HomeMy WebLinkAboutDevelopment AgreementsEI Dorado Business Campus
Benefits Derived From the Development
Estimated Total Square Footage of Buildings 779,000
Projected Property Taxes
Taxable Value per Sq Ft $ 125.00
Total Value Upon Buildout $ 97,375,000.00
Tax Rate 1.43%
Total Taxes $ 1,392,462.50
Percent of Total
Taxes
Meridian School's Portion of Property Taxes Taxe
City of Meridian's Portion of Property Taxes 22%
Total 69%
Jobs Created by Development
Employees per 1,000 sq ft of Office Space 4.00
Total Number of Employees 3,116.00
ACRD Impact Fees Generated
Impact Fee Rate Per Square Foot $
Total $
2.25
1,752,750.00
These projections are our best estimate using current information.*
RECIF-WED
MAR 19 2002
.. F is � RID N,
Dollar Amount
$ 654,457.38
$ 306,341.75
$ 960,799.13
9
W.H. MOORE
C O M P A_N Y
Real Estate Development
600 N. STEELHEAD WAY, SUITE 144 (83704)
P.O, BOX 8204
BOISE, IDAHO 83707.2204
Date: March 19, 2002
To: William G. Berg, Jr.
City Clerk
City of Meridian
From: Jonathan R. Seel
Subject: El Dorado Business Campus
TELEPHONE (208) 323.1919 / FAX 323.7523
FECEP11-TED
MAR 19 2002
Findings and Recommendations of Planning and Zoning Commission,
Dated February 27, 2002 for:
• Annexation and Rezone
• Preliminary Plat
• Conditional Use Permit
11TUIDLAONT
Winston Moore requests the following modifications to the Findings and
Recommendations for El Dorado Business Campus:
• The owner of record should be Kimball Properties Limited Partnership, Managing
Partner: Winston H. Moore ( not James Griffin.)
In the recommendations to City Council for the Conditional Use Permit, page 3 item 1
(7), change Goldstone Way to Copper Point Way. Prior to the Planning and Zoning
hearing on February 21, it was agreed between applicant and staff that this condition
will apply to buildings south of Copper Point and not Goldstone Way. The Planning
and Zoning Commissioners approved our request, but apparently this change has not
been transmitted to the City Council recommendations.
In the recommendations to City Council for the Conditional Use Permit, page 3 item 1
(8), Staff deleted this requirement from the report submitted to the Planning and
Zoning Commission, dated February 19, 2002. This condition was not reinstated by
the Planning and Zoning Commission.
• In the recommendations to City Council for the Conditional Use Permit, page 4 item 6,
the City is requiring the applicant construct a bridge across the Ridenbaugh Canal. It
further states if N&MID denies this bridge, item 6 shall be removed. We have
William G. Berg, Jr.
City Clerk
City of Meridian
Application for El Dorado Business Campus
March 19, 2002
Page 2
provided a letter from John Anderson of N&MID opposing construction of a bridge
across the Ridenbaugh Canal. We believe this condition should be deleted.
• In the recommendations to City Council for the Conditional Use Permit, page 4 item 7,
the Applicant is instructed to submit a subdivision open space calculation. Under the
Planned Use Development Ordinance, Staff advised the Planning and Zoning
Commission that the development satisfied the two amenities (project provides two
open spaces, jogging path and pedestrian pathway) and therefore an open space
calculation was not required. The Planning and Zoning Commission concurred with
Staff's recommendation.
cc: Planning and Zoning Staff
City of Meridian
Position Statement
Case No. AZ -01-018
Name of Applicant: W.H. Moore Company
RECEIVED
: ,��. MERIDIAN
N
Cj-F\j
�
( f C'� (9 � -)9 -02-
J4" 'no. jo
To: Meridian City Council
From: — Brace Freckleton, Senior Engineering Tech, — Public Works Dept.
I have reviewed the Findings and Recommendations of the Planning and Zoning
Commission with which I disagree as follows: New legal descriptions of the two separate zone
boundaries have been submitted and approved per recommendation number 6 on page 3,
therefore I would suggest that recommendation number 1 on page 2 be modified.
The following Findings and/or Recommendations should be modified:
§ Recommendation 1, Page 2:
The legal description submitted with the application does not appear to meet the
requirements of the City of Meridian and State Tax Commission and does not place the parcel
contiguous to the existing city limits.
§ should read:
The revised legal descriptions appear to meet the
jrjr^requirements of the City of Meridian and State Tax Commission and doesnotplaces the parcel
contiguous to the existing city limits.
Dated this 19`x . day of Mar
Copy served upon Applicant, Plannin
City Attorney.
Received in the record: 3 / l'// 19 2 -
.
By: '
WilliamC G. Berg, Jr., City e
msg\ZAWork\Iv1Wcridian 15360WLANNING AND ZONING FILF,\PositionStatement.doe
* TX CONFIRMATION REPORT ** AS OF MAR 19 '02 16:32 PAGE.01
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DATE TIME TO/FROM
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W.H. MOORE
C O M P A N Y
Real Estate Development
600 A STEELHEAO WAY, SUITE fee (09704)
P.O.80X 8204
801SE, IDAHO 83707.2204
Date: February 21, 2002
To: William G. Berg, Jr.
City,Clerk
City of Meridian
From: Jonathan R. Seel
AS OF MAR 13 '02 15:09 PAGE.01
CITY OF MERIDIAN
MODE MIN/SEC PGS CMD# STATUS
EC --S 00'24" 001 070 OK
Subject: 1✓1 Dorado Business Campus
February 19, 2002 Meridian Staff Report for:
Annexation and Rezone
Preliminary Plat
Conditional Use Permit
TELEPHONE (200) 323.19191 FAX 3237523
�
C�1)
FES 2 1 2x02
CITY OF SERI L0
Winston Moore requests the following modifications to the February 19, 2002 staff report
for El Dorado Business Campus:
• Preliminary Plat Site Specific Conditions Item 13 ...Replace the entire paragraph with
"Applicant shall modify the Preliminary Plat and its Iegend to identify and label the
boundaries of the multi -use pathway easement required below in the CUP site specific
conditions. Submit a revised Preliminary Plat at least 10 days prior to the.City Council
hearing.
• Conditional Use Permit Site Specific Conditions Item 1 (e)...Replace the last sentence
with "The easement or common lot shall be at least 20 feet wide at its narrowest point
and 30 feet wide where building locations and topography will allow, and may, to the
extent permitted by NM1D, encroach upon that part of the Ridenbaugh Canal 100 feet
right-of-way lying north of the canal maintenance road."
• Conditional Use Permit Site Specific Conditions Item 1 (9) ... In the second sentence
change Goldstone Way to Copper Point Way. It was previously agreed between
Applicant and the City that this condition will apply to buildings south of Copper Point
Way and not to Goldstone Way. We believe this was simply an over site on the part of
staff.
WHITE PETERSON
WHITE, PETERSON, MORROW, GIGRAY, ROSSMAN, NYE & ROSSMAN, P.A.
nVM B. DINIUS
PHW A. PETERSON
JULIE KLEw Fisc=
ERICA S. I m UPs
WM. F. GIGRAY, tE
ERIC S. RossMAN
T. GUY HALLAM*
TODD A. Rossmm
D. SAMUEL Jom4soN
DAVID M. SWARTLEY
LARRYD.MOORE
P,�A,,M,,E�LA• J.TARLOW***
WuLIAMA.MORROW
TW ENcER.WHnE**
WRLIAM F. NicxoLO
NICHOLAS L. WOLLHN
Cmmopm R S. NYE
*Also admitted in OR
*4 Also admitted in WA
***Also admitted in CA
ATTORN$Ys AT LAW
830 E. FIRST ST., SurrE 200
POST OFFICE Box1150
MERIDIAN, IDAHO 83680-1150
TEL (208)288-2499
FAx(208)288*2501 EMAm:Dms@whitepoterson.com
NAMPA OFFICE
5700 E. FRANxI,Ra RD„ SM. zoo
NAMPA IDAHO 83687-8402
F X(208))466 94
PLEASE REPLY To
MERIDIAN OFFICE
;.:ET, I .,..,
VED
February, 27, 2002 Cityof Meridian
City Clerik,To: Staff
Applicant
Affected Property Owner(s)
Re: Application Case No. AZ -01-018
FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING
COMMISSION
Staff, Applicant and/or Affected Property Owner(s):
Please note that these Findings and Recommendations of the Pla ning and Zoning
Commission shall be presented to the City Council at the public hearing on th# above referenced
matter by the Planning and Zoning Administrator. Due to the volume ofmaers which the City
Council must decide, and to insure your position is understood and clear, it it important to have
a consistent format by which matters are presented at the public hearings before the City
Council.
The City Council strongly recommends:
1. That you take time to carefully review the Findinggs and Recommendations
of the Planning and Zonyng Commission, and be�re�ar_ed to stateyour
,_and
of thi Planning and Zoning Commission; and
2. That you carefully. complete (be sure it is legible) the Position
Statement if you disagree with the Findings an Recommendations
of the Planning and Zoning Commission. The Position Statement
.form for this application is available at the City Cleric's office.
It is recommended that you prepare a Position Statement and deliver it to the
City Clerk prior to the hearing, if possible. If that is not possible, please present your Position
Statement to the City Council at the hearing, along with eight (8) copies. The copRs and the
es will be
Cresented to the Mayor, Council, Planning and Zoning Administrator, Public Work
ity Attorney. If you are a part of agroup, it is strongly recommended that one Position
Statement be filled out for the group, which can be signed by the representative for the group.
Very truly you7,
f.,. ._ �. .. .... .. ...,_mss......—..
ety Attorney's Office
Ir/
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE REQUEST )
FOR ANNEXATION AND ZONING OF ) Case No. AZ -01-018
85.36 ACRES FOR PROPOSED EL )
DORADO BUSINESS CAMPUS ) RECOMMENDATION TO CITY
COUNCIL
W.H. MOORE COMPANY, )
Applicant
The property is approximately 85.36 acres in size and is located at the southwest
coiner of E. Overland Road and S. Eagle Road, Meridian. The property is
designated as El Dorado Subdivision.
2. The owner of record of the subject property is James F. Griffin of Boise.
Applicant is W.H. Moore Company of Boise.
4. The subject property is currently zoned RUT and consists of vacant land.
5. The applicant requests the property be zoned as C -C and C -G.
6. The subject property is bordered to the north and west by County zoned
residential property, to the east by the Silverstone Corporate Center, and to the
south by Thousand Springs Subdivision.
7. The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
8. The entire parcel of the property is included within the Meridian Urban Service
Planriing Area as defined in the Meridian Comprehensive Plan.
9. The Applicant proposes to develop the subject property in the following manner:
32 building lots and 17 other lots for a proposed commercial development known
as the El Dorado Business Campus consisting of a mix of uses such as Office,
Retail, Restaurants, and Hotels/Motels.
10. The Applicant requests zoning of the subject real property as C -C and C -G which
is consistent with the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property as Mixed/Planned Development.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 1
11. There are no significant or scenic features of major importance that affect the
consideration of this application.
12. The Planning and Zoning Commission took into consideration the concerns of
Bradley Miller, a neighboring property owner, and Thomas and Nancy Connolly,
residents of a neighboring subdivision.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested amlexation and zoning as
requested by the applicant for the property described in the application, subject to the
following:
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1. The legal description submitted with the application does not appear to meet the
requirements of the City of Meridian and State Tax Commission and does not place
the parcel contiguous to existing city limits.
2. The requested zoning of C -C and C -G is compatible with City Comprehensive Plan.
3. The subject property is within the Urban Service Planning Area. Essential City
services are available to the subject property.
4. A Development Agreement shall be entered into between the City of Meridian and
the Applicant. The Development Agreement shall require that certain uses within the
subdivision shown as conditional in the attached exhibit be approved though the
Conditional Use Permit process. The list of permitted uses shall include all those
listed in the exhibit submitted with the application, with any modifications made by
Council. Development of the properties adjacent to the Thousand Springs Subdivision
shall be required to obtain a separate Conditional Use Permit unless professional
office or flex uses are proposed, which were refined by the Commission to be "uses
permitted in the L -O zone", such uses do not require a CUP.
5. A condition of the Development Agreement shall be to construct a multi -use pathway
adjacent to the Ridenbaugh Canal's north bank in accordance with the design and
alignment requirements of the Meridian Parks & Recreation Department proposed
standards under CUP Site Specific Conditions, item #1) and the Nampa Meridian
Irrigation District.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 2
6. New legal descriptions for new zone boundaries need to be submitted and received by
staff 10 days prior to City Council hearing.
7. Zoning of C -C is restricted to all property north of Goldstone Way and east of King
Salmon Way. The southern boundary of property along the Canal and south of
Copper Point shall be zoned C -G. The remainder of the property shall be zoned C -G.
8. The uses for the property along the southern boundary, adjacent to Thousand Springs,
are restricted to only permitted L -O uses, without a CUP.
Adopt the Recommendations of the ACHD as follows:
Special Recommendation to City of Meridian:
1. In order to reduce trips to and from this development it is recommended that
tenants occupying the proposed building be required to provide an Alternative
Transportation Program for employees and provide an annual report to ACHD on
employee participation. Cornmuteride staff will coordinate the Alternative
Transportation Program with the applicant
2. In order to reduce trips to and from this development, the tenants occupying the
proposed building(s) should be required to participate in any Transportation
Management Association (TMA) or Transportation Management Organization
(TMO) that is formed with a boundary that includes this site or is adjacent to this
development.
3. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a
Level of Service F (LOS F), and are listed as one of the 100 most critical
intersections in Ada County. Access control within the operating area of the
intersection is vital to the safe operations of the intersection. The subject site's
additional traffic will exacerbate the traffic problems at these intersections.
4. Based on development patterns in this area and the resulting traffic generation,
staff anticipates that the transportation system will not be adequate to
accommodate additional traffic generated by this proposed development at
accepted levels of service without modifications to Eagle Road and Overland
Road, and the intersection.
The following Site Specific Requirements and Standard Requirements must be met
or provided for prior to ACHD approval of the final plat:
Site Specific Requirements:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 3
Dedicate 54 to 48 -feet of right-of-way from the centerline of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or other
required permits), whichever occurs first.
2. Dedicate 52 to 48 -feet of right-of-way from the centerline of Eagle Road abutting
the parcel by means of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other required permits),
whichever occurs first.
Construct a 5 -foot wide detached concrete sidewalk on Eagle Road located 2 -feet
within the new right-of-way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of-way,
provide an easement for the sidewalk
4. Construct a 5 -foot wide detached concrete sidewalk on Overland Road located 2 -
feet within the new right-of-way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of-way,
provide an easement for the sidewalk.
5. Construct the proposed driveway on Overland Road approximately 240 -feet west
of Eagle Road. This driveway meets District policy as a right-in/right-out
driveway only and is approved with this application. The applicant shall
coordinate with the Districts Traffic Services Division to determine a means to
restrict this driveway to a right-in/right-out driveway only (i.e. raised median,
internal island, etc.).
6. Construct the proposed driveway on Overland Road approximately 550 -feet west
of Eagle Road as a frill -access driveway. This driveway meets District policy and
is approved with this application.
7. Construct the proposed public roadway access point located on Overland Road
approximately 950 -feet west of Eagle Road as a collector roadway. This
location is granted a modification of policy and is approved with this application.
Construct the proposed public roadway on Eagle Road approximately 700 -feet
south of Overland Road as a full -access roadway. This roadway meets District
policy and is approved with this application.
9. Construct the proposed driveway on Eagle Road located approximately 1,150 -feet
south of Overland Road. This driveway was granted as a modification of policy
by the District's Commission on January 16, 2002.
10. Construct the proposed public roadway on Eagle Road approximately 1,700 -feet
south of Overland Road. This roadway meets District policy and is approved with
this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 4
11. Construct the proposed public roadway on Eagle Road approximately 2,400 -feet
south of Overland Road as a full access roadway. This roadway meets District
policy and is approved with this application.
12. Construct the proposed spine road with connections at Overland Road and Eagle
Road, as proposed. This roadway shall be constructed as a 46 -foot street section
with curbs, gutters and sidewalks within 70 -feet of right-of-way, as proposed.
Parking shall be restricted on the proposed street, and the applicant shall submit a
signage plan prior to final plat approval.
13. Construct the proposed roadway on Eagle Road located approximately 1,700 -feet
south of Overland Road to align with the roadway that was approved with the
Silverstone Corporate Center. This roadway shall be constructed as a 46 -foot
street section with curbs, gutters and sidewalks within 70 -feet of right-of-way.
Parking shall be restricted on the proposed street, and the applicant shall submit a
signage plan prior to final plat approval.
14. Construct the proposed roadway on Eagle Road located approximately 700 -feet
south of Overland Road is proposed to offset a driveway that was approved with
the Silverstone Corporate Center. This roadway shall be constructed as a 46 -foot
street section with curbs, gutters and sidewalks within 70 -feet of right-of-way.
Parking shall be restricted on the proposed street, and the applicant shall submit a
signage plan prior to final plat approval.
15. Construct center turn lanes on Overland Road and Eagle Road for the proposed
public street intersections and for all of the frill access driveways.
16. Construct a left turn bay at the main entrance on Eagle Road.
17. Enter into a three way written agreement with the District for the cost and specific
location of the traffic signal on Eagle Road.
18. Any proposed landscape islands/medians within the public right-of-way dedicated
by this plat shall be owned and maintained by a homeowners association. Notes
of this shall be required on the final plat.
19. Construct a stub street to the west property line. The applicant has proposed that
the stub street be located approximately 450 feet north of the south property line.
Staff is supportive of this location or any location that is located south of the
proposed Lot 11. The applicant shall construct the stub street and provide a paved
temporary turnaround at the west end of the stub street with a temporary easement
provided to the District. The applicant shall be required to install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE". Coordinate the sign plan for the stub street, and the design of
the turnaround (if necessary) with District staff.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 5
20. The turnarounds shall be constructed to provide a minimum turning radius of 55 -
feet.
21. Any existing irrigation facilities shall be relocated outside of the right-of-way.
22. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
23. If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
24. Other than the access points specifically approved with this application, direct lot
or parcel access to Eagle Road and Overland Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
Adopt the Meridian Fire Department Recommendations as follows:
1. A fire -flow consistent with Appendix III -A of the Uniform Fire Code shall be
provided to service the entire project. Fire hydrants shall be placed an average of
400' apart at approved locations.
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3. Acceptance of water supply for fire protection is contingent upon acceptance of
the water system by the City of Meridian.
4. Final approval for fire hydrant location shall be by the Meridian Fire Department.
5. All turning radii shall be a minimum of 28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
7. The roadways shall be built to Ada County Highway standards.
The proposed 85 acre annexation will have an estimated transient population of
3,500 people based on an estimated 700,000 square feet of space to occupy at 200
square feet per person. This will generate an estimated 145 additional calls for
service at build out.
The proposed project lies outside the five-minute response zone goal.
10. Provide an approved turnaround on the West end of Goldstone Way or provide a
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 6
connection to the adjacent project.
Adopt the Recommendation of the Nampa & Meridian Irrigation District.
1. Applicant shall apply for a land use change/site application.
Adopt the Recommendations of the Central District Health Department as follows:
The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
2. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
4. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 7
WHITE PETERSON
WHITE, PETERSON, MORROW, GIGRAY, ROSSMAN, NYE & RossMAN, P.A.
KBVIN E. DIDIUS
PHILIP A, PETERSON
JULIE KLEIN FISCHER
ERICA S. PHId.IP3
WM. F. GIORAY, II
ERIC S, RossMAN
T. GUY HALLAM*
TODD A. RossMAN
D. SAMUEL JOHNSON
DAVID M.SwARnEY
LARRY D. MOORE
PAMELA J. TARLow***
WILLIAM A. MoRRow
TERRENCE R. WxiTE**
WILLIAM F. NICHOLS*
NICHOLAS L. WOLLHN
CHRL4TOPHER S. NYE
*Also admitted in OR
** Also admitted in WA
***Also admitted in CA
To:
Staff
Appplicant
A£fpected Property Owner(s)
ATTORNEYS AT LAW
830 E. FIRST ST., SUITE 200
POST OFFICE BOXI 150
MERIDIAN, IDAHO 83680-1150
NAMPA OFFICE
5700 E. FRANKLIN RD., srE. 200
NAMPA IDAHO 83687-8402
FAX -9272
(08))466-4405
TEL (208) 288-2499 PLEASE REPLY TO
FAx (208) 288*2501 E-MAIL:Dms@white[wterson.com MERIDIAN OFFICE
R' -
February 27, 2002
Re: Application Case No. AZ -01-018
(F ME T UA
,,y f, F R K a
FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING
COMMISSION
Staff, Applicant and/or Affected Property Owner(s):
Please note that these Findings and Recommendations of the Planning and Zoning
Commission shall be presented to the City Council at the public hearing on the above reference
matter by the Planning and Zoning Administrator. Due to the volume of matters which the City
Council must decide, and to insure your position is understood and clear, it is important to have
a consistent format by which matters are presented at the public hearings before the City
Council.
The City Council strongly recommends:
I . That you take time to carefully review the Findings and Recommendations
of the Planning and Zoning Commission, and be prepared to state your
position on this application by addressing the Findings and
Recommendations of the Planning and Zoning Commission; and
2. That you carefullyy complete (be sure it is legible) the Position
Statement if fou disa ree with the Findings and Recommendations
of the Planning and oning Commission. The Position Statement
form for this application is available at the City Cleric's office.
It is recommended that you prepare a Position Statement and deliver it to the
City Clerk prior to the hearing, if possible. If that is notossible, please present your Position
Statement to the City Council at the hearing, along with eight (8) copies. The copies will be
Cresented to the Mayor, Council, Planning and Zoning Administrator, Public Worts and the
ity Attorney. If you are a part of a group, it is strongly recommended that one Position
Statement be filled out for the group, which can be signed by the representative for the group.
Very truly yours,
City Attorney's Office
iyi
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR ANNEXATION AND
ZONING OF 85.36 ACRES FOR
PROPOSED EL DORADO
BUSINESS CAMPUS
W. H. MOORE COMPANY,
Applicant
Case No. AZ — 01-018
RECOMMENDATION TO CITY
COUNCIL
1, The property is approximately 85.36 acres in size and is located at the southwest
corner of E. Overland Road and S. Eagle Road, Meridian. The property is
designated as El Dorado Subdivision.
2. The owner of record of the subject property is James F. Griffin of Boise.
3. Applicant is W.H. Moore Company of Boise.
4. The subject property is currently zoned RUT and consists of vacant land.
The applicant requests the property be zoned as C -C and C -G.
6. The subject property is bordered to the north and west by County zoned
residential property, to the east by the Silverstone Corporate Center, and to the
south by Thousand Springs Subdivision.
7, The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
8, The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
9. The Applicant proposes to develop the subject property in the following manner:
32 building lots and 17 other lots for a proposed commercial development known
as the El Dorado Business Campus consisting of a mix of uses such as Office,
Retail, Restaurants, and Hotels/Motels.
10. The Applicant requests zoning of the subject real property as C -C and C -G which
is consistent with the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property as Mixed/Planned Development.
11. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 1
12. The Planning and Zoning Commission took into consideration the concerns of
Bradley Miller, a neighboring property owner, and Thomas and Nancy Connolly,
residents of a neighboring subdivision.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested annexation and zoning as
requested by the applicant for the property described in the application, subject to the
following:
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1. The legal description submitted with the application appears to meet the requirements
of the City of Meridian and State Tax Commission and places the parcel contiguous
to existing city limits.
