Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
City Clerk Checklist
CITY CLERK FILE CHECKLIST Project Name: Gardner Ahlquist Gateway File No. MI 07-012 Contact Name: Tom Ahlquist / Pamela Hall Phone: 465-5687 Date Received from Planning and Zoning Department: Planning and Zoning Level: September 1 1, 2007 ❑ Transmittals to agencies and others: Hearing Date: ❑ Notice to newspaper with publish dates: ElCertifieds to property owners: and ❑ Planning and Zoning Commission Recommendation: Notes: Approve ❑ Deny City Council Level: 0 Transmittals to agencies and others: Hearing Date: October 16, 2007 0 Notice to newspaper with publish dates: September 12, 2007 09/24/07 and 10/08/07 ❑ Certifieds to property owners: . ❑ City Council Action: ❑ Findings / Conclusions / Order receive Approve El Deny d from attorney on: Findings / Conclusions / Order: ElApproved by Council: O ginalRes,CopyCarr Minufebook ❑ Copies Disbursed: COPY Res/Copy Carr Clfy Clerk Cllypl eer Ciy plarner Ci ❑ Findings Recorded np Coney slareng coaner.; P l-File De ve I o pment Agreement. Depuy Clerk CoPy Res, 0-9-1 C.0 A�Couny(CPA,) Sent for signatures: APpllcanl(non-CPA RxartlotlDrdn"<'. CrMin-bookinal: Minbook Copies to.. Ciy 32R lax Commni I `+ by all parties: ' 3 �' O SM' Treasurer. AUOIor. Assessor slC," J(/��Signed /" �J Approved by Council: _ O� 1 2•— 4 ciygttnrney A.i,y "'Engineer Ciy Planne Recorded: 1 r '1(f„" Ayplicar —1�. Q �VVi nl (itapPl.) C,Poy Clerk Copies Disbursed: _ /1 12 .0`� FlndnOs / Or* Cnpn� Min -book COWes to APPlicant Ordinance No. r,Eng . Ciy No. , Engineer CNPlanner ❑Resolution Approved b y Council: D-PAy mey ..R ❑ Recorded: Deadline VA,aU*le^ dD 10PmntAar*gs.. RecorWtl D.vtloOmant Apr. one: Cnrynal Fireproof F,,gem • 10 d ❑ Published in news y s Copies -:Applicant P,� Prtole CnyEnpr— ❑ paper: Ciy Planner CiNAttomey opies Disbursed: D.P�NClerk Notes: crrY or N4 l'iY1G�1�"jj TRANSMITTALS TO AGENCIES FOR COMMENTS ON IDAHO % DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN i FRiTRE��REvw� To insure that your comments and recommendations will be considered b SINCE, t9�a the Meridian City Council please submit your y Tammy de Weerd I comments and recommendations to Meridian City Hall CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree David Zaremba CITY DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234/fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579/fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533/fax 888-6854 Police 1401 E. Watertower Lane 888-6678 / fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500/fax 898-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191/fax 884-0744 Water 2235 N.W. 8th Street 888-5242 / fax 884-1159 Attn: Will Berg, City Clerk, by: October 2, 2007 Transmittal Date: September 12. 2007 Hearing Date: October 16, 2007 File No.: MI 07-012 Request: Public Hearing - Miscellaneous application to modify several provisions of the recorded Development Agreement (Inst- In7no9628) for the Gardner Ahlquist development & to include both phases of Gardner Ahlquist Subdivision into one Development Agreement for Gardner Ahlquist Gateway By: Timberline Surveying, PLLC Location of Property or Project: SEC of E. Franklin Road and N. Eagle Road Steve Siddoway (no FP) David Moe (no FP) Wendy Newton-Huckabay (No FP) Michael Rohm (No FPS Tom O'Brien (No FPS Tammy de Weerd, Mayor Charlie Rountree, C/C Joe Borton, C/C Keith Bird, C/C David Zaremba C/C Water Department Sewer Department Sanitary Services(No VAR, VAC, FP) Building Department / Rich Greene Fire Department Police Department City Attorney City Engineer City Planner Parks Department Economic Dev. (CUP only) Your Concise Remarks: Meridian School District (No FP) Meridian Post Office(FP/PP/SHP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrig. District Idaho Power Co. (FP,PP,cuP, SHP only) Qwest (FP/PP/SHP only) Intermountain Gas (FP/PP/SHP only) Bureau of Reclamation (FP/PP/SHP only) Idaho Transportation Dept. (No FP) Ada County Ass. Land Records Downtown Projects: Meridian Development Corp. Historical Preservation Comm. South of RR / SW Meridian: NW Pipeline New York Irrigation District Boise-Kuna Irrigation District CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, CITY CLERK -FAX 888-4218 FINANCE & UTILITY BILLINGFLAX 887-48133 IDAHO 83642 (208) 888-4433 OFFICE -FAX 884-8119 Printed on recycled paper Planning Department COMMISSION & COUNCIL REVIEW APPLICATION of Review Requested (check all that ❑ Annexation and Zoning ❑ Comprehensive Plan Map Amendment STAFF USE ONLY: ❑ Comprehensive Plan Text Amendment ❑ Conditional Use Permit File numbers M-07 - O ( Z El Conditional Use Permit Modification ❑ Final Plat ❑ Final Plat Modification Project name: GarG o r A h j u j-s+ C7. q-}p, ElPlanned Unit Development Date filed: `31-0"j Date complete: ❑ Preliminary Plat ❑ Rezone Assigned Planner: Scsn y G, fa ❑ Time Extension (Commission or Council) ❑ UDC Text Amendment Related files: ��`Oh- OAS ��� 7 -Olo ❑ Vacation (Council) -p ❑ Varian Other r, - T ,,`w Hearing date: 10-IG-0-1 -- ❑ Commission Council Information Applicant name: _Ai� Uk s't✓ v ��a r T Applicant address. Phone: - (o �I I1� 7�btS� Zip: J63%1 LIAO,Applicant's interest in property: 5?"Own ❑ Rent ❑ Optioned ❑ Other Owner name: o5f%r(L:1r Owner address: Phone: Zip: Agent name (e.g., architect, engineer, developer, representative): ��j��_ Firm name �N gam/ I�t � �,� Address: 4-�] ` '' Phone: 4(p/�j-z5(6'% �e V��ps� u t T 7F ?, rv4 K Psi ZjP .XGS Primary contact is: C�Applicant ❑ Owner g went ❑Other Contact name C -1 A-Fh_QV ts'r Z f E-mail:Lam- Phone: 84- 17�1a��� t-jyylu�l'(i Fax: �t'p-5(oC1O Subject Property Information Location/street address: Assessor's parcel number(s): HC>f11_r_A)E Township, range, section: &,a I e Current land use: +�5tDe:p4n A N Total acreage: 4 eS Current zoning district: 11.l p o4tn's ems, 660 E. Watertower Lane, Suite 202 . Meridian, Idaho 83642 Phone: (208) 884-5533 . Facsimile: (208) 888-6854 . Website: "NN N 11cridiancitv.or 1 Project/subdivision name: ZpPA A-LQOtST- General description of proposed project/request: A N N�CQ-Tl 01.3 ZoN E rt2 IRficr ICI E�D I Gam, OFFtC E cc t t_ Proposed zoning district(s): C Acres of each zone proposed: /11 25 idteflG Type of use proposed (check all that apply): ❑ Residential 13�Commercial F?Office ❑ Industrial ❑ Other Amenities provided with this development (if applicable): Who will own & maintain the pressurized irrigation system in this development? U2S d✓��i �T' Which irrigation district does this property lie within? Primary irrigation source: D I T'G 4 Secondary: Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): Residential Project Summary (if applicable) N/A, Number of residential units: Number of building lots: Number of common and/or other lots: Proposed number of dwelling units (for multi -family developments only): 1 Bedroom: 2 or more Bedrooms: Minimum square footage of structure(s) (excl. garage): Minimum property size (s.f): Proposed building height: f.): Gross density (DU/acre-total land): Average property size (s.---- Net density (DU/acre-excluding roads & alleys): Percentage of open space provided: Percentage of useable open space: Acreage of open space: (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): Type of dwelling(s) proposed: ❑ Single-family ❑ Townhomes ❑ Duplexes ❑ Multi -family Non-residential Project Summary (if applicable Number of building lots:_ 1 3 2. p Other lots: Gross floor area proposed: _ r57, 000-77 I, p(�� Existing (if applicable): Hours of operation (days and hours): —T—(?) Building height: _ NT-E Percentage of site/project devoted to the following: Landscaping: `TT1j )'> Building: (� Total number of employees: � Pj i� Paving: Number and ages of students/children if applicable): bl )mum number�of employees at any one time: T—f�J (� ( pp Total number of parking spaces provided: Seating capacity:_� Number of compact spaces provided: Authorization Print applicant name: Applicant signature: ...,. -"t;, 3une 2u2 a Meridian, Idaho 83642 Phone: (208) 884-5533 — Facsimile: (208) 888-6854 • Website: www.meridiancity.org 2 '11 BERLIN-E 10 DEVELOPMENT AGREEMENT MODIFICATION APPLICATION GARDNER-AHLQUIST GATEWAY SUBDIVISION This application is for a Development Agreement modification for the proposed Gardner- Ahlquist Gateway Subdivision Phase 1. Gardner-Ahlquist Gateway Subdivision Phase 1 and Phase 2 will be a complete re -platting of the Montvue Park Subdivision located at the Southeast corner of Franklin Road and Eagle Road. Gardner Ahlquist Gateway Subdivision is being developed in two separate phases; on file with the City of Meridian Planning and Zoning as Gardner-Ahlquist Gateway No. 1, and South respectively. The development proceeded in two phases due to the timing of land purchasing agreements at the South portion of the development. ' Applications for Gardner-Ahlquist Gateway No. 1 (Phase 1 Annexation Preliminary Plat were approved by the City of Meridian City Council on �May n8,g200 d Ordinance Number 07-1324 and Development Agreement Instrument Number 107099628 recorded on July 13, 2007). Applications for Gardner-Ahlquist Gateway South (Phase 2 Annexation, Zoning, and Preliminary Plat were approved by the City of Meridian City Council on August 28, 2007. Gardner-Ahlquist Gateway Subdivision No. 1 was approved subject to a development agreement. Several items included in said agreement were shown to have discrepancies, items such as owner/developer, square footages, and number of buildings. As such, modifications o said agreement are needed to "clean up" the agreement. f As there are two phases to the development, two separate development agreements normally be required. Gardner-Ahlquist is requesting that the original development agreement would modifications and any other requirements that may be specified for Phase 2 be incorporated ' t one document. (NOTE: At this time, a development agreement for Gardner-Ahl t Gat into South has not been drafted. However, all Conditions of Approval as recommended b Gateway either duplications from the Gardner-Ahlquist Gateway No. 1 DA or have been requested Staff are changes in this Narrative.) quested as Condensing both development agreements into one will benefit the Applicant and Planning Staff, as this will simplify the process for Staff to regulate the allowed the City and entire property by having only one document to refer to. uses for the 847 Park Centre Way, Suite 3 — Nampa, ID 83651 — Ph: 208-465-5687 UATS-SUWGardner Ahlquist Meridian Gateway\Correspondence\DA Modification Fax: Narrative 08a Fax: 208-465-5690 08 u LMBERLINE MODIFICATIONS REQUESTED ARE AS FOLLOWS (strike -through or underlined): Stated: PARTIES: 1. City of Meridian 2. Meridian Medical Plaza, LLC, Owner 3. Gardner Ahlquist Development, LLC, Developer Requested: PARTIES: 1. City of Meridian 2. Meridian Medical Plaza, LLC, Developer Stated: THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this day of , 2007, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called CITY, Gardner Ahlquist Development, LLC, whose address is 13901 W. Wainwright, Suite B, Boise, Idaho 83713, hereinafter called DEVELOPER, and Meridian Medical Plaza, LLC, whose address 13901 W. Wainwright, Suite B, Boise, Idaho 83713, hereinafter called OWNERS. Requested. - THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this day of , 2007, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called CITY, and Meridian Medical Plaza, LLC, whose address 13901 W. Wainwright, Suite B, Boise, Idaho 83713, hereinafter called DEVELOPER. Stated: 1.1 WHEREAS, Owners are the sole owners, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit A for each owner, which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the Property; and Requested.