HomeMy WebLinkAboutIdaho State University H-2024-0027 ADA COUNTY RECORDER Trent Tripple 2024-063337
BOISE IDAHO Pgs=27 BONNIE OBERBILLIG 11/07/2024 08:03 AM
CITY OF MERIDIAN, IDAHO NO FEE
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. State of Idaho(Board of Education),Owner/Developer
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this
6th day of November ,2024,by and between City of Meridian,amunicipal corporation
of the State of Idaho, hereafter called CITY, whose address is 33 E. Broadway Avenue, Meridian,
Idaho 83642,and State of Idaho(Board of Education),whose address is 650 W. State Street,Boise,
Idaho 83702,hereinafter called OWNER/DEVELOPER.
l. RECITALS:
1.1 WHEREAS,Owner is the sole owner,in law and/or equity,of certain tract of
land in the County of Ada, State of Idaho, described in Exhibit"A,"which is
attached hereto and by this reference incorporated herein as if set forth in full,
herein after referred to as the Property; and
1.2 WHEREAS,Idaho Code § 67-6511A provides that cities may,by ordinance,
require or permit as a condition of zoning that the Owner and/or Developer
make a written commitment concerning the use or development of the subject
Property;and
1.3 WHEREAS, City has exercised its statutory authority by the enactment of
Section 11-513-3 of the Unified Development Code{"UDC"),which authorizes
development agreements upon the annexation and/or re-zoning of land;and
1.4 WHEREAS, Owner/Developer have submitted an application for annexation
and zoning of 23.254 acres of land with a request for the C-G(General Retail
and Service Commercial) zoning district on the property as shown in Exhibit
"A"under the Unified Development Code,which generally describes how the
Property will be developed and what improvements will be made;and
1.5 WHEREAS, Owner/Developer made representations at the public hearings
before Planning and Zoning Commission and the Meridian City Council as to
how the Property will be developed and what improvements will be made;and
1.6 WHEREAS,the record of the proceedings for requested rezoning held before
Planning and Zoning Commission and the City Council includes responses of
government subdivisions providing services within the City of Meridian
planning jurisdiction and includes further testimony and comment;and
1.7 WHEREAS, on the 10'day of September, 2024, the Meridian City Council
approved certain Findings of Fact and Conclusions of Law and Decision and
DEVELOPMENT AGREEMENT-IDAHo STATE UNIVERSITY(H-2024-0027) PAGE 1 of 7
Order ("Findings"), which have been incorporated into this Agreement and
attached as Exhibit"B";and
1.8 WHEREAS, the Findings require the Owner/Developer to enter into a
Development Agreement before the City Council takes final action on final
plat; and
1.9 WHEREAS, Owner/Developer deem it to be in its best interest to be able to
enter into this Agreement and acknowledges that this Agreement was entered
into voluntarily and at its urging and request;and
1.10 WHEREAS, City requires the Owner/Developer to enter into a development
agreement for the purpose of ensuring that the Property is developed and the
subsequent use of the Property is in accordance with the terms and conditions
of this Agreement,herein being established as a result of evidence received by
the City in the proceedings for zoning designation from government
subdivisions providing services within the planning jurisdiction and from
affected property owners and to ensure zoning designation is in accordance
with the amended Comprehensive Plan of the City of Meridian on December
19,2019,Resolution No. 19-2179,and the UDC,Title 11.
NOW, THEREFORE, in consideration of the covenants and conditions set forth
herein,the parties agree as follows:
2. INCORPORATION OF RECITALS: That the above recitals are contractual and
binding and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement the following words,terms,and
phrases herein contained in this section shall be defined and interpreted as herein provided for,unless
the clear context of the presentation of the same requires otherwise:
3.1 CITY: means and refers to the City of Meridian, a party to this Agreement,
which is a municipal Corporation and government subdivision of the state of
Idaho, organized and existing by virtue of law of the State of Idaho, whose
address is 33 East Broadway Avenue,Meridian,Idaho 83642.