2. The requested zoning of C -C and C -G is compatible with City Comprehensive Plan.
3. The subject property is within the Urban Service Planning Area. Essential City
services are available to the subject property.
4. A Development Agreement shall be entered into between the City of Meridian and
the Applicant. The Development Agreement shall require that certain uses within the
subdivision shown as conditional in the attached exhibit be approved though the
Conditional Use Permit process. The list of permitted uses shall include all those
listed in the exhibit submitted with the application, with any modifications made by
Council. Development of the properties adjacent to the Thousand Springs Subdivision
shall be required to obtain a separate Conditional Use Permit unless professional
office or flex uses are proposed.
5. A condition of the Development Agreement shall be to construct a multi -use pathway
adjacent to the Ridenbaugh Canal's north bank in accordance with the design and
alignment requirements of the Meridian Parks & Recreation Department proposed
standards under CUP Site Specific Conditions, item # 1) and the Nampa Meridian
Irrigation District,
6. New legal descriptions for new zone boundaries need to be submitted and received by
staff 10 days prior to City Council hearing.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
ELDORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 2
7. Zoning of C -C is restricted to all property north of Goldstone Way and east of King
Salmon Way. The southern boundary of property along the Canal and south of
Copper Point shall be zoned L -O. The remainder of the property shall be zoned C -G.
8, Any other applications on the property shall require an additional conditional use
permit.
Adopt the Recommendations of the ACRD as follows:
Special Recommendation to City of Meridian:
1, In order to reduce trips to and from this development it is recommended that
tenants occupying the proposed building be required to provide an Alternative
Transportation Program for employees and provide an annual report to ACRD on
employee participation. Commuteride staff will coordinate the Alternative
Transportation Program with the applicant
2. In order to reduce trips to and from this development, the tenants occupying the
proposed building(s) should be required to participate in any Transportation
Management Association (TMA) or Transportation Management Organization
(TMO) that is formed with a boundary that includes this site or is adjacent to this
development.
3. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a
Level of Service F (LOS F), and are listed as one of the 100 most critical
intersections in Ada County. Access control within the operating area of the
intersection is vital to the safe operations of the intersection. The subject site's
additional traffic will exacerbate the traffic problems at these intersections.
4. Based on development patterns in this area and the resulting traffic generation,
staff anticipates that the transportation system will not be adequate to
accommodate additional traffic generated by this proposed development at
accepted levels of service without modifications to Eagle Road and Overland
Road, and the intersection.
The following Site Specific Requirements and Standard Requirements must be met
or provided for prior to ACHD approval of the final plat:
Site Specific Requirements:
1. Dedicate 54 to 48 -feet of right-of-way from the centerline of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or other
required permits), whichever occurs first.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 3
2. Dedicate 52 to 48 -feet of right-of-way from the centerline of Eagle Road abutting
the parcel by means of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other required permits),
whichever occurs first.
3. Construct a 5 -foot wide detached concrete sidewalk on Eagle Road located 2 -feet
within the new right-of-way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of-way,
provide an easement for the sidewalk
4. Construct a 5 -foot wide detached concrete sidewalk on Overland Road located 2 -
feet within the new right-of-way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of-way,
provide an easement for the sidewalk.
5. Construct the proposed driveway on Overland Road approximately 240 -feet west
of Eagle Road. This driveway meets District policy as a right-in/right-out
driveway only and is approved with this application. The applicant shall
coordinate with the Districts Traffic Services Division to determine a means to
restrict this driveway to a right-in/right-out driveway only (i.e. raised median,
internal island, etc.).
6. Construct the proposed driveway on Overland Road approximately 550 -feet west
of Eagle Road as a full -access driveway. This driveway meets District policy and
is approved with this application.
7. Construct the proposed public roadway access point located on Overland Road
approximately 950 -feet west of Eagle Road as a collector roadway. This
location is granted a modification of policy and is approved with this application.
8. Construct the proposed public roadway on Eagle Road approximately 700 -feet
south of Overland Road as a full -access roadway. This roadway meets District
policy and is approved with this application.
9. Construct the proposed driveway on Eagle Road located approximately 1,150 -feet
south of Overland Road. This driveway was granted as a modification of policy
by the District's Commission on January 16, 2002.
10. Construct the proposed public roadway on Eagle Road approximately 1,700 -feet
south of Overland Road. This roadway meets District policy and is approved with
this application.
11. Construct the proposed public roadway on Eagle Road approximately 2,400 -feet
south of Overland Road as a full access roadway. This roadway meets District
policy and is approved with this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 4
12. Construct the proposed spine road with connections at Overland Road and Eagle
Road, as proposed. This roadway shall be constructed as a 46 -foot street section
with curbs, gutters and sidewalks within 70 -feet of right-of-way, as proposed.
Parking shall be restricted on the proposed street, and the applicant shall submit a
signage plan prior to final plat approval.
13. Construct the proposed roadway on Eagle Road located approximately 1,700 -feet
south of Overland Road to align with the roadway that was approved with the
Silverstone Corporate Center. This roadway shall be constructed as a 46 -foot
street section with curbs, gutters and sidewalks within 70 -feet of right-of-way.
Parking shall be restricted on the proposed street, and the applicant shall submit a
signage plan prior to final plat approval.
14. Construct the proposed roadway on Eagle Road located approximately 700 -feet
south of Overland Road is proposed to offset a driveway that was approved with
the Silverstone Corporate Center. This roadway shall be constructed as a 46 -foot
street section with curbs, gutters and sidewalks within 70 -feet of right-of-way.
Parking shall be restricted on the proposed street, and the applicant shall submit a
signage plan prior to final plat approval.
15. Construct center turn lanes on Overland Road and Eagle Road for the proposed
public street intersections and for all of the full access driveways.
16. Construct a left turn bay at the main entrance on Eagle Road.
17. Enter into a three way written agreement with the District for the cost and specific
location of the traffic signal on Eagle Road.
18. Any proposed landscape islands/medians within the public right-of-way dedicated
by this plat shall be owned and maintained by a homeowners association. Notes
of this shall be required on the final plat.
19. Construct a stub street to the west property line. The applicant has proposed that
the stub street be located approximately 450 feet north of the south property line.
Staff is supportive of this location or any location that is located south of the
proposed Lot 11. The applicant shall construct the stub street and provide a paved
temporary turnaround at the west end of the stub street with a temporary easement
provided to the District. The applicant shall be required to install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE". Coordinate the sign plan for the stub street, and the design of
the turnaround (if necessary) with District staff.
20. The turnarounds shall be constructed to provide a minimum turning radius of 55 -
feet.
21. Any existing irrigation facilities shall be relocated outside of the right-of-way.
RECOMMENDATION TO CITY COUNCIL, OF APPROVAL OF ANNEXATION AND ZONING FOR
ELDORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 5
22, Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
23. If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
24. Other than the access points specifically approved with this application, direct lot
or parcel access to Eagle Road and Overland Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
Adopt the Meridian Fire Department Recommendations as follows:
A fire -flow consistent with Appendix III -A of the Uniform Fire Code shall be
provided to service the entire project. Fire hydrants shall be placed an average of
400' apart at approved locations.
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3. Acceptance of water supply for fire protection is contingent upon acceptance of
the water system by the City of Meridian.
4. Final approval for fire hydrant location shall be by the Meridian Fire Department.
5. All turning radii shall be a minimum of 28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
7. The roadways shall be built to Ada County Highway standards.
8. The proposed 85 acre annexation will have an estimated transient population of
3,500 people based on an estimated 700,000 square feet of space to occupy at 200
square feet per person. This will generate an estimated 145 additional calls for
service at build out.
9. The proposed project lies outside the five-minute response zone goal,
10. Provide an approved turnaround on the West end of Goldstone Way or provide a
connection to the adjacent project.
Adopt the Recommendation of the Nampa & Meridian Irrigation District,
Applicant shall apply for a land use change/site application,
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 6
Adopt the Recommendations of the Central District Health Department as follows:
The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality,
2. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
4. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF ANNEXATION AND ZONING FOR
EL DORADO BUSINESS CAMPUS — W.H. MOORE COMPANY - Page 7
W. H. Moore Company
600 N. Steelhead Way
Boise, ID 83704
CTT ._
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
RE: Land Use Change Application — EI Dorado Subdivision
Dear W. H. Moore Company:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above -referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
hk_A__ �?. 5%)rfzx__
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, Meridian City
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
February 19, 2002
AZ 01 -018
MERIDIAN PLANNING & ZONING MEETING February 21, 2002
APPLICANT W.H. Moore Company ITEM NO. 4
REQUEST Continued Public Hearing from January 17, 2002 -- Request for annexation and zoning
of 85.36 acres from RUT to C -C and C -G zones for proposed El Dorado Subdivision -- southwest
corner of East Overland Road and South Eagle Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
COMMENTS
See previous Item Packet
See attached Comments
OTHER: See attached letter from Thomas and Nancy Connolly
Contacted Two-agua-, Date: 411 10L Phone:
(�A
Materials presented of public meetings shall become property of the City of Meridian. ou�- Uz
ACHD
'r !gggarw
Ada County Highway District
David E. Wynkoop, President 318 East 37th Street
Dave Bivens, 1st Vice President Garden City ID 83714-6499
Judy Peavey -Derr, 2nd Vice President Phone (208) 387-6100
Susan S. Eastlake, Commissioner FAX (208) 387-6391
Sherry R. Huber, Commissioner E-mail: tellus@ACHD.ada.id.us
January 24, 2002
TO: W.H. Moore Company
600 North Steelhead Way
Suite 144
Boise, Idaho 83704
FROM: Andrea N. Tuning
Principal Development Ana yst
Planning & Development
SUBJECT: Eldorado Business Campus/ MCUP01-037 / MAZ01-018
s/w/c Overland Road/Eagle Road
5 -lots
RECEIVED
JAN 2 8 2002
City of Meridian
City Clerk Office
The Commissioners of the Ada County Highway District on January 16, 2002 acted on your application for
the above referenced project. The attached staff report lists conditions of approval and street improvements,
which are required.
If you have any questions, please feel free to contact staff at (208) 387-6170.
Cc: Planning & Development/chron/project file
City Of Meridian
Construction Services — John Edney
Drainage — Chuck Rinaldi
Larson Architects
Cornel Larson
210 Murray Street
Boise, Idaho 83714
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat — Eldorado Business Campus s/w/c Overland Road/Eagle Road 15 -lots
MCUPO1-037 / MAZOl-018
The application has been referred to ACHD by the City of Meridian for review and comment. The
Eldorado Business Campus is a 32 -lot office/commercial subdivision on 85.36 -acres. The applicant is
requesting rezone approval from R-1 to C-C/C-G, annexation approval, as well as preliminary plat
approval for the 85.36 acre subdivision. The site is located at the southwest corner of Overland Road
and Eagle Road. This development is estimated to generate 8,262 additional vehicle trips per day
based on the submitted traffic impact study.
Roads impacted by this development: Overland Road
Eagle Road
Interstate 84
ACRD Commission Date — January 16, 2002 —12:00 noon.
Facts and Findings:
A. General Information
Owner — Winston Moore
Applicant — W.H. Moore Company
R-1 - Existing zoning (low-density residential)
C-C/C-G — Proposed zoning (general commercial)
85.36 - Acres
32 - Proposed building lots
17 -Proposed common lots
4,950 - Total lineal feet of proposed public streets
285 - Traffic Analysis Zone (TAZ)
West Ada - Impact Fee Service Area
Meridian - Impact Fee Assessment District
Eldoradoxmm
Page 1
Overland Road
Minor arterial with bike lane designation
Traffic count of 13,551 on 11-30-99 (e/o Eagle Road)
Traffic count of 11,422 on 11-30-99 (w/o Eagle Road)
D -Existing Level of Service
Greater than E - Existing plus project build -out Level of Service
1,300 -feet of frontage
50 -feet existing right-of-way (25 -feet from centerline)
54 to 48 -feet required right-of-way from centerline
Overland Road is improved with 2 -lanes with no curb, gutter or sidewalk abutting the site.
There is a southbound turn lane on Overland Road at the Eagle Road intersection. The
Overland/Eagle Road intersection currently operates at a level of service F.
Eagle Road
Minor arterial with bike lane designation
Traffic count of 19,790 on 11-30-99 (n/o Overland Road)
Traffic count of 7,498 on 2-2-00 (s/o Overland Road)
Traffic count of 44,397 on 10-19-99 (n/o I-84)
C - Existing Level of Service
D - Existing plus project build -out Level of Service
2,700 -feet of frontage
50 -feet existing right-of-way (25 -feet from centerline)
52 to 48 -feet required right-of-way from centerline
Abutting the site Eagle Road is improved with two travel lanes with no curb, gutter or
sidewalk. North of Overland Road Eagle Road widens to 5 -lanes. North of I-84 Eagle Road is
under the jurisdiction of ITD.
Interstate 84
Traffic count on I-84 was not available
0 -feet of frontage
Interstate 84 is three lanes eastbound and three lanes westbound. There is an "ON' and "OFF"
ramp at Eagle Road.
B. The Overland/Eagle Road and Meridian/Overland Road. intersections operate at a Level of
Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada
County. Access control within the operating area of the intersection is vital to the safe
operations of the intersection. The subject site's additional traffic will exacerbate the
traffic problems at these intersections.
Eldoradoxmm
Page 3
C. The Overland Road / Eagle Road intersection is in the Five Year Work program. With the
reconstruction of this intersection, the level of service for Eagle Road, Overland Road and the
intersection are anticipated to improve.
D. On March 14, 2001, the Commission approved the original Silverstone Corporate Center located
directly across from the proposed Eldorado Business Campus. The Silverstone Corporate Center
was estimated to generate approximately 9,629 vehicle trips per day. The Eldorado Business
Campus is estimated to generate approximately 8,262 vehicle trips per day.
On November 7, 2001, the Commission considered and allowed the Silverstone Corporate
Center to have a fourth access point on Eagle Road due to the fact that the Silverstone Corporate
Center had an extraordinary circumstance before them. Staff supported a fourth access on Eagle
Road because of three key major components:
1. The Silverstone Corporate Center did not anticipate ownership of the newly
acquired parcel,
2. They placed the access point (a public street) in a safer location than if they had not
been approved with this request and
3. The applicant did not request direct access to Eagle Road when a formal application
was filed for the newly acquired parcel (Silverstone II) with the City of Meridian or
the District.
On January 9, 2002, the Commission formally acted on Silverstone II, the newly acquired
parcel. Silverstone II did not request a new access point to Eagle Road. Rather, they
subdivided the 7.83 acre site into 31 -lot commercial subdivision and took access from the
fourth access point that was approved on November 7, 2001.
E. The formal application that was submitted to the City of Meridian and the District showed three
access points on Eagle Road. Since the District received the formal submittal, the applicant has
requested a fourth access point located on Eagle Road approximately 1,150 -feet south of
Overland Road. On January 16, 2002, the Commission formally acted on the Eldorado Business
Campus and granted the fourth access point to Eagle Road. This access point was proposed to be
a driveway located on Eagle Road approximately 1,150 -feet south of Overland Road. The
following report reflects the Commissions formal action.
F. The applicant hired Earth Tech Traffic Engineering to perform a traffic analysis of this site. The
analysis has identified the following conclusions, and this information has been verified by
District staff:
The proposed development is projected to generate an average daily traffic (ADT) of 8262
vehicles per day (vpd), of which the PM peak hour traffic (PHT) is 1085 vehicles per hour
(vph)•
At build -out, the project will add 5,420 vehicles per day to Eagle Road north of the site, of
these trips 727 will take the westbound I-84 ramp, 2,148 will travel eastbound on I-84, and the
remaining 2,545 will continue to the north. An additional 942 vehicles per day will travel south
Eldoradoxnim
Page 4
of the site on Eagle Road. The project will also add 1,182 vehicles per day to Overland Road
east of the site and 727 vehicles per day on Overland Road west of the site.
■ The intersection of Eagle Road and Overland Road is currently operating at Level Of Service
(LOS) F. It will operate at a LOS F under background conditions with or without the site
traffic. This Development should be required to participate in improvements to this
intersection to bring it up to an acceptable level of service.
■ The intersection of Eagle Road and the Eastbound and Westbound off ramps of I-84 will
function at an acceptable LOS with the addition of the site traffic. This assumes that the
proposed signal in the Eastbound off -ramp is constructed by ITD.
■ The intersection of Eagle Road and Franklin Road will operate at LOS F with or without the
project. Improvements to this intersection will require additional right-of-way and coordination
with the other projects. Since the majority of the traffic will be coming from other growth in
the area, widening of this intersection should be considered by ACRD and ITD.
■ The intersection of Overland Road and Meridian Road will operate at LOS F with or without
the project. Additional lanes are required to make this intersection operate at an acceptable
LOS D. This intersection is within the limits of a proposed project by ACRD. The site traffic
should be, included in the planning of the ACHD improvement project.
■ The intersection of Overland Road and Cloverdale Road will operate at LOS E under
background traffic. This site traffic will reduce the operation to LOS F. Additional lanes are
required to make this intersection operate at an acceptable LOS E. This area will probably see
development in the coming years.
■ The intersection of Eagle Road and Victory Road will operate at LOS D under background
traffic. The intersection operation will reduce to LOS F with the addition of site traffic.
Adding a southbound left turn lane to this intersection would increase the operation to an
acceptable LOS C.
■ Eagle Road south of the project will operate at an acceptable level of service after build out of
the project. The site should contribute right -or -way for future roadway expansion. Since Eagle
Road is on a section line, it is assumed that the future roadway will be a five -lane road.
■ Eagle Road north of the site will operate at an acceptable level of service after build out of the
proj ect.
■ Overland Road west of Eagle Road will operate at an acceptable level of service for a three -lane
road. A three -lane road is proposed to be built by ACHD on this section of roadway.
■ Overland Road east of Eagle Toad will operate at a poor level of service after build out of the
project. The Silverstone Corporate Center Traffic Impact Study suggests that right-of-way
should be dedicated for a five -lane future roadway.
■ The project should be required to construct a signal at the south main entrance to the site on
Eagle Road.
■ The on-site roadways will operate above LOS C.
■ The signalized entrance to El Dorado, along Eagle Road, will operate at a LOS C.
■ The north unsignalized entrance, along Eagle Road, will operate at a LOS E.
■ The south-unsignalized entrance, along Eagle Road, will operate at a LOS C.
■ The west unsignalized entrance along Overland Road will operate at a LOS C.
■ The middle unsignalized entrance, along Overland Road, will operate at a LOS C.
Eldoradoxmm
Page 5
■ The east unsignalized entrance, along Overland Road, will operate at a LOS B.
■ The signalized entrance to El Dorado along Eagle Road will operate at a LOS C.
Pending projects assumed to be built by build -out and included in the analysis.
■ Locust Grove Overpass, and associated projects (RD157, RD15713, F201-01, 17201-0113).
These projects are all either unfunded or pending and are not scheduled to begin acquiring R/W
until at least 2004 for the overpass.
■ Overland Rd, Eagle Rd/Cloverdale Rd (RD072) — Reconstruct and widen to 5 -lane urban
section. (unfunded)
■ Overland Rd, Locust Grove Rd/Eagle Rd (RD266) — 4/5 -lane rural section. (2005)
Project not included in the traffic analysis that will affect the impact area.
■ Project RD201-02, on Cloverdale Road between Overland Road and the I-84 overpass. This
project includes widening the overpass to three lanes and will also include intersection work at
Cloverdale and Overland that will widen all four approaches to a 5 -lane rural section. This
intersection. This project is scheduled to begin in Oct. 2002 and be completed by Summer
2003.
G. The applicant should be required to construct a 5 -foot wide detached concrete sidewalk on Eagle
Road located 2 -feet within the new right-of-way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide -an
easement for the sidewalk
H. The applicant should be required to construct a 5 -foot wide detached concrete sidewalk on
Overland Road located 2 -feet within the new right-of-way. Coordinate the location and elevation
of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide
an easement for the sidewalk
I. District policy 7204.7.3 states that access points on arterials are based on the following:
One access point for less than 150 -feet of frontage
44 Two access points for 150 -600 -feet of frontage
Three access points for greater than 600 -feet of frontage.
Access points are considered to be both public streets and driveways. Due to the fact that this
parcel has approximately 1,300 feet of frontage, they are allowed a maximum of three access
points to Overland Road.
The applicant is proposing three access points on Overland Road. The access points are
proposed to be located in the following locations:
♦ The applicant is proposing to construct a drivewa on Overland Road approximately
240 -feet west of Eagle Road
♦ The applicant is proposing to construct a driveway on Overland Road approximately
550 -feet west of Eagle Road
Eldoradoxmm
Page 6
♦ The applicant is proposing to construct a public road on Overland Road
approximately 950 -feet west of Eagle Road
District policy requires driveways on arterial roadways to align or offset a 150 -feet from any
existing or proposed street. These Spacing requirements are illustrated in Figure 72-F5.
If the driveway is proposed to be located at or near a signalized intersection, the driveway
should align or offset a minimum of 440 -feet for a full access driveway or 220 -feet for a right-
inhight-out driveway. These spacing requirements are illustrated in Figure 72-F3.
The driveway that is proposed to be located on Overland Road approximately 240 -feet west of
Eagle Road meets District policy as a right-in/right-out driveway only. Because it meets
District policy, it should be approved with this application.
The driveway that is proposed to be located on Overland Road approximately 550 -feet west of
Eagle Road meets District policy as a full -access driveway. Because it meets District policy, it
should be approved with this application.
District policy 7204.11.6 restricts access to collector and arterial roadways. Due to the fact that
access is restricted on collector and arterial roadways the applicant should construct the new
public streets entering onto the arterial public roadway system to align or offset a minimum
number of feet from any existing or proposed street. These spacing requirements are listed on
in policy number 7204.11.6 and states, "the optimum spacing for collector intersections along
arterials is 1,700 -feet to allow adequate signal spacing. The minimum spacing for collector
intersections along arterials is 1,300 -feet."
The public roadway access point that is proposed to be located on Overland Road
approximately 950 -feet west of Eagle Road is a collector roadway. This specific location does
not meet District policy. Earth Tech, the applicants Traffic Engineer, states, and "the internal
roadways will adequately handle projected traffic volumes at a LOS C or greater according to
the Ada County Roadway Capacity Guidelines. These roads should be constructed to an
ACRD standard for a collector road in a business district."
Due to the fact that the District approved a similar design on the east side of Eagle Road and
the applicants Traffic Engineer feels that a collector roadway is warranted with this
development, District staff believes that a modification of policy 7204.11.6 is, both, warranted
and justifiable.
J. District policy 7204.7.3 states that access points on arterials are based on the following:
❖ One access point for less than 150 -feet of frontage
•3 Two access points for 150 -600 -feet of frontage
❖ Three access points for greater than 600 -feet of frontage.
Access points are considered to be both public streets and driveways. Due to the fact that this
parcel has approximately 1,300 feet of frontage, they are allowed a maximum of three access
points to Overland Road.
Eldoradoxmm
Page 7
The applicant is proposing four access points on Eagle Road. The access points are proposed to
be located in the following locations:
♦ The applicant is proposing to construct a public roadway on Eagle Road
approximately 700 -feet south of Overland Road
♦ The applicant is proposing to construct a driveway located on Eagle Road
approximately 1,150 -feet south of Overland Road.
♦ The applicant is proposing to construct a public roadway on Eagle Road
approximately 1,700 -feet south of Overland Road
♦ The applicant is proposing to construct a public roadway on Eagle Road
approximately 2,400 -feet south of Overland Road
District policy 7204.11.6 restricts access to collector and arterial roadways. Due to the fact that
access is restricted on collector and arterial roadways the applicant should construct the new
public streets entering onto the arterial public roadway system to align or offset a minimum
number of feet from any existing or proposed street. These spacing requirements are listed on
in policy number 7204.11.6.