• 1.1 WHEREAS, Developer is the sole owners, in law and/or equity, of certain tract o f land in the County of Ada, State of Idaho, described in Exhibit A for each owner, which is attached hereto and by this reference incorporated herein as if set forth in full, referred to as the Property; and herein after 847 Park Centre Way, Suite 3 — Nampa, ID 83651 — Ph: 208-465-5687 Fax: 2Qg_ U:\TS-SUBS\Gardner Ah1quist Meridian GatewaylCorrespondencelDA Modification Narrative 08F. a 208 465-5690 U /f, �LMBERLl-N E �)U f V YJNG PLL_ Stated: 1.7 WHEREAS, City Council, the 8" day of May, 2007, has approved certain Findings of Fact and Conclusions of Law and Decision and Order, set forth in Exhibits B and C, which are Requested: 1.7 WHEREAS, City Council, the 8t" day of May, 2007, and the 28t" day of August 2007 has approved certain Findings of Fact and Conclusions of Law and Decision and Order, set forth in Exhibit B, which are attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as (the Findings); and Stated: 1.9 DEVELOPER and/or OWNERS deem it to be in their best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at their urging and requests; and Requested: 1.9 DEVELOPER deems it to be in their best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at their urging and requests; and Stated: 3.2 DEVELOPER: means and refers to Gardner Ahlquist Development, LLC, whose address is 13901 W. Wainright, Suite B, Boise, Idaho, 83713, the party developing said Property and shall include any subsequent developer(s) of the Property. Requested: 3.2 DEVELOPER: means and refers to Meridian Medical Plaza LLC, whose address is 13901 W. Wainwright, Suite B, Boise, Idaho, 83713, the party developing said Property and shall include any subsequent developer(s) of the Property. Stated: 3.3 OWNERS: means and refers to Meridian Medical Plaza, LLC, whose address is 13901 W. Wainwright, Suite B, Boise, Idaho, 83713, the parties that own said Property and shall include any subsequent owner(s) of the Property. Requested: 3.3 DELETED 847 Park Centre Way, Suite 3 — Nampa, ID 83651 — — U:\TS-SUBS\Gardner Ahlquist Meridian Gateway\Correspondence\DA� Modification Narrrg� a 0833107Cajh �8-465-5690 IMBERLINE Stated. 3.4 PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian as described in Exhibit A describing the parcels to be re -zoned C-G (General Commercial District) attached hereto and by this reference incorporated herein as if set forth at length. Requested: 3_3 PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian as described in Exhibit A describing the parcels to be re -zoned C-G (General Commercial District) attached hereto and by this reference incorporated herein as if set forth at length. Stated: 4.1 The uses allowed pursuant to this agreement are only those uses allowed under the Cit 's Zoning Ordinance codified at Meridian City Code, Section 11, which are herein specified as follows: 11 commercial lots in the proposed C-G zone on 22.30 acres, and the pertinent provisions of the City of Meridian Comprehensive Plan are applicable to this AZ- 06-065 application. Requested: 4.1 The uses allowed pursuant to this agreement are only those uses allowed under the Cit 's Zoning Ordinance codified at Meridian City Code, Section 11, which are herein specified as follows: Seventeen (17) commercial lots in the proposed C-G zone on 24.73 acres, and the pertinent provisions of the City of Meridian Comprehensive Plan are applicable to these AZ-06-065 and AZ-07-010 applications. Stated. 5.1.5 The Applicant shall be responsible to obtain a Certificate of Zoning Compliance C permit and administrative design review approval from the Planning Department for all new construction on the subject property. Requested.• 5.1.5 The Applicant shall be responsible to obtain a Certificate of Zoning Compliance permit and administrative design review approval from the Planning Department for all new construction on the subject property. Construction plans may be submitted to the Meridian Building De artment rior to receipt of of respective building permits 847 Park Centre Way, Suite 3 — Nampa, ID 83651 — Ph: 208-465-5687 UATS-SUBS\Gardner Ahlquist Meridian Gateway\CorrespondenceOA Modification Narrative 0833107 ajh do 465-5690 u IMBERLTNF Stated. 5.1.6 The site shall develop generally consistent with the submitted concept pld shall an an include between 200,000-300,000 square feet of office space, 30,000-50,000 square feet of retail space and a 20,000-40,000 square foot hotel. A minimum of 11 buildings shall be required on this site. No single building shall exceed 125,000 square feet. Requested. 5.1.6 The site shall develop generally consistent with the submitted concept plan and shall include between 365.000-505 000 square feet of office space, 52 000-74 000 square feet of retail space and a 140.000-200 000 square foot hotel. A minimum of thirteen (13) buildings, nine (9) on Phase I (Gardn_quist�Qv Nam) and Four (4) on Phase 2 (Gardner Ahlquist Gateway South),shall be required on the development. No sin le building shall exceed 225, 000 square feet. g Stated. 5.1.7 All buildings on the site shall be generally consistent with the conceptual office and retail elevations submitted with this application. All buildings shall also be subject to the city's Administrative Design Review. The applicant shall be allowed to construct up to 100- foot tall buildings without alternative compliance or conditional use permit approval. Requested. 5.1.7 All buildings on the site shall be generally consistent with the conceptual office and retail elevations submitted with these applications. All buildings shall also be subject to the city's Administrative Design Review. The applicant shall be allowed to construct up to 150-foot tall buildings without alternative compliance or conditional use permit awl or other approvals. Stated. 5.1.11 Locate a minimum of two (2) buildings abutting the landscape buffer along both Ea le and Franklin Roads as shown on the concept plan. g Requested. 5.1.11 LocntP a 847 Park Centre Way, Suite 3 — Nampa, ID 83651 — Ph: 208-465-5687 — Fax: 208-465- 5690 UATS-SUBS\Gardner Ahlquist Meridian GatewaKorrespondence0A Modification Narrative 083107 ajh.doc u IMBERE INE Stated. 5.1.16 The Applicant shall be responsible for the construction of a 10'-wide multi -use pathway (with a public use easement) and the installation of street lights and landscaping along Eagle Road / SH 55 that is consistent with the Eagle Road Corridor Study. Requested: 5.1.16 The Applicant shall be responsible for the construction of a 10'-wide multi -use pathway (with a public use easement) and the installation of street lights and landscaping along Eagle Road / SH 55 that is consistent with the Eagle Road Corridor Study. However, the Applicant shall be allowed to construct divided sidewalks intermittently along Eagle Road to permit landsca a lanters i.e. five feet 5' of sidewalk then landscape planter then five feet Q of sidewalk) as allowed by the Idaho Transportation Department Stated. 16. CITY: DEVELOPER: C/o City Engineer City of Meridian Gardner Ahlquist Development, LLC 33 E. Idaho Ave. 13901 W. Wainwright, Suite B Boise, ID 83613 Requested: 16. CITY: DEVELOPER: C/o City Engineer City of Meridian Meridian Medical Plaza, LLC 33 E. Idaho Ave. 13901 W. Wainwright, Suite B Boise, ID 83613 847 Park Centre Way, Suite 3 — Nampa, ID 83651 — Ph: 208-465-5687 — Fax: 208-465-5690 UATS-SUBS\Gardner Ahlquist Meridian Gateway\Correspondence\DA Modification Narrative 083107 ajh.doc u 4- 'IMBERLINE SURVEY N Stated: 22. Requested: 22. DEVELOPER: GARDNER AHLQUIST DEVELOPMENT, LLC OWNERS: MERIDIAN MEDICAL PLAZA, LLC LIM DEVELOPER: MERIDIAN MEDICAL PLAZA, LLC Lo 847 Park Centre Way, Suite 3 — Nampa, ID 83651 — Ph: 208-465-5687 — Fax: 208-465-5690 U:\TS-SUBS\Gardner Ahlquist Meridian Gateway\Correspondence\DA Modification Narrative 083107 ajh.doc Gard ner-Ahvq u ist Gateway Subdivision FRAN KLI N Q FRANKLIN W T TTx!�' , ru x ,x ,'`h f�i` kkix x x., rx ;. . � IV rx • ;x, � r ; ,k.�, rt . x•x•x x, x x ,�k; .k� • rk. Y Y... N A r•�, �O TV � � �� � •xY Wr, •x• •`° OF �;�,•x•. J r,;, •xr r "�I ,,r y ..xx xx ix• ` 0 - DATA NOT VERIFIED BY RTI SCALE 1 : 3,000 " 200 0 200 400 600 FEET ... I-I.W Hearing Date: October 1612007 File No.: MI-07-012 Project Name: Gardner Ahlquist Gateway Request: Request to modify several provisions of the recorded Development Agreement (Inst. 107099628) for the Gardner Ahlquist development and to include both phases of Gardner Ahlquist Subdivision into one Development Agreement, by Timberline Surveying, PLLC. Location: SEC of E. Franklin Road and N. Eagle Road, in the NW 1/4 of Sectionl6, T.3N., R. l E. RECEIVED SEP 11 2007 City Of Meridian City Clerk Office COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11-5A-5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. *ngent n ure Date m K O D n i o u CD � D 7 3 u a r 1� r cG'990 oadc� U S sFro a c �D OImo C 0--1 _ nm m C CL D n a r O o C Z 'n _ EA `� CA --I CD m o * v mZ< w a m O D � r 0 o z -j ul O m M >t .z.� r ,k >t x- n >t x M k �F >f \ ^_ my zm + rn a Z !n » CD --I G k >f k N N W N N Co J 0. m >t _ x 00 * >F VI N >F � y O 01) » Cn *. aF O OD u V00 1 eS Incl,d,d. Details on hack. 0-�WCITY OF crlhiw 33 E. Idaho Ave. y Meridian, ID 83642 TFH N" TREASURE V �Y SINCE 1903 Applicant m hu�Ltit Date i/1p—t Address r Phone CASH CHECK # RIPTIO DESCRIPTION NAME CHECK IF DIFFERENT THAN APPLICANT AMOUNT ` I \ U✓ I I I^ I I I I I I I I I I I 1 I I I I I I 1 I I I I I I I I I PAYMENT DOES NOT INDICATE ACCEPTANCE OF APPLICATION TAX 11398 Received s TOTAL ADA COUNTY RECOROEI, .,,JAVID NAVARRO AMOUNT .00 47 BOISE IDAHO 07/13/07 02-57 PM DEPUTY D- Allen III IIIIIIIIIIIIIIIIII IIIIIIIIIII I III RECORDED -REQUEST OF 1070�9628 City of Meridian DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Meridian Medical Plaza, LLC, Owner 3. Gardner Ahlquist Development, LLC, Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this --C1 day of �JUMk. , 2007, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called CITY, Gardner Ahlquist Development, LLC, whose address is 13901 W. Wainright, Suite B, Boise, Idaho 83713, hereinafter called DEVELOPER, and Meridian Medical Plaza, LLC, whose address 13901 W. Wainright, Suite B, Boise, Idaho 83713, hereinafter called OWNERS. 1. RECITALS: 1.1 WHEREAS, Owners are the sole owners, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit A for each owner, which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the Property; and 1.2 WHEREAS, I.C. § 67-6511A, Idaho Code, provides that cities may, by ordinance, require or permit as a condition of re -zoning that the Developer and/or Owners make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of the Meridian Unified Development Code, which authorizes development agreements upon the annexation and/or re- zoning of land; and 1.4 WHEREAS, Developer and/or Owners has submitted an application for annexation and re -zoning of the Property described in Exhibit A, and has requested a designation of (C-G) General Commercial), (Municipal Code of the City of Meridian); and 1.5 WHEREAS, Developer and/or Owners made representations at the public hearings both before the Meridian Planning & Zoning Commission and before the Meridian City Council, as to how the DEVELOPMENT AGREEMENT (AZ %_065 GARDNER/AHLQUIST) PA(;R 1 OF 12 subject Property will be developed and what improvements will be made; and 1.6 WHEREAS, record of the proceedings for the requested annexation and zoning designation of the subject Property held before the Planning & Zoning Commission, and subsequently before the City Council, include responses of government subdivisions providing services within the City of Meridian planning jurisdiction, and received further testimony and comment; and 1.7 WHEREAS, City Council, the 8d' day of May, 2007, has approved certain Findings of Fact and Conclusions of Law and Decision and Order, set forth in Exhibit B, which are attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as (the Findings); and 1.8 WHEREAS, the Findings require the Developer and/or Owners to enter into a development agreement before the City Council takes final action on annexation and zoning designation; and 1.9 DEVELOPER and/or OWNERS deem it to be in their best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at their urging and requests; and 1.10 WHEREAS, City requires the Developer and/or Owners to enter into a development agreement for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this development agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure re- zoning designation is in accordance with the amended Comprehensive Plan of the City of Meridian adopted August 6, 2002, Resolution No. 02-382, and the Zoning and Development Ordinances codified in Meridian City Code Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: DEVELOPMENT AGREEMENT (AZ 06-065 GARDNER/AALQUIST) PAGF.1. Ox 1,. 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal Corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Idaho Avenue, Meridian, Idaho 83642. 3.2 DEVELOPER: means and refers to Gardner Ahlquist Devleopment, LLC, whose address is 13901 W. Wainright, Suite B, Boise, Idaho 83713, the party developing said Property and shall include any subsequent developer(s) of the Property. 3.3 OWNERS: means and refers to Meridian Medical Plaza, LLC, whose address is 13901 W. Wainright, Suite B, Boise, Idaho 83713, the parties that own said Property and shall include any subsequent owner(s) of the Property. 