3.2 OWNER/DEVELOPER: means and refers to State of Idaho (Board of
Education), whose address is 650 W. State Street, Boise, Idaho, 83702,
hereinafter called OWNER/DEVELOPER, the party that owns and is
developing said Property and shall include any subsequent
owner(s)/developer(s)of the Property.
3.3 PROPERTY: means and refers to that certain parcel(s) of Property located
in the County of Ada, City of Meridian as in Exhibit "A"describing a parcel
to bound by this Development Agreement and attached hereto and by this
reference incorporated herein as if set forth at length.
4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right
to develop the Property in accordance with the terms and conditions of this Agreement.
DEvELoPMENT AGREEMENT-IDAHo STATE UNIVERSITY(H-2024-0027) PAGE 2 of 7
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under
the UDC.
4.2 No change in the uses specified in this Agreement shall be allowed without
modification of this Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following
special conditions:
a. Before commencing development on the property,the applicant must submit and
obtain approval of a Planned Unit Development(PUD)application.
b. The three existing buildings on the site shall be used solely for storage until future
development is proposed,and at which time all buildings must be removed and the
existing well and septic system abandoned.
c. The property and existing structures must be maintained to prevent them from
becoming a noxious use in accordance with UDC 11-3A-10.
d. Access to the property must comply with the standards set forth in UDC 11-3A-3.
The City and Ada County Highway District (ACHD) will determine appropriate
access to S. Locust Grove Road and E. Central Drive during the review and
approval of the PUD application.
e. The site plan submitted with the PUD application shall incorporate a primary
access from E. Central Drive that aligns with one of the existing driveways on the
south side of the road.
6. APPROVAL PERIOD: If this Agreement has not been fully executed within six(6)
months after the date of the Findings,the City may, at its sole discretion,declare the Agreement null
and void.
7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
7.1 Acts of Default.In the event Owner/Developer,or Owner/Developer's heirs,successors,
assigns, or subsequent owners of the Property or any other person acquiring an
interest in the Property,fail to faithfully comply with all of the terms and conditions
included in this Agreement in connection with the Property, this Agreement may be
terminated by the City upon compliance with the requirements of the Zoning
Ordinance.
7.2 Notice and Cure Period. In the event of Owner/Developer"s default of this
agreement, Owner/Developer shall have thirty (30) days from receipt of written
notice from City to initiate commencement of action to correct the breach and cure
the default,which action must be prosecuted with diligence and completed within one
hundred eighty (180) days; provided, however, that in the case of any such default
that cannot with diligence be cured within such one hundred eighty(180)day period,
DEVELOPMENT AGREEMENT-IDAHO STATE UNIVERSITY(H-2024-0027) PAGE 3 OF 7
then the time allowed to cure such failure may be extended for such period as may be
necessary to complete the curing of the same with diligence and continuity.
7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice
from City as described in Section 7.2, City shall, upon satisfaction of the notice and
hearing procedures set forth in Idaho Code section 67-6511A,have the right,but not
a duty, to de-annex all or a portion of the Property, reverse the zoning designations
described herein, and terminate City services to the de-annexed Property, including
water service and/or sewer service. Further, City shall have the right to file an action
at law or in equity to enforce the provisions of this Agreement.Because the covenants,
agreements, conditions, and obligations contained herein are unique to the Property
and integral to City's decision to annex and/or re-zone the Property, City and
Owner/Developer stipulate that specific performance is an appropriate, but not
exclusive, remedy in the event of default. Owner/Developer reserves all rights to
contest whether a default has occurred.
7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall
be governed by and construed in accordance with the laws of the State of Idaho,
including all matters of construction, validity, performance, and enforcement. Any
action brought by any party hereto shall be brought within Ada County,Idaho.