The public roadway access point that is proposed to be located on Eagle Road
approximately 700 -feet south of Overland Road is a collector roadway. This specific location
does not meet District policy. Earth Tech, the applicants Traffic Engineer, states, "the internal
roadways will adequately handle projected traffic volumes at a LOS C or greater according to
the Ada County Roadway Capacity Guidelines. These roads should be constructed to an
ACRD standard for a collector road in a business district."
Due to the fact that the District approved a similar design on the east side of Eagle Road and
the applicants Traffic Engineer feels that a collector roadway is warranted with this
development, District staff believes that a modification of policy 7204.11.6 is, both, warranted
and justifiable.
The driveway that is proposed to be located on Eagle Road approximately 1,150 -feet south of
Overland Road was approved as a modification of policy by the District Commission on
January 16, 2002.
The public roadway that is proposed to be located on Eagle Road approximately 1,700 -feet
south of Overland Road meets District policy. Because it meets District policy, it should be
approved with this application.
The public roadway access point that is proposed to be located on Eagle Road
approximately 2,400 -feet south of Overland Road is a collector roadway. This specific location
meets District policy and should be approved with this application.
K. The applicant is proposing to construct a spine road through the site with connections at
Overland Road and Eagle Road. This roadway (Copper Point Way) is proposed to align with the
roadway that was approved with the Silverstone Corporate Center. Due to the volumes of traffic
Eldoradoxmm
Page 8
this development is expected to generate, the recommendation of the applicants Traffic Engineer,
and the applicant's proposed site plan, the applicant should construct this roadway as a 46 -foot
street section with curbs, gutters and sidewalks. The street should be constructed within 70 -feet
of right-of-way. Parking should be restricted on the proposed street, and the applicant should
submit a signage plan prior to final plat approval.
L. The proposed roadway on Eagle Road located approximately 1,700 -feet south of Overland Road
is proposed to align with the roadway that was approved with the Silverstone Corporate Center.
Due to the volumes of traffic this development is expected to generate, the recommendation of
the applicants Traffic Engineer, and the applicants proposed site plan, the applicant should
construct this roadway as a 46 -foot street section with curbs, gutters and sidewalks. The street
should be constructed within 70 -feet of right-of-way. Parking should be restricted on the
proposed street, and the applicant should submit a signage plan prior to final plat approval.
M. The proposed roadway on Eagle Road located approximately 700 -feet south of Overland Road is
proposed to offset a driveway that was approved with the Silverstone Corporate Center. Due to
the volumes of traffic this development is expected to generate, the recommendation of the
applicants Traffic Engineer, and the applicants proposed site plan, the applicant'should construct
this roadway as a 46 -foot street section with curbs, gutters and sidewalks. The street should be
constructed within 70 -feet of right-of-way. Parking should be restricted on the proposed street,
and the applicant should submit a signage plan prior to final plat approval.
N. The Silverstone Corporate Center has a comparable impact on the public roadway system. The
Silverstone Corporate Center was required to construct center turn lanes on Eagle Road and
Overland Road. To promote consistency and mitigate traffic in the area, the applicant should be
required to construct center turn lanes on Overland Road and Eagle Road for the proposed public
street intersections and for full access driveways.
O. The applicant's site plan indicates a traffic signal on Eagle Road located approximately 1/3 -mile
south of Overland Road. According to the submitted traffic study that was submitted by the
Eldorado Business Campus' and the Silverstone Corporate Center's traffic impact studies, at full
build -out, the projects should be required to construct the signal, and the necessary site
improvements associated with the signal.
The Eldorado Business Campus' traffic impact study specifically addresses the proposed
signalized intersection and states that the Eldorado Business Campus should construct a left turn
bay at the main entrance on Eagle Road.
Based on ACRD Commission action, traffic signals cannot be installed at these intersections
until there is a warrant. The applicant's traffic engineer should work with ACHD Traffic
Services staff to determine when the warrant is met, or is close to being met. The developer
should be financially responsible for the cost of one-half of the signal due to the fact that the
Silverstone Corporate Center was required to contribute the half of the signal. This applicant
should enter into a three way written agreement with the District for the cost and specific
location of the traffic signal.
Eldoradoxnnn
Page 9
P. The applicant is proposing to construct several landscape islands throughout the site. Any
proposed landscape islands/medians within the public right-of-way dedicated by this plat should
be owned and maintained by a homeowners association. Notes of this should be required on the
final plat.
Q. The applicant is proposing to construct a stub street to the west property line. District staff
recommends that a stub street be constructed to the west property line to provide connectivity
throughout the area. District policy requires temporary turnarounds at the end of stub streets that
serve more than one lot, or are greater than 150 -feet in length. The applicant should be required
to provide a paved temporary turnaround at the west end of the stub street with a temporary
easement provided to the District. The applicant should be required to install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Coordinate the sign plan for the stub street, and the design of the turnaround (if necessary) with
District staff.
R. The turnarounds should be constructed to provide a minimum turning radius of 55 -feet.
S. Any existing irrigation facilities should be relocated outside of the right-of-way.
T. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
U. If utility relocation is necessary to construct improvements required with this development, then
all utility relocation costs associated with improving street frontages abutting the site should be
borne by the developer.
V. ACHD's Park & Ride Division Staff have indicated the need for a park and ride location at the
applicant's site. The District requests that applicant grant the District an easement for a 10 to 12 -
space Park & Ride area at this site. Commuteride staff will contact the applicant to coordinate
the location of the Park & Ride area.
W. In order to reduce trips to and from this development it is recommended that Tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride
staff will coordinate the Alternative Transportation Program with the applicant. For more
information contact Pat Nelson at 387-6160.
X. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TMO) that is formed with a
boundary that includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and
Eldoradoxnun
Page 10
public transportation providers to increase the use of alternative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
Y. Based on development patterns in this area and the resulting traffic generation, staff
anticipates that the transportation system will not be adequate to accommodate additional
traffic generated by this proposed development at accepted levels of service without
modifications to Eagle Road and Overland Road, and the intersection.
Special Recommendation to City of Meridian:
In order to reduce trips to and from this development it is recommended that tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride
staff will coordinate the Alternative Transportation Program with the applicant. For more
information contact Ms. Pat Nelson at 387-6160.
2. In order to reduce trips to and from this development, the tenants occupying the proposed
building(s) should be required to participate in any Transportation Management Association
(TMA) or Transportation Management Organization (TMO) that is formed with a boundary
that includes this site or is adjacent to this development.
3. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of
Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada County.
Access control within the operating area of the intersection is vital to the safe operations of the
intersection. The subject site's additional traffic will exacerbate the traffic problems at these
intersections.
4. Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will not be adequate to accommodate additional traffic generated
by this proposed development at accepted levels of service without modifications to Eagle
Road and Overland Road, and the intersection.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Site Specific Requirements:
Eldoradoxnun
Page 11
1. Dedicate 54 to 48 -feet of right-of-way from the centerline of Overland Road abutting the parcel
by means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will be paid the fair market value of the right-of-way dedicated which is an addition
to existing ACRD right-of-way. The applicant shall coordinate the dedication of right-of-way
on Overland Road with District staff.
2. Dedicate 52 to 48 -feet of right-of-way from the centerline of Eagle Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will be paid the fair market value of the right-of-way dedicated which is an addition
to existing ACHD right-of-way. The applicant shall coordinate the dedication of right-of-way
on Eagle Road with District staff.
3. Construct a 5 -foot wide detached concrete sidewalk on Eagle Road located 2 -feet within the
new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If
the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk
4. Construct a 5 -foot wide detached concrete sidewalk on Overland Road located 2 -feet within the
new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If
the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk
5. Construct the proposed driveway on Overland Road approximately 240 -feet west of Eagle
Road. This driveway meets District policy as a right-in/right-out driveway only and is
approved with this application. The applicant shall coordinate with the Districts Traffic
Services Division to determine a mean to restrict this driveway to a right-in/right-out driveway
only (ie raised median, internal island, etc.).
6. Construct the proposed driveway on Overland Road approximately 550 -feet west of Eagle
Road as a full -access driveway. This driveway meets District policy and is approved with this
application.
7. Construct the proposed public roadway access point located on Overland Road approximately
950 -feet west of Eagle Road is a collector roadway. This location is granted a modification of
policy and is approved with this application.
8. Construct the proposed public roadwa on Eagle Road approximately 700 -feet south of
Overland Road as a full -access roadway. This roadway meets District policy and is approved
with this application.
9. Construct the proposed driveway on Eagle Road located approximately 1,150 -feet south of
Overland Road. This driveway was granted as a modification of policy by the District's
Commission on January 16, 2002.
Eldoradoxnim
Page 12
10. Construct the proposed public roadwa on Eagle Road approximately 1,700 -feet south of
Overland Road. This roadway meets District policy and is approved with this application.
11. Construct the proposed public roadway on Eagle Road approximately 2,400 -feet south of
Overland Road as a full access roadway. This roadway meets District policy and is approved
with this application.
12. Construct the proposed spine road with connections at Overland Road and Eagle Road, as
proposed. This roadway shall be constructed as a 46 -foot street section with curbs, gutters and
sidewalks within 70 -feet of right-of-way, as proposed. Parking shall be restricted on the
proposed street, and the applicant shall submit a signage plan prior to final plat approval.
13. Construct the proposed roadway on Eagle Road located approximately 1,700 -feet south of
Overland Road to align with the roadway that was approved with the Silverstone Corporate
Center. This roadway shall be constructed as a 46 -foot street section with curbs, gutters and
sidewalks within 70 -feet of right-of-way. Parking shall be restricted on the proposed street, and
the applicant shall submit a signage plan prior to final plat approval.
14. Construct the proposed roadway on Eagle Road located approximately 700 -feet south of
Overland Road is proposed to offset a driveway that was approved with the Silverstone
Corporate Center. This roadway shall be constructed as a 46 -foot street section with curbs,
gutters and sidewalks within 70 -feet of right-of-way. Parking shall be restricted on the
proposed street, and the applicant shall submit a signage plan prior to final plat approval.
15. Construct center turn lanes on Overland Road and Eagle Road for the proposed public street
intersections and for all of the full access driveways.
16. Construct a left turn bay at the main entrance on Eagle Road.
17. Enter into a three way written agreement with the District for the cost and specific location of
the traffic signal on Eagle Road.
18. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this shall be required on
the final plat.
Eldoradoxnim
Page 13
19. Construct a stub street to the west property line. The applicant has proposed that the stub street
be located approximately 450 feet north of the south property line. Staff is supportive of this
location or any location that is located south of the proposed Lot 11. The applicant shall
construct the stub street and provide a paved temporary turnaround at the west end of the stub
street with a temporary easement provided to the District. The applicant shall be required to
install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the
turnaround (if necessary) with District staff.
20. The turnarounds shall be constructed to provide a minimum turning radius of 55 -feet.
21. Any existing irrigation facilities shall be relocated outside of the right-of-way.
22. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact Construction Services at 387-6280 (with file numbers) for
details.
23. If utility relocation is necessary to construct improvements required with this development,
then all utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer
24. Other than the access points specifically approved with this application, direct lot or parcel
access to Eagle Road and Overland Road is prohibited. Lot access restrictions, as required with
this application, shall be stated on the final plat.
Standard Requirements:
1. A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The request
shall specifically identify each requirement to be reconsidered and include a written explanation
of why such a requirement would result in a substantial hardship or inequity. The written
request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for
ACHD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
2. After ACHD Commission action, any request for reconsideration of the Commission's action
shall be made in writing to the Planning and Development Supervisor within six days.of the
action and shall include a minimum fee of $110.00. The request for reconsideration shall
specifically identify each requirement to be reconsidered and include written documentation of
data that was not available to the Commission at the time of its original decision. The request
Eldoradoxmm
Page 14
for reconsideration will be heard by the District Commission at the next regular meeting of the
Commission. If the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission meeting at which the reconsideration will be heard.
3. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #193, also known as Ada County Highway District Road Impact
Fee Ordinance.
4. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
6. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACRD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall contact
ACRD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
9. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans,
or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless a waiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
Eldoradoxmm
Page 15
Conclusion of Law:
1. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted by: Commission Action:
Planning and Development Staff
Eldoradoxmm
Page 16
February 14, 2002
William G. Berg, Jr., City Clerk
Meridian City Hall
Meridian, ID 83642
Re: El Dorado Business Campus Hearing
February 19, 2002
Dear Mr. Berg:
ER, 5 2001
"4 OfMerifflar-o
Cit Clerk f
We will be unable to attend the above hearing and would like to voice our objections to
the most current revised layout.
OBJECTION #1
Our primary objection is the use of the existing Nampa Meridian Irrigation road as the
future walking path. We feel that adjustment violates the 50ft. no building zone, and does
not allow enough buffer between the commercial buildings and our residential
neighborhood.
It appears as if the entire commercial complex has shifted approximately 30 ft. to a more
southern position than initially proposed.
OBJECTION #2
With this southerly shift the road identified as Copper Point is now closer to the
Ridenbaugh Canal which we feel complicates the traffic flow on Eagle Rd. and adds to the
noise level for our subdivision.
Again, the 50ft. no building zone is compromised.
OBJECTION #3
At the last meeting we objected to the proposed walking bridge that would connect the
commercial property know as the El Dorado Business Complex to our subdivision. We
don't want it. We see no advantage for Thousand Springs residents to have walking
traffic from the El Dorado Business Complex.
Please consider the above objections that we feel will have a negative influence on our
property values and desireabity. We have no objections to the complex if they will give us
the buffer we need and limit the southern buildings to one story. Another revised layout
with more consideration will be appreciated.
Sincerely,
Thomas & Nancy Connolly
2484 S. Hood Ranch Ave.
Meridian, ID 83642
(208) 895-0890
January 14, 2002
AZ 01-018
MERIDIAN PLANNING & ZONING MEETING January 17, 2002
APPLICANT W.H. Moore Company ITEM NO. 4
REQUEST Continued Public Hearing from December 6, 2001 -- Request for annexation and zoning
of 85.36 acres from RUT to C -C and C -G zones for proposed EI Dorado Subdivision -- southwest
corner of East Overland Road and South Eagle Road
AGENCY COMMENTS
CITY CLERK: See previous Item Packet
CITY ENGINEER:
CITY PLANNING DIRECTOR: See attached Revised Staff Comments
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
fi
MERIDIAN SCHOOL DISTRICT: ` ;
��
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT: -
0;
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
s.
Contacted: ;J'k : �, Date: `<< Phone:
o-
Materials presented at public meetings shall become property of the City of Meridian,
TO: EI Dorado Business Campus File
From Brad Hawkins -Clark
L914T
Dater January 14, 2002
Rex 12-18-01 Meeting with Applicant — EI Dorado Business Campus
W A,�.
-11
,
,. .,�.
JAN 14 2002
I met with Jonathan Seel and Comel Larson today to review issues in the staff report. We agreed on
the following modifications, which need to be addressed with the P&Z Commission at the 1-17-02
hearing:
Annexation and Zoning Comments
• Pg. 5, #4, second line — "...The Development Agreement shall require that certain uses
shown as conditional in the attached exhibit be approved..."
• Pg. 5, #4, third line — "...The list of permitted uses shall include..."
• Pg. 5, #4, last line — "...obtain a separate Conditional Use Permit, regardless of the use
proposed unless office or flex uses are proposed."
• Pg. 5, #5, last line "...and NMID."
Preliminary Plat Conditions
• Pg. 7, #5 — Strike condition as it is an entirely off-site improvement and was only a
recommendation from ITD, outside their jurisdiction.
• Pg. 7, #6, next to last line —"All mer Eagle and Overland Road landscaping shall be
installed prior to Certificates of Occupancy and any required fencing shall also be installed
prior to issuance of the building permits."
• Pg. 7, #8, second sentence — "If fencing is proposed or required by the City, Applicant
shall submit..."
• Pg. 8, #12 — "All of the required street buffer landscaping along Eagle and Overland Roads
shall be installed..."
• We also discussed Item #4 at length. The Applicant is strongly opposed to providing a second
stub street to the west. We did not resolve this issue.
MAYOR
A (,food Plica to Live
LEGAL, DEPARTMENT
Robert 1), Corrie
CITY OF MERIDIAN
(208) 288-2409 • Fax 288-2501.
CITY COUNCIL MEMBERS
PLTBLIC, WORKS
BUILDING DEPAWFINIEN`I'
Ron Anderaan
3 EAST IDAHO
(2D8) 887-221. t � Fax 887-1297
Keith Bird
MERIDIAN, ��H 836142
Tammy &NVr erd
(208) 888-4433 F/VX (208) 887-4813
PLAN'NING AND ZONING
City Clerk Office Fax (208) 888-4218
DEPARTMENT
Cherie McCandless
(208) 8845533 ° FAX 888-0854
MEMORANDUM:
January 14, 2002
To: Planning & Zoning Commission
From: Brad Hawkins -Clark, Planner
Re: Amended Comments for El Dorado Business Campus
(File #PP -01-020 and #CUP -01-037)
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
At your 12-6-01 hearing, the subject project (which has three associated applications) was continued at
the request of the Applicant, W.H. Moore Company, to allow them additional time to meet with
residents of the Thousand Springs neighborhood and address other design issues. This memo (and the
attached 12-19-01 memo) amends certain proposed conditions of staff's original 12-4-01 report.
Should the Commission agree, Staff recommends you incorporate this memo with the attached 12-
19-01 mem into any final motion to accurately amend the 12-4-01 staff report.
Preliminary Plat Site Specific Conditions
• Pg. 7, #3 — Delete. (Staff agreed to the deletion of this condition because the 27,000 s.f, of open
space provided by this plaza has been relocated to the south end of the project where a pedestrian
pathway will be constructed within a 20-30 foot wide open space corridor.)
Conditional Use Permit Site Specific Conditions
• Pg. 11, #1 — On 1-8-02, staff (including Parks Director Tom Kuntz) met with the Applicant to
discuss the design and location of the public pathway along the Ridenbaugh Canal. We agreed to
the following additions to this condition:
a. A minimum 10 -foot wide hard surface pathway shall be constructed by the Applicant;
b. The pathway shall be constructed either within a permanent pedestrian easement in favor of
the City of Meridian or within a separate common lot that is deeded to the City of Meridian;
c. Said pedestrian easement or common lot shall connect to the public sidewalk adjacent to
Eagle Road in the general area of the southeast corner of Lot 1, Block 1 and meander due
west and terminate at the west subdivision boundary. The easement or common lot shall be
at least 20 feet wide at its narrowest point and be 30 feet wide where building locations and
topography will allow;
d. A minimum 5 -foot wide strip of landscaping or natural vegetation that creates a durable
groundcover shall be provided between the fence and the south edge of pathway. Said
El Dorado Business Campus
PP -01.020, CUP -01-037
Planning & Zoning Commission
January 14, 2002
Page 2
vegetation may be provided either within the pedestrian easement or within NMID's
easement;
e. No solid fencing will be permitted on the north side of the pathway, between the buildings
and the pathway, except as otherwise agreed upon in writing by the City;
f. An open -vision fence shall be constructed on the south side of the pathway and north of the
irrigation maintenance road, as close to the top of bank as will be permitted by the Nampa
Meridian Irrigation District;
g. The pathway and associated landscaping shall be improved prior to the first Certificate of
Occupancy being issued south of Goldstone Way or by the opening of the future city park
west of El Dorado Business Campus Subdivision, whichever comes first.
• Pg. 11, #2 — Delete. (Agreement was reached that pathway will connect directly to Eagle Road and
not jog north into the project interior.)
El Dorado Business Campus
PP -01-020, CUP -01-037
1.
2.
0
4.
CITY OF MERIDIAN
MERIDIAN PLANNING AND ZONING REGULAR MEETING
AGENDA
Thursday, January 17, 2002, at 7:00 P.M.
City Council Chambers
Roll -call Attendance:
David Zaremba Jerry Centers
(Vacant) Keven Shreeve
Chairman Keith Borup
Adoption of the Agenda:
Consent Agenda:
A. Approve minutes of January 3, 2002 Planning and Zoning
Commission Regular Meeting:
Continued Public Hearing from December 6, 2001: AZ 01-018
Request for annexation and zoning of 85.36 acres from RUT to C -C and
C -G zones for proposed EI Dorado Subdivision by W.H. Moore
Company — southwest corner of East Overland Road and South Eagle
Road:
5. Continued Public Hearing from December 6, 2001: PP 01-020
Request for Preliminary Plat approval of 32 building lots and 17 other lots
+/- on 85.36 acres in a proposed C -C and C -G zone for proposed EI
Dorado Business Campus by W.H. Moore Company — southwest corner
of East Overland Road and South Eagle Road:
6. Continued Public Hearing from December 6, 2001: CUP 01-037
Request for a Conditional Use Permit for mixed use with office, retail,
restaurant and hotel/motel for proposed EI Dorado Business Campus by
W.H. Moore Company — southwest corner of East Overland Road and
South Eagle Road:
7. Continued Public Hearing from December 20, 2001: AZ 01-021
Request for annexation and zoning of 4.83 acres from RUT to R-8 zones
for proposed Berkeley Square Subdivision by Wardle and Associates —
1025 North Ten Mile Road:
Meridian Planning and Zoning Commission Agenda — January 17. 2002
Page 1 of 1
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearings
please contact the City Clerk's Office at 888-4433 at least 48 hours prior to the public meeting.
8. Continued Public Hearing from December 20, 2001: PP 01-022
Request for Preliminary Plat approval of 34 building lots and 7 other lots
on 4.83 acres in a proposed R-8 zone for proposed Berkeley Square
Subdivision by Wardle and Associates — 1025 North Ten Mile Road:
9. Continued Public Hearing from December 20, 2001: CUP 01-040
Request for a Conditional Use Permit for a Planned Development for 34
townhouses in a proposed R-8 zone for proposed Berkeley Square
Subdivision by Wardle and Associates —1025 North Ten Mile Road:
10. Public Hearing: AUP 01-017 Request for an Assessory Use Permit for
the operation of a home office for general contracting business in an R-4
zone for Paul A. Hoeper, Sr. by Paul A. Hoeper, Sr. — 70 Willowbrook
Drive:
11. Public Hearing: AZ 01-025 Request for annexation and zoning of 7.83
acres from R-1 to C -G zones for proposed Silverstone Corporate Center
Phase 11 by Sundance Investments — southeast corner of East Overland
Road and South Eagle Road:
12. Public Hearing: PP 01-025 Request for Preliminary Plat approval of 31
building lots on 7.83 acres in a proposed C -G zone for proposed
Silverstone Corporate Center Phase II by Sundance Investments —
southeast corner of East Overland Road and South Eagle Road:
13. Public Hearing: CUP 01-043 Request for a Conditional Use Permit for
High -Tech Fabrication, office, retail and Health Club in a proposed C -G
zone for proposed Silverstone Corporate Center Phase 11 by Sundance
Investments — southeast corner of East Overland Road and South Eagle
Road:
14. Planning and Zoning In House Laundry List — Subdivision and
Zoning Ordinance Amendments: Tabled from January 3, 2002
Meridian Planning and Zoning Commission Agenda — January 17. 2002
Page 2of2
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearings
please contact the City Clerk's Office at 8884433 at least 48 hours prior to the public meeting.