3.4 PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian as described in Exhibit A describing the parcels to be re -zoned C-G (General Commercial District) attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under City's Zoning Ordinance codified at Meridian City Code Section 11 which are herein specified as follows: 11 Commercial lots on 22.3 acres in theproposed C-G zone and the pertinent provisions of the City of Meridian Comprehensive Plan applicable to this AZ 05-065 application. DEVELOPMENT AGREEMENT (AZ 06-065 GARDNER/AHLQUIST) PAGE 3 OF 12 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Developer and/or Owner shall develop the Property in accordance with the following special conditions: 5.1.1 All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 5.1.2 All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. 5.1.3 The applicant shall be responsible for all costs associated with sewer and water service installation. 5.1.4 The following shall be the allowed uses on this property: Permitted and accessory uses within the C-G zone. All conditionally permitted uses in said zone shall be subject to CUP approval. 5.1.5 The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit and administrative design review approval from the Planning Department for all new construction on the subject property. 5.1.6 The site shall develop generally consistent with the submitted concept plan and shall include between 200,000-300,000 square feet of office space, 30,000-50,000 square feet of retail space and a 20,000-40,000 square foot hotel. A minimum of 11 buildings shall be required on this site. No single building shall exceed 125,000 square feet. 5.1.7 All buildings on the site shall be generally consistent with the conceptual office and retail elevations submitted with this application. All buildings shall also be subject to the city's Administrative Design Review. The applicant shall be allowed to construct up to 100-foot tall buildings without alternative compliance or conditional use permit approval. 5.1.8 Pedestrian crossing shall be provided in the locations shown on the concept plan and shall be differentiated form other driving surfaces by the use of brick, colored/scored concretes, or pavers or by other means approved by the transportation authority. 5.1.9 The applicant shall construct a round -about at the intersection of Louise DEVELOPMENT AGREEMENT (AZ 06-065 GARDNER/AHLQUIST) PAGE 4 OF 12 Drive and Montvue Park Drive to alleviate potential cut through traffic OR provide a city -approved alternative design for the internal streets. 5.1.10 The buildings shown on the concept plan directly adjacent to Eagle Road and Franklin Road shall have architectural elements and enhancements consistent with the submitted elevations on all facades that face Eagle Road and Franklin Road. 5.1.11 Locate a minimum of two buildings abutting the landscape buffer along both Eagle and Franklin Roads as shown on the concept plan. 5.1.12 Construct a maximum of one right-in/right-out access point to Eagle Road; coordinate the design and construction of the access point with ACHD and 1TD. 5.1.13 The applicant shall construct a maximum of one right-in/right-out/left-in access point to Franklin Road. The applicant shall be responsible for the formal layout, design and construction of the raised islands)/devices necessary to control traffic movements for the Franklin Road/Montvue Drive access, as required by ACHD. 5.1.14 The applicant shall either vacate and/or exchange all right of way for Eagle Road that is not necessary for the road, as defined by the transportation authority, OR enter into a license agreement with the transportation authority to landscape the surplus right-of-way. 5.1.15 A continuous 35-foot wide landscape buffer shall be constructed adjacent to Eagle Road and Franklin Road. 5.1.16 The applicant shall be responsible for the construction of a 10-foot wide multi -use pathway (with a public use easement) and the installation of street lights and landscaping along Eagle Road (SH 55) that this consistent with the Eagle Road Corridor Study. 5.1.17 Prior to the issuance of a building permit, the subject property shall be subdivided, as proposed. 5.1.18 The applicant shall complete all required improvements prior to obtaining a Certificate of Occupancy for the proposed development. 6. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreement and the commitments contained herein shall be terminated, and the zoning designation reversed, upon a default of the Developer and/or Owners or Developers and/or Owners heirs, successors, assigns, to comply with Section 5 entitled "Conditions Governing Development of Subject Property" of this agreement within two years of the date this Agreement is effective, and after the City has complied with the notice and hearing procedures as outlined in Idaho Code § 67-6509, or any subsequent amendments or recodifications thereof. 7. CONSENT TO DE -ANNEXATION AND REVERSAL OF DEVELOPMENT AGREEMENT (AZ 06-065 GARDNERWILQUIST) PACK s nF 17 ZONING DESIGNATION: Developer and/or Owners consent upon default to the reversal of the zoning designation of the Property subject to and conditioned upon the following conditions precedent to -wit: 7.1 That the City provide written notice of any failure to comply with this Agreement to Developer and/or Owners and if the Developer and/or Owners fails to cure such failure within six (6) months of such notice. 8. INSPECTION: Developer and/or Owners shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Development Agreement and all other ordinances of the City that apply to said Development. 9. DEFAULT: 9.1 In the event Developer and/or Owners, or Developer's and/or Owners' heirs, successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property, fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property, this Agreement may be modified or terminated by the City upon compliance with the requirements of the Zoning Ordinance. 9.2 A waiver by City of any default by Developer and/or Owners of any one or more of the covenants or conditions hereof shall apply solely to the breach and breaches waived and shall not bar any other rights or remedies of City or apply to any subsequent breach of any such or other covenants and conditions. 10. REQUIREMENT FOR RECORDATION: City shall record either a memorandum of this Agreement or this Agreement, including all of the Exhibits, at Developer's and/or Owners' cost, and submit proof of such recording to Developer and/or Owners, prior to the third reading of the Meridian Zoning Ordinance in connection with the re -zoning of the Property by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the DEVELOPMENT AGREEMENT (AZ 06-065 GARDNER/ABLQUIST) PArF 6 OF V) Property contemplated hereby, the City shall execute and record an appropriate instrument of release of this Agreement. it. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 12. REMEDIES: This Agreement shall be enforceable in any court of competent jurisdiction by the City or Developer and/or Owners, or by any successor or successors in title or by the assigns of the parties hereto. Enforcement may be sought by an appropriate action at law or in equity to secure the specific performance of the covenants, agreements, conditions, and obligations contained herein. 12.1 In the event of a material breach of this Agreement, the parties agree that City and Developer and/or Owners shall have thirty (30) days after delivery of notice of said breach to correct the same prior to the non -breaching parry's seeking of any remedy provided for herein; provided, however, that in the case of any such default which cannot with diligence be cured within such thirty (30) day period, if the defaulting party shall commence to cure the same within such thirty (30) day period and thereafter shall prosecute the curing of same with diligence and continuity, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 1.2.2 In the event the performance of any covenant to be performed hereunder by either Developer and/or Owners or City is delayed for causes which are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. B. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under Meridian City Code, to insure that installation of the improvements, which the Developer and/or Owners agree to provide, if required by the City. 14. CERTIFICATE OF OCCUPANCY: The Developer and/or Owners agree that no Certificates of Occupancy will be issued until all improvements are completed, unless the City and Developer and/or Owners have entered into an addendum agreement stating DEVELOPMENT AGREEMENT (AZ 06-065 GARDNER/AHLQUIST) FAGF7nF17 when the improvements will be completed in a phased developed; and in any event, no Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed, completed, and accepted by the City. 15. ABIDE BY ALL CITY ORDINANCES: That Developer and/or Owners agree to abide by all ordinances of the City of Meridian and the Property shall be subject to de -annexation if the owner or his assigns, heirs, or successors shall not meet the conditions contained in the Findings of Fact and Conclusions of Law, this Development Agreement, and the Ordinances of the City of Meridian. 16. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: c/o City Engineer City of Meridian 33 E. Idaho Ave. Meridian, ID 83642 OWNERS: Meridian Medical Plaza, LLC 13901 W. Wainright, Suite B Boise, ID 83713 with copy to: City Clerk City of Meridian 33 E. Idaho Avenue Meridian, ID 83642 DEVELOPER: Gardner Ahlquist Development, LLC 13901 W. Wainright, Suite B Boise, ID 83713 16.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. DEVELOPMENT AGREEMENT (AZ 06-065 GARDNER/AHLQUIST) PAGR R OF 1I). 17. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 18. TEME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 19. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Developer and/or Owners of the Property, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Developer and/or Owners, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, had determined that Developer and/or Owners have fully performed its obligations under this Agreement. 20. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 21. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Developer and/or Owners and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Developer and/or Owners and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. DEVELOPMENT AGREEMENT (AZ 06-065 GARDNMAHLQL11M PAGF 0 OF 11. 21.1 No condition governing the uses and/or conditions governing re -zoning of the subject Property herein provided for can he modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 22. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in connection with the annexation and zoning of the Property and execution of the Mayor and City Clerk. ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. DEVELOPER: GA NE HLQUI T DEVELOPMENT, LLC By: OWNERS: MERIDIAN MEDICAL PLAZA, LLC CITY OF MERIDIAN Y de WEERD Attest: SEAL - CITY CLERK TQ T JAI DEVELOPMENT AGREEMENT (ALp6�N(QUIST) PACR 10 ()F 1,7 IZ-la-07 STATE OF IDAHO, ) ss County of Ada, ) On this ,&A day of, 2007, before me, the undersigned, a Notary Public in and for said State, personally appeared _ `f 7h m4a s �/2f%jv�s f , known or identified to me to be the &U" of Gardner Ahlquist Development, LLC, acknowledged to me that they executed the same on behalf of said corporation. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and ye n this certificate first above written. p1.LY NOP s�'Z (SEAL) = ♦� �.p O = . /�y 2.�L� �! ♦ S s y S L� Notary Public for Idaho � J C .• •�•• •.• Residing at: •''• Op 00004 � •'• My Commission Expires: Ii o of STATE OF IDAHO, ) ss County of Ada, ) On this ZZ4 day of vo e- 2007, before me, the undersi ed, a Notary Public in and for said State, personally appeared `/ -7/7 o;�' 0- ; sf known or identified to me to be the I-OM-79-1- of Meridian Medical Plaza, LLC acknowledged to me that they executed the same on behalf of said corporation. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the"""'j ear in this certificate first above written. .0 ■ q,t (SEAL) x rn .e ��� : o / lc7 "— Vu Jr I C Notary Public for Idaho IRS 'jewo y�'%• Op JD ADO o••••' Residing at: , ���•au�.��N�``. My Commission Expires: �! O 3 Z v 7 p DEVELOPMENT AGREEMENT (AZ 06-065 GARDNER/AHLQUIST) PAGR 1 1 OF I STATE OF IDAHO ) ss County of Ada ) On this 10 lh day of Till, I , 2007, before me, a Notary Public, personally appeared Tammy de Weerd and illiam G. Berg, Jr., know or identified to me to be the Mayor and City Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City 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. 000966000 (SEAL) • -tA0?�•,�': • r r ►c ; z: ja1(1jM'4Uuj Notary Public for Idaho Residing at: J '1-0 Commission expires: 10A 1-11 DEVELOPMENT AGREEMENT (AZ U6-065 GARDNER/AHLQIIIST) PAGF. I?