CC - REVISED E Rezone/Legal Description, 4th RVSD West Rezone- Legal Description and Letter to Planning
January 5, 2018
Caleb Hood and Sonya Allen
Planning Department - City of Meridian
33 East Broadway Avenue, Suite 1062
Meridian, Idaho 83646
Re: Linder Village
Annexation & Zoning, Preliminary Plat and Access Modification Approval/Variance
(to Ordinance UDC 11-3H-4B.2 regarding Hwy 20/26)
1225 West Chinden Boulevard
Meridian, Idaho 83642
File No. H-2017-0088 / Project No. 07142.000
Dear Caleb and Sonja:
On behalf of Lynx Investments, LP, CCPD Inc., and DMG Real Estate Partners, LLC, we are pleased to submit
the attached revised Concept Site Plan, Circulation Plan (Pedestrian and Vehicular), Use Area Plan, Open
Space Plan and Preliminary Plat.
The revised Concept Plan modifies the boundaries previously submitted for zoning request to MU-C (64.41
acres in lieu of 64.75 acres) and R-8 (17.099 acres in lieu of 16.873 acres). However, the number of
proposed parcels has been maintained at 18 (16 commercial, 1 residential and 1 common lot).
The plans have been revised in response to the following:
• Items identified as outstanding issues in Staff Memo to City Council dated November 16, 2017.
• Public Testimony at the November 21, 2017 City Council Hearing.
• City Council comments at the November 21, 2017 City Council Hearing.
• Meeting with Staff on December 1, 2017.
• Ada County Highway District (ACHD) letter dated November 20, 2017.
• Meeting with ACHD, ITD and City Staff on December 11, 2017.
PLANNING DEPARTMENT COMMENTS
Below is our response to each of the Planning Department comments included in the Staff Memo,
including how the revised plan addresses the comments:
a. The most intense commercial uses are still located adjacent to existing and future single-family
residential uses instead of transitioning outward from the residential uses with less intense to
more intense uses as set forth in the Comprehensive Plan.
City of Meridian
Page 2
January 5, 2018
Response: The Concept Site Plan has been revised to move the Winco building north by another
(approximately) 66 feet (approximately 40’ further from residential zoned property). Additionally,
the proposed collector street has been moved north to align with the northern most curb cut into the
existing City of Meridian Fire Station on the west side of Linder Road, per the request of ACHD. These
revisions, coupled with (i) the relocation of the live/work pads to the southeast (adjacent to the park),
plaza and future residential areas, (ii) additional residential lots adjacent to the closest existing
residential lots, (iii) a small office building on the south side of new collector street, and (iv) additional
landscape buffer behind the Winco building adjacent to the new collector street, provide a transition
in the intensity of uses from the existing residential zoned property.
b. Vertically integrated residential (i.e. live/work) pads are still shown within the commercial area
adjacent to SH 20-26/Chinden instead of adjacent to the residential area as recommended.
Response: The revised Concept Site Plan relocates the live/work area previously proposed close to
SH 20-26/Chinden to the southeast (adjacent to the park), plaza and planned future residential areas.
ACHD COMMENTS
Below is our response to each of the comments included in the ACHD letter dated November 20, 2017,
including how the revised plan addresses the comments:
a. The layout and proposed land uses on the concept plan don’t match the submitted traffic impact
study for this project. An updated traffic impact study should be provided to ACHD for review
and approval, prior to ACHD action on the preliminary plat application.
Response: Per meeting on December 11, 2017, ACHD requested Applicant update traffic counts
(completed) and update the TIS (in process) based upon the revised site plan.
b. The concept plan shows the extension of stub streets into the site, however, they do not provide
a direct connection between the existing residential subdivisions and the proposed commercial
uses on the site. As currently proposed all of the residential traffic would have to travel on the
arterial roadway system via Linder Road or Chinden Boulevard to access the WinCo Foods and
commercial uses on the site.
Response: The Concept Plan has been revised to include direct connection between the existing and
future residential subdivisions into the proposed commercial uses. Direct connection has been
provided from the proposed collector roadway via a drive aisle between the retail shops adjacent to
WinCo and the Live/Work pads, and at the northeast corner of the Future Development area. WinCo
service/delivery access is provided via a dedicated curb cut at the western end of the proposed
collector roadway.
c. A public street was not previously proposed on the site. The concept plan shows a public street
intersecting Linder Road and extending east to terminate in a roundabout. The City of Meridian
has indicated a desire for an east/west collector roadway to run between Linder Road and Fox
Run Way; this is not reflected in the concept plan. If a public street is constructed it should be
constructed as a collector roadway and extend between Linder Road to the site’s east property
City of Meridian
Page 3
January 5, 2018
line, allowing it to be extended to Fox Run Way in the future when the adjacent parcel develops.