7.5 Delay. In the event the performance of any covenant to be performed hereunder by
either Owner/Developer or City is delayed for causes that are beyond the reasonable
control of the party responsible for such performance, which shall include, without
limitation, acts of civil disobedience, strikes or similar causes, the time for such
performance shall be extended by the amount of time of such delay.
7.6 Waiver.A waiver by City of any default by Owner/Developer of any one or more of
the covenants or conditions hereof shall apply solely to the default and defaults
waived and shall neither bar any other rights or remedies of City nor apply to any
subsequent default of any such or other covenants and conditions.
8. INSPECTION:Owner/Developer shall,immediately upon completion of any portion
or the entirety of said development of the Property as required by this Agreement or by City ordinance
or policy,notify the City Engineer and request the City Engineer's inspections and written approval
of such completed improvements or portion thereof in accordance with the terms and conditions of
this Agreement and all other ordinances of the City that apply to said Property.
9. REQUIREMENT FOR RECORDATION: City shall record this Agreement,
including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the
third reading of the Meridian Zoning Ordinance in connection with the rezoning of the Property by
the City Council.If for any reason after such recordation,the City Council fails to adopt the ordinance
in connection with the annexation and zoning of the Property contemplated hereby, the City shall
execute and record an appropriate instrument of release of this Agreement.
10. ZONING: City shall, following recordation of the duly approved Agreement, enact
a valid and binding ordinance zoning the Property as specified herein.
11. SURETY OF PERFORMANCE: To the extent permitted by Idaho law, the City
may also require surety bonds,irrevocable letters of credit,cash deposits,certified check or negotiable
DEVELOPMENT AGREEMENT-IDAHO STATE UNIVERSITY(H-2024-0027) PAGE 4 OF 7
bonds, as allowed under the UDC, to insure the installation of required improvements, which the
Owner/Developer or the Owner/Developer's contractor shall provide,if required by the City.For the
purpose of this Section 11 and Section 12,the term"improvements"shall exclude buildings or other
facilities subject to Idaho Code section 39-4103(2).
12. OCCUPANCY: Owner/Developer shall not occupy any phase of the development
until the improvements required under the PUD for said phase have been installed, completed, and
accepted by the City, or sufficient surety of performance is provided to the City in accordance with
Paragraph 11 above.
13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agree to abide by
all ordinances of the City of Meridian unless otherwise provided by this Agreement.
14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall
be deemed delivered if and when personally delivered or three (3) days after deposit in the United
States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as
follows:
CITY: with copy to:
City Clerk City Attorney
City of Meridian City of Meridian
33 E.Broadway Ave. 33 E.Broadway Avenue
Meridian,Idaho 83642 Meridian, Idaho 83642
OWNER/DEVELOPER:
State of Idaho(Board of Education)
650 W. State St.
Boise,Idaho 83702
14.1 A party shall have the right to change its address by delivering to the other
party a written notification thereof in accordance with the requirements of this section.
15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto
concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as
may be granted,to court costs and reasonable attorney's fees as determined by a Court of competent
jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall
survive any default,termination or forfeiture of this Agreement.
16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time
is strictly of the essence with respect to each and every term,condition and provision hereof,and that
the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default
under this Agreement by the other party so failing to perform.
17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure
to the benefit of the parties' respective heirs, successors, assigns and personal representatives,
including City's corporate authorities and their successors in office. This Agreement shall be binding
on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the
Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions
thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor
owner or owners shall be both benefited and bound by the conditions and restrictions herein
DEVELOPMENT AGREEMENT—IDAHO STATE UNwERsrry(H-2024-0027) PAGE 5 OF 7
expressed. City agrees,upon written request of Owner and/or Developer,to execute appropriate and
recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion,
had determined that Owner and/or Developer have fully performed their obligations under this
Agreement.
18. INVALID PROVISION: If any provision of this Agreement is held not valid by a
court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement
and the invalidity thereof shall not affect any of the other provisions contained herein.
19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party
shall act reasonably in giving any consent,approval,or taking any other action under this Agreement.
20. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion, to
remove a portion of the Property("Removed Property") from this Agreement at any time,provided
that the City and the owner of the Removed Property concurrently enter into a modified development
agreement governing the development and use of the Removed Property. The remaining portion of
the Property,which has not been removed from this Agreement as described above,shall continue to
be bound by the terms of this Agreement.
21. COOPERATION OF THE PARTIES: In the event of any legal or equitable action
or other proceeding instituted by any third party (including a governmental entity or official)
challenging the validity of any provision in this Agreement, the parties agree to cooperate in
defending such action or proceeding.
22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements,
agreements,condition and understandings between Owner/Developer and City relative to the subject
matter hereof, and there are no promises, agreements, conditions or understanding, either oral or
written, express or implied, between Owner/Developer and City, other than as are stated herein.
Except as herein otherwise provided,no subsequent alteration,amendment,change or addition to this
Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or
their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted
ordinance or resolution of City.
22.1 No condition governing the uses and/or conditions governing rezoning of the subject
Property herein provided for can be modified or amended without the approval of the
City Council after the City has conducted public hearing(s) in accordance with the
notice provisions provided for a zoning designation and/or amendment in force at the
time of the proposed amendment.
23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the
date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in
connection with the annexation and zoning of the Property and execution of the Mayor and City Clerk.
[end of text; acknowledgements, signatures and Exhibits A and B follow]
DEVELOPMENT AGREEMENT-IDAHo STATE UNwVERsrry(H-2024-0027) PAGE 6 of 7
ACKNOWLEDGMENTS
IN WITNESS WHEREOF,the parties have herein executed this agreement and made
it effective as hereinabove provided.
OWNER/DEVELOPER:
State of Idaho(Board of Education)
/'KI—_/A�'
y: z "W, J.
STATE OF IDAHO )
ss:
County of Ada )
On this2A day of 0(,+Vi0 QV ,2024,before me,the undersigned,a Notary Public in and for said State,
personally appeared W ta.erk_J.Cam>u6ti,known or identified tome to be the yepve_c aP , %Ir of State
of Idaho(Board of Education)and a person who signed above and acknowledged to me that he executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this
certificate first above written.
M �.�.t.l�.t.
`rySIOIY' 9•Q'��ii
(SEAL) .o��'�azas?3e� otary Public
iv t4orARy mc,;; _ My Commission Expires: '6 2lt 30
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CITY OF MERIDIAN '4TF O F 1 D P �� ATTEST:
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By:
Mayor Robert E. Simison 11-6-2024 Chris Johnson,City Clerk 11-6-2024
STATE OF IDAHO )
ss
County of Ada )
2024
On this 6th day ofNovember , 2413, before me, a Notary Public, personally appeared Robert E.
Simison and Chris Johnson,known or identified to me to be the Mayor and Clerk,respectively,of the City of Meridian,
who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me
that such City executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this
certificate first above written.
(SEAL) Notary Public for Idaho 3-28-2028
My Commission Expires:
DEVELOPMENT AGREEMENT—IDAHO STATE UNIVERSITY(H-2024-0027) PAGE 7 OF 7
EXHIBIT A
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ENGINEERING
June 7,2024
Project No.19-069
Exhibit A
Legal Description for
Annexation
A parcel of land being the South 1/2 of the Southeast 1/4 of the Northeast 1/4 and a portion of the
Northeast 1/4 of the Southeast 1/4 of Section 18,Township 3 North, Range 1 East, Boise Meridian,Ada
County, Idaho and being more particularly described as follows:
BEGINNING at an aluminum cap marking the east 1/4 corner of said Section 18,which bears S00'31'02"W
a distance of 2,658.78 feet from a brass cap marking the northeast corner of said Section 18;
Thence following the easterly line of said southeast 1/4 of Section 18,500'30'31"W a distance of 221.52
feet;
Thence leaving said easterly line,589'32'08"W a distance of 540.86 feet to the centerline of an irrigation
lateral;
Thence following said centerline,N23'44'43"W a distance of 241.12 feet to the southerly line of said South
1/2 of the Southeast 1/4 of the Northeast 1/4;
Thence leaving said centerline and following said southerly line,589'32'08"W a distance of 685.96 feet to
a 5/8-inch rebar;
Thence leaving said southerly line and following the westerly line of said South 1/2 of the Southeast 1/4
of the Northeast 1/4, N00'29'22"E a distance of 666.04 feet to a 5/8-inch rebar;
Thence leaving said westerly line and following the northerly line of said South 1/2 of the Southeast 1/4
of the Northeast 1/4, N89'35'38"E a distance of 1,326.19 feet;
Thence leaving said northerly line and following the easterly line of said South 1/2 of the Southeast 1/4 of
the Northeast 1/4,SOO'31'02"W a distance of 664.69 feet to the POINT OF BEGINNING.