-(1F 1? A. Legal Description r.. CIPM AND STRUCT ERJNC EXHIBIT A Annexation Description Rev. C G For Ahlquist Development Job No. 06320 February 6, 2007 A portion of the NW1/4 of Section 16, T3N, R1E, B.M., Ada County, Idaho, as follows BEGINNING at found Brass Cap monument marking the Northwest Corner of said Section 16, as shown on Corner Perpetuation Record, Inst. No. 99007475, Ada County Records; thence along the North Line of said Section 16, South 89*20'11" East, 1015.45 feet, to a point on the East Line of Montvue Park Subdivision, extended north to said Section Line, as per the plat thereof, in Book 17, at Page 1107-1108, Ada County Plat Records also being a point on the West Line of Touchmark Living Center Subdivision No. 1, in Book 89, at Page 10313-10316, Ada County Plat Records, also extended north to said Section Line; thence along the boundaries common to both said subdivisions, South 00'11'43" East, 1111.19 feet, to the southeast corner of Lot 1, Block 5, of said Montvue Park Subdivision; thence along the South Line of said Lot 1, Block 5 and beyond, North 89°14'00" West, 207.40 feet, to a point on the Centerline of E. Montvue Drive, as shown on said plat of Montvue Park Subdivision; thence along said Centerline, North 00'12'19" West, 119.55 feet; thence North 89°30'09" West, 199.73 feet, to a point on the Line common to Lots 1 and 2, block 4 of said plat of Montvue Park Subdivision; thence along said common Line, North 00°12'19" West, 16.12 feet; thence North 89°30'09" West, 200.23 feet, to a point on the Centerline of W. Montvue Drive, as shown on said plat of Montvue Park Subdivision; thence along said Centerline, North 00'12'19" West, 122.02 feet, to a point on the Line common to Lots 9 and 10, in Block 5 of said Montvue Park Subdivision, extended east to said Centerline; thence along said extended Line, North 89°30'24" West, 179 37 feet, to a found 112 inch rebar marking the corner common to Lots 6, 7, 9 and 10 of Block 5 in said Montvue Park Subdivision; thence along the Line common to said Lots 6 and 7, Block 5, and extending westerly, North 89°30'07" West, 226.03 feet, to a point on the West Line of said Section 16, being coincident with the Centerline of S. Eagle Road; thence along said West Line, North 00°22'14" West, 855.49 feet, to the POINT OF BEGINNING. Containing 971,520 square feet, or 22.30 acres, more or less, and subject to any easements or rights of way of record or otherwise existing, �`.cRlvlAW PUBLfC P:\AiRLQUISTDEVELOPWhI uistDcvelo ,ryl K.SDErA' q pment McridianlDrawings\SurvcylDuenpden5106320 ANNEX revC Desc,doc Treasure Valley Engineers, Inc. Office: (208) 463-0305 Fax: (208) 463-430 I204 6�". Street North Nampa, Idaho 83687 µ,ivw.TreasnreValleyEngineers_com CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER c17Y nF Cqfmidz Y OANQ x r In the Matter of Annexation and Zoning of 22.30 acres from R-1 (Ada County) to C-G (General Retail and Service Commercial) AND Preliminary Plat Approval for I I commercial lots on 19.3 acres in the proposed C-G zone, for Gardner-Ahlquist Subdivision, by Ahlquist Development, LLC Case No(s). AZ-06-065, PP-07-007 For the City Council Hearing Date of: April 24, 2007 (Findings approved on May 812007) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of April 24, 2007 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of April 24, 2007 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 24, 2007 incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of April 24, 2007 incorporated by reference) B. Conclusions of Law 1- The City of Meridian shall exercise the powers conferred upon it by the `Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-065 and PP-07-007- PAGE 1 of 4 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice_ 7. That this approval is subject to the Legal Description, Preliminary Plat, and the Conditions of Approval all in the attached Staff Report for the hearing date of April 24, 2007 incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat Submitted and prepared by Treasure Valley Engineers on January 31, 2007 is hereby conditionally approved; 2. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of April 24, 2007 incorporated by reference; and, 3. The following modifications to site specific conditions and development agreement provisions were made at the City Council hearing: i. Approved one right-in/right-out access to Eagle Road (see VAR-07-007); ii. Approved one right-in/right-out/left in access to Franklin Road and required the applicant to design and construct the traffic control devices (medians, pork chops, etc.) at the Franklin/Montvue Park intersection to direct traffic movements; iii. Allowed buildings to be a maximum of 100-feet tall without any subsequent approval; iv. Required the applicant to landscape the area outside of the ultimate right-of- way for Eagle Road by either vacating the excess right-of-way, or entering into a license agreement with the transportation authority; V. Required the applicant to construct a 10-foot wide multi -use pathway, lighting and landscaping along Eagle Road that is consistent with the Eagle Road Corridor Study. vi. Required a round -about at the intersection of Louise Drive and Montvue Park Drive to alleviate potential cut through traffic; CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-065 and PP-07-007- PAGE 2 of 4 D. Notice of Applicable Time Limits Notice of Twelve 0 2) Month Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to record a final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, may be considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-613- TA, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. E. Notice of Final Action and Right to Regulatory Takings Analysis The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of April 24, 2007 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-065 and PP-07-007- PAGE 3 of 4 By action of the City Council at its regular meeting held on the0111 day of t— 2007. COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER JOE BORTON COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD MAYOR TAMMY de WEERD (TIE BREAKER) Attest: �14-- AAA William G. Berg, Jr., COPY served upon Applicant, Attorney. VOTED_OL*— VOTED_Y!? - VOTED VOTED VOTED Ma ,qX,j4;p;n e W erd OF BEAL rrk - r The PI �aniii r }onf, Public Works Department and City rrrrroi ni B A L*-. Dated: G- I")-1 City clerk CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-065 and PP-07-007- PAGE 4 of 4 \./ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Annexation and Zoning of 6.67 acres from R-1 (Ada County) to C-G (General Retail and Service Commercial) AND Preliminary Plat approval of 5 commercial lots in the proposed C-G zone AND construction of a private street, for Gardner-Ahlquist Gateway South, by Ahlquist Development, LLC Case No(s). AZ-07-010, PP-07-012 and PS-07-005 For the City Council Hearing Date of: August 14, 2007 (Findings on the August 28, 2007 City Council agenda) A. Findings of Fact Hearing Facts (see attached Staff Report for the hearing date of August 14, 2007 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of August 14, 2007 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of August 14, 2007incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of August 14, 2007 incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION R ORDER CASE NO(S). AZ-07-010, PP-07-012, AND PS-07-005 /NEWv 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, Preliminary Plat, and the Conditions of Approval all in the attached Staff Report for the hearing date of August 14, 2007 incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat dated April 13, 2007 is hereby conditionally approved; and, 2. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of August 14, 2007 incorporated by reference. D. Notice of Applicable Time Limits Notice of Twelve (12) Month Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to record a final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, may be considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the tennination of the period in accord with 1 1-6B- 7.A, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and CITY" OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-07-010, PP-07-012, AND PS-07-005 final plat or short plat to comply with the current provisions of Meridian City Code Title 11. if the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. E. Notice of Final Action and Right to Regulatory Takings Analysis The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use pen -nit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code 4 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of August 14, 2007. CITY OF MERIDIAN FINDINGS OF FACT. CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-07-010.. PP-07-012, AND PS-07-005 By action of the City Council at 2007. its regular meeting held on the day of COUNCIL MEMBER DAVID ZAREMBA VOTED_ COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED COUNCIL MEMBER KEITH BIRD VOTED TIE BREAKER MAYOR TAMMY de WEERD VOTED �— MA OR Y de WEERD ATTEST: WILLIAM G. BERG, JR., Y LERK y Copy served upon: Applicant �lanning Department Public Works Department �City Attorney By. Dated: �;-?�1"L--) �i1✓ Clerk's Office - CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-07-01p, PP-07-01 2, AND PS-07-005 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 STAFF REPORT Hearing Date: 8/14/2007 TO: Mayor & City Council FROM: Amanda Hess, Associate City Planner 884-5533 SUBJECT: Gardner-Ahlquist Gateway South • AZ-07-010 ���J1✓C�'YI��1ct�Y1 `" , 1 Annexation and Zoning of 6.67 acres from R-1 (Ada County) to C-G (General Retail and Service Commercial), by Ahlquist Development, LLC PP-07-012 Preliminary plat approval of 5 commercial lots on 6.67 acres in the proposed C-G zone • PS-07-005 Application for 1 private street within the proposed Gardner :Ahlquist Gateway South development I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Ahlquist Development, LLC, has applied for Annexation and Zoning of 6.67 acres from R1 (Ada County) to C-G (General Retail and Service Commercial) and Preliminary Plat approval of 5 commercial lots and 1 private street lot in the proposed C-G zone. The Applicant intends to develop a large office and retail center on this site that would include several office buildings and some smaller - scale commercial structures. The subject property is located near the southeast coiner of Franklin Road and Eagle Road / SH 55 in Section 16, Township 3 North, Range 1 East. This site is composed of multiple lots within the existing Montvue Park Subdivision (Ada County). The site contains various existing homes and associated outbuildings that will be removed / relocated at the time of development. This property is located within the City of Meridian's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Generally, the Planning Director is the final decision maker on Private Street applications. However, because the City Council is the final decision making body on the Annexation and Preliminary Plat applications, all of the subject applications are being combined into one staff report. The Commission must make a formal recommendation to the Council on the Annexation and Zoning and Preliminary Plat applications, as those are public hearing items. The Commission should also review and make recommendations regarding the private street application, if necessary, as that application is key to the current layout of the proposed development. The subject applications (AZ-07-010, PP-07-012, & PS-07-005) were submit ng tted to the Planni Department for concurrent review. Staff has provided a detailed analysis and reco of approval for the requested Annexation and Zoning, Preliminary Plmmended conditions at, and Private Street applications. Staff is recommending approval of the proposed Gardner at, Gateway South Subdivision subject to the conditions listed in Exhibit B of the Staff Report. Gardner-Ahlquist Gateway South — AZ-07-010, PP-07-012. & PS-07-005 PAGE CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 The Meridian Planning and Zoning Commission heard this item on July ; 2007 At the public hearing, the Commission voted to recommend approval a. Summary of Commission Public Hearing: i. In favor: Pamela Hall (Applicant's Representative) & Bryan Foote (Applicant's Engineer ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Amanda Hess vi. Other Staff commenting on application:• None b. Key Issues of Discussion by Commission: I. That the Council had approved a right -in / right out / left in with Gardner Ahlquist Subdivision (Phase I) on Franklin Road not in keeping with the Commission's recommendation for a right -in / right -out only ii. That The Applicant will be submitting for a development agreement modification to ultimately combine the separate development agreement provisions for Gardner Ahlquist Gateway and Gardner-Ahlquist Gateway South into one DA document; iii. The existing and proposed landscaping along St Luke's Street; and iv. That Staff did obtain from the Applicant, a recorded agreement which allows the Gardner- AhlQuist properties access to and through the private property located at the southeast corner of the Montvue Park Subdivision (Lot 2 Block 5) c. Key Commission Changes to Staff Recommendation: i. None d. Outstanding Issue(s) for City Council: i. None The Meridian City Council heard thg5c items on August 14 2007 At the public hearing the Council approved the subject AL PP and PS reQuest, Summary of City Council Public Hearing j • I vor Tim_ / "1 41s-t Prop- rjq QWt erg osition: None Commenting N_ e iv. WtiUeD testirrtonv: Non Me V. Staffpresentiapp ict qn_. nna �aiu�i� vi. QtheT staff co enti n lic o j: NQne 1L Kev Issues of Discussion by C o n il- i.