Front-on housing is prohibited on collector roadways.
Response: The Concept Plan has been revised to remove the roundabout and continue an east/west
collector roadway to a potential future connection to Fox Run Way. The conceptual residential design
eliminates Front-on housing on the collector roadway.
d. An intersection analysis for the proposed roundabout should be included as part of the updated
traffic impact study.
Response: The Concept Plan has been revised to remove the roundabout.
e. The northern driveway on Linder Road doesn’t appear to be necessary to serve the site. This
driveway should be re-evaluated as part of the updated traffic impact study. The concept plan
shows a drive aisle just south of Chinden Boulevard extending from the middle of the site east
to intersect Fox Run Way. The location of this drive aisle where it intersects Fox Run Way would
be too close to allow for a full access driveway onto Fox Run Way, as the Chinden/Fox Run Way
intersection is signalized.
Response: The Concept Plan has been revised to remove the previously shown northern driveway
on Linder Road. The east/west drive aisle south of Chinden is not intended to intersect with Fox Run
Way but offers the adjacent eastern property owner cross access if desired.
f. ACHD is not supportive of the proposed signalized intersection at Bergman Way and Chinden
Boulevard. The original traffic impact study noted that a signal is not warranted at this
intersection if access to Fox Run Way is available, and is not warranted with the first phase of
the development. ITD is planning to pursue conversations with the adjacent property owner to
obtain a public street connection between Fox Run Way and the Linder Village development
site. The signal warrant analysis should be revised to reflect the new concept plan. If as a result
of the updated analysis a signal is warranted and is allowed by ITD, ACHD won’t allow the
installation of the signal until is warranted.
Response: ITD has reviewed the traffic studies in detail and approved the traffic signal as proposed
at Bergman Way and Chinden Boulevard when warranted. Applicant has received two separate
letters from ITD dated February 24, 2017 & July 28, 2017 (attached) confirming this. The adjacent
property owner previously informed ITD and Applicant that it would not allow a public street
connection between Fox Run Way and the Linder Village Development.
g. ACHD is supportive of the revised main drive aisle, which runs through the middle of the site
instead of directly in-front of the WinCo Foods. However, the first intersection to provide access
to the WinCo Foods should be redesigned to provide a standard “T” type intersection. The
concept plan shows this driveway at an angle, which may cause driver confusion and sight
distance issues. Staff also has sight distance concerns at the WinCo Foods parking lot, as the
parking lot drive aisles are proposed to intersect the main drive aisle at a diagonal.
Response: The Concept Plan has been revised to address concerns of sight distance and potential
driver confusion.
City of Meridian
Page 4
January 5, 2018
h. The concept plan notes that improvements to Chinden Boulevard will be made per a STARS
agreement; however, it is unclear what improvements are actually proposed and what happens
if the improvements are never made. Please clarify and include this information in the updated
traffic impact study.
Response: It is anticipated that all improvements made by Applicant to Chinden Boulevard as noted
in the ITD letter dated 2/24/2017 will be described in a STARS Agreement (subject to agreed upon
design, improvement phasing and completion) between Applicant and ITD consistent with all traffic
studies and analysis.
We appreciate the staff’s assistance and cooperation in working with our Team to provide a project that
will meet the expectations of the City and our neighbors. We truly believe our project embodies the City’s
vision of providing a great place to “live, work and raise and family.” We look forward to a mutually
beneficial project of which we can all be proud.