December 3, 2001 AZ 01-018
MERIDIAN PLANNING & ZONING MEETING December 6, 2001
APPLICANT W.H. Moore Company ITEM NO. 10
REQUEST Public Hearing -- Request for annexation and zoning of 85.36 acres from RUT to C -C
and C -G zones for proposed EI Dorado Business Campus -- southwest corner of East Overland
Road and South Eagle Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
COMMENTS
See attached comments
"No Remarks"
"No Comments"
"No Comments at this Time"
"We have No Objections to this Proposal"
See attached Comments
INTERMOUNTAIN GAS:
OTHER: See attached letter from Winston Moore
AA
Contacted: _ ? � ikA11 % bate: £* ", Phone: ' f
Materials presented at public meetings shall become property of the City of Meridian.
MAYOR
Robert D. Corrie
CMM COUNCII, M1;MBL S
Ron Anderson
Keitlh Bird
Tannrry de«Teerd
Cherie McGindless
MEMORANDUM:
HtIB OF, TREASURE VALLEY
A Good Place to Live
33 EAST IDAHO
MEWDIAN, ID -M-10 8302
(2018) 88"33 • FAX (208) 887-4813
City Cleric Office Fax (208) 8881-218
P+Z M +-5,
DC( CMb1t U, ?iM1
h cm NG, 101111 l2
December 4, 2001
To: Mayor, City Council and Planning & Zoning Commission
From: Brad Hawkins -Clark, Planner A�� �
Bruce Freckleton, Senior Engineering Tech::�* ►1: 3"�- Q.�
stir � � I'viler dia-D
Re: El Dorado Business Campus cif Flay" Of;
• Annexation of 85.36 Acres and a Re -zone Request for the Property's Zoning
Designation to be Changed from RUT (County) to C -C and C -G Upon
Annexation, by the W. H. Moore Company (File No. AZ -01-018).
• Preliminary Plat Approval of 32 Building Lots and 17 "Other" Lots on 85.36
Acres in a Proposed C -C and C -G Zone, by the W.H. Moore Company (File
No. PP -01-020)
• A Conditional Use Permit for a Planned Development, Consisting of a Mix of
Uses, such as Office, Retail, Restaurants, and Hotels/Motels, By The W.H.
Moore Company (File No. CUP 01-037).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The Applicant, the W.H. Moore Company, has applied for Annexation, Rezoning, Preliminary
Plat and Conditional Use Permit approval of an 85.36 -acre parcel of land, located on the
southwest corner of Overland and Eagle Road. The requested zoning designation for the
property is C -C (northeast section) and C -G (northwest and south section). The Applicant's
preliminary plat request, if approved, will split the property into 32 building lots and 17 other
lots.
The Applicant proposes to develop the property in a complimentary fashion to Silverstone
Corporate Center on the east side of Eagle Road, with a mix of uses such as office, retail, food,
flex space and hotel/motel uses. They are requesting conceptual approval of the entire 80 -acre
project and, subsequent to final platting and standard approvals, be allowed to construct each lot
with a Certificate of Zoning Compliance and building permit (with no CUPs), The Applicant has
requested that a large number of land uses governed by the Zoning Schedule of Use Control
(Ordinance 11-8-1) be developed within the El Dorado Business Campus as permitted uses,
AZ -01.018, PP -01.20, CUP01.037 61 domdo subdivision
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 2
outlined as such in a Development Agreement. A complete list of the requested uses is attached
to the original application.
The Applicant has further requested that Building #1, an office building located in the northwest
corner of the site on Overland Road, be allowed a building permit for his first building prior to
the plat being recorded based on the right of one building permit per legal parcel. This request is
addressed below
PROPERTY OWNERSHIP
The owner of record of the subject parcel is James F. Griffin. Mr. Griffin has provided notarized
consent for W.H. Moore Co. to process all three applications.
LOCATION
The property is located approximately 1/8 of a mile south of the I-84/Eagle Road interchange, at
the southwest corner of Eagle and Overland Road,
SURROUNDING PROPERTIES
North: Large rural residential, zoned R-1 (County) and RUT (County).
South: Thousand Springs Subdivision, zoned R-4.
East: Silverstone Corporate Center, zoned C -C and C -G.
West: Transitional rural property, zoned RUT (County).
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
"A, Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designations, C -C and C -G, are harmonious
with and in accordance with the adopted Comprehensive Plan and Generalized
Land Use Map, which designates the land to be Mixed/Planned Development.
B, Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
AZ -01-018, PP -0t-020, CUP -01-037 EI Dorado Swbdivision.AZ.PP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 3
The general vicinity is experiencing urban type development. Resolution Business
Park, Thousand Springs Subdivision, St. Luke's expansion and Silverstone Center
have all been approved within a half mile of this project. Staff finds the rezoning
of this parcel to be in accordance with said land use changes.
C. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that the Commission and Council should review the Applicant's list of
proposed uses (Exhibit A) and determine if all the requested uses would be
harmonious with the adjacent residential subdivision to the south. Staff
recommends restricting certain proposed future uses on the lots immediately north
of the Ridenbaugh (see conditions below). Staff finds the proposed uses should be
harmonious and appropriate with all other existing and/or proposed adjacent uses.
D. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council shall rely on public testimony to determine whether
or not he proposed uses will be disturbing or hazardous to the neighboring
residential uses.
Staff finds that a majority of the requested uses will not be hazardous to the
existing residential subdivision to the south. However, some uses may be
disturbing to the residential use by means of noise, glare, and traffic generated by
the proposed commercial uses.
E. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that additional roadway improvements will be required to handle the
additional traffic generated by this development. ACRD and the Applicant are
working together to determine the extent of the required improvements. All other
public services and facilities appear to be adequate to service this property.
F. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that this development will not cause excessive additional requirements
at public cost. We also find that the annexation and zoning alone will not be
AZ -01.018, PP —01020, CUP -01.037 EI Dorado Subdivision.AZ.PP.CUP.DDC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 4
detrimental to the community's economic welfare. Special attention should be
paid by the Applicant, City and the owners of Silverstone Center to ensure that a
glut of office and/or commercial building shell space is not created by these two
developments which, in turn, could cause economic hardship should supply super -
exceed demand for an extended period of time. (Also, refer to the "Point of
Consideration" section below for further discussion on this finding.)
G. Will the proposed uses 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;
Staff finds that all of the proposed permitted uses for El Dorado (see exhibit with
application form), with the exception of Major Utility Facilities, will not involve
uses, activities, processes, materials, equipment or conditions that will be
detrimental. Depending upon the design and type of utility facility, such a use has
the potential to be detrimental to the Thousand Springs residents. If this proposed
permitted use is moved to a Conditional Use requirement, Staff finds in favor of
this item.
H. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed uses will impact the level and flow of traffic on the
surrounding streets. Given the wide variety of proposed uses and the wide range
of potential trip generations, it is difficult to effectively estimate vehicular impacts
of this project at build -out. It appears that approaches to the property will be
appropriately designed and not create an interference beyond normal expectations
for a development of this size.
I. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re -zone.
I Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592,11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the
City.
AZ -01-018, PP —01.020, CUP -01.037 El Dorado Subdivisi6n.AZ.PP.CURDOC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 5
Point of Consideration & Discussion for Commission & City Council
One outcome of the Meridian Downtown Development Committee's work earlier this year was
the establishment of a so-called "Resource Area" around the Central Valley Corporate Park and
E. 1' Street corridor north into downtown. The City Council formally adopted boundaries for a
district that is intended to be a priority re -development and commercial enterprise zone.
Development in the Resource Area is to help fund, through a Tax Increment Financing scheme,
re -development of Old Town Meridian. Staff understands that one purpose of this area, in
combination with Old Town, is to serve as a commercial, professional office, and entertainment
destination area for the city.
When combined with Silverstone Corporate Center, approval of the El Dorado Campus will
create a 170 -acre "hub" of commerce, office, entertainment and other destination -type activities
in Meridian. Based on approved and submitted concept plans for both Silverstone and El Dorado,
there will be an estimated 1.58 million s.f. of commercial, retail and office building space
(856,000 s.f for Silverstone and 725,000 s.f, for El Dorado). Depending upon the build -out uses
in both developments, the large scope of this Overland/Eagle area (Silverstone and El Dorado
combined) could draw customers and services away from Old Town. This may detract from the
original purpose of creating the downtown resource area and "water down" the affects of future
Old Town re -development and activity.
ANNEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits. If the legal description is not accurate, a new legal description will need to be
submitted.
2. The requested zoning of C -C and C -G is compatible with City Comprehensive Plan.
3. The subject property is within the Urban Service Planning Area. Essential City services are
available to the subject property.
4. A Development Agreement shall be entered into between the City of Meridian and the
Applicant. The Development Agreement shall require that certain uses within the subdivision
be approved though the Conditional Use Permit process. The list of uses shall include all
those listed in the exhibit submitted with the application, with any modifications made by
Commission and/or Council. Development of the properties adjacent to the Thousand
Springs Subdivision shall be required to obtain a separate Conditional Use Permit, regardless
of the use proposed.
5. A condition of the Development Agreement shall be to construct a multi -use pathway
adjacent to the Ridenbaugh Canal's north bank in accordance with the design and alignment
requirements of the Meridian Parks & Recreation Department (see 11-28 letter from Mr.
Tom Kuntz).
AZA 1.018, PP —01.020, CUP•01-037 91 Dorado Subdivision.AZ.PP.CUP.DCC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 6
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2. and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are readily available to the lots within the proposed
subdivision, provided changes as may be required by the Public Works and Building
Departments are made.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision is in conformance with and will not negatively impact the
capital improvement funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for supporting
services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there will not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council Or Commission's
attention.
SITE SPECIFIC COMMENTS
1. Sanitary sewer and water service to this site shall be via existing and new service lines
from the existing mains adjacent to the property. The applicant will be responsible to
construct lateral sewer mains to and through this proposed development. Subdivision
designer to coordinate main sizing and routing with the Public Works Department. Water
and Sewer mains will not be allowed within landscape areas or beneath landscape islands.
The applicant shall be subject to latecomers fees to reimburse the parties responsible for
bringing service into the area. Payment of the latecomer's fee is required prior to
signature on the final plat map by the City Engineer.
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December 4, 2001
Page 7
2. The sidewalks shall be detached along Eagle Road and Overland Road and a minimum 5 -
foot wide landscaped parkway shall be installed between the curb and sidewalk in
accordance with the adopted Landscape Ordinance. A 5 -foot wide sidewalk shall also be
required along all public streets on the interior of the subdivision.
[Special Note to P&Z Commission and Council: Both W.H. Moore Company and the
developers of Silverstone Corporate Center have proposed to construct curb, gutter and
sidewalk for the full half -mile stretch along both sides of Eagle Road south of Overland.
In return, they are requesting an off -set to their impact fees. However, to date, ACRD has
not been supportive of allowing the curb and gutter installation. P&Z and Public Works
staff supports the developers' request and believe the curb and gutter improvements
should be made at the time of subdivision development, assuming the ultimate right-of-
way line is firm.]
3. The proposed "Outdoor Plaza" located on the western property line (adjacent to building
#10) shall be moved east so that it lies adjacent to King Salmon Way to provide greater
central access to the open space. A revised Preliminary Plat showing this relocation must
be submitted at least ten (10) days prior to the City Council hearing,
4. Tarpon Way shall be extended to the subdivision's west boundary as a public street stub.
Said stub will provide connectivity to the existing stub in Resolution Business Park upon
future development of the parcels between El Dorado and Resolution. Said stub will also
break-up the length of Block 3, which currently exceeds City Ordinance. A revised
Preliminary Plat including an extension of Tarpon Way must be submitted at least ten
(10) days prior to the City Council hearing.
5. Per the 10-23-01 letter from Dan Coonce, ITD District Traffic Engineer, the developer
shall be required to install signal interconnect conduit from the Overland Road/Eagle
Road intersection along Eagle Road to the signalized intersection at the West Bound I-84
Ramp Terminal.
6. The Applicant has requested that a single building permit for Building #1 (see CUP Site
Plan) be granted for the legal parcel prior to the Final Plat being recorded. Staff supports
this request if adequate fire flow and pressure is present prior to the commissioning of the
new City well currently being built in the Silverstone Project, and that a condition shall
be that a Certificate of Zoning Compliance may not be applied for prior to the formal
Annexation ordinance being adopted. All perimeter landscaping and any required fencing
shall also be installed prior to issuance of the building permit.
7. The submitted conceptual landscape plan for the Overland and Eagle Road street buffers
is approved. All subdivision perimeter landscaping shall be installed or 110% surety
amount and bids submitted for required landscaping prior to City signature of the Final
Plat.
8. No fencing details were 'submitted with the application. Applicant shall submit detailed
fencing plans with the Final Plat application and shall discuss conceptual fencing plans at
AZ -01.018, PP —01-020, CUP -01-037 El Domdo SubdivisionAZ PACUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 8
the P&Z Commission hearing. In lieu of permanent fencing, temporary construction
fencing must be installed during construction on any lot to contain construction debris.
9. A detailed irrigation plan including performance specifications shall be submitted as part
of the required landscaping plan for the final plat. A letter of credit or cash in the amount
of 110% will be required for these improvements prior to signature on the final plat.
10, Applicant has indicated that the pressurized irrigation system within this development is
to remain private. The applicant shall be required to provide a backup source to the
pressurized irrigation system. Plans and specifications for the irrigation system shall be
reviewed by the Public Works Department as part of the development plan review
process. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval.
11. If a well or surface source is not available, a single -point connection to the City of
Meridian's domestic water system will be allowed for the development. In the event that
domestic water is used as a backup source, common areas within the development will be
subject to City of Meridian water assessments. Payment of water assessment fees for the
common areas is required prior to city signatures on the final plat map
12. All of the required street buffer landscaping shall be installed prior to the issuance of a
Certificate of Occupancy for any building on any lot created by the subdivision.
13. 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 removed.
14. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking
areas. Storm water treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication, "Catalog of Storm Water Best
Management Practices for Idaho Cities and Counties" and City of Meridian standards and
policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which
has authority over the receiving stream provides written authorization prior to
development plan approval. The Applicant is responsible for filing all necessary
applications with the Idaho Department of Water Resources regarding Shallow Injection
Wells on the final plat.
GENERAL COMMENTS
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
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Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 9
2. Please submit a copy of the Ada County Street Name Committee's final approval letter
Por the subdivision name, lot and block numbering. Make any corrections necessary to
conform.
Assessment fees for water and sewer service are determined during the building plan
review process.
4. Coordinate fire hydrant placement with the City of Meridian Public 'Works Department.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-
17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Mixed
Planned Development". The proposed uses are not prohibited within said designation and
should be considered harmonious with and in accordance with the Comprehensive Plan.
The proposed use is considered a permitted use (MCC Title 11-8-1), and if it is developed
according to the Development Agreement, the uses will be harmonious with the Meridian
City Zoning Ordinance,
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds that the proposed development will not change the essential character of the
general vicinity and will be harmonious with the intended character of the same area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
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December 4, 2001
Page 10
Staff finds that the proposed use would not adversely affect other properties in the
general vicinity, as long as appropriate buffering and compatible uses are constructed at
the south end of the project adjacent to residential uses.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development will be adequately served by the essential
public facilities and services listed above.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public, (See the "Point of Discussion" paragraph under the Annexation section
above for further discussion of this item.)
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from
the proposed use.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create significant interference with any traffic
on the surrounding public streets as long as ACHD requirements are met and all
approaches and traffic control measures are installed.
L That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use.
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December 4, 2001
Page 11
Site Specific Conditions — Conditional Use Permit
A multi use pathway shall be constructed along the Ridenbaugh Canal. The Applicant
shall work with the Parks Department to determine the location, dedication, maintenance,
surfacing, landscaping, and other improvements associated with a Multi -use pathway.
Ten copies of a revised site plan indicating the location, width, landscaping and
associated improvements of the pathway(s) shall be submitted at least ten days prior to
the City Council hearing.
2. Per Mr. Tom Kuntz's recommendation, Applicant shall install a six-foot wide pedestrian
walkway between Lots 2 and 3, Block 1 (or another north -south location as deemed
appropriate by the Applicant and the City of Meridian), to connect Copper Pointe Way to
the Ridenbaugh Canal pathway.
3. Buildings located on the properties adjacent to the Thousand Springs Subdivision (south
property line) shall be restricted to a maximum of 35' feet in height (as opposed to 40').
4. Bicycle racks shall be installed at all buildings used for office and retail use within the El -
Dorado Subdivision,
5. The applicant shall be responsible for reserving or dedicating an area within the
development to be used for a future bus stop. Applicant shall coordinate the timing, size
and location of the bus stop with the VIATrans staff and submit a letter to the P&Z
Department prior to final approval of the perimeter landscaping plan.
6. The proposed internal jogging path crosses through several parking lots within the
subdivision. The pathway has been designed to cross though the parking lots by placing
the pathway within the parking medians. The applicant shall provide a conceptual
drawing of the pathways that are to be located within the medians. The design must
incorporate the required landscaping, the jogging path and other buffers, as needed, to
eliminate vehicle overhang from interfering with the pathway. The drawing shall be
submitted 10 days prior to the City Council hearing.
GENERAL COMMENTS
Any existing irrigation/drainage ditches crossing the property to be included in this
project, shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by
the appropriate irrigation/drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Department. No variances
have been requested for tiling of any ditches crossing this project.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation,
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December 4, 2001
Page 12
Off-street parking shall be provided in accordance with City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements.
4, Paving and striping shall be in accordance with the standards set forth in the City of
Meridian Zoning and Development Ordinance and in accordance with Americans with
Disabilities Act (ADA) requirements.
A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer for all off-street parking areas. All site
drainage shall be contained and disposed of on-site. An operation and maintenance
agreement for joint drainage facilities shall be developed for inclusion in the CC&R's of
the subdivision.
6. Outside lighting shall be designed and placed so as not to direct illumination on any
nearby residential areas and in accordance with City Ordinance.
7, All signage shall be in accordance with the standards set forth in the City of Meridian
Zoning and Development Ordinance. No temporary signage, flags, banners or flashing
signs will be permitted.
COMPREHENSIVE PLAN ANALYSIS
The 1993 Comprehensive Plan contains a variety of goals and policies relevant to this
application. The following sections most directly apply to the proposed project and are repeated
here for the Council and Commission's consideration during the hearing process.
Goal 3 is "to encourage the kind of economic growth and development which supplies
employment and economic self-sufficiency for existing and future residents, reduces the present
reliance on Boise and strengthens the City's ability to finance and implement public
improvements, services, and its open space character."
Economic Development
1.1 The City of Meridian shall make every effort to create a positive atmosphere that
encourages... commercial enterprises to locate in Meridian.
1.3 The character, site improvements and type of new commercial or industrial developments
should be harmonized with the natural environment and respect the unique needs and
features of each area.
RECOMMENDADQN
Staff supports the annexation and rezone, CUP and Preliminary Plat of this property with the
above conditions.
AZ -01-01$, PP —01-020, CUP -01-037 El Dorado SUbdivision.AZYP.CUP.DOC
Ht TB OF TRE 4 SURE VALITU
1b1AYOR
A Good Place to Live
LEGAL DEFAIYTWNI'
Robert D. Corrie
CITY OF MERIDLAN
(208) 288-2499 • Faa 288-2501
CITY COUNCIL MEMBERS
PUBLIC WOR 1:S
33 LAST IDAHO
BUILDING DEPtllZT MNI'
Ron Anderson
(208) 887-2211 •Fax 887-1297
Keid, Bird
MFRIDIAT'�I, LDAI-10 83642
Tammy deWeerd
(208) 888-4433 - FAX (208) 887-4813
PLANNING AND ZONING
City Ciexlc Office Fax (208) 8884218
DEPARTME, NT
Cherie McCandless
(208) 884-5533 • FAX 888-6854
MEMORANDUM:
December 4, 2001
To: Mayor, City Council and Planning & Zoning Commission
From: Brad Hawkins -Clark, Planner IZAL
Bruce Freckleton, Senior Engineering Techik
Re: El Dorado Business Campus
• Annexation of 85.36 Acres and a Re -zone Request for the Property's Zoning
Designation to be Changed from RUT (County) to C -C and C -G Upon
Annexation, by the W. H. Moore Company (File No. AZ -01-018).
• Preliminary Plat Approval of 32 Building Lots and 17 "Other" Lots on 85.36
Acres in a Proposed C -C and C -G Zone, by the W.H. Moore Company (File
No. PP -01-020)
• A Conditional Use Permit for a Planned Development, Consisting of a Mix of
Uses, such as Office, Retail, Restaurants, and Hotels/Motels, By The W,H,
Moore Company (File No. CUP 01-037).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
A, PPPLICATIONS SUMMARY
The Applicant, the W.H. Moore Company, has applied for Annexation, Rezoning, Preliminary
Plat and Conditional Use Permit approval of an 85.36 -acre parcel of land, located on the
southwest corner of Overland and Eagle Road. The requested zoning designation for the
property is C -C (northeast section) and C -G (northwest and south section), The Applicant's
preliminary plat request, if approved, will split the property into 32 building lots and 17 other
lots.
The Applicant proposes to develop the property in a complimentary fashion to Silverstone
Corporate Center on the east side of Eagle Road, with a mix of uses such as office, retail, food ,
flex space and hotel/motel uses. They are requesting conceptual approval of the entire 80 -acre
project and, subsequent to final platting and standard approvals, be allowed to construct each lot
with a Certificate of Zoning Compliance and building permit (with no CUPs). The Applicant has
requested that a large number of land uses governed by the Zoning Schedule of Use Control
(Ordinance 11-8-1) be developed within the El Dorado Business Campus as permitted uses,
AZ -01.018, PP -01.20, CUP01-037 El dorado Subdivision
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 2
outlined as such in a Development Agreement. A complete list of the requested uses is attached
to the original application.
The Applicant has further requested that Building #1, an office building located in the northwest
corner of the site on Overland Road, be allowed a building permit for his first building prior to
the plat being recorded based on the right of one building permit per legal parcel. This request is
addressed below
PROPERTY OWNERSHIP
The owner of record of the subject parcel is James F. Griffin, Mr. Griffin has provided notarized
consent for W.H. Moore Co. to process all three applications.
LOCATION
The property is located approximately 1/8 of a mile south of the I-84/Eagle Road interchange, at
the southwest corner of Eagle and Overland Road,
SURROUNDING PROPERTIES
North: Large rural residential, zoned R-1 (County) and RUT (County).
South: Thousand Springs Subdivision, zoned R-4.
East: Silverstone Corporate Center, zoned C -C and C -G.
West: Transitional rural property, zoned RUT (County).
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
"A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designations, C -C and C -G, are harmonious
with and in accordance with the adopted Comprehensive Plan and Generalized
Land Use Map, which designates the land to be Mixed/Planned Development.
B. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area, -
AZ -0 1.0 18,
rea;
AZ-01.018, PP -01.020, CUP -01-037 EI Doredo 5abdivision.AZ.PP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 3
The general vicinity is experiencing urban type development. Resolution Business
Park, Thousand Springs Subdivision, St. Luke's expansion and Silverstone Center
have all been approved within a half mile of this project. Staff finds the rezoning
of this parcel to be in accordance with said land use changes.
C. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that the Commission and Council should review the Applicant's list of
proposed uses (Exhibit A) and determine if all the requested uses would be
harmonious with the adjacent residential subdivision to the south. Staff
recommends restricting certain proposed future uses on the lots immediately north
of the Ridenbaugh (see conditions below). Staff finds the proposed uses should be
harmonious and appropriate with all other existing and/or proposed adjacent uses.
D. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council shall rely on public testimony to determine whether
or not he proposed uses will be disturbing or hazardous to the neighboring
residential uses.