--.Alicant _ske-cl th���unci) for clar'tgaxr thl Q'_ a y _lQcated_wit w hin LItU-5°.fin l gape bit er alalon—Ea =le Rd.. Cou i it was =ok wit the �' plus 5 ° concept al4n$ a le_-d, S. KEY Council Changer to . taff/ o ssion Recommendation i. None 3, PROPOSED MOTIONS Approval After considering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ-07- 010 and PP-07-012 (PS-07-005 optional). as presented in the staff report for the hearing date of August 14, 2007, with the following modifications: (add any proposed modifications) Denial After considering all Staff, Applicant, and public testimony, I move to deny File Numbers AZ-07-010 and PP-07-012 (PS-07-005 optional), as presented during the hearing on August 14, 2007, for the following reasons: (state specific reasons for denial of the annexation and / or preliminary plat Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012, & PS-07-005 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST- 14, 2007 request) Continuance After considering all Staff, Applicant, and public testimony, 1 move to continue File Number AZ-07- 010 and PP-07-012 to the hearing date of (insert continued hearing date here) for the following reason(s): (state specific reason(s) for a continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address / Location: South / southeast of the Franklin Road and Eagle Road intersection Section 16, T3N, R1 E b. Owner / Applicant: Ahlquist Development, LLC 13901 N. Wainwright, Suite B Boise, ID 83713 c. Representative: Pamela Hall, Timberline Surveying, PLLC d. Present Zoning: R1 (Ada County) e. Present Comprehensive Plan Designation: Commercial E Applicant's Statement / Justification: "The applicant is proposing a mixed use development targeting high -end users. The proposed uses include shopping, restaurant services, general office, and medical office." 5. PROCESS FACTS a. The subject application will, in fact, constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 1 1 Chapter 5, a public hearing is required before the City Council on this matter. b. The subject application will, in fact,. constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of UDC' I 1-5, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: June 18, 2007, and July 2, 2007 (Planning & Zoning Commission) July 23 2007. and August 6 2007 Cit • Council d. Radius notices mailed to properties within 300 feet on: June 12, 2007 (Planning & Zoning Commission) July 20 2007 Cit Council e. Applicant posted notice on site by: June 25, 2007 (Planning & Zoning Commission) August 4 2007(City Council 6. LAND USE a. Existing Land Use(s): Single family, rural residential Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012. & PS-07-005 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FORTH E HEARING DATE OF AUGUST 14, 2007 b. Description of Character of Surrounding Area: This site is surrounded by various uses and zoning designations. Of note, are the St. Luke's Regional Medical Center to the south and the RC Willey complex to the north. This area is rapidly transitioning into one of the city's largest and most visible business and retail areas. c. Adjacent Land Use and Zoning 1. North: Gardner-Ahlquist Gateway, Phase 1, zoned C-G 2. East: Touchntark Living Center, zoned L-O 3. South: St. Luke's Regional Medical Center, zoned L-O 4. West: Eagle Road, offices and homes, zoned L-O and R2 (Ada County) d. History of Previous Actions: In March of 2007, the Planning & Zoning Commission heard a request for annexation for 22.3 acres and preliminary plat for 1 1 commercial lots for the Gardner-Ahlquist Gateway Subdivision. Tlus property is located just north of the subject site. Originally, the applications included both the 22.3-acre and the 6.7-acre portion (the subject application) as one development. For various reasons, the Applicant chose to divide the annexation area into two parts. The subject application will complete the Gardner-Ahlquist Gateway development. The Gardner-Ahlquist Gateway Subdivision was granted approval subject to a development agreement. Several items included in said agreement included the allowed number and square footages of buildings and uses for the entire site (both phases). As there are two separate phases of development, two separate development agreements would normally be required; one exclusive to the first phase, Gardner-Ahlquist Gateway Subdivision, with annexation and platting of that site; and one for this phase, Gardner-Ahlquist Gateway South. The Conunission should note that the Applicant is in the process of submitting a development agreement modification application to "clean up" the DA for the Gardner-Ahlquist Gateway Subdivision to outline the uses / square-footages exclusive to that phase, and also to incorporate any development agreement requirements included with the Gardner-Ahlquist Gateway South approval, the subject application. Condensing both development agreements into one will benefit the City and Planning Staff, as this will be easier to for Staff to regulate the allowed uses for the entire property by having only one document to refer to. e. Existing Constraints and Opportunities I. Public Works Location of sewer: This property is proposing sewer from mains in Franklin Road. Location of water: There are currently water mains in Franklin and E. Louise Drive. Issues or concerns: None. 2. Vegetation: There are some existing trees on the site that should be protected or mitigated for. 3. Floodplain: N/A 4. Canals / Ditches / Irrigation: The Snyder Lateral courses through the subject site in an east/west direction. 5. Hazards: N/A 6. Proposed Zoning: C-G Gardner-Ahlquist Gateway South — AZ-07-010. PP-07-011 & PS-07-005 PAGE r CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 7. Size of Property: 6.67 acres f. Landscaping: I. Width of street buffer(s): Per the Future Land Use Map, Eagle Road is designated as an "Entryway Corridor" adjacent to this site. As such, the UDC (Table 11-213-3) requires a 35-foot wide street buffer adjacent to said roadway. The landscape plan (Sheet L1) proposes a 35-foot wide buffer along Eagle Road. Landscape buffers along streets should be either placed in a separate common lot or a landscape easement outside of the ultimate right of way line. 2. Percentage of site as open space: The UDC does not require open space or site amenities for commercial developments. 3. Other landscaping standards: Landscaping within the proposed parking lot areas should be constructed in compliance with UDC 1 1-3B-8. g. Proposed and Required Non -Residential Parking: One off-street parking space is required for every 500 square feet of gross floor area. Also, one Type A and one Type B parking space required for the loading areas (per UDC 11-3C-8). No buildings are proposed with the subject application. Staff will monitor the square footage of each building as it is submitted for CZC approval to ensure that adequate parking is provided. h. Summary of Proposed Streets and/or Access: With the approval for the 22.3-acre Gardner- Ahlquist Gateway Subdivision, the Applicant was approved for a right -in / Iright-out access to Eagle Road and a right-in/right-out/left-in access to Franklin Road. Primary access to this development will be through the Gardner-Ahlquist Gateway Subdivision via said accesses. Alternate access will also be available to the subject property via a private driveway at the south property line which connects to an existing street, St. Luke's Street. These access points and other access issues are further discussed in Section 10 of this report. ACHD is supportive of the proposal as long as all Site Specific and General Requirements are met (See Exhibit B-5). 7. COMMENTS MEETING On June 1, 2007, Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Public Works Staff has included all comments and recommended Department, and the Sanitary Services Company. actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated on the Comprehensive Plan Future Land Use Map as "Commercial." The Comprehensive Plan defines the Cormercial district as providing "a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi -family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone." The Applicant is requesting to rezone this property to C-G, which is consistent with the comprehensive plan designation for this area. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis below policy in i>alics): • Chapter VII, Goal III, Objective A, Action I — Require that development projects have planned for the provision of all public services When the City established its- Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed Gardner- Ahlquist Gateway South — AZ-07-010, PP-07-012 & PS-07-005 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 to be annexed in the. following manner: The subject lands currently lie within the jurisdiction of the Meridian Rural Fire Department. Department, who currently shares resource and personnel with the Meridian Rural Fire Department. The subject lands currently lie within thejurisdiction of the Ada County Sheriff's Office. Once annexed, the lands will he serviced by the Meridian Police Department (MPD). The roadways adjacent to the subject lands are cunrently owned and maintained by the Ada County Highway District (ACHD) and the Idaho Department of Transportation (ITD). This service will not change. The subject lands are currently s•ervic•ed by the Meridian School District #2. This service will not change. The subject lands are currently serviced by the Meridian Library District. Tht:r service will not change and the Meridian Library District shots suffer• no revenue loss as a result of the subject annexation. Chapter VII, Goal I, Objective B - Plan for a variety of commercial and retail opportunities within the Impact Area. Sta.f'finds that the site is designated "Commercial " on the Comprehensive Plan Future Land Use Map. Staff believes that over time, a variety of gf provided on this site. fee and commercial opportunitieswill he Chapter VII, Goal I, Objective D - Encourage appropriate land uses along transportation corridors Staff believes that the proposed development is appropriate. along the adjoining narts'portutiat corridor (Eagle Road i SH55 and Franklin Road). This development project will be highly visible and help to define the entrance to the city. Access the SH 55 is disc•uss'ed in greater detail below. Chapter VII, Goal III, Objective A, Action 1 - Ensure the ease of mobility of people and goods by implementing access control measures on major transportation corridors With the approval for the 22.3-acre Gardner-Ahlquist Gateway Subdivision, the Applicant was approved .for a right -in / right -out access to Eagle Road and a right-inlright-outlleft-in access to Franklin Road. Staff believes that as long as no new driveways to Eagle Road are Proposed, access to this site conforms to the UDC and staff believes the potential, for traffic problems onto the aforementioned toads is minimized. • Chapter VII, Goal N, Objective D, Action 5: Require appropriate landscape and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.) By Ordinance, a minimum 35- requiredfoot wide landscape buffer along all entrvttcty corridors is . The Applicant is proposing to construct 35-foot wide street huffers along the adjacent arterial streets (Eagle Road and Franklin Road). 9. ZONING ORDINANCE Allowed Uses in Commercial Districts: UDC Table 11-213-2 lists the permitted, accessory, conditional uses in the C-G zoning district. Retail stores, offices uses, and service -based industries are either principally or conditionally permitted uses within the C-G zone. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways, Gardner-Ahlquist Gateway South — AZ-07-010, PP-07-012, & PS-07-OOS PAGE CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXATION AND ZONING The annexation legal description submitted with the application (prepared on April 13, 2007, by Robert G. Hinckley, PLS) shows the property adjacent to the existing corporate boundary of the City of Meridian. Concept Plan: The Applicant submitted a conceptual site plan which depicts the entire Gardner- Ahlquist Gateway development. The concept plan proposes between 492,000 — 674,000 square feet of combined office and retail space for the site. Approximately 327,000 — 466,000 square feet of said space to be located on the Phase I property, and 165,000 — 208,000 square feet on Gardner-Ahlquist Gateway South, or Phase I1. The majority of the property will be geared towards office uses. Staff is supportive of the focus on office space over retail at this location. The proximity to St. Luke's Regional Medical Center makes this an ideal area for medical office buildings and other professional users. Staff is also supportive of the retail element of the proposal which will help to support the high daytime Population that will be present with the amount of office space proposed. Also included in the concept plan is a redesigned public street network in on the subject property which was approved with the Gardner-Ahlquist Gateway Subdivision (Phase 1). This proposed street network eliminates much of the existing loop road, Montvue Drive, and creates a more direct east -west and north -south circulation pattern through the site. Further discussion of these access issues can be found in the Preliminary Plat analysis section below. Design: This site is located in a very visible section of the City and has the potential to become one of the City's most recognizable features. The importance of this location makes quality design essential. Elevations specific to this 6.67-acre "phase," Gardner-Ahlquist Gateway South, were not submitted with the subject application. However, the Applicant submitted conceptual elevations for both office and retail uses within the 22.3-acre Gardner-Ahlquist Gateway Subdivision. Staff reviewed these conceptual elevations and believed they are high quality buildings. The Council also reviewed and subsequently approved these elevations for that Subdivision. Therefore, Staff recommends that all buildings constructed on the Gardner- Ahlquist Gateway South Subdivision also be tied to the elevations approved for the Gardner- Ahlquist Gateway Subdivision. To ensure a minimum design standard, and as required for development along entryway corridors, all buildings within the Gardner-Ahlquist Gateway Subdivision (Phase I) were deemed subject to administrative design review, as defined in UDC 11-3A-19. Staff believes said requirement should also be extended to Gardner-Ahlquist Gateway South, and has made this requirement a stipulation of the associated development agreement. Staff also believes a minimum of 3 buildings, as depicted on the submitted site plan, should be required on this 6.67- acre site to ensure that a variety office and retail space is provided. Certificate of Zoning Compliance: The purpose of a Certificate of Zonino permit is to ensure that all construction, alterations and / or the establishm nt of anewC use complies with all of the provisions of the UDC before any work on the structure is started and / or the use is established (UDC I 1-513-1A). To ensure that all of the provisions in the Development Agreement (see below) are complied with, Staff will require that the Applicant obtain CZC approval from the Planning Department prior to site development, where all site and landscaping improvements must be installed prior to occupancy. Gardner-Ahlquist Gateway South — AZ-07-oIU PP 07 01 R PS-07-005 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14. 2007 Development Agreement: UDC l 1-513-31)2 provides the City Council the authority to require a property owner to enter into a Development Agreement with the City of Meridian that may require some written commitment for all future uses. Due to the proposed uses and the visibility of this site, Staff believes that a Development Agreement is necessary to ensure that this property is developed in a fashion that is consistent with the Comprehensive Plan and does not negatively impact nearby properties. If the Commission or Council feels additional development agreement requirements are necessary, Staff recommends a clear outline of the commitments of the developer being required. A Development Agreement (DA) will be required as part of annexing this property. Prior to annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezoning ordinance adoption, and the developer. The Applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. The DA shall include, at minimum, the following: • All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. • All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. • The Applicant shall be responsible for all costs associated with sewer and water service installation. • The following shall be the allowed uses on this property: Permitted and Accessory uses within the C-G zone. All Conditionally Permitted uses in said zone shall be subject to CUP approval. • The Applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit and administrative design review approval from the Planning Department for all new construction on the subject property. • The site shall develop generally consistent with the submitted concept plan and shall include between 165,000 - 208,000 square feet of combined office and retail space (between 492,000 - 674,000 square feet total, including the north phase). A minimum of 3 buildings shall be required on this site (l l total, including the north phase). No single building within the Gardner-Ahlquist Gateway South Subdivision shall exceed 100,000 square feet. • All buildings on the site shall be generally consistent with the conceptual office and retail elevations submitted with the Gardner-Ahlquist Gateway Subdivision. All buildings shall also be subject to the City's Administrative Design Review, • Any buildings located adjacent to Eagle Road shall have architectural elements and enhancements consistent with the submitted elevations on all facades that face Eagle Road. • Locate a minimum of two buildings (5 buildings total, including the north phase) abutting the landscape buffer along Eagle Road. • No direct access to Gardner-Ahlquist Gateway South shall be allowed from Eagle Road ! SH 55. • The Applicant shall obtain a recorded agreement which allows the Gardner- Ahlquist properties access to and through the private property located at the southeast corner of the Montvue Park Subdivision (Lot 2, Block 5). Said document must also reciprocate access to said property to and through the Gardner-Ahlquist Gateway Subdivisions. • A continuous 35-foot wide landscape buffer shall be constructed adjacent to Eagle Road. • The Applicant shall be responsible for the construction of a 10'-wide multi -use pathway Gardner- Ahlquist Gateway South — AZ-07-010. PP-07-012, & PS-07-005 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 (with a public use easement) and the installation of street lights and landscaping along Eagle Road / SH 55 that is consistent with the Eagle Road Corridor Study. • Prior to the issuance of any building permit, the subject property shall be subdivided, as proposed on the submitted Preliminary Plat. • The Applicant shall complete all required site improvements prior to obtaining Certificates of Occupancy for the proposed development. PRELIMINARY PLAT Staff believes that the proposed preliminary plat, prepared by Treasure Valley Engineers and dated April 13, 2007, will substantially comply with the Unified Development Code if all Conditions of Approval are complied with, as listed in Exhibit B. Access: As mentioned above, no new access points are proposed to this phase to / from Eagle Road. The primary entrances into this site will be from the north, via streets and drive aisles constructed with Gardner-Ahlquist Gateway Subdivision (Phase I). ACHD Staff is generally supportive of these accesses, as proposed. The Applicant is also proposing to tie into an existing driveway access via a private street which is to be located at the southeast corner of the property. The driveway access, located on private property (Lot 2, Block 5, Montvue Park Subdivision) and not considered a street, connects with the existing St. Luke's Street for the St. Luke's Regional Medical Center. St. Luke's Street is a private street, owned and maintained by the hospital, as such, St. Luke's controls access to this street. "Thus, the Applicant must receive an access ingress / egress easement from the hospital to utilize St. Luke's Street. A document, in fact, has been recorded which allows the Montvue Park properties to utilize St. Luke's Street. However, the Applicant must also be provided unrestricted access over the private property located at the southeast corner of the Montvue Park Subdivision (Lot 2, Block 5) in order to gain access to St. Luke's Street. Therefore, as Staff is unaware of a recorded document with allows such, an ingress / egress easement must be obtained by the Gardner-Ahlquist Gateway development and, subsequently, recorded with the County Recorder. Said document must also reciprocate access to said private property to and through the Gardner-Ahlquist Gateway developments. Prior to signature of the final plat, the Applicant should also provide documentation of a binding contract that establishes who is responsible for the repair and maintenance of the private street located on Gardner-Ahlquist Gateway South (UDC 11-3F-3B4). The private street lot shall be depicted on the face of the final plat (UDC 11-317-3B3). Design and construction of the private street shall comply with UDC 1 1-3F4. The Applicant should also note that gates are prohibited on private streets (UDC 1 1-3F-4A4). No on -street parking should be allowed on the proposed private street. The private street should be signed as "No Parking" as per the Meridian Fire Department's conunents. Please see Exhibit D for the required findings for a private street. Public Street Realignment / Vacation: As part of the approval for the 22.3-acre Gardner- Ahlquist Gateway Subdivision, the Applicant was required to vacate the existing Montvue Park Subdivision public street system and create the street system that was proposed on the preliminary plat for with the Gardner-Ahlquist Gateway Subdivision. The Applicant completed the vacation process with the City in April of this year. ACHD is supportive of the proposal as long as all Site Specific and General Requirements are met. (See Exhibit B-5) Landscaping: Staff is supportive of the proposed landscape plan prepared by Edwards Landscape Architecture, labeled Sheet L 1, dated 5/16/2007, as submitted. Gardner-Ahlquist Gateway South - AZ-07-010 PP-07-012 & PS 07 005 PAGE 9 � u CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 Ditches, Laterals, and Canals: The Snyder Lateral traverses through this property. Per UDC 1 1-3A-6, 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. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 1 1-3A-15). The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single - point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with City Code. Fencing: The Applicant is not showing any fencing on any of the submitted plans. A detailed fencing plan should be submitted upon Application of the final plat (UDC 11-3A-7). If permanent fencing is not to be provided, temporary fencing to contain construction debris must be installed around the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. See Exhibit B below. Refuse / Service Areas: The submitted landscape plan and preliminary plat do not depict where the refuse / service areas will be. UDC 1 1-3A-12 requires the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. All future CZC applications should clearly demonstrate how this standard is met. b. Staff Recommendation: Based on the above analysis, Staff finds the Preliminary Plat application generally conforms to the Comprehensive Plan policies and UDC standards. Staff recommends approval of AZ-07-010 and PP-07-012 (PS-07-005 optional) subject to the Conditions listed in Exhibit B and the Development Agreement as outlined in Section 10 of the staff report. The Meridian Plannine and Zoning Commission heard this item on Jul 5 2007. At the public hearin the Commission voted to recommend approval. The Meridian (ir., 11. EXHIBITS A. Drawings I. Preliminary Plat (dated April 13, 2007) 2. Landscape Plan (dated May 16, 2007) 3. Conceptual Site Plan 4. Conceptual Office Elevation (from Gardner-Ahlquist Gateway Subdivision) 5. Conceptual Retail Elevation (from Gardner-Ahlquist Gateway Subdivision) B. Agency Comments and Conditions 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Ada County Highway District 6. Sanitary Services Company 7. Central District Health Department C. Legal Description D. Required Findings from Unified Development Code Gardner- Ahlquist Gateway South - AZ-07-010, PP-07-012 & PS-07-005 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007 A. Drawings I - Preliminary Plat (dated 4/13/2007) Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007 2. Landscape Plan (dated 5/16/2007) ; e7l-i* IN it NE 66 JjiJ Ali e 'V 111 ifl I Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14.2007 3. Conceptual Site Plan St. Luke'v Drive (Priwite) Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 4. Conceptual Office Elevations Exhibit A CITY" OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 5. Conceptual Retail Elevation Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 B. Agency Comments and Conditions L PLANNING DEPARTMENT 1.1 ANNEXATION COMMENTS 1.1.1 The annexation legal description submitted with the application Robert G. Hinckley, PLS) shows the property adjacent to the exi Pred i City of Meridian. ngrepa orporate boundaryon April 13,0 of the 1.1.2 Prior to annexation ordinance approval, the Applicant shall enter into a Development Agreement with the City. See Section 10 above for analysis and provisions that shall be included in the development agreement for this site. 1.2 SITE SPECIFIC REQUIREMENTS -- PRELIMINARY PLAT 1.2.1 All comments and provisions of the accompanying Annexation and Zoning application (AZ-07- 010) and any future development agreement shall also be considered conditions of the Preliminary Plat (PP-07-012). 