Said parcel contains a total of 23.254 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
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Title: Date:06-07-2024
Scale: 1 inch=200 feet File:
Tract 1: 23.254 Acres: 1012945 Sq Feet:Closure=s58.4213w 0.01 Feet: Precision=1/476082: Perimeter=4346 Feet
001=s00.3031w 221.52 004=s89.3208w 685.96 007=s00.3102w 664.69
002=s89.3208w 540.86 005=n00.2922e 666.04
003=n23.4443w 241.12 006=n89.3538e 1326.19
EXHIBIT B
COMMUNITY DEVELOPMENT
E IDI� IAN,--
DEPARTMENT REPORT i o
HEARING 8/15/2024 Legend (�
DATE: O Project Location , I
TO: Mayor&City Council '::Area of Impact
t= City Limits
FROM: Bill Parsons,Current Planning Q Analysts
Supervisor
208-884-5533 ----- ---- ---
bparsons@meridiancity.org ,
APPLICANT: Marty Vizcarra
SUBJECT: H-2024-0027
Idaho State University
LOCATION: Property is generally located on the west t
side of S.Locust Grove Rd.;midway
between E. Franklin Rd.and E.Overland
Rd.in the NE 1/4 and SE 1/4 of Section
18,T.3N.,R1E.
I. PROJECT OVERVIEW
A. Summary
Annexation of 23.254 acres of land from RUT and R-6 in Ada County to the C-G zoning district,
by Idaho State University.
B. Issues/Waivers
1. The applicant is requesting that the three existing structures not connect to city utilities at this
time. After consultation with the City Engineer,staff supports this request,provided that the
applicant abandons the existing well and septic system.
2. Continue using the three(3)existing structures for storage. They are currently being used to
meet the university's operational needs. Staff is supportive of the buildings remaining on the
site as long as the buildings and property are properly maintained.
C. Recommendation
Staff-Approval
D. Decision
City Council: Approved
City of Meridian I Department Report 1. Project Overview
II. COMMUNITY METRICS
Table 1:Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant County residence and several -
outbuildings/Agricultural operations
Proposed Land Use(s) Public Education Institution(ISU Campus) -
Existing/Proposed Zoning Rural Urban Transition Area(RUT)and R-6 in Ada V II.A.2
County
Future Land Use Designation Commercial VII.A.3
Table 2:Process Facts
Description Details
Preapplication Meeting date Friday,June 7,2024
Neighborhood Meeting 5/28/2024
Site posting date 8/30/2024
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District II.E
• Comments Received Yes -
• Commission Action Required No -
• Access S. Locust Grove Road—cross access with the ICOM -
property to access E. Central Drive
• Traffic Level of Service Better than"B"and Better than"D". -
ITD Comments Received No Error!
Reference
source not
found.
See City/Agency Comments and Conditions Section below and review the public record for all
department/agency comments received.
City of Meridian I Department Report Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject property is currently designated Commercial on the future land use map(FLUM).