Staff finds that a majority of the requested uses will not be hazardous to the
existing residential subdivision to the south. However, some uses may be
disturbing to the residential use by means of noise, glare, and traffic generated by
the proposed commercial uses.
E. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that additional roadway improvements will be required to handle the
additional traffic generated by this development. ACRD and the Applicant are
working together to determine the extent of the required improvements. All other
public services and facilities appear to be adequate to service this property.
F. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that this development will not cause excessive additional requirements
at public cost. We also find that the annexation and zoning alone will not be
AZ -01-018, PP -01.020, CUP -01-037 EI Dorado Subdivision.AURCUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 4
detrimental to the community's economic welfare. Special attention should be
paid by the Applicant, City and the owners of Silverstone Center to ensure that a
glut of office and/or commercial building shell space is not created by these two
developments which, in turn, could cause economic hardship should supply super -
exceed demand for an extended period of time. (Also, refer to the "Point of
Consideration" section below for further discussion on this finding.)
G. Will the proposed uses 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;
Staff finds that all of the proposed permitted uses for El Dorado (see exhibit with
application form), with the exception of Major Utility Facilities, will not involve
uses, activities, processes, materials, equipment or conditions that will be
detrimental. Depending upon the design and type of utility facility, such a use has
the potential to be detrimental to the Thousand Springs residents. If this proposed
permitted use is moved to a Conditional Use requirement, Staff finds in favor of
this item.
H. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed uses will impact the level and flow of traffic on the
surrounding streets. Given the wide variety of proposed uses and the wide range
of potential trip generations, it is difficult to effectively estimate vehicular impacts
of this project at build -out. It appears that approaches to the property will be
appropriately designed and not create an interference beyond normal expectations
for a development of this size.
I. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re -zone.
I Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592,11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the
City.
AZ -01-018, PP -01-020, CUP -01-037 El Dorado Subdivision.AZ.PBCUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 5
Point of Consideration & Discussion for Commission & City Council
One outcome of the Meridian Downtown Development Committee's work earlier this year was
the establishment of a so-called "Resource Area" around the Central Valley Corporate Park and
E. I' Street corridor north into downtown. The City Council formally adopted boundaries for a
district that is intended to be a priority re -development and commercial enterprise zone.
Development in the Resource Area is to help fund, through a Tax Increment Financing scheme,
re -development of Old Town Meridian. Staff understands that one purpose of this area, in
combination with Old Town, is to serve as a commercial, professional office, and entertainment
destination area for the city.
When combined with Silverstone Corporate Center, approval of the El Dorado Campus will
create a 170 -acre "hub" of commerce, office, entertainment and other destination -type activities
in Meridian. Based on approved and submitted concept plans for both Silverstone and El Dorado,
there will be an estimated 1.58 million s,f of commercial, retail and office building space
(856,000 s.f. for Silverstone and 725,000 s.f. for El Dorado). Depending upon the build -out uses
in both developments, the large scope of this Overland/Eagle area (Silverstone and El Dorado
combined) could draw customers and services away from Old Town. This may detract from the
original purpose of creating the downtown resource area and "water down" the affects of future
Old Town re -development and activity.
ANNEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits. If the legal description is not accurate, a new legal description will need to be
submitted.
2. The requested zoning of C -C and C -G is compatible with City Comprehensive Plan.
3. The subject property is within the Urban Service Planning Area. Essential City services are
available to the subject property.
4. A Development Agreement shall be entered into between the City of Meridian and the
Applicant. The Development Agreement shall require that certain uses within the subdivision
be approved though the Conditional Use Permit process. The list of uses shall include all
those listed in the exhibit submitted with the application, with any modifications made by
Commission and/or Council. Development of the properties adjacent to the Thousand
Springs Subdivision shall be required to obtain a separate Conditional Use Permit, regardless
of the use proposed,
5. A condition of the Development Agreement shall be to construct a multi -use pathway
adjacent to the Ridenbaugh Canal's north bank in accordance with the design and alignment
requirements of the Meridian Parks & Recreation Department (see 11-28 letter from Mr.
Tom Kuntz).
AZ -01-018, PP -01.020, CUP -01.037 El Dorado Subdivlsion.AZ.PP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 6
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 7.2. and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are readily available to the lots within the proposed
subdivision, provided changes as may be required by the Public Works and Building
Departments are made.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision is in conformance with and will not negatively impact the
capital improvement funds.
d. The public financial capability of supporting services for the proposed
development;
Stam finds that the development will not require major expenditures for supporting
services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there will not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council Or Commission's
attention.
SITE SPECIFIC COMMENTS
1. Sanitary sewer and water service to this site shall be via existing and new service lines
from the existing mains adjacent to the property. The applicant will be responsible to
construct lateral sewer mains to and through this proposed development, Subdivision
designer to coordinate main sizing and routing with the Public Works Department. Water
and Sewer mains will not be allowed within landscape areas or beneath landscape islands.
The applicant shall be subject to latecomers fees to reimburse the parties responsible for
bringing service into the area. Payment of the latecomer's fee is required prior to
signature on the final plat map by the City Engineer.
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Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 7
2. The sidewalks shall be detached along Eagle Road and Overland Road and a minimum 5 -
foot wide landscaped parkway shall be installed between the curb and sidewalk in
accordance with the adopted Landscape Ordinance. A 5 -foot wide sidewalk shall also be
required along all public streets on the interior of the subdivision.
[Special Note to P&Z Commission and Council: Both W.H. Moore Company and the
developers of Silverstone Corporate Center have proposed to construct curb, gutter and
sidewalk for the full half -mile stretch along both sides of Eagle Road south of Overland.
In return, they are requesting an off -set to their impact fees. However, to date, ACRD has
not been supportive of allowing the curb and gutter installation. P&Z and Public Works
staff supports the developers' request and believe the curb and gutter improvements
should be made at the time of subdivision development, assuming the ultimate right-of-
way line is firm.]
3. The proposed "Outdoor Plaza" located on the western property line (adjacent to building
#10) shall be moved east so that it lies adjacent to King Salmon Way to provide greater
central access to the open space. A revised Preliminary Plat showing this relocation must
be submitted at least ten (10) days prior to the City Council hearing.
4. Tarpon Way shall be extended to the subdivision's west boundary as a public street stub.
Said stub will provide connectivity to the existing stub in Resolution Business Park upon
future development of the parcels between El Dorado and Resolution. Said stub will also
break-up the length of Block 3, which currently exceeds City Ordinance. A revised
Preliminary Plat including an extension of Tarpon Way must be submitted at least ten
(10) days prior to the City Council hearing.
5. Per the 10-23-01 letter from Dan Coonce, ITD District Traffic Engineer, the developer
shall be required to install signal interconnect conduit from the Overland Road/Eagle
Road intersection along Eagle Road to the signalized intersection at the West Bound I-84
Ramp Terminal.
6. The Applicant has requested that a single building permit for Building #1 (see CUP Site
Plan) be granted for the legal parcel prior to the Final Plat being recorded. Staff supports
this request if adequate fire flow and pressure is present prior to the commissioning of the
new City well currently being built in the Silverstone Project, and that a condition shall
be that a Certificate of Zoning Compliance may not be applied for prior to the formal
Annexation ordinance being adopted. All perimeter landscaping and any required fencing
shall also be installed prior to issuance of the building permit.
7. The submitted conceptual landscape plan for the Overland and Eagle Road street buffers
is approved. All subdivision perimeter landscaping shall be installed or 110% surety
amount and bids submitted for required landscaping prior to City signature of the Final
Plat.
8. No fencing details were submitted with the application. Applicant shall submit detailed
fencing plans with the Final Plat application and shall discuss conceptual fencing plans at
AZ.01-018, PP —01.020, CUP -01-037 EI Dorado 3Ubdivision.AZ.PP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 8
the P&Z Commission hearing. In lieu of permanent fencing, temporary construction
fencing must be installed during construction on any lot to contain construction debris.
9, A detailed irrigation plan including performance specifications shall be submitted as part
of the required landscaping plan for the final plat. A letter of credit or cash in the amount
of 110% will be required for these improvements prior to signature on the final plat.
10. Applicant has indicated that the pressurized irrigation system within this development is
to remain private. The applicant shall be required to provide a backup source to the
pressurized irrigation system. Plans and specifications for the irrigation system shall be
reviewed by the Public Works Department as part of the development plan review
process. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval.
11. If a well or surface source is not available, a single -point connection to the City of
Meridian's domestic water system will be allowed for the development. In the event that
domestic water is used as a backup source, common areas within the development will be
subject to City of Meridian water assessments. Payment of water assessment fees for the
common areas is required prior to city signatures on the final plat map
12. All of the required street buffer landscaping shall be installed prior to the issuance of a
Certificate of Occupancy for any building on any lot created by the subdivision.
13. 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 removed.
14. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking
areas. Storm water treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication, "Catalog of Storm Water Best
Management Practices for Idaho Cities and Counties" and City of Meridian standards and
policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which
has authority over the receiving stream provides written authorization prior to
development plan approval. The Applicant is responsible for filing all necessary
applications with the Idaho Department of Water Resources regarding Shallow Injection
Wells on the final plat.
GENERAL COMMENTS
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
AZ -01.018, PP —01.020, CUP -01-037 El Dorado Subdivision.AZ.PP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 9
2. Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, lot and block numbering. Make any corrections necessary to
conform.
Assessment fees for water and sewer service are determined during the building plan
review process.
4. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-
17-3);
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Mixed
Planned Development". The proposed uses are not prohibited within said designation and
should be considered harmonious with and in accordance with the Comprehensive Plan.
The proposed use is considered a permitted use (MCC Title 11-8-1), and if it is developed
according to the Development Agreement, the uses will be harmonious with the Meridian
City Zoning Ordinance.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds that the proposed development will not change the essential character of the
general vicinity and will be harmonious with the intended character of the same area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
AZ -01.018, PP -.01-020, CUP -01-037 El Dorado Subdivlslou•AUP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 4; 2001
Page 10
Staff finds that the proposed use would not adversely affect other properties in the
general vicinity, as long as appropriate buffering and compatible uses are constructed at
the south end of the project adjacent to residential uses.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development will be adequately served by the essential
public facilities and services listed above.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public. (See the "Point of Discussion" paragraph under the Annexation section
above for further discussion of this item.)
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from
the proposed use.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create significant interference with any traffic
on the surrounding public streets as long as ACRD requirements are met and all
approaches and traffic control measures are installed.
L That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use.
AZ -01.015, PP —01.020, CUP -01-037 El Dorado Subdivision.AZ.PP.CUP,DOC
PIanning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 11
Site Specific Conditions — Conditional Vse Permit
A multi use pathway shall be constructed along the Ridenbaugh Canal. The Applicant
shall work with the Parks Department to determine the location, dedication, maintenance,
surfacing, landscaping, and other improvements associated with a Multi -use pathway.
Ten copies of a revised site plan indicating the location, width, landscaping and
associated improvements of the pathway(s) shall be submitted at least ten days prior to
the City Council hearing.
2. Per Mr. Tom Kuntz's recommendation, Applicant shall install a six-foot wide pedestrian
walkway between Lots 2 and 3, Block 1 (or another north -south location as deemed
appropriate by the Applicant and the City of Meridian), to connect Copper Pointe Way to
the Ridenbaugh Canal pathway.
Buildings located on the properties adjacent to the Thousand Springs Subdivision (south
property line) shall be restricted to a maximum of 35' feet in height (as opposed to 40').
4. Bicycle racks shall be installed at all buildings used for office and retail use within the El -
Dorado Subdivision.
5. The applicant shall be responsible for reserving or dedicating an area within the
development to be used for a future bus stop. Applicant shall coordinate the timing, size
and location of the bus stop with the VIATrans staff and submit a letter to the P&Z
Department prior to final approval of the perimeter landscaping plan.
6. The proposed internal jogging path crosses through several parking lots within the
subdivision. The pathway has been designed to cross though the parking lots by placing
the pathway within the parking medians. The applicant shall provide a conceptual
drawing of the pathways that are to be located within the medians. The design must
incorporate the required landscaping, the jogging path and other buffers, as needed, to
eliminate vehicle overhang from interfering with the pathway. The drawing shall be
submitted 10 days prior to the City Council hearing.
GENERAL COMMENTS
Any existing irrigation/drainage ditches crossing the property to be included in this
project, shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by
the appropriate irrigation/drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Department. No variances
have been requested for tiling of any ditches crossing this project.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
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Planning & Zoning Commission/Mayor & City Council
December 4, 2001
Page 12
3. Off-street parking shall be provided in accordance with City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements.
4. Paving and striping shall be in accordance with the standards set forth in the City of
Meridian Zoning and Development Ordinance and in accordance with Americans with
Disabilities Act (ADA) requirements.
A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer for all off-street parking areas. All site
drainage shall be contained and disposed of on-site. An operation and maintenance
agreement for joint drainage facilities shall be developed for inclusion in the CC&R's of
the subdivision.
6. Outside lighting shall be designed and placed so as not to direct illumination on any
nearby residential areas and in accordance with City Ordinance.
7. All signage shall be in accordance with the standards set forth in the City of Meridian
Zoning and Development Ordinance. No temporary signage, flags, banners or flashing
signs will be permitted.
COMPREHENSIVE PLAN ANALYSIS
The 1993 Comprehensive Plan contains a variety of goals and policies relevant to this
application, The following sections most directly apply to the proposed project and are repeated
here for the Council and Commission's consideration during the hearing process.
Goal 3 is "to encourage the kind of economic growth and development which supplies
employment and economic self-sufficiency for existing and future residents, reduces the present
reliance on Boise and strengthens the City's ability to finance and implement public
improvements, services, and its open space character."
Economic Development
1.1 The City of Meridian shall make every effort to create a positive atmosphere that
encourages.. , commercial enterprises to locate in Meridian.
1.3 The character, site improvements and type of new commercial or industrial developments
should be harmonized with the natural environment and respect the unique needs and
features of each area.
RECOMMENDATION
Staff supports the annexation and rezone, CUP and Preliminary Plat of this property with the
above conditions.
AU1.018, PP -01-020, CUP -01-037 El Dorado SubdiviBion.AZPP.CUP.DOC
W.H. MMOORE
Real Estate Development
600 N. STEELHEAD WAY, SUITE 144 (83704)
P.O. BOX 8204
BOISE, IDAHO 83707.2204
Date: November 30, 2001
To: William G. Berg, Jr.
City Cleric
City of Meridian
33 E. Idaho Avenue
Meridian, ID 83642
From: Jonathan R. Seel -
Subject: El Dorado Business Campus
Southwest Corner of Eagle Road and Overland Road
TELEPHONE (208) 323.19191 FAX 323.7523
RECEIVEE.1
City OfMerldia-n
City1er'n" Offiv
Winston H. Moore is requesting the City of Meridian to please table the Planning &
Zoning hearing for El Dorado Business Campus until the second P&Z meeting in January.
We appreciate your cooperation in this matter and sincerely regret any inconvenience this
may cause Meridian staff and the Commissioners.
Please call should you have any questions.
cc: Brad Hawkins -Clark, Meridian Planning & Zoning
Meridian Fire Department
November 27, 2001
Joseph Silva
Deputy Chief
Meridian Fire Department
540 E. Franklin Rd.
Meridian, Id 83642
(208) 888-1234
Fax (208)895-0390
City OfMidi
City Clerk Office
TO: Meridian Planning & Zoning Commission
SUBJECT: El Dorado Business Campus File # AZ 01-018
FROM: Joseph Silva, Deputy Chief, Fire Preventiont'<
Er
The following will be the requirements and/or concerns to provide minimum levels of fire protection for
the proposed project:
1. That a fire -flow consistent with Appendix III -A of the Uniform Fire Code be provided to service
the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III -A
2. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901.3
Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department.
5. All radii shall be 28' inside and 48' outside radius.
6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per
section 1103.2.4 of the Uniform Fire Code.
The roadways shall be built to Ada County Highway Standards. UFC 902.2.1
8. The proposed 85 acre annexation will have an estimated transient population 3,500 people based
on an estimated 700,000 square feet of space to occupy at 200 square feet per person. Based on historical
run analysis the Meridian Fire Department will respond to one call for service for every 24 people in the
service area. This will generate an estimated 145 additional calls for service at build out. According to a
report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for
service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069
responses in the year 2000.
9. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is
subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a
request for Basic Life Support. Thebudget constraints are typically defined as capital outlay for facilities
November 27, 2001
Page 2
that are located within 1.5 miles from a given location and sufficient operational funds to staff the
facilities.
10. Provide an approved turn around on the West end of Goldstone Way or provide a connection to
the adjacent project.
October 23, 2001
Will Berg, City Clerk
City of Meridian
33 East Idaho
Meridian, ID 83642
OCT2001
City of Meridiau
City Clerk OfficLv
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Re: AZ 01-018 Annexation and Zoning from RUT to C -C and C -G zones for
proposed El Dorado Business Campus
Dear Commissioners:
The Nampa & Meridian Irrigation District has no comment in regard to the above-
mentioned application.
Sincerely,
Bill Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
F511-15-wil
C: File — Shop
File — Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
RECEIVED
NOV 2 2001
City of, Meridian
wo i • A.
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
Chuck Christensen OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Quadrant Consulting, Inc.
405 S. 8th Street, Suite 295
Boise, ID 83702-7100
RE: Land Use Change Application — EI Dorado Business Ca,mpus
Dear Mr. Christensen:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above -referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
L__X nl"_)
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, Meridian City
James F. Griffin C/O David Lombardi, Given Pursley LLP, PO Box 2720, Boise ID 83701
W. H. Moore Company, 600 N. Steelhead Way, Suite 144 Boise, ID 83704
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
PUBLIC HEARING
SIGN-UP SHEET
DATE
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PROJECT NUMBER A /
PROJECT NAME
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NAME
FOR
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City,,)fMeridian
V,it�L Clerk Off iCl-
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HUB OF, 7REASt VALLEY
MAYOR A Good Place to Lige
Robert D. Corrie
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CITY COUNCIL INIEMBERS
Ron Anderson
Keith Bird
Tumny deWeerd
Cherie McCandless
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 - FAX (208) 887-4813
City Clerk Office Fax (208) 888-4218
j kw�_ `i—Lc
(208) 884--5533 - FAX 888-6854
MEMORANDUM: February 19, 2002
To: Mayor, City Council and Planning & Zoning Commission
Rb
�., ris.
From: Brad Hawkins -Clark, Planner
Bruce Freckleton, Senior Engineering Techjj* ' J
Re: El Dorado Business Campus— FINAL AMENDMENT-`FR'K
• Annexation of 85.36 Acres and a Re -zone Request for the Property's Zoning
Designation to be Changed from RUT (County) to C -C and C -G Upon
Annexation, by the W. H. Moore Company (File No. AZ -01-018).
Preliminary Plat Approval of 32 Building Lots and 17 "Other" Lots on 85.36
Acres in a Proposed C -C and C -G Zone, by the W.H. Moore Company (File
No. PP -01-020)
A Conditional Use Permit for a Planned Development, Consisting of a Mix of
Uses, such as Office, Retail, Restaurants, and Hotels/Motels, By The W.H.
Moore Company (File No. CUP 01-037).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
At the 1-17-02 hearing, the P&Z Commission continued the subject three applications until the
2-21-02 meeting and required the Applicant to prepare a revised Preliminary Plat and CUP Site
Plan reflecting the new location of the west stub street and new lot configuration. Staff reviewed
the revised plat and site plan and we offer the following additional and modified
recommendations to our 12-4-01 report. Staff also submitted two (2) subsequent memos with
proposed revisions to the 12-4-01 El Dorado report. These subsequent memos were dated 12-19-
01 and 1-14-02. Due to the number of proposed revisions to our original report, we have
incorporated all revisions suggested to date into this report, so all site specific Staff
recommendations are now consolidated into this amended report. Any proposed deletions to the
12-4-01 report are shown as a str-Ave4hfotigh. Any new recommended conditions are inserted in
bold typeface.
Below is a table summarizing the changes between the 9-20-01 Preliminary Plat and the revised
2-6-02 Preliminary Plat:
AZ -01-018, PP —01-20, CUPOI-037 BI dorado Business Campus -Final Amendmtdoe
Planning & Zoning Commission/Mayor & City Council
February 19, 2002
Page 2
Comparison of Original and Revised Preliminary Plats
Point of Consideration & Discussion for Commission & City Council
One outcome of the Meridian Downtown Development Committee's work earlier this year was
the establishment of a so-called "Resource Area" around the Central Valley Corporate Park and
E. 1St Street corridor north into downtown. The City Council formally adopted boundaries for a
district that is intended to be a priority re -development and commercial enterprise zone.
Development in the Resource Area is to help fund, through a Tax Increment Financing scheme,
re -development of Old Town Meridian. Staff understands that one purpose of this area, in
combination with Old Town, is to serve as a commercial, professional office, and entertainment
destination area for the city.
When combined with Silverstone Corporate Center, approval of the El Dorado Campus will
create a 170 -acre "hub" of commerce, office, entertainment and other destination -type activities
in Meridian. Based on approved and submitted concept plans for both Silverstone and El Dorado,
there will be an estimated 1.58 million s.f of commercial, retail and office building space
(856,000 s.f. for Silverstone and 725,000 s.f. for El Dorado). Depending upon the build -out uses
in both developments, the large scope of this Overland/Eagle area (Silverstone and ,El Dorado
combined) could draw customers and services away from Old Town. This may detract from the
original purpose of creating the downtown resource area and "water down" the affects of future
Old Town re -development and activity.
ANNEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits. If the legal description is not accurate, a new legal description will need to be
submitted.
2. The requested zoning of C -C and C -G is compatible with City Comprehensive Plan.
AZ -01-018, PP -01-020, CUP -01-037 EI Dorado Business Campus -Final Amendmt.doo
Original Pre Plat (9-20-01)
Revised Pre Plat (2-6-02)
# of Buildable Lots
Block 1
6
10
Block 2
3
6
Block 3
8
4
Block 4
7
6
Block 5
8
8
Total # of Buildable Lots
32
34
# of Common Lots
17
15
# of Access Points to Eagle Rd.
3
4
Point of Consideration & Discussion for Commission & City Council
One outcome of the Meridian Downtown Development Committee's work earlier this year was
the establishment of a so-called "Resource Area" around the Central Valley Corporate Park and
E. 1St Street corridor north into downtown. The City Council formally adopted boundaries for a
district that is intended to be a priority re -development and commercial enterprise zone.
Development in the Resource Area is to help fund, through a Tax Increment Financing scheme,
re -development of Old Town Meridian. Staff understands that one purpose of this area, in
combination with Old Town, is to serve as a commercial, professional office, and entertainment
destination area for the city.
When combined with Silverstone Corporate Center, approval of the El Dorado Campus will
create a 170 -acre "hub" of commerce, office, entertainment and other destination -type activities
in Meridian. Based on approved and submitted concept plans for both Silverstone and El Dorado,
there will be an estimated 1.58 million s.f of commercial, retail and office building space
(856,000 s.f. for Silverstone and 725,000 s.f. for El Dorado). Depending upon the build -out uses
in both developments, the large scope of this Overland/Eagle area (Silverstone and ,El Dorado
combined) could draw customers and services away from Old Town. This may detract from the
original purpose of creating the downtown resource area and "water down" the affects of future
Old Town re -development and activity.
ANNEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits. If the legal description is not accurate, a new legal description will need to be
submitted.