1.2.2 The landscape plan prepared by Edwards Landscape Architecture, labeled Sheet L1, dated 5/16/2007, is approved with the following conditions: • Construct a 35-foot wide street buffer along the entire frontage of Franklin and Eagle Roads. All required landscape buffers shall be exclusive of the ultimate public right-of- way, exclusive of impervious surfaces, and confonn to the design and construction requirements of UDC: 1 1-313-7. • A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC I 1-313-14. The landscape plan is not to be altered without approval of the Planning and Zoning Department. No field changes to the landscape plan are permitted. All standards of installation shall apply as listed in UDC I 1-3B-14. 1.2.3 Graphically depict on the face of the final plat a 35-foot wide landscape buffer along Eagle Road. Said buffer shall either be an easement or within a separate common lot. 1.2.4 Direct lot access to Eagle Road / SH 55 is prohibited. 1.2.5 Prior to signature of the final plat by the City Engineer, the Applicant shall vacate all utility and or drainage easements that do not coincide with the proposed preliminary plat. 1.2.6 All buildings that span across proposed lot lines, or do not conform to the dimensional standards (setbacks, height, etc.) of the UDC shall be removed, relocated, prior to signature of the final plat by the City Engineer. 1.2.7 Per UDC I 1-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be approved by the appropriate irri ation/drainao t lateral users association (ditch owners), with written approval or non approval submittted tothe Public Works Department prior to construction plan approval. can not be obtained, alternate plans will be reviewed and approved by the City Engineer. approval 1.2.8 Prior to the issuance of a building permit, the subject property shall be subdivided, as proposed. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 1.3 GENERAL RF.QLIIREMENTS — PRELIMINARY PLAT 1.3.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC I 1-3A-17. 1.3.2 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-1 1. 1.3.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC I I -3A-15 and MCC 9-1-28. 1.3.4 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as noted in this report, shall be submitted for the subdivision with the final plat application. Where the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. 1.3.5 The Applicant shall submit a fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fences shall taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with UDC 1 I -3A-7. 1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. 1.3.7 Staff's failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC I 1-613-7. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in Franklin Road. The Applicant shall install mains to and through this subdivision; Applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is being proposed via extension of mains in Franklin Road and E. Louise Drive. The Applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 Due to the possible fire flow requirements, mains shall be upsized to a minimum of 10-inch from the connection in Franklin to the connection in Louise Drive, with an upsized stub to one of the stubs to the south that would eventually connect to the 12-inch main to the south of this subdivision in St. Luke's Street. 2.4 This property is on a pressure zone boundary, therefore a Pressure Reducing ValveNault shall be Exhibit B u �.i CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 installed at the Applicant's expense in a location to be coordinated with the Public Works Department. 2.5 With the final plat submittal, the construction plans shall show to every installed or main fronting it. lot either a service 2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.7 The Applicant shall provide a 20-foot easemerrt for all public water/sewer mains outside of public right of way (include all water services and hydrants). 2.8 A pressurized irrigation system using existing surface water shall be required per City Code. 2.9 The Applicant has not indicated who will own and operate the pressure irrigation system in this proposed development. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft COPY" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature on the last phase of this project. If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be submitted prior to scheduling of a pre -construction meeting. 2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The Applicant should be required to use any existing surface water for the primary source. If a surface source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the Developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.11 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the final plat by the City Engineer. 2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The Applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.13 Any existing domestic wells and/or septic systems within this project shall be removed from 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. 2.14 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural water -ways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users as (ditch owners), with written approval or non -approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.15 A letter of credit or cash surety in the amount of 1 10% will be required for all uncompleted required improvements prior to signature on the final plat. These include but are not limited to fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water. 2.16 Sewer, water, pressurized irrigation, and any life safety development improvement shall final approval prior to occupancy. Other required development improvements, such as fencing, micropaths, and landscaping may be bonded for prior to obtaining Certificates of Occupancy.receive Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14. 2007 2.17 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat. 2.18 It shall be the responsibility of the Applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk, the Applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.22 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.23 The Engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.24 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two -hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design Iocations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.4 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 3.5 For all Fire Lanes provide signage, "No Parking Fire Lane." Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.7 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required before combustible construction is brought on site. 3.8 Commercial and office occupancies will require a fire -flow consistent with the Intemational Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.9 The office/commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.10 The Applicant shall work with Planning Department Staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). 3.11 The Fire Department has concerns about the addressing of the existing house and the address being visible from the street which the project is addressed off of. Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public hearing. 3.12 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.13 Provide exterior egress lighting as required by the International Building & Fire Codes, 3.14 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 3.15 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.16 There shall be a fire hydrant within 100 feet of all fire department connections. 3.17 Buildings over 30' in height are required to have access roads in accordance with the International Fire Code Appendix D, Section D.105. 3.18 Emergency response routes and fire lanes shall not be allowed to have speed bumps 3.19 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 3.20 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved lire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 3.21 The project is anticipated to have multi -story buildings and, therefore, will require aerial access per the specifications of the IFC, Section D.105. 4. POLICE DEPARTMENT 4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed two feet in height. Trees shall have a canopy of no less than six feet. 5. ADA COUNTY HIGHWAY DISTRICT 5.1 SITE SPECIFIC CONDITIONS OF APPROVAL 5.1.1 Comply with requirements of ITD and City of Meridian for the Eagle Road frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact the District III Traffic Engineer at 334-8340. 5.1.2 Dedicate 60 feet of right-of-way from the centerline Franklin Road abutting the site. 5.1.3 Construct the internal streets as a 40-foot street section with two 20-foot travel lanes, vertical curb, gutter, and 5-foot concrete sidewalks within 54 feet of right-of-way, as proposed. 5.1.4 Construct one temporary turnaround on Lot 2, as proposed. 5.1.5 Submit a vacation application for the existing right-of-way on N. Montvue Drive to be vacated or exchanged. If the vacation / exchange is not approved by the District through the separate process, the Applicant will be required to improve the existing roadways to current public street standards 5.1.6 Construct one roadway (E. Louise Drive) to intersect Eagle Road located approximately 200 feet north of the south property line (measured property line to centerline). 5.1.7 Construct one roadway to intersect Franklin Road located approximately 360 feet west of the east property line (measured property line to centerline). Design and install a median to construct on Franklin Road that will restrict this roadway to left -in / right -in / right -out only. 5.1.8 Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and Franklin Road, and shall be noted on the final plat. 5.1.9 Comply with all Standard Conditions of Approval. 5.2 STANDARD CONDITIONS OF APPROVAL 5.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way. 5.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 5.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 5.2.4 Replace any existing damaged curb, gutter, and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 file number) for details. 5.2.5 Comply with the District's Tree Planter Width Interim Policy. 5.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5.2.7 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. 5.2.8 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. 5.2.9 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. 5.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 5.2.11 It is the responsibility of the Applicant to verify all existing utilities within the right-of-way. The Applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The Applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The Applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 5.2.12 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 confinnation of any change from the Ada County Highway District. 5.2.13 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. 