. (per the ITE Manual) The
impact fee rate from the fee tables for this use is $2,182.00 per thousand square feet of gross
building area, based on the impact fee ordinance in effect at this time. Note: This rate is
provided for informational purposes only and shall not be construed as an impact fee rate
certification. The impact fee will be assessed at the time of plans acceptance by District
staff, and shall be based on the fee tables and provisions of the District's Impact Fee
Ordinance in effect at that time.
I. The applicant should be required to construct a 5-foot wide detached concrete sidewalk on Eagle
Road located 2-feet within the new right-of--way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of--way, provide an
easement for the sidewalk.
J. The applicant is proposing to take access off of the proposed East Copper Point Drive. East
Copper Point Drive is a locaUcommercial street that was approved on November 7, 2001 by the
ACHD Commission.
K. The applicant is proposing to construct three public roadways extending of of East CopperPoint
Way. The roadways are Brookstone Way, Rolling Stone Way and Cobblestone Way.
• Brookstone Way is located on East Copper Point Drive approximately 360-feet east of
Eagle Road.
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• Rolling Stone Way is located on East Copper Point Drive approximately 680-feet east
of Eagle Road.
• Cobblestone Way is located on East Copper Point Drive approximately 1,000 feet east
of Eagle Road
District policy requires local streets intersecting local streets to offset a minimum of 125-feet.
The proposed local streets meet District policy and should be approved with this application.
L. Unless otherwise approved, the applicant should be required to construct all public roads within
the subdivision as 40-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks
within 54-feet ofright-of--way.
M. Construct an ACRD approved turnaround at the end of Cobblestone Way, Rolling Stone Way
and Brookstone Way. Submit a design of the turnaround for review and approval by District
staff.
N. The turnarounds should be constructed to provide a minimum turning radius of 55-feet.
O. 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.
P. Any existing irrigation facilities should be relocated outside of the right-of--way.
Q. All utility relocation costs associated with improving street frontages abutting the site should be
borne by the developer.
R. ACHD's Park & Ride Division Staff have indicated the need for a park and ride location at the
applicant's site. The District requests that applicant grant the District an easement fora 10 to 12-
space Park & Ride area at this site. Commuteride staff will contact the applicant to coordinate
the location of the Park & Ride area.
S. 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.
T. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TMO) that is formed with a
boundary that includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and
public transportation providers to increase the use of alternative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
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enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACRD Commuteride Office.
U. Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report.
Special Recommendation to Boise City:
ACHD's Park & Ride Division Staff have indicated the need for a park and ride location at the
applicant's site. The District requests that applicant grant the District an easement fora 10 to
12-space Park & Ride area at this site. Commuteride staff will contact the applicant to
coordinate the location of the Park & Ride area.
2. 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 ACRD on employee participation, prior to issuance
of a building_permit. Commuteride staff will coordinate the Alternative Transportation Program
with the applicant. For more information contact Ms. Pat Nelson at 387-6160.
3. 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 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 48-feet ofright-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 if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with ACHD Ordinance #195. The right-of--way purchase
agreement must be completed and signed by the applicant prior to scheduling the final plat for
signature by the ACHD Commission.
2. Construct a 5-foot wide detached concrete sidewalk on Eagle Road located 2-feet within the new
right-of--way. Coordinate the location and elevation of the sidewalk with District staff. If the
sidewalk meanders outside of the right-of--way, provide an easement for the sidewalk.
3. Construct three public roadways extending of of East CopperPoint Way, as proposed. The
roadways are Brookstone Way, Rolling Stone Way and Cobblestone Way.
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Page 5
Brookstone Way is located on East Copper Point Drive approximately 360-feet east of
Eagle Road.
Rolling Stone Way is located on East Copper Point Drive approximately 680-feet east
of Eagle Road.
Cobblestone Way is located on East Copper Point Drive approximately 1,000 feet east
of Eagle Road
4. Construct all public roads within the subdivision as 40-foot street sections with curb, gutter, and 5-
foot wide concrete sidewalks within 54-feet ofright-of--way.
5. Construct an ACRD approved turnaround at the end of Cobblestone Way, Rolling Stone Way and
Brookstone Way. Submit a design of the turnaround for review and approval by District staff.
6. The turnarounds shall be constructed to provide a minimum turning radius of 55-feet.
7. 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.
8. Any existing irrigation facilities shall be relocated outside of the right-of--way.
9. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
10. Other than the access points specifically approved with this application, direct lot or parcel access
to 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 ACRD 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
ACRD 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. A Commissioner, a member of ACRD staff or any other person objecting to any final action
taken by the Commission may request reconsideration of that action, provided the request is not
for a reconsideration of an action previously requested to be reconsidered, an action whose
Silverstone2.cmm
Page 6
provisions have been partly and materially carried out, or an action that has created a
contractual relationship with third parties.
Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion maybe seconded by any Commissioner and is voted
on by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone
to a certain time.
a. The request must be in writing and delivered to the Secretary of the Highway
District no later than 3:00 p.m. on the day prior to the Commission's next scheduled
regular meeting following the meeting at which the action to be reconsidered was
taken. Upon receipt of the request, the Secretary shall cause the same to be placed
on the agenda for that next scheduled regular Commission meeting.
b. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
c. If a motion to reconsider passes, the effect is the original matter is in the exact
position it occupied the moment before it was voted on originally. It will normally
be returned to ACHD staff for further review. The Commission may set the date of
the meeting at which the matter is to be returned. The Commission shall only take
action on the original matter at a meeting where the agenda notice so provides.
d. At the meeting where the original matter is again on the agenda for Commission
action, interested persons and ACHD staff may present such written and oral
testimony as the President of the Commission determines to be appropriate, and the
Commission may take any action the majority of the Commission deems advisable.
e. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
3. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #195, 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.
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5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
6. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of--way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACRD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full
business days prior to breaking ground within ACHD right-of--way. The applicant shall contact
ACRD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are
compromised during any phase of construction.
8. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
9. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans,
or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless awaiver/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 bv:
Planning and Development Staff
Commission Action:
January 9, 2002
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