2. The requested zoning of C -C and C -G is compatible with City Comprehensive Plan.
AZ -01-018, PP -01-020, CUP -01-037 EI Dorado Business Campus -Final Amendmt.doo
Planning & Zoning Commission/Mayor & City Council
February 19, 2002
Page 3
3. The subject property is within the Urban Service Planning Area. Essential City services are
available to the subject property.
4. A Development Agreement shall be entered into between the City of Meridian and the
Applicant. The Development Agreement shall require that certain uses shown as conditional
in the attached exhibit be approved though the Conditional Use Permit process, The list of
permitted uses shall include all those listed in the exhibit submitted with the application,
with any modifications made by Commission and/or Council. Development of the properties
adjacent to the Thousand Springs Subdivision shall be required to obtain a separate
Conditional Use Permit, r-egafdless-efthe use propose unless office or flex uses are
proposed.
5. A condition of the Development Agreement shall be to construct a multi -use pathway
adjacent to the Ridenbaugh Canal's north bank in accordance with the design and alignment
requirements of the Meridian Parks & Recreation Department (see 1 78 lotto.. from "&.
Tom proposed standards under CUP Site Specific Conditions, item #1) and the
Nampa Meridian Irrigation District.
PRELIMINARY PLAT SITE SPECIFIC COMMENTS
Sanitary sewer and water service to this site shall be via existing and new service lines
from the existing mains adjacent to the property. The applicant will be responsible to
construct lateral sewer mains to and through this proposed development. Subdivision
designer to coordinate main sizing and routing with the Public Works Department. Water
and Sewer mains will not be allowed within landscape areas or beneath landscape islands.
The applicant shall be subject to latecomer's fees to reimburse the parties responsible for
bringing service into the area. Payment of the latecomer's fee is required prior to
signature on the final plat map by the City Engineer,
2. The sidewalks shall be detached along Eagle Road and a minimum 5 -foot wide
landscaped parkway shall be installed between the curb and sidewalk in accordance with
the adopted Landscape Ordinance. A 5 -foot wide sidewalk shall also be required along all
public streets on the interior of the subdivision.
M
.. _ ,.
I =119
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IMMMMI
. _1
AZ -01-018, PP -01-020, CUP -01-037 El Dorado Business Campus -Final Amendmt.doe
Planning & Zoning Commission/Mayor & City Council
February 19, 2002
Page 4
3. The proposed "Outdoor !,
greater-
eentral -caws to the open spaee. n revised Preliminary Plat showing this role -cation mini
bsubmitted at tCa'Jten to the Cit C :1 ' oafuig (Note: The
Un�t —C
Applicant has relocated this open space to the south end of the project and placed it
within a 30 foot wide pedestrian easement.)
4. Tarpon Way shall be ex4ended to the subdivision's west boundar-y as a publie street
Said stub will provide eemwe&ity to the existing " in Resemien Business Park upon
futufe development of the par -eels between El Der -ado and ReseWien. Said stub will also
break up -the -length of BIoek 3, i, 1, euffen* eKeeeds City Orth,, nee n o oa
Prelkninary Pla4 ineluding an extension of Tar -pen Way must be submitted at least t
(10) days prior- to the City Couneil hearing. (Note: The Applicant revised the plat to
move the original stub street to the center of the project, improving the block length
problem and improving connection/access locations with the Van Auker parcel to the
west.)
5. Per the 10 23 01 letter from Dan > >
the developer
shall be required te install signal intefeonneet een"it from the Ovefland Read/Eagle
Read interseetion along Eagle Read to the signalized inter-seetion at the West Bound 184
Rftmp Terminal. (Note: This is an entirely off-site improvement and was only a
recommendation from ITD, not a condition of approval nor within ITD's jurisdiction.)
6. The Applicant has requested that a single building permit for Building #1 (see CUP Site
Plan) be granted for the legal parcel prior to the Final Plat being recorded. Staff supports
this request if adequate fire flow and pressure is present prior to the commissioning of the
new City well currently being built in the Silverstone Project, and that a condition shall
be that a Certificate of Zoning Compliance may not be applied for prior to the formal
Annexation ordinance being adopted. All perimeter Eagle and Overland Road
landscaping shall be installed prior to Certificates of Occupancy and any required
fencing shall also be installed prior to issuance of the building permits.
7. The submitted conceptual landscape plan for the Overland and Eagle Road street buffers
is approved. All subdivision perimeter landscaping shall be installed or 110% surety
amount and bids submitted for required landscaping prior to City signature of the Final
Plat.
8. No fencing details were submitted with the application. If fencing is proposed or
required by the City, Applicant shall submit detailed fencing plans with the Final Plat
application and shall discuss conceptual fencing plans at the P&Z Commission hearing.
In lieu of permanent fencing, temporary construction fencing must be installed during
construction on any lot to contain construction debris.
9. A detailed irrigation plan including performance specifications shall be submitted as part
of the required landscaping plan for the final plat. A letter of credit or cash in the amount
of 110% will be required for these improvements prior to signature on the final plat.
AZ -01-018, PP —01-020, CUP -01-037 El Dorado Business Campus -Final Amendmtdoo
Planning & Zoning Commission/Mayor & City Council
February 19, 2002
Page 5
10. Applicant has indicated that the pressurized irrigation system within this development is
to remain private. The applicant shall be required to provide a backup source to the
pressurized irrigation system. Plans and specifications for the irrigation system shall be
reviewed by the Public Works Department as part of the development plan review
process. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval.
11. If a well or surface source is not available, a single -point connection to the City of
Meridian's domestic water system will be allowed for the development. In the event that
domestic water is used as a backup source, common areas within the development will be
subject to City of Meridian water assessments. Payment of water assessment fees for the
common areas is required prior to city signatures on the final plat map
12. All of the required street buffer landscaping along Eagle and Overland Roads shall be
installed prior to the issuance of a Certificate of Occupancy for any building on any lot
created by the subdivision.
13. 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 removed.
14. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking
areas. Storm water treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication, "Catalog of Storm Water Best
Management Practices for Idaho Cities and Counties" and City of Meridian standards and
policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which
has authority over the receiving stream provides written authorization prior to
development plan approval. The Applicant is responsible for filing all necessary
applications with the Idaho Department of Water Resources regarding Shallow Injection
Wells on the final plat.
15. Staff recommends the "Outdoor Plaza" area shown on the CUP Site Plan be located
on a separate common lot within the subdivision and a note added that this lot will
be owned and maintained by the El Dorado Business Owner's Association.
16. The stub street to the west property line is not named. Applicant shall include a
proposed street name on the face of a revised Preliminary Plat, to be submitted at
least 10 days prior to the City Council hearing.
17. Applicant shall modify the "Common Area Lots" table on the face of the
Preliminary Plat to delete Lot 1, Block 20 and Lot 1, Block 21. These common lots
were removed from the original plat map.
AZ -01-018, PP —01-020, CUP -01-037 EI Dorado Business Campus -Final Amendmt.doo
Planning & Zoning Commission/Mayor & City Council
February 19, 2002
Page 6
18. Applicant shall modify the Preliminary Plat Legend to include the easement line
feature and to label the 30 -foot wide pedestrian easement north of the Ridenbaugh
Canal easement. Submit a revised Preliminary Plat at least 10 days prior to the City
Council hearing.
GENERAL COMMENTS
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
2. Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, lot and block numbering. Make any corrections necessary to
conform.
3. Assessment fees for water and sewer service are determined during the building plan
review process.
4. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
CONDITIONAL USE PERMIT SITE SPECIFIC CONDITIONS
1. A multi use pathway skull be constructed along the Ridenbaugh Canal. The Applicant
shall work with the Parks Department to determine the location, dedication, maintenance,
surfacing, landscaping, and other improvements associated with a Multi -use pathway.
Ten copies of a revised site plan indicating the location, width, landscaping and
associated improvements of the pathway(s) shall be submitted at least ten days prior to
the City Council hearing. The following standards shall apply to the multi use path:
a. A minimum 10 -foot wide hard surface pathway shall be constructed by the
Applicant;
b. The pathway shall be constructed either within a permanent pedestrian
easement in favor of the City of Meridian or within a separate common lot
that is deeded to the City of Meridian;
c. Said pedestrian easement or common lot shall connect to the public sidewalk
adjacent to Eagle Road in the general area of the southeast corner of Lot 1,
Block 1 and meander due west and terminate at the west subdivision
boundary. The easement or common lot shall be at least 20 feet wide at its
narrowest point and be 30 feet wide where building locations and topography
will allow;
d. A minimum 5 -foot wide strip of landscaping or natural vegetation that
creates a durable groundcover shall be provided between the fence and the
south edge of pathway. Said vegetation may be provided either within the
pedestrian easement or within NMID's easement;
AZ -01-018, PP -01-020, CUP -01-037 El Dorado Business Campus -Final Amendmt.doe
Planning & Zoning Commission/Mayor & City Council
February 19, 2002
Page 7
e. No solid fencing will be permitted on the north side of the pathway, between
the buildings and the pathway, except as otherwise agreed upon in writing by
the City;
E An open -vision fence shall be constructed on the south side of the pathway
and north of the irrigation maintenance road, as close to the top of bank as
will be permitted by the Nampa Meridian Irrigation District;
g. The pathway and associated landscaping shall be improved prior to the first
Certificate of Occupancy being issued south of Goldstone Way or by the
opening of the future city park west of El Dorado Business Campus
Subdivision, whichever comes first.
3. Buildings located on the properties adjacent to the Thousand Springs Subdivision (south
property line) shall be restricted to a maximum of 35' feet in height (as opposed to 40').
4. Bicycle racks shall be installed at all buildings used for office and retail use within the El -
Dorado Subdivision.
5. The applicant shall be responsible for reserving or dedicating an area within the
development to be used for a future bus stop. Applicant shall coordinate the timing, size
and location of the bus stop with the VIATrans staff and submit a letter to the P&Z
Department prior to final approval of the perimeter landscaping plan.
6. The proposed internal jogging path crosses through several parking lots within the
subdivision. The pathway has been designed to cross though the parking lots by placing
the pathway within the parking medians. The applicant shall provide a conceptual
drawing of the pathways that are to be located within the medians. The design must
incorporate the required landscaping, the jogging path and other buffers, as needed, to
eliminate vehicle overhang from interfering with the pathway. The drawing shall be
submitted 10 days prior to the City Council hearing.
7. The pedestrian pathway and bridge shown on the Preliminary Plat and CUP Site
Plan to cross the Ridenbaugh Canal and connect with the existing Thousand
Springs Subdivision pathway must be constructed. If a License Agreement with the
Nampa Meridian Irrigation District cannot be obtained, the Applicant shall inform
the City in writing of NMID's denial of the crossing and this condition shall be
removed.
8. Applicant shall submit a subdivision open space calculation prior to the P&Z
Commission hearing to demonstrate the minimum 10% open space requirement for
a Planned Development is met. The required open space must exclude the required
A7 01-018, PP -01-020, CUP -01-037 El Dorado Business Campus -Final Amendmt.doo
Planning & Zoning Commission/Mayor & City Council
February 19, 2002
Page 8
Overland and Eagle Road ,landscape buffers and any inaccessible portions of the 50 -
foot Ridenbaugh Canal easement.
GENERAL COMMENTS
1. Any existing irrigation/drainage ditches crossing the property to be included in this
project, shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by
the appropriate irrigation/drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Department. No variances
have been requested for tiling of any ditches crossing this project.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
3. Off-street parking shall be provided in accordance with City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements.
4. Paving and striping shall be in accordance with the standards set forth in the City of
Meridian Zoning and Development Ordinance and in accordance with Americans with
Disabilities Act (ADA) requirements.
5. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer for all off-street parking areas. All site
drainage shall be contained and disposed of on-site. An operation and maintenance
agreement for joint drainage facilities shall be developed for inclusion in the CC&R's of
the subdivision.
6. Outside lighting shall be designed and placed so as not to direct illumination on any
nearby residential areas and in accordance with City Ordinance.
7. All signage shall be in accordance with the standards set forth in the City of Meridian
Zoning and Development Ordinance. No temporary signage, flags, banners or flashing
signs will be permitted.
AZ -01-018, PP -01-020, CUP -01-037 EI Dorado Business Campus -Final Amendml.doe
ti0*39U8 EZSL M2 80E
W.H. MOORS
C O M P A N Y
Real Estate Development
600 N, STEELHEAD WAY, SUITE 144 (83704)
P.O. BOX 8204
BOISE, IDAHO 83707.2204
Date: February 21, 2002
To: William G. Berg, Jr.
City Clerk
City of Meridian
From: Jonathan R. Seel
80:9T 20, Zz 93A
TELEPHONE (208) 323.19191 FAX 323.7523
Post -W Fax Note
7671 Date112,
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To 11 \N&\ -A'_
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Subject: EI Dorado Business Campus
February 19, 2002 Meridian Staff Report for:
Annexation and Rezone
Preliminary Plat
Conditional Use Permit
Winston Moore requests the following modifications to the February 19, 20002 staff report
for El Dorado Business Campus:
+ Preliminary Plat Site Specific Conditions Item 18 ...Replace the entire paragraph with
"Applicant shall modify the Preliminary Plat and its legend to identify and label the
boundaries of the multi -use pathway easement required below in the CUP site specific
conditions. Submit a revised Preliminary Plat at least 10 days prior to the City Council
hearing.
• Conditional Use Permit Site Specific Conditions Item 1 (c)...Replace the last sentence
with "The easement or common lot shall be at least 20 feet wide at its narrowest point
and 30 feet wide where building locations and topography will allow, and may, to the
extent permitted by NMID, encroach upon that part of the Ridenbaugh Canal 100 feet
right-of-way lying north of the canal maintenance road."
• Conditional Use Permit Site Specific Conditions Item 1 (g)...in the second sentence
change Goldstone Way to Copper Point Way. It was. agreed between Applicant and
the City that this condition would apply to buildings south of Copper Point not
Goldstone. We believe this was simply an over site ori the part of staff.
PUBLIC HEARING
SIGN-UP SHEET
DATE �P rG�Griur Zl ; 26o 2
PROJECT NUMBER
PROJECT NAME R 6or-o- l o
NAME FOR AGAINST
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FEB 2 i 2002
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MEMORANDUM
Date: February 21, 2002
To: Meridian Planning and Zoning Commissioners
Fm: David McKinnon, Planner II
Re: Flex Space/Uses Defined
Dear Commissioners,
R,ECE�D
FEB 2 1 2002
CITY OF MERIDWN
The staff report for the El Dorado Subdivision references the term "Flex Use", but it does
not define what flex uses are. Unfortunately, the term "Flex Use" is not defined in the
Zoning Ordinance either.
Without an adopted definition for the term "flex use", the term may be too vague for use
in a recommendation as a condition of approval.
The term "Flex" in real estate and planning circles typically refers to modern buildings
with space dedicated to research/product development, or buildings in commercial or
industrial settings with a high percentage of office/showroom style finish. The buildings
are typically built as shells, and are finished later.
For the purposes of the staff report and your recommendation to Council, you may want
to define flex uses as uses that are "permitted" uses in the L-0 zone, per the schedule of
use control, (MCC 11-8-1). These uses include clinics, laboratories, clinics, banks and
professional sales offices. By choosing this make such a recommendation, you would
create a list of specific uses that would be permitted without a C.U.P,, thus eliminating
any ambiguity.
On the other hand, you may want to remove the word "flex" altogether from your
recommendation and propose new or alternative language.
Dave
9
W.H. MOORE
ICOMPANY
Real Estate Development
600 N. STEELHEAD WAY, SUITE 144 (83704)
P.O. BOX 8204
BOISE, IDAHO 83707.2204
Date: February 21, 2002
To: William G. Berg, Jr.
City,Clerk
City of Meridian
From: Jonathan R. Seel
Subject: El Dorado Business Campus
February 19, 2002 Meridian Staff Report for:
Annexation and Rezone
Preliminary Plat
Conditional Use Permit
TELEPHONE (208) 323.19191 FAX 323.7523
�
C��D
FEB 2 1 2002
CITYOFNIERIDfAN
Winston Moore requests the following modifications to the February 19, 2002 staff report
for El Dorado Business Campus:
Preliminary Plat Site Specific Conditions Item 18 ...Replace the entire paragraph with
"Applicant shall modify the Preliminary Plat and its legend to identify and label the
boundaries of the multi -use pathway easement required below in the CUP site specific
conditions. Submit a revised Preliminary Plat at least 10 days prior to the City Council
hearing.
Conditional Use Permit Site Specific Conditions Item 1 (c) ... Replace the last sentence
with "The easement or common lot shall be at least 20 feet wide at its narrowest point
and 30 feet wide where building locations and topography will allow, and may, to the
extent permitted by NMID, encroach upon that part of the Ridenbaugh Canal 100 feet
right-of-way lying north of the canal maintenance road."
• Conditional Use Permit Site Specific Conditions Item 1 (g).. In the second sentence
change Goldstone Way to Copper Point Way. It was previously agreed between
Applicant and the City that this condition will apply to buildings south of Copper Point
Way and not to Goldstone Way. We believe this was simply an over site on the part. of
staff.
March 28, 2002
AZ 01-018
MERIDIAN CITY COUNCIL MEETING April 2, 2002
APPLICANT W.H. Moore Company ITEM NO. _-
REQUEST Findings -- Request for annexation and zoning of 85.36 acres from RUT to C -C
and C -G zones for proposed EI Dorado Subdivision -- southwest corner of East Overland Road
and South Eagle Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
SANITARY SERVICE COMPANY
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
COMMENTS
See Attached Findings
Vt
)v
�' lF
See Attached License Agreement
BUREAU OF RECLAMATION:
OTHER: See attached letter from Jonathan Seel
Contacted: Date: Phone:
Materials presented at public meetings shall become property of the City of Meridian.
RECEIVED
MAR 2 7,2002
CITY OF MERIDIAN
CITY CLERK
WHITE, PETERSON, MORROW, GIGRAY, RossmAN, NYE & Ross AN, P.A.
KEVIN E. DINIUs
JULIE KLEIN FISCHER
Wm. F, GIGRAY, III
T. GUY HALLAM*
D. SAMUEL JOHNSON
LARRY D. MOORE
WILLIAM A. MoRRow
WILLIAM F.
NICHOLS*
CHRISTOPHER S. NYE
*Also admitted in
OR
** Also admitted in
WA
PHILIP A, PETERSON
ERICA S. PHILLIPS
ERIC S. RossMAN
TODD A. RossMAN
DAVID M, SWARTLEY
PAMELA J. TARLow
TERRENCE R. WHITE*
NICHOLAS L. WOLLEN
William G. Berg, Jr., City Clerk
MERIDIAN CITY HALL
33 East Idaho
Meridian, Idaho 83642
ATTORNEYS AT LAW
830 E. FIRST STREET, SUITE 200
POST OFFICE BOX 1 150
MERIDIAN, IDAHo 83680.1150
TEL (208) 288-2499
FAX (208) 288-2501
March 27, 2002
NAMPA OFFICE
5700 E. FRANKLIN RD.,
SUITE 200
NAMPA, IDAHO 836538402
TEL. (208) 466-9272
FAX (208) 466-4405
PLEASE REPLY TO
MERIDIAN OFFICE
Re: W.H. MOORE COMPANY / ANNEXATION AND ZONING
FINDINGS / DEVELOPMENT AGREEMENT / AZ ORDINANCE
&- CERTIFICATION OF CLERIC / SUMMARY ORDINANCE AND
SUMMARY ORDINANCE COVER LETTER / AZ -01-018
Dear Will:
Please find enclosed the oriWnal of the FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING
APPLICATION FOR ANNEXATION AND ZONING prepared as per instructions from
the Council meeting of March 19, 2002, and which are on the agenda for April 2, 2002.
1 have also attached the original of the Development Agreement for owners and
developer signatures.
After the Council meeting of March 19, 2002, if Council approves the
Findings of Fact and Conclusions of Law for the above matter, then the Findings will
need to be attached to the Development Agreement as Exhibit "B".
After the Findings of Fact and Conclusions of Law and Decision and Order
Granting Application for Annexation and Zoning have been adopted, please submit the
Development Agreement to the owners and developer for signatures.
Also, please find enclosed the above AZ Ordinance and the Certification
of the Cleric for the annexation and zoning for City of Meridian. After the Findings
of Fact and Conclusions have been adopted, then please place this ordinance on the City
Council agenda. This ordinance should not be passed until the Findings of Fact
and Conclusions of Law and Decision and Order Granting Application for
Annexation and Rezone are adopted. Additionally, I have enclosed a Summary
Ordinance and the cover letter, which Summary Ordinance will need to be presented to
the Council at the same time the full annexation and zoning ordinance is presented to
Council for approval.
If you have any questions arise, please advise.
Very truly yours,
a
Wm. F. Nichols
Z;\Work\M\Meridian\Meridian 15360NUI Dorado Bus Campus AZO1-018 PPO1-020 CUPO1-037\FFCL Ord DevAgmtClkdoc
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF W.H.
MOORE COMPANY, THE
APPLICATION FOR
ANNEXATION AND ZONING
OF 85.36 ACRES FOR
PROPOSED EL DORADO
BUSINESS CAMPUS, LOCATED
AT THE SOUTHWEST
CORNER OF E. OVERLAND
ROAD AND S. EAGLE ROAD,
MERIDIAN, IDAHO
C/C 03-19-02
Case No. AZ -01-018
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING APPLICATION
FOR ANNEXATION AND
ZONING
The above entitled annexation and zoning application having come on for
public hearing on March 19, 2002 at the hour of 6:30 p.m., and Shari Stiles,
Planning and Zoning Administrator, and Jonathan Seal, Joseph Waters, Frank
Harron, Chris McMasters, and Cornell Larsen, appeared and testified, and the City
Council having duly considered the evidence and the record in this platter therefore
makes the following Findings of Fact and Conclusions of Law, and Decision and
Order:
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 1
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
FINDINGS OF FACT
1. There has been compliance with all notice and hearing requirements set
forth in Idaho Code §§ 67-6509 and 67-6511, and Meridian City Code §§ 11-15-5
and 11-16-1.
2. The City Council takes judicial notice of its zoning, subdivisions and
development ordinances codified at Titles 11 and 12, Meridian City Code, and all
current zoning maps thereof, and the Comprehensive Plan of the City of Meridian
adopted December 21, 1993, Ordinance No. 629, January 4,1994, and snaps and the
ordinance Establishing the Impact Area Boundary.
3. The property which is the subject to the application for annexation and
zoning is described in the application, and is approximately 85.36 acres in size, is
located at the southwest corner of E. Overland Road and S. Eagle Road, Meridian,
Idaho, all within the Area of Impact of the City of Meridian and the Meridian Urban
Service Planning Area.
4. The owner of record of the subject property is Kimball Properties
Limited Partnership, Managing Partner: Winston H. Moore, and the Applicant is W.
H. Moore Company.
5. The property is presently zoned RUT and consists of vacant land.
6. The Applicant requests the property be zoned as C -C and C -G, with the
intent to develop and construct 32 building lots and 17 other lots for a proposed
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 2
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
commercial development Imown as the El Dorado Business Campus, consisting of a
mix of uses such as office, retail, restaurants, and hotels/motels, which is consistent
with the Meridian Comprehensive Plan Generalized Land Use Map which designates
the subject property as Mixed/Planned Development.
7. The subject property is bordered to the north and west by County
zoned residential property, to the east by the Silverstone Corporate Center, and to
the south by Thousand Springs Subdivision.
8. There are no significant or scenic features of major importance that
affect the consideration of this application.
9. The City Council has taken into consideration the concerns of Bradley
Miller, a neighboring property owner, and Thomas and Nancy Connolly, residents of
a neighboring subdivision.