Sincerely,
CSHQA
Craig A. Slocum, AIA
Principal
CS:pk
Enclosures
FOX
LAND SURVEYS
LEGAL DESCRIPTION
EAST REZONE PARCEL
1515 S. SHOSHONE ST.
BOISE, ID 83705
208.342.7957
www.foxiandsurveys.com
A portion of the Midway Place Subdivision, recorded in Book 1 of Plats at Page 33 of the Ada
County Records, within the North 1/2 of Northwest 1/4 of Section 25, Township 4 North, Range
1 West, Boise Meridian, Ada County, Idaho more particularly described as follows:
COMMENCING at the Corner of Sections 23, 24, 25 and 26, monumented by a found Aluminum
Cap as shown on CP&F Record 2017-072470, thence South 89°22'30" East, 2669.54 feet to the
North 1/4 Corner of Sections 24 and 25 monumented by a found Aluminum Cap as shown on
CP&F Record 2017-072469; thence along the easterly line of the N 1/2 of the NW 1/4, South
00°32'03" West, 39.93 feet to the southerly right-of-way line for Highway 20/26 also known as
West Chinden Boulevard; thence continuing along said easterly line, South 00°32'03" West,
560.07 feet to the Almaden Lateral and the POINT OF BEGINNING;
Thence along the Almaden Lateral, North 55°04'04" West, 122.84 feet;
Thence South 00°37'30" West, 366.40 feet;
Thence North 89°22'30" West, 829.05 feet;
Thence South 00°37'30" West, 24.04 feet;
Thence South 45°37'30" West, 120.41 feet;
Thence North 89°22'30" West, 791.65 feet;
Thence South 35°37'30" West, 39.64 feet;
Thence South 00°37'30" West, 137.58 feet;
Thence North 89°22'30" West, 119.34 feet;
Thence South 00°57'57" West, 151.87 feet to the south line of the N 1/2 of the NW 1/4;
Thence along said line, South 89°25'01" East, 1951.44 feet to the SE Corner of the N 1/2 of the
NW 1/4 monumented by a found 5/8" rebar with cap;
151081CSHQA/4th RVSD EAST REZONE. DOC 1
*FOX
16''1 LAND SURVEYS
1515 S. SHOSHONE ST.
BOISE, ID 83705
208.342.7957
www.foxiandsurveys.com
Thence along the easterly line of the N 1/2 of the NW 1/4, North 00°32'03" East, 726.83 feet to
the POINT OF BEGINNING.
Containing 17.099 Acres more or less.
Refer to the attached "EAST REZONE EXHIBIT" Survey Map.
END OF DESCRIPTION
Prepared by:
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LEGAL DESCRIPTION
WEST REZONE PARCEL
1515 S. SHOSHONE ST.
BOISE, ID 83705
208.342.7957
www.foxiandsurveys.com
A portion of the Midway Place Subdivision, recorded in Book 1 of Plats at Page 33 of the Ada
County Records, within the North 1/2 of Northwest 1/4 of Section 25, Township 4 North, Range
1 West, Boise Meridian, Ada County, Idaho more particularly described as follows:
BEGINNING at the Corner of Sections 23, 24, 25 and 26, monumented by a found Aluminum
Cap as shown on CP&F Record 2017-072470, thence South 89°22'30" East, 2669.54 feet to the
North 1/4 Corner of Sections 24 and 25 monumented by a found Aluminum Cap as shown on
CP&F Record 2017-072469;
Thence along the easterly line of the N 1/2 of the NW 1/4, South 00°32'03" West, 39.93 feet to
the southerly right-of-way line for Highway 20/26 also known as West Chinden Boulevard;
Thence continuing along said easterly line, South 00°32'03" West, 560.07 feet to the Almaden
Lateral;
Thence along the Almaden Lateral, North 55°04'04" West, 122.84 feet;
Thence South 00°37'30" West, 366.40 feet;
Thence North 89°22'30" West, 829.05 feet;
Thence South 00°37'30" West, 24.04 feet;
Thence South 45°37'30" West, 120.41 feet;
Thence North 89°22'30" West, 791.65 feet;
Thence South 35°37'30" West, 39.64 feet;
Thence South 00°37'30" West, 137.58 feet;
Thence North 89°22'30" West, 119.34 feet;
Thence South 00°5757" West, 151.87 feet to the south line of the N 1/2 of the NW 1/4;
15108/CSHQA14"' RVSD WEST REZONE. DOC 1
FOX
1W LAND SURVEYS
1515 S. SHOSHONE ST.
BOISE, ID 83705
208.342.7957
www.foxiandsurveys.com
Thence along said line, North 89°25'01" West, 727.03 feet to the SW Corner of the N 1/2 of the
NW 1/4 monumented by a found 5/8" rebar with cap, on the center line for N. Linder Road;
Thence along said center line and the westerly line of the N 1/2 of the NW 1/4, North 00°55'10"
East, 1328.81 feet to the POINT OF BEGINNING.
Containing 64.410 Acres more or less.
Refer to the attached "WEST REZONE EXHIBIT" Survey Map.
END OF DESCRIPTION
Prepared by:
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