6. SANITARY SERVICES DEPARTMENT 6.1 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they intersect a public street. 7 CENTRAL DISTRICT HEALTH DEPARTMENT 7.1 After written approval from appropriate entities is submitted, we can approve this proposal for: central sewage and water. 7.2 The following plans must be submitted to and approved by the Idaho Department of Environmental Quality: central sewage and water. 7.3 Run-off is not to create a mosquito breeding problem. Exhibit B *ftm►l CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AIiGLIST 14.2007 :4 Legal Description WP UY , C7Y71 A'"n STRL`077UK-41 EVC1N££RLV'C EXHIBIT A Annexation Description Rev. D For Gardner-Ahiquist Gateway Development Job No. 06320 April 13, 2007 A portion of the NW1/4 of Section 16, T3N, R1E, B.M., Ada County, Idaho. as follows BEGINNING at found Brass Cap monument marking the Northwest Corner of said Section 16, as shown on Corner Perpetuation Record, Inst. No, 99007475, Ada County Records; thence along the North Line of said Section 16, South 89'20'11" East, 1015 45 feet, to a point on the East Line of Montvue Park Subdivision, extended north to said Section Line, as per the plat thereof, in Book 17, at Page 1107-1108, Ada County Plat Records also being a point on the West Line of Touchmark Living Center Subdivision No. 1, in Book 89, at Page 10313-10316 Ada County Plat Records, also extended north to said Section Line, thence along the boundaries common to both said subdivisions. South 00-11'43" East, 1111 19 feet, to the southeast corner of Lot 1, Block 5, of said Montvue Park Subdivision, which is the POINT OF THE BEGINNING: thence along said common boundary, South 00`1143" East, 217 94 feet, to corner of Lot 2, Block 5, of said Montvue Park Subdivision, the southeast thence along the South Line of said Montvue Park Subdivision, North 89°28A1" West, 10 11. 72 feet to a point on the Centerline of S. Eagle Road, at P.O. C. station 49+76.37, as shown on the plans of Eagle Road, F.A.P. Project No. F-3271 (44) and a 5729.58 foot radius curve to the left; thence, along said curve and Centerline, an arc length of 66,66 feet, through a central angle of 0°40'00", and having a chord which bears North 00°0714"West, 66 66 feet to P.T station 50+43 03; thence continuing along said Centerline, now coincident with the West Lane of said Section 16, North 00'2714" West, 409 55 feet, to station 54+52,99, thence leaving said Centerline S. Eagle Block 5 of Montvue Park Subdivivi Road along the Line common to said Lots 6 and 7 sion, and extending westerly, South 89°30'07" East, 226.03 feet, to a found 1/2 inch rebar marking the comer common to Lots 6, 7, 9 and 10 of Block 5 in said MOntvue Park Subdivision thence along the Line common to Lots 9 and 10, Block 5, South 89'30'24" East, 179,37 feet, to a point on the Line common to Lots 9 and 10, in Block 5 of said Montvue Park Subdivision extended east to the Centerline of W. Montvue Drive; Icr' D dese R61i .d occ 'EslLx(c�tr'JI.1ER�14N kt:G10N.1j. \1EDICAI1lhl)M 5SYU"nMUO0,pj2p ANNE,k or? 'rr'tssure %'Hiles Engineers. Inc. 1204 61n SSieet lYanii tiEmpF. wahn R;b8-� +1I17Ce. 1108J46.33-03;,; Fa> i20Si46;-1;9i Eyhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14. 2007 Wfi[g VAUy (JITL .t�D S7RL't:TG7P.1 f. E.vGY:�£ERJ.1'G thence along said Centerline, South 00'12'19" East, 122.02 feet: thence leaving said Centerline, South 89°30'09" East, 200.23 feet, to a point on the Line common to Lots 1 and 2, Block 4 of said plat of Montvue Park Subdivision, - thence along said common Line, South 00°12'19" East. 16,12 feet; thence leaving said common Line, South 89°30'09" East, 199.73 feet, to a point on the Centerline of E. Montvue Drive, as shown on said plat of Montvue Park Subdivision, thence along said Centerline, South 00°12'19" East, 119.58 feet, - thence leaving said Centerline, along a line extended from the South Line of said Lot 1, Block 5, South 89014'00" East, 207,40 feet, to the POINT OF BEGINNING. EXCEPTING Lot 2, Block 5, and the East 40 feet of Lot 3, Block 5. Containing 316,652 square feet, or 7.27 acres, more or less, and subject to any easements or rights of way of record or otherwise existing Y Q 1L I..A, 1` ` FIST A) WEV� r F NAl 1 �8� i 7M£RtUVAN rFPT. .a. nr. Ih . ti NICRKS GE c{-13•07 P IArILQUIST UF:V F1-()FMERIDIAN REU)NAL MEDICAL*uut IXralopmtm ! ferdnn' W Sun•ey![kscrtlxhlns'd)632G A dNE'X rev U desc RGH.doc sheet 2 of 2 Treasure Valley Engineer%. Inc. I?(FI tilh Street NoWl Exhibit C Of lice: (?08) 463-OiQj :� �� Tfc'3',w'e\'rtlii•� I :r.rintt r. ;5„ to CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 EXHIBIT B SECTION COP 4ER FND. BRASS CAP CP&F INST. No.09007475 8 9 STA 63+0A07 E. FRANKLIN ROAD _ 589'20'ii'E 2706.25 17 16l015.45' ----- -- F MCORNER . BRAS'S CAP I © ( ® I CPacF INST. N9.E3altua I � � 1101 ( I _L to o I ® I ® I ® t?Sa z I I _I a—�0cK A l _—-1 \Id Um m P1 &TX A—mxft I89'30'07"E E v1 p Q 226A3 179.37m ® r I I �o w I f i I © , IN 0Ln i ; I ! s� 1 ® S89'30'09`E 589^30'O9 I I (D -X I 200 23 "E vi q I 1 I Lj S00'12'19" 199.73' I 16.12— -- 3 I I I I I POINT OF BEGINNING 1 , 207 - S8F 4 004E $1 I I I I ® I Q 15 ® ® �1+ i7 SIX5n.uA7 I � I g�pCK . 14oI NOT A PART 59.911 SQ. FT.3 NI � 1,71 76.37 Na9'28'41^w-`—,r�,i 72' ------- ti tViE P �' I RYE s72B-!Sa �� ENGTN CHORD liarnrri CHORD SEARING Df1T{'- A AHOY -1 t ANNEXA?,ON AREA 7.27 ACRES± _ hAEPIDIAN PU LIC 1 316.652 SO. FT t 1 =200 ROJECT. ' ` OW►dER/DEVELOPER; ANNEXATION MAP GARDNER—AHLQUISTWy(j� tiyuctY�ur�R,+rPf AEWAYREVELPMENTfildll 'XWJ STRE77"T)i NW1/4, SEC. 16, T3N, R1E, B.M. CITY OF "VV��t��u�asMERIDIAN, ADA CO., IDAHO Al�a�ass+lavf>rxr< `�„r,r-04/14/07 i7s;'�1IgMS9&'E,, r, Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to zone all of the subject property to C-G. The Council finds that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report for more information. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; If the Applicant complies with the conditions outlined in the development agreement, the Council finds that the proposed commercial district will be in compliance with the specific district regulations. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff and the Commission recommend the Council rely on any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Council finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC l 1-513-3.E). The C-G zoning amendment will provide commercial area that is similar in nature to existing and proposed commercial/office development in the vicinity. The Council finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. In accordance with the findings listed above, the Council finds that Annexation and Zoning of this property to C-G would be in the best interest of the City, if the Applicant enters into a Development Agreement (DA) with the City, as mentioned in Section 10 of the Staff Report. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision -making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The Council finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and Analysis, Section 10 of the Staff Report. Exhibit D "MW LIM CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2. 2006 b. Public services are available or can be made available and are adequate to accommodate the proposed development; The Council finds that public services are available to accommodate the proposed development. (See Exhibit B of the Staff Report for more details from public service providers.) C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, the Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff and the Commission recommend Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff and the Commission are not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Council's attention. ACHD considers road safety issues in their analysis. Staff and the Commission recommend that the Council reference any public testimony that may be presented to determine this finding. f. The development preserves significant natural, scenic or historic features. Staff and the Commission are unaware of any natural, scenic, or historic features on this site. Therefore, the Council finds that the proposed development will not result in the destruction, loss, or damage of any natural, scenic, or historic feature(s) of major importance. Staff and the Commission recorrunend Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which Staff and the Commission are unaware. 3. Private Street Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision -making body shall make the following findings a. The design of the private street meets the requirements of this Article; The design of the streets shall meet the standards as set forth in UDC 11-3F-4. No gates are allowed. Roadway and storm drainage shall be contained on site. b. Granting approval of the private street would not cause damage hazard, or nuisance, or other detriment to persons property, or uses in the vicinity; and Staff and the Council do not anticipate any hazard, nuisance, or other detriment from the private street if it is constructed and maintained per UDC standards. Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006 c. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the regional transportation plan. Staff and the Council finds that the location of the private street does not conflict with the Comprehensive Plan and / or the regional transportation plan. Exhibit D RADIUS NOTICE REPORT FILE NAME: Gardner 11-Sep-2007 Owners Owner Address BARTSCHI RALPH P LIFE ESTATE 719 E MARTINIQUE BARTSCHI LAVONNE J LIFE ESTATE MERIDIAN, ID 83642-0000 Property Address: gardner BROWN L KENT 3161 E SPRINGWOOD DR BROWN DEBBIE MERIDIAN, ID 83642-0000 Property Address: gardner CAMPBELL HEALTHCARE INVEST LP PO BOX 2255 WENATCHEE, WA 98807-2255 Property Address: gardner CARRITHERS MICHAEL A SR 3133 E AUTUMN WAY CARRITHERS B GAIL MERIDIAN, ID 83642-0000 Property Address: gardner CASTRO FERNANDO A 3185 E SPRINGWOOD DR CASTRO MARIE-ANDREE G MERIDIAN, ID 83642-0000 Property Address: gardner DEMEYER PROPERTIES LLC 3530 E FRANKLIN RD MERIDIAN, ID 83642-0000 Property Address: gardner GALE JEFFERY A 3160 E SPRINGWOOD DR GALE SANDRA K MERIDIAN, ID 83642-6241 Property Address: gardner GARDNER KEM C FAMILY PARTNERSHIP LT 90 S 400 WAY STE 360 SALT LAKE CITY, UT 84101-0000 Property Address: gardner GARDNER KEM C FAMILY PARTNERSHIP LT 90 S 400 WAY STE 360 SALT LAKE CITY, UT 84101-0000 Property Address: gardner I Owners Owner Address GREENHILL ESTATES SUB NO 3 WATER COR 3136 SPRINGWOOD DR MERIDIAN, ID 83642-0000 Property Address: gardner GREENHILL ESTATES SUB NO 3 WATER COR 3136 SPRINGWOOD DR MERIDIAN, ID 83642-0000 Property Address: gardner GRIFFITHS GLENN L 3295 N MONTVUE DR GRIFFITHS TRESHA MERIDIAN, ID 83642-6314 Property Address: gardner GRIFFITHS GLENN L 3295 N MONTVUE DR GRIFFITHS TRESHA MERIDIAN, ID 83642-6314 Property Address: gardner GRIFFITHS GLENN L 3295 N MONTVUE DR GRIFFITHS TRESHA MERIDIAN, ID 83642-6314 Property Address: gardner HOOD MARK 3158 E AUTUMN WAY MERIDIAN, ID 83642-0000 Property Address: gardner IDAHO UNITED CREDIT UNION PO BOX 2268 BOISE, ID 83701-0000 Property Address: gardner LINDLEY DALE B 2746 S KINGSBURY WAY LINDLEY JANE EAGLE, ID 83616-6008 Property Address: gardner LINDLEY DALE B 2746 S KINGSBURY WAY LINDLEY JANE EAGLE, ID 83616-6008 Property Address: gardner MED PROP LLC 360 E MONTVUE DR STE 100 MERIDIAN, ID 83642-0000 Property Address: gardner 2 Owners MEDLAND LLP Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: Owner Address 3520 E LOUISE DR MERIDIAN, ID 83642-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 3 Owners MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: MERIDIAN MEDICAL PLAZA LLC Property Address: Owner Address 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner 1263 W WICKSHIRE CT EAGLE, ID 83616-0000 gardner I Owners Owner Address PITCHER DANIEL T 3157 E AUTUMN WAY PITCHER JENNIFER L MERIDIAN, ID 83642-0000 Property Address: gardner R C WILLEY HOME FURNISHINGS 2301 S 300 SALT LAKE CITY, UT 84115-2516 Property Address: gardner R C WILLEY HOME FURNISHINGS 2301 S 300 SALT LAKE CITY, UT 84115-2516 Property Address: gardner ST LUKES REGIONAL MEDICAL CENTER LT 190 E BANNOCK ST BOISE, ID 83712-6241 Property Address: gardner TBID-MOBI-SL LLC PO BOX 4067 BOISE, ID 83711-0000 Property Address: gardner TOUCHMARK OF THE TREASURE VALLEY L 4037 E CLOCKTOWER LN MERIDIAN, ID 83642-0000 Property Address: gardner VERSKA JOSEPH M 360 E MONTVUE DR STE 100 JORGENSON SAMUEL S MERIDIAN, ID 83642-0000 Property Address: gardner VERSKA JOSEPH M 360 E MONTVUE DR STE 100 JORGENSON SAMUEL S MERIDIAN, ID 83642-0000 Property Address: gardner WIGOD PROPERTIES LLC 7157 N SPURWING WAY MERIDIAN, ID 83646-0000 Property Address: gardner WILLIAMSON LANA J 3182 E AUTUMN WAY MERIDIAN, ID 83642-6239 Property Address: gardner 5