10. Giving due consideration to the comment received from the
governmental subdivisions providing services in the City of Meridian planning
jurisdiction, public facilities and services required by the proposed development will
not impose expense upon the public if the following conditions of development are
imposed:
Adopt the Recommendations of the Planning and Zoning and Engineering staff
as follows:
1. A Development Agreement shall be entered into between the City of Meridian
and the Applicant. The Development Agreement shall require that certain uses
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 3
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018)
within the subdivision shown as conditional in the attached exhibit be approved
though the Conditional Use Permit process. The list of permitted uses shall
include all those listed in the exhibit submitted with the application, with any
modifications, if required. Development of the properties South of the proposed
Copper Pointe Way lying across the Ridenbaugh Canal from Thousand Springs
Subdivision shall be required to obtain a separate Conditional Use Permit Lidless
professional office or flex uses are proposed, which were defined by the
Commission to be "uses permitted in the L -O zone", such uses do not require a
CUP. Buildings in this area shall not exceed a height of 35 feet.
2. A condition of the Development Agreement shall be to construct a multi -use
pathway adjacent to the Ridenbaugh Canal's north bank in accordance with
the design and alignment requirements of the Meridian Parks &. Recreation
Department proposed standards under CUP Site Specific Conditions, item #1)
and the Nampa Meridian Irrigation District. The pathway along the canal
must be constructed before the first building permit may be issued for any
buildings South of Copper Pointe Way.
3. New legal descriptions for new zone boundaries shall be submitted.
4. Zoning of C -C is restricted to all property north of Goldstone Way and east of
King Salmon Way. The southern boundary of property along the Canal and
south of Copper Point shall be zoned C -G. The remainder of the property
shall be zoned C -G.
Adopt the Recommendations of the ACHD as follows;
1. In order to reduce trips to and from this development it is recommended that
tenants occupying the proposed building shall be required to provide an
Alternative Transportation Program for employees and provide an annual
report to ACHD on employee participation. Commuteride staff shall
coordinate the Alternative Transportation Program with the applicant
2. In order to reduce trips to and from this development, the tenants occupying
the proposed building(s) shall be required to participate in any Transportation
Management Association (TMA) or Transportation Management Organization
(TMO) that is formed with a boundary that includes this site or is adjacent to
this development.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 4
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
3. The Overland/Eagle Road and Meridian/Overland Road intersections operate
at a Level of Service F (LOS F), and are listed as one of the 100 most critical
intersections in Ada County. Access control within the operating area of the
intersection is vital to the safe operations of the intersection. The subject site's
additional traffic shall exacerbate the traffic problems at these intersections.
4. Based on development patterns in this area and the resulting traffic generation,
staff anticipates that the transportation system shall not be adequate to
accommodate additional traffic generated by this proposed development at
accepted levels of service without modifications to Eagle Road and Overland
Road, and the intersection.
5. Dedicate 54 to 48 -feet of right-of-way from the centerline of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or other
required permits), whichever occurs first.
6. Dedicate 52 to 48 -feet of right-of-way from the centerline of Eagle Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or other
required permits), whichever occurs first.
7. Construct a 5 -foot wide detached concrete sidewalk on Eagle Road located 2 -
feet within the new right-of-way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of-
way, provide an easement for the sidewalk
8. Construct a 5 -foot wide detached concrete sidewalk on Overland Road located
2 -feet within the new right-of-way. Coordinate the location and elevation of
the sidewalk with District staff. If the sidewalk meanders outside of the right-
of-way, provide an easement for the sidewalk.
9. Construct the proposed driveway on Overland Road approximately 240 -feet
west of Eagle Road. This driveway meets District policy as a right-in/right-out
driveway only and is approved with this application. The applicant shall
coordinate with the Districts Traffic Services Division to determine a means to
restrict this driveway to a right-in/right-out driveway only (i.e. raised median,
internal island, etc.) .
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 5
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
10. Construct the proposed driveway on Overland Road approximately 550 -feet
west of Eagle Road as a full -access driveway. This driveway meets District
policy and is approved with this application.
11. Construct the proposed public roadway access point located on Overland Road
approximately 950 -feet west of Eagle Road as a collector roadway. This
location is granted a modification of policy and is approved with this
application.
12. Construct the proposed public roadway on Eagle Road approximately 700 -feet
south of Overland Road as a full -access roadway. This roadway meets District
policy and is approved with this application.
13. Construct the proposed driveway on Eagle Road located approximately 1,150 -
feet south of Overland Road. This driveway was granted as a modification of
policy by the District's Commission on January 16, 2002.
14. Construct the proposed public roadwav on Eagle Road approximately 1,700 -
feet south of Overland Road. This roadway meets District policy and is
approved with this application.
15. Construct the proposed public roadwav on Eagle Road approximately 2,400 -
feet south of Overland Road as a full access roadway. This roadway meets
District policy and is approved with this application.
16. Construct the proposed spine road with connections at Overland Road and
Eagle Road, as proposed. This roadway shall be constructed as a 46 -foot street
section with curbs, gutters and sidewalks within 70 -feet of right-of-way, as
proposed. Parking shall be restricted on the proposed street, and the applicant
shall submit a signage plan prior to final plat approval.
17. Construct the proposed roadway on Eagle Road located approximately 1,700 -
feet south of Overland Road to align with the roadway that was approved with
the Silverstone Corporate Center. This roadway shall be constructed as a 46 -
foot street section with curbs, gutters and sidewalks within 70 -feet of right-of-
way. Parking shall be restricted on the proposed street, and the applicant shall
submit a signage plan prior to final plat approval.
18. Construct the proposed roadway on Eagle Road located approximately 700 -
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 6
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
feet south of Overland Road is proposed to offset a driveway that was
approved with the Silverstone Corporate Center. This roadway shall be
constructed as a 46 -foot street section with curbs, gutters and sidewalks within
70 -feet of right-of-way. Parking shall be restricted on the proposed street, and
the applicant shall submit a signage plan prior to final plat approval.
19. Construct center turn lanes on Overland Road and Eagle Road for the
proposed public street intersections and for all of the full access driveways.
20. Construct a left turn bay at the main entrance on Eagle Road.
21. Enter into a three way written agreement with the District for the cost and
specific location of the traffic signal on Eagle Road.
22. Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a property owners'
association. Notes of this shall be required on the final plat.
23. Construct a stub street to the west property line. The applicant has proposed
that the stub street be located approximately 450 feet north of the south
property line. Staff is supportive of this location or any location that is located
south of the proposed Lot 11. The applicant shall construct the stub street
and provide a paved temporary turnaround at the west end of the stub street
with a temporary easement provided to the District. The applicant shall be
required to install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan
for the stub street, and the design of the turnaround (if necessary) with
District staff.
24. The turnarounds shall be constructed to provide a minimum turning radius of
55 -feet.
25. Any existing irrigation facilities shall be relocated outside of the right-of-way.
26. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
27. If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 7
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
frontages abutting the site shall be borne by the developer.
28. Other than the access points specifically approved with this application, direct
lot or parcel access to Eagle Road and Overland Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
Adopt the Meridian Fire Department Recommendations as follows:
A fire -flow consistent with Appendix III -A of the Uniform Fire Code shall be
provided to service the entire project. Fire hydrants shall be placed an average
of 400' apart at approved locations.
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3. Acceptance of water supply for fire protection is contingent upon acceptance of
the water system by the City of Meridian.
4. Final approval for fire hydrant location shall be by the Meridian Fire
Department.
5. All turning radii shall be a minimum of 28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
7. The roadways shall be built to Ada County Highway standards.
8. Provide an approved turnaround on the West end of Goldstone Way or
provide a connection to the adjacent project.
Adopt the Recommendation of the Nampa & Meridian Irrigation District.
1. Applicant shall apply for a land use change/site application.
2. If a pressure urban irrigation system will be owned, operated and maintained
by the District, then the Developer shall contact the District concerning the
installation of the pressure system.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 8
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
3. Fill out and return the required questionnaire pertaining to the initiation
process of contractual agreements between the owner or developer and the
District, for the ownership, operation and maintenance of the pressure urban
irrigation system.
Adopt the Recommendations of the Central District Health Department as
follows:
1. The Applicant's central sewage and central water plans must be submitted to
and approved by the Idaho Department of Health &- Welfare, Division of
Environmental Quality.
2. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
4. The Engineers and architects involved with the design of the subject project
shall obtain current best management practices for stormwater disposal and
design a stormwater management system that prevents groundwater and
surface water degradation.
11. It is found that if the developer pays for the requested improvements
and complies with the conditions set forth in these Findings of Fact No. 10, and all
sub -parts, the economic welfare of the City and its residents and tax and rate payers
will be protected, a condition of annexation and zoning designation.
12. It is also found that the development considerations as referenced in
Finding No. 10 are reasonable to require and must be taken into account, in order to
assure the proposed development is designed, constructed, operated and maintained
in a manner which is harmonious and appropriate in appearance with the existing, or
intended character of the general vicinity, in order to assure that the proposed use
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 9
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
will not change the essential character of the affected vicinity and will insure that the
proposed uses will not be hazardous or disturbing to the existing, or future
neighboring uses, particularly considering the impact of proposed development on
potential to produce excessive traffic, noise, smoke, fumes, glare and odors. But,
additional landscaping buffers and design features will be required to make the
proposed use more harmonious with the general vicinity and to comply with City
Ordinances.
13. It is found that the zoning of the subject real property as Community
Business District (C -C) and General Retail And Service Commercial (C -G) requires
connection to the Municipal Water and Sewer systems and will be compatible with
the Applicant's development intentions, and will assure that the zoning is consistent
with the Meridian Comprehensive Plan Generalized Land Use Map which designates
the subject property as Mixed/Planned Development.
14. The subject annexation request and zoning designation and proposed
development relates and is compatible to the goals and policies of the Comprehensive
Plan
15. The property can be physically serviced with City water and sewer, since
the applicant has extended the lines.
CONCLUSIONS OF LAW
1. The City of Meridian has authority to annex real property upon written
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 10
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
request for annexation and the real Property being contiguous or adjacent to city
boundaries and that said property lies within the area of city impact as provided by
Idaho Code Section 50-222. The Meridian City Code § 11-16 provides the City may
annex real property that is within the Meridian Urban Service Planning Area as set
forth in the City's Comprehensive Plan.
2. The Council may take judicial notice of government ordinances, and
policies, and of actual conditions existing within the City and State.
3. The City of Meridian has exercised its authority and responsibility as
provided by "Local Land Use Planning Act of 1975", codified at Chapter 65, Title 67,
Idaho Code by the adoption of `Comprehensive Plan City of Meridian adopted
December 21, 1993, Ord. No. 629, January 4, 1994.
4. The following are found to be pertinent provisions of the City of
Meridian Comprehensive Plan and are applicable to this Application:
Goals 1 through 10, inclusive.
5. The zoning of Community Business District (C -C) and General Retail and
Service Commercial (C -G) are defined in the Zoning Ordinance at § 11-7-2 I and K as
follows:
(C -C) Community Business District: The purpose of the C -C District is to
permit the establishment of general business uses that are of a larger scale than
a neighborhood business, and to encourage the development of modern shopping
centers with adequate off-street parking facilities, and associated site amenities
to serve area residents and employees; to prohibit strip commercial development
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 11
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
MW
and encourage the clustering of commercial enterprises. All such districts shall
have direct access to a transportation arterial and collector and be connected to
the Municipal water and sewer systems of the City.
(C -G) General Retail And Service Commercial District: The purpose of the
C -G District is to provide for commercial uses which are customarily operated
entirely or almost entirely within a building; to provide for a review of the impact
of proposed commercial uses which are auto and service oriented and are located
in close proximity to major highway or arterial streets; to fulfill the need of travel -
related services as well as retail sales for the transient and permanent motoring
public. All such districts shall be connected to the Municipal water and sewer
systems of the City, and shall not constitute strip commercial development and
encourage clustering of commercial development.
6. Since the annexation and zoning of land is a legislative function, the City
has authority to place conditions upon the annexation of land. See Burt vs. The City of
Idaho Falls, 105 Idaho 65, 665 P2d 1075 (1983).
7. The development of the annexed land, if annexed, shall meet and comply
with the Ordinances of the City of Meridian including, but not limited to: Section 12-2-
4 which pertains to development time schedules and requirements; Section 12-4-13,
which pertains to the piping of ditches; and Section 12-5-2 N, which pertains to
pressurized irrigation systems, and Zoning and Subdivision and Development Ordinance
of the City of Meridian.
8. Pursuant to Section 11-16-4 A of the Zoning and Development Ordinance
the owner and/or developer shall enter into a Development Agreement, if such is
required by the City.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 12
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018)
DECISION AND ORDER
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby Order and this does Order:
1. The applicant's request for annexation and zoning of approximately 85.36
acres to Community Business District (C -C) and General Retail And Service Commercial
(C -G) is granted subject to the terms and conditions of this Order hereinafter stated.
2. The application is for annexation and zoning of 85.36 acres. The legal
description shall be prepared by a Registered Land Surveyor, Licensed by the State of
Idaho, and shall conform to all the provisions of the City of Meridian Resolution No.
158. The legal description for annexation must place this parcel contiguous to the
Corporate City Limits per Ordinance No. 686.
3. Developer shall be required to met the conditions set forth and in the
event the conditions herein are not met by the Developer that the property shall be
subject to de -annexation, with the City of Meridian, which provides for the following
conditions of development, to -wit:
Adopt the Recommendations of the Planning and Zoning and Engineering staff
as follows:
1. A Development Agreement shall be entered into between the City of Meridian
and the Applicant. The Development Agreement shall require that certain uses
within the subdivision shown as conditional in the attached exhibit be approved
though the Conditional Use Permit process. The list of permitted uses shall
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 13
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
include all those listed in the exhibit submitted with the application, with any
modifications, if required. Development of the properties South of the proposed
Copper Pointe Way lying across the Ridenbaugh Canal from Thousand Springs
Subdivision shall be required to obtain a separate Conditional Use Permit unless
professional office or flex uses are proposed, which were defined by the
Commission to be "uses permitted in the L -O zone", such uses do not require a
CUP. Buildings in this area shall not exceed a height of 35 feet.
2. A condition of the Development Agreement shall be to construct a multi -use
pathway adjacent to the Ridenbaugh Canal's north bank in accordance with
the design and alignment requirements of the Meridian Parks &. Recreation
Department proposed standards under CUP Site Specific Conditions, item # 1)
and the Nampa Meridian Irrigation District. The pathway along the canal
must be constructed before the first building permit may be issued for any
buildings South of Copper Pointe Way.
3. New legal descriptions for new zone boundaries shall be submitted.
4. Zoning of C -C is restricted to all property north of Goldstone Way and east of
King Salmon Way. The southern boundary of property along the Canal and
south of Copper Point shall be zoned C -G. The remainder of the property
shall be zoned C -G.
Adopt the Recommendations of the ACRD as follows:
1. In order to reduce trips to and from this development it is recommended that
tenants occupying the proposed building shall be required to provide an
Alternative Transportation Program for employees and provide an annual
report to ACRD on employee participation. Commuteride staff shall
coordinate the Alternative Transportation Program with the applicant
2. In order to reduce trips to and from this development, the tenants occupying
the proposed building(s) shall be required to participate in any Transportation
Management Association (TMA) or Transportation Management Organization
(TMO) that is formed with a boundary that includes this site or is adjacent to
this development.
3. The Overland/Eagle Road and Meridian/Overland Road intersections operate
at a Level of Service F (LOS F), and are listed as one of the 100 most critical
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 14
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
intersections in Ada County. Access control within the operating area of the
intersection is vital to the safe operations of the intersection. The subject site's
additional traffic shall exacerbate the traffic problems at these intersections.
4. Based on development patterns in this area and the resulting traffic generation,
staff anticipates that the transportation system shall not be adequate to
accommodate additional traffic generated by this proposed development at
accepted levels of service without modifications to Eagle Road and Overland
Road, and the intersection.
5. Dedicate 54 to 48 -feet of right-of-way from the centerline of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or other
required permits), whichever occurs first.
6. Dedicate 52 to 48 -feet of right-of-way from the centerline of Eagle Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or other
required permits), whichever occurs first.
7. Construct a 5 -foot wide detached concrete sidewalk on Eagle Road located 2 -
feet within the new right-of-way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of-
way, provide an easement for the sidewalk
8. Construct a 5 -foot wide detached concrete sidewalk on Overland Road located
2 -feet within the new right-of-way. Coordinate the location and elevation of
the sidewalk with District staff. If the sidewalk meanders outside of the right-
of-way, provide an easement for the sidewalk.
9. Construct the proposed driveway on Overland Road approximately 240 -feet
west of Eagle Road. This driveway meets District policy as a right-in/right-out
driveway only and is approved with this application. The applicant shall
coordinate with the Districts Traffic Services Division to determine a means to
restrict this driveway to a right-in/right-out driveway only (i.e. raised median,
internal island, etc.).
10. Construct the proposed driveway on Overland Road approximately 550 -feet
west of Eagle Road as a full -access driveway. This driveway meets District
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 15
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
policy and is approved with this application.
11. Construct the proposed public roadway access point located on Overland Road
approximately 950 -feet west of Eagle Road as a collector roadway. This
location is granted a modification of policy and is approved with this
application.
12. Construct the proposed public roadway on Eagle Road approximately 700 -feet
south of Overland Road as a full -access roadway. This roadway meets District
policy and is approved with this application.
13. Construct the proposed driveway on Eagle Road located approximately 1,150 -
feet south of Overland Road. This driveway was granted as a modification of
policy by the District's Commission on January 16, 2002.
14. Construct the proposed public roadway on Eagle Road approximately 1,700 -
feet south of Overland Road. This roadway meets District policy and is
approved with this application.
15. Construct the proposed public roadway on Eagle Road approximately 2,400 -
feet south of Overland Road as a full access roadway. This roadway meets
District policy and is approved with this application.
16. Construct the proposed spine road with connections at Overland Road and
Eagle Road, as proposed. This roadway shall be constructed as a 46 -foot street
section with curbs, gutters and sidewalks within 70 -feet of right-of-way, as
proposed. Parking shall be restricted on the proposed street, and the applicant
shall submit a signage plan prior to final plat approval.
17. Construct the proposed roadway on Eagle Road located approximately 1,700 -
feet south of Overland Road to align with the roadway that was approved with
the Silverstone Corporate Center. This roadway shall be constructed as a 46 -
foot street section with curbs, gutters and sidewalks within 70 -feet of right-of-
way. Parking shall be restricted on the proposed street, and the applicant shall
submit a signage plan prior to final plat approval.
18. Construct the proposed roadway on Eagle Road located approximately 700 -
feet south of Overland Road is proposed to offset a driveway that was
approved with the Silverstone Corporate Center. This roadway shall be
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 16
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
constructed as a 46 -foot street section with curbs, gutters and sidewalks within
70 -feet of right-of-way. Parking shall be restricted on the proposed street, and
the applicant shall submit a signage plan prior to final plat approval.
19. Construct center turn lanes on Overland Road and Eagle Road for the
proposed public street intersections and for all of the full access driveways.
20. Construct a left turn bay at the main entrance on Eagle Road.
21. Enter into a three way written agreement with the District for the cost and
specific location of the traffic signal on Eagle Road.
22. Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a homeowners
association. Notes of this shall be required on the final plat.
23. Construct a stub street to the west property line. The applicant has proposed
that the stub street be located approximately 450 feet north of the south
property line. Staff is supportive of this location or any location that is located
south of the proposed Lot 11. The applicant shall construct the stub street
and provide a paved temporary turnaround at the west end of the stub street
with a temporary easement provided to the District. The applicant shall be
required to install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan
for the stub street, and the design of the turnaround (if necessary) with
District staff.
24. The turnarounds shall be constructed to provide a minimum turning radius of
55 -feet.
25. Any existing irrigation facilities shall be relocated outside of the right-of-way.
26. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District.
27. If utility relocation is necessary to construct improvements required with this
development, then all utility relocation costs associated with improving street
frontages abutting the site shall be borne by the developer.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 17
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
28. Other than the access points specifically approved with this application, direct
lot or parcel access to Eagle Road and Overland Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
Adopt the Meridian Fire Department Recommendations as follows:
A fire -flow consistent with Appendix III -A of the Uniform Fire Code shall be
provided to service the entire project. Fire hydrants shall be placed an average
of 400' apart at approved locations.
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
3. Acceptance of water supply for fire protection is contingent upon acceptance of
the water system by the City of Meridian.
4. Final approval for fire hydrant location shall be by the Meridian Fire
Department.
5. All turning radii shall be a minimum of 28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation.
7. The roadways shall be built to Ada County Highway standards.
8. Provide an approved turnaround on the West end of Goldstone Way or
provide a connection to the adjacent project.
Adopt the Recommendation of the Nampa & Meridian Irrigation District.
1. Applicant shall apply for a land use change/site application.
2. If a pressure urban irrigation system will be owned, operated and maintained
by the District, then the Developer shall contact the District concerning the
installation of the pressure system.
3. Fill out and return the required questionnaire pertaining to the initiation
process of contractual agreements between the owner or developer and the
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 18
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
District, for the ownership, operation and maintenance of the pressure urban
irrigation system.
Adopt the Recommendations of the Central District Health Department as
follows:
1. The Applicant's central sewage and central water plans must be submitted to
and approved by the Idaho Department of Health &. Welfare, Division of
Environmental Quality.
2. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
4. The Engineers and architects involved with the design of the subject project
shall obtain current best management practices for stormwater disposal and
design a stormwater management system that prevents groundwater and
surface water degradation.
4. The City Attorney shall prepare for consideration by the City Council
the appropriate ordinance for the annexation and zoning designation of the real property
which is the subject of the application to (C -C) Commercial Business District and (C -G)
General Retail and Service Commercial, and Meridian City Code § 11-7-2.
5. Subsequent to the passage of the Ordinance provided for in section 4 of
this Order the engineering staff of the Public Works Department shall prepare the
appropriate mapping changes of the official boundaries and zoning maps as provided in
Meridian City Code § 11 -2 1 -1 in accordance with the provisions of the annexation and
zoning ordinance.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 19
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
NOTICE OF FINAL ACTION
Please take notice that this is a final action of the governing body of the City of
Meridian. Pursuant to Idaho Code § 67-6521 an affected person is a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the annexation and zoning and who 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.
By action of the City Council at its regular sleeting held on the
of , 2002.
ROLL CALL
COUNCILMAN KEITH BIRD VOTED
COUNCILWOMAN TAMMY deWEERD VOTED
COUNCILWOMAN CHERIE Mc CANDLESS VOTED
COUNCILMAN WILLIAM L.M. NARY VOTED
MAYOR ROBERT D. CORRIE (TIE BREAKER) VOTED
DATED:
MOTION:
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 20
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
day
APPROVED: DISAPPROVED:
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and the City Attorney.
in
City Clerk
Dated:
\\204.229.127.194\SERVERZ\Worlc\M\Meridian\Meridian 15360M\El Dorado Bus Campus AZO1-018 PPO1-020 CUP01-
03 7\AZFfCl &Order.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 21
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/EL DORADO BUSINESS CAMPUS
(AZ -01-018 )
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Purpose Qf Lic City of Meri, d Jail
"jtyClark a f f x m
The purpose of this License Agreement is to permit Licensee to do the following in the
easement of the District:
1. Cross (bore) underneath the Ridenbaugh Canal with a sewer line, domestic water and
pressurized irrigation line at the northeast corner of the property of Sherbrook Hollow
Subdivision at the point the Ridenbaugh begins to curve north east, or in the alternative, to allow
Licensee to open cut the Ridenbaugh Canal in this location. The choice of method must be
approved, in advance, by the Water Superintendent of Nampa 8t Meridian Irrigation District,
2. To concrete line the Ride4baugh Canal for a total of 20' on both sides of the bank in
the location of the sewer, domestic water and pressurized irrigation line as referenced in
paragraph 1 to this Exhibit C.
3. To cross the Ridenbaugh Canal with a vehicular bridge connecting Thousand Springs
Subdivision to Los Alamitos park Subdivision No. 3 in the location of Lot 9, Block 9, Los
Alamitos park subdivision No. 3 and to cross the Ridenbaugh at this location with sewer,
domestic water, and pressurized irrigation lines.
4. To encroach with a fence on the Ridenbaugh anal up to S' from the south bank.
5. To allow a soil profile to be taken at the location of the vehicular bridge crossing
referenced in item 3 in this Exhibit C.
- �.u:
a. The work shall be in accordance with the pians which Licensee submitted to the
District and which the District approved. These plans have been delivered to the District's water
superintendent, are in his possession in his offices, and are hereby incorporated by this
reference.
b. Licensee shall not place any structures nor plant any trees, shrubs, or landscaping
above ground on the D'istrict's easement areas except as referred to in this agreement or exhibits
hereto without the prior written consent of the District.
d. The District's easement for this portion of the Ridenbaugh Canal is 100 feet, 50
feet on either side of the center line.
e. Construction shall commence after October 15, 1998 and be completed not later
than March 15, 1999. Time is of the essence.
Y LICENSE AGREEMENT - Page 7
11V. 4-- . . 11 -
NAMPA &M ERIDIAN
Al %;
r10 IRRIGATION DISTRICT
PHONE (208) 400.0883 6525 EAST GREENHURST NAMPA, IDAHO 83880
FAX COVER SHEET
RECIT'
MAR I
City of w",
ATTENTION:— J001 &M4A r4- 59E:51, city
COMPANY: U.;H, w)ooeE--
FAX NUMBER: 3Z3 - 75Z,
FROM: DAW4
DATE:, 1!3 F=AR 02 TIME:
REFERENCE:
NUMBER OF PAGES (INCLUDING COVER): IL
IF TRANSMISSION IS INCOMPLETE, PLEASE CALL
AND ASKFOR A RESEND.
OUR FAX NUMBER IS: (208) 463-0183
REMARKS: TWs f -rl-f-g or4tV t- 16 6 Q S5
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THANK YOUQ
LICENSE AGREEMENT
between
NAMPA a MERIDIAN IRRIGATION DISTRICT
and
FARWEST L.L.C.,
Marty Goldsmith, Member
20 October 1998
Instrument 098100924
RIDRNBAUGH CANAL
I t_ i_. -..+v,... J•1."MI1 11H11rH IICR1L1H11 1mrC
ADA 4r;,71 i Y itiE�n"�iR
J, DAVID 11JAY�lRRU
BOISE, MAUD
1998 OC 22 Ail 9: 03
I IV. leo 1"'. J/1G
RECORDED -REQUEST OF
NAMPA & MERIDIAN l!RRIGATIO DI TRICT
FEEAje,L.0EPUTY
98100 24
LISE AGREE
LICENSE AGREEMENT, made and entered into this ag!x day of
1998, by and among NAMPA & MF.MIAN IRMGATION DISTRICT, an irrigation district
organized and existing under and by virtue of the laws of the State of Idaho, party of the first
part, hereinafter referred to as the "District", and
Farwest L.L.C„ an Idaho Limited Liability Company,
4550 West State Street, Boise, Idaho 83702
party or parties of the second part, hereinafter referred to collectively as the "Licensee",
WESSHTH:
WHEREAS, the Licensee is the owner of the real property (burdened with the easement
of the District hereinafter mentioned) particularly described in the "Legal Description" attached
hereto as Exhibit A and by this reference made a part hereof; and,
WHEREAS, the District owns the irrigation ditch or canal known as RIDENBAU H
CAIN (hereinafter referred to as "ditch or canal"), an integral part of the District's irrigation
works and system, together with the easement therefor to convey irrigation water, operate,
clean, maintain, and repair the ditch or canal, and access the ditch or canal for those purposes;
and,
WHEREAS, said ditch or canal and easement crosses and intersects Licensee's real
property as shown on Exhibit B attached hereto and by this reference made a part hereof; and,
WHEREAS, the Licensee desires a license to engage in construction or activity affecting
said ditch or canal or the District's easement in its course across the lands of the Licensee in the
manner and under the terms and conditions hereinafter set forth; and,
WEMREAS, it is necessary that the District protect absolutely its right to control any
modification or alteration of its watercourses and its right of way along its watercourses;
NOW, THEREFORE, for and in consideration of the premises and of the covenants,
agreements and conditions hereinafter set forth, the parties agree as follows:
LICENSE AGREEMENT - Page 1
I LL. 1.�•�'.��•- � 4. L�n11 IInI II n IILI\1 Ll nll 11\I\
I Iv. 1QQ r.'411C
2. The Licensee shall have the right to modify the said ditch or canal or encroach
upon the District's easement along said ditch or canal in the manner generally described in the
"purpose of License" attached hereto as Exhibit C and by this reference made a part hereof.
Any modification of said ditch or canal by the Licensee or encroachment upon the District's
easement along said ditch or canal shall
D, attachedhereed acn and b this red rence made a partd maintained in accordance with the
"Special Conditions" stated in Exhibit
,hereof.
2. This agreement pertains only to the Licensee's modification of said ditch or canal
or encroachment to the District's easement for the purposes and in the manner described herein.
The Licensee shall not change the location of the ditch or canal, bury the ditch or canal in pipe,
or otherwise alter the ditch or canal in any manner not described in this agreement without first
obtaining the written permission of the District.
3. Each facility ("facility" as used in this agreement means any object or thing of any
nature installed in or on the District's easement by the Licensee or the Licensee's predecessor
in interested) shall be constructed, installed, operated, maintained, and repaired at all times by
the Licensee at the cost and expense of the Licensee.
4. Licensee agrees to construct, install, operate, maintain and repair each facility and
conduct its activities within or affecting the District's easement so as not to constitute or cause:
a. a hazard to any person or property;
b. an interruption or interference with the flow of irrigation water in the ditch
or canal or the delivery of irrigation water by the District;
ditch or canal;
C. an increase in seepage or any other increase in the loss of water from the
d, the subsidence of soil within or adjacent to the easement;
e. any other damage to the District's easement and irrigation works,
g. The Licensee agrees to indemnify, hold harmless, and defend the District from
all claims for damages arising out of any of the Licensee's construction or activity which
constitutes or causes any of the circumstances enumerated in the preceding paragraph, 4.a.
througb 4.e,, or any other damage to the easement and irrigation works which mPy be caused
by the construction, installation, operation, maintenance, repair, and any use or condition of any
facility.
6. Licensee agrees that the work performed and the materials used in such
construction shall at all tithes be subject to inspection by the District and the District's engineers,
and that final acceptance of the such work shall not be made until all such work and materials
LICENSE AGREEMENT • Page 2
rLb. l".C-UVJC 7-U..) l'I NHPIF'H VILKiVIHN 1KK IYV.lbb r'.5/1C
shall have been expressly approved by the District, such approval by the District shall not be
unreasonably withheld.
7. The District reserves the right, at the District's option, to remove any facility
installed by the Licensee and to repair any alteration by the Licensee of said ditch or canal and
the easement therefor which does not comply with the terms of this agreement, and to remove
any impediment to the flow of water in said ditch or canal and any unsafe condition or hazard
caused by the Licensee, at any time, and the Licensee agrees to pay to the District, on demand,
the costs which shall be reasonably expended by the District for such purposes. If the Licensee
shall fail in any respect to properly maintain and repair such facility, then the District, at its
option, and without impairing or in anywise affecting its other rights and remedies hereunder,
shall have the right to perform the necessary malts- nance and repairs and the Licensee agrees
to pay to the District, on demand, the cost or expense which shall be reasonably expended or
incurred by the District for such purposes. The District shall give reasonable notice to the
Licensee prior to the District's performing such maintenance, repair or other work except that
in cases of emergency the District shall attempt to give such notice as reasonable under the
circumstances. Nothing in this paragraph shall create or support any claim of any kind by
Licensee or any third parry against the District for failure to exercise the options stated in this
paragraph, and Licensee shall indemnify, hold harmless and defend the District from any claims
mane against the District arising out of or relating to the terms of this paragraph except for
claims arising solely out of the negligence of the District.
8. Neither the terms of this agreement, the permission granted by the District to the
Licensee, the Licensee's activity which is the subject of this agreement, nor the parties exercise
`J of any rights or performance of any obligations of this agreement, shall be construed or asserted
to extend the application of any statute, rule, regulation, directive or other requirement, or the
jurisdiction of any federal, state, or other agency or official to the District's ownership,
operation, and maintenance of its ditches, canals, drains, irrigation works and facilities which
did not apply to the District's operations and activities prior to and without execution of this
agreement. In the event the District is required to comply with any such requirements or is
subject to the jurisdiction of any such agency as a result of execution of this agreement or the
Licensee's activity authorized hereunder, Licensee shall indemnify, hold harmless and defend
the District from all costs and liabilities associated with the application of such laws or the
assertion of such jurisdiction or, at the option of the District, this agreement shall be of no force
and effect and the Licensee shall cease all activity and remove any facility authorized by this
agreement.
9. In addition to all other indemnification provisions herein, Licensee further agrees
to indemnify, hold harmless and defend the District from any injury, damages, claim, lien, cost
and/or expense (including reasonable attorney's fees) incurred by, or asserted against, the
District by reason of the negligent acts or omissions of Licensee or its agents, contractors or
subcontractors in performing the construction and activities authorized by this agreement.
10. The Licensee agrees that the District shall not be liable for any damages which
`� LICENSE AGREEMENT - Page 3
vu. ------ - —111 11n111 - 114_1—VI-11 11\11 IlV. AVV I .O/ IC-
shall
G
shall occur to any facility, structure, plant, or any other improvement of any kind or nature
whatsoever which the Licensee shall install on the said easement area of the District in the
reasonable exercise of the rights of the District in the course of performance of maintenance or
repair of said ditch or canal. The Licensee further agrees to suspend its use of the said easement
area when the use of the easement area is required by the District for maintenance or repair
under this or any other paragraph of this agreement,
11. Licensee shall place no structures or landscaping of any kind above ground on the
District's easement area except as referred to in this agreement or exhibits hereto without the
prior written consent of the District,
12. Should either parry incur costs or attorney fees in connection with efforts to
enforce the provisions of this agreement, whether by institution of shit or not, the party
rightfully enforcing or rightfully resisting enforcement of the provisions of this agreement, or
the prevailing party in case suit is instituted, shall be entitled to -reimbursement for its costs and
reasonable attorney fees from the other party.
13. The parties hereto understand and agree that the 'District has no right in any
respect to impair the uses and purposes of the irrigation works and system of the District by this
agreement, nor to grant any rights in its irrigation works and system incompatible with the uses
to which such irrigation works and system are devoted and dedicated and that this contract shall
be at all times construed according to such principles.
14. Nothing herein contained shall be construed to impair the easement and right of
way of the District in the said ditch or canal and all uses of said ditch or canal by the Licensee
and the license herein provided therefor shall remain inferior and subservient to the rights of the
District to the use of said ditch or canal for the transmission and delivery of irrigation water.
15. In the event of the failure, refusal or neglect of the Licensee to comply with all
of the terms and conditions of this agreement, the license of the Licensee under the terms hereof
may be terminated by the District, and any facility, structure, plant, or any other improvement
in or over said ditch or canal, and the right of way therefor, which may impede or restrict the
maintenance and operation of such ditch or canal by the District with its equipment for the
maintenance of its said ditch or canal may be removed by the District.
16. The Licensee agrees to pay attorney fees or engineering fees charged by the
attorney for the District or by the engineers for the District is connection with the preparation
of this License Agreement or in connection with negotiations covering the terms and conditions
of this License Agreement.
17. Nothing in this agreement shall create or support a claim of estoppel, waiver,
prescription or adverse possession by the Licensee or any third party against District.
18. This agreement is not intended for the benefit of any third party and is not
LICENSE AGREEMENT - Page 4
I amu. 11..-•- - - V "] I IIHI*IrH I ic-mi L1HI1 IMM Iw. 100 r. f i 1C
enforceable by any third party.
19. If any provision of this agreement is determined by a court of competent
jurisdiction to be invalid or otherwise unenforceable, all remaining provisions of this agreement
shall remain in full force and effect.
20. The word "Licensee", if used in the neuter in this agreement, includes the
masculine and feminine genders, the singular number includes the plural, and the plural number
includes the singular.
The covenants conditions and agreements herein contained shall constitute covenants to
run with, and running with, all of the lands of the Licensee described in said Exhibit A, and
shall be binding on each of the parties hereto and on all parties and all persons claiming under
them or either of them, and the advantages hereof shall inure to the benefit of each of the parties
hereto and their respective successors and assigns.
�.. ` ATTEST,
Its 39cretarq
0 h'
a/.I, fi .
`" LICENSE AGREEMENT -Page 5
NAMPA & MERIDIAN IRRIGATION DIS'T'RICT
By
FARWEST L.L.C., an Idaho Limited Liability
Company
Marty Go dsrnith, Member
STATE OF IDAHO )
ss:
County of Canyon )
On this day of , 1998, before me, a undersig ed, 1 Notary
lic in for said State, personally appeared and
known to me to be the President and Secretfiy, respectively, of
NAMPA & MERIDIAN IRRIGATION DISTRICT, the irrigation district that executed the
foregoing instrument and acknowledged to me that such irrigation district executed the same.
IN WITNESS WHEREOF, I have hereunto set my band and affixed my official
seat, the day and year in this certificate first above written;
,����rrrerrr�
Vit` QI`.....'�o0 •
A •p�, Notary Public for Idaho
t-�s Residing at Nampa, Idaho
k: ylr My Commission Expires: ! a
STATE OF IDAHO oim0
ss:
County of )
On this 11 say of &-tA ,h , 1998, before me, the undersigned, a Notary Public
in and for said State, personally appeared MARTY GOLDSMITH, known or identified to nye
to be the a member of FARWEST L.L.C., the limited liability company that executed the within
and foregoing instrument and acknowledged to me that limited liability company executed the
same,
,IN, ;�VITI�1.?,SS WHEREOF, I have hereunto set my hand and affixed my official seal, the
day and. year I# hip certificate first above written.
Notary Public for Idaho
}= Residing at Rdi&I ,Idaho
My Commission Expires: i Z _ a� -00
- LICENSE AGREEMENT - Page 6
r GD. 17. GVCJG :7•YJ1?HI11 IYHI'It-H I'ItNi ViHll IMM
•i' A: 24-1958 l:: ua b-tiC+!'t l� ,
ITV. 100
TO '7 MN3790 P.02 ,a
• DE8CRIPTION FOR P14ASE 1
PROPOSED THOUSAND SPRINGS SUBDIVISION
July 2U, Ma `0,
A parrail nf IAnd lying in the Southeast V Of Section 20, Township a North, Range 1 East,
501se Meridian. Ada d0unty. Idaho, more particularly described as follows. ,
Cornmencinq attire southeast comer of Section 20,1%3N, ME., B.M., thenen
N 09"30'44' W 1341.26 feet to file southeast comer of thW ,'}W X of the SE Yc; thence N
00-11-31` E 1044.49 feet to the southwest comer of the NE A of the SE Y.: thence N
89'5019' E 390.64 fejt along the couth lino of the NE V of the SC Y. to the RMAL POINT .
OF 1315GINNtNa of this descdpGon;
Thenw N 04°208" W 178.09 fest to a point
Th6mce N 00"00'40" E 273.27 feet W a point;
11hance N 04°09100" E 60,00 feet to a point;
Tttlanr.R N EWVC'00" W 7,50 foot to a point;
Thence N 04*Wot7' E 112,00 feat to a point;
Thenge $ 88'00'00" i s 15.28 feet to a pint;
Thence N o4eo0'00" E 112.00 feet w e pulrnt
Thence N e6*00'00' W 37.00 feet to a point;
Theime N 04900'00' t~ 474.37 feat to a point on the centerline of the Rideowuplt canal;
Then" 8 65156'06' E 163.9 / feet along said centerline to s point of curvature;
'I hence Along said eenter'tino along a curve to the left 116.45 feet, said curve Raving a
radius of :00,00 feat, a central 411916 of 33112116", tar ipent3 of 59,93 feet, and a long
Chord width. bear; N 7°23'06" E 114,81 feet to a point of tangency;
Thence N W11421 al" g 1X1.60 feet along said centedino to a point of curvatur 9:
i
7 hanro along said coAtarline along a wive to the right 772.33 feet, said ovrvv having a
radius Of 260.00 Not, d ccni>'tti angle of 50.57'18", tangents of 119.12 feat, and a long
chord whlch bipart tJ 66010187" E 215.00 teat to a point of tancenny:
Thence a eee20'24" E 338,40 feat along said centerline to a point on tFiv westerly right of
Wray n1,13 Upto Road;
Thence S 017'00'14• F 1163.70 foot along sold wveteriy right of way to a point on the
Louth line of the NE- Y of the 5k `/,:
s7tlAl0� �+hzattyrC3
rte...... '- -.._. .._.^......_.
i amu. +�•.-v�'� �' cern I IVHI'IrH 1'ItR1L1H11 lr,< IIV. 100 r. 1 J/ 1G
.111.-2Q-1W'AJ I51-IS RA10,, TO �-, �:8�'I90 �+, X13
i
Thonce N 89"(10'50' W SSU-91 feet along the south IIMO of the NE % of the SE S: to the .
REAL, POINT OF BEGINNING of this description, l
GaldParcel of land t'A+'ttaina 28,32 acres, MOM or less,
. 1
. i
Michael E. Marks, RLS. No, 4999
i
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EXHIBIT '9
m
3-19-202 3:45PM FROM W.H. MOORE COMPANY 208 323 7523 P.1
W.H. MOORE
C '0 M P A N Y
Real Estate Development
600 N STEELHEAD WAY, SUITE 144 (83704)
P.O. BOX 6204
BOISE, IDAHO 837707-2204
To name 13 ex
To company
To fax no.
CITY '
t- , � j I Or- p--j-
VLr-'k!L
N S M I T T A
E (208) 323.1919 / FAX 323-7523
Date/time z --
From C,
Pages (including this)
Re
13 For your use ❑ As requested 0 Please call ❑ Original to follow
Message: w([f (I'Ajfftts 11Z 7%. &t 4)"
MAR 19 '02 15:46 20e 323 7523 PAGE.01
3-19-202 3:46PM FROM W.H. MOORE COMPANY 208 323 7523
91 W.H. MOORE
C O M P A N Y
Real Estate Development
$00 N. STEELHEAD WAY, SUITE tee (8370x)
PA. BOX 8204
BOISE, IDAHO 83707.2204
Date: March 19, 2002
To: William G. Berg, Jr.
City Clerk
City of Meridian
From: Jonathan R. Seel
r"
TELEPHONE (208) 323.19191 FAX 323.7523
T Y 1 E R K 0 FFI
Subject: El Dorado Business Campus
Findings and Recommendations of Planning and Zoning Commission,
Dated February 27, 2002 for:
• Annexation and Rezone
• Preliminary Plat
• Conditional Use Permit
Winston Moore requests the following modifications to the Findings and
Recommendations for El Dorado Business Campus:
• The owner of record should be Kimball Properties Limited Partnership, Managing
Partner: Winston H. Moore ( not James Griffin.)
• In the recommendations to City Council for the Conditional Use Permit, page 3 item 1
(7), change Goldstone Way to Copper Point Way. Prior to the Planning and Zoning
hearing on February 21, it was agreed between applicant and staff that this condition
will apply to buildings south of Copper Point and not Goldstone Way. The Planning
and Zoning Commissioners approved our request, but apparently this change has not
been transmitted to the City Council recommendations.
• In the recommendations to City Council for the Conditional Use Permit, page 3 .item 1
(8), Staff deleted this requirement from the report submitted to the Planning and
Zoning Commission, dated February 19, 2002. This condition was not reinstated by
the Planning and Zoning Commission.
• In the recommendations to City Council for the Conditional Use Permit, page 4 item 6,
the City is requiring the applicant construct a bridge across the Ridenbaugh Canal. It
further states if N&MID denies this bridge, item 6 shall be removed. We have
MAR 19 102 15:46 208 323 7523 PAGE.02
3-19-202 3:46PM FROM W.H. MOORE COMPANY 208 323 7523
William G. Berg, Jr.
City Clerk
City of Meridian
Application for El Dorado Business Campus
March 19, 2002
Page 2
provided a letter from John Anderson of N&MJD opposing construction of a bridge
across the Ridenbaugh Canal. We believe this condition should be deleted.
• In the recommendations to City Council for the Conditional Use Permit, page 4 item 7,
the Applicant is instructed to submit a subdivision open space calculation. Under the
Planned Use Development Ordinance, Staff advised the Planning and Zoning
Commission that the development satisfied the two amenities (project provides two
open spaces, jogging path and pedestrian pathway) and therefore an open space
calculation was not required. The Planning and Zoning Commission concurred with
Staff's recommendation.
cc: Planning and Zoning Staff
City of Meridian
MAR 19 102 15:47 208 323 7523 PAGE.03
P. 3
W.H.91
MOOM
C O M P A N Y
Real Estate Development
600 N. SIEELHEAD WAY, SUITE 144 (83704)
P.O. BOX 8204
BOISE, IDAHO 83707-2204
Date: April 2, 2002
To: William G. Berg, Jr.
City Clerk
City of Meridian
From: Jonathan R. Seel
Subject: El Dorado Business Campus
c4c, 0� -O z -O -
Jas 3 s -L
t
APR 0 2 2002
City Of Meridian
City Clerk Office
Findings of Fact and Conclusion of Law and Decision and Order Granting
Application, Dated March 27, 2002, for:
• Annexation and Rezone
• Preliminary Plat
• Conditional Use Permit
Winston Moore requests the following convections to the referenced Findings for E1
Dorado Business Campus:
• The Findings of Fact for the Preliminary Plat, and Annexation and Rezone reference
32 building lots, whereas the approved Preliminary Plat (dated 3/06/02) contains 34
building lots.
• The Findings approved by City Council on March 19, 2002, item #4, contained the
sentence "The submitted conceptual landscape plan for Overland and Eagle Road
street buffers is approved." In the March 27`^ Findings of Fact (item #4) this sentence
was deleted completely. Given the Council did not make a motion to delete this
sentence, we believe this is simply an oversight and should be added back in.
• The Findings for the Preliminary Plat, item ##6, state that the stub street to the west
property line has not been named. This street has been named Blue Horizon Drive and
was approved by the ADA County Street Name Committee.
• The Findings for the Preliminary Plat, page 13 item #4 states "The Parks Department
requires that a 10' wide hard surface path be required on the northern property of E1
Dorado Business Campus and constructed at the base of the Ridenbaugh Canal...".
We believe it should read north of the Ridenbaugh Canal as both the path and the canal
are located on the south boundary of the project.
APR 02 '02 15:36 208 323 7523 PAGE.01
William G. Berg, Jr.
City Clerk
City of Meridian
Findings of Fact for Bl Dorado Business Campus
April 2, 2002
Page 2
The Findings mentions Copper Point Way. However, the ADA County Street Name
Committee approved the street name as Copper Point Drive.
cc: Planning and Zoning Staff
City of Meridian
Darlene St. George, White Peterson
APR 02 '02 15:36 208 323 7523 PAGE.02