This designation provides a full range of commercial uses to serve area residents and visitors.
Desired uses may include retail,restaurants,personal and professional services,and office uses,
as well as appropriate public and quasi-public uses.Multi-family residential may be allowed in
some cases,but should be careful to promote a high quality of life through thoughtful site design,
connectivity,and amenities. Sample zoning include:C-N,C-C,and C-G.
The applicant is requesting the annexation of 23.254 acres of land from the RUT and R-6 zoning
districts in Ada County to the C-G zoning district,with the intent to develop the site for a Public
Education Institution.This annexation is necessary for ISU to access allocated funds for
infrastructure improvements,though no actual development is proposed at this time.Typically,
the City requires a concept plan that includes details such as site access,parking,building sizes,
pedestrian circulation,and common open space.However,due to the long-term nature of this
project,developing these details as part of a comprehensive master plan is crucial.Therefore,
City staff has requested that ISU submit a future planned unit development to allow adequate
time for master planning the property and coordinating with other partnering agencies.
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements(UDC 11-1):
The applicant is requesting to retain the three existing structures without connecting them to
city utilities until redevelopment can take place.These structures are currently being used for
storage to support the university's operational needs.In the meantime,the University commits
to regularly maintaining the existing structures and property to ensure they remain clean and
orderly.When redevelopment occurs,all existing structures will be removed.
2. Proposed Use Analysis(UDC 11-2):
Goal 2.04.01 of the Plan emphasizes the importance of the City partnering with schools,non-
profits,and other community-based organizations to provide a variety of educational
opportunities throughout all stages of life.The 23.254-acre site is proposed for expansion as
part of Idaho State University,a Public Education Institution.The proposed C-G zoning
aligns with the comprehensive plan's commercial designation,where an educational
institution is a principally permitted use in this zone. Idaho State University envisions the site
accommodating academic buildings,university housing(dorms),clinical space(healthcare),
multi-use facilities,and outdoor amenities.Given the complexity of the project,the
development is expected to unfold over a 30-year timeline.The applicant will be required
to submit and obtain approval of a Planned Unit Development(PUD)prior to
developing the property.
3. Dimensional Standards(UDC 11-2):
With annexation of this property,any future development is required to comply with the
dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district.
C. Design Standards Analysis
1. Site and Building Design Standards(Comp Plan, UDC 11-3A-19):
Goal 5.01.02D of the Plan emphasizes the importance of building design,and landscaping
elements to buffer,screen,beautify,and integrate commercial,multifamily,and parking lots
into existing neighborhoods.Future development plans,including site layouts,landscape
designs,and building elevations,should adhere to the structure and site design standards set
City of Meridian Department Report Staff Analysis
forth in UDC 11-3A-19 and the Architectural Standards Manual(ASM).Additionally,future
design concepts will be reviewed and approved through the Planned Unit Development
(PUD)process to ensure compatibility with neighboring properties as set forth in UDC 11-7.
2. Landscaping(UDC 11-3B):
Future development shall comply with the landscape standards listed in UDC 11-3B.
3. Parking(UDC 11-3C):
Future development shall comply with the parking standards listed in UDC 11-3C.
D. Transportation Analysis
1. Access(Comp Plan and UDC 11-3A-3):
Please note that the concept plan used in the TIS is subject to change during the City's
review of the PUD application.However,it does establish a baseline for evaluating
access to this property and future mitigation measures as discussed in this section of the
report.
The City has received ACHD's staff report on the proposed annexation request.This
development is estimated to generate 5,330 vehicle trips per day,552 vehicle trips per hour in
the AM peak hour and 481 vehicle trips per hour in the PM peak hour,based on the traffic
impact study.The TIS also evaluated two(2)accesses to S.Locust Grove Rd.and one(1)
access to E.Central Drive.
• Access 1 is proposed as a full access driveway located as far as possible for the
Locust Grove Road/Central Drive intersection.The proposed access would replace an
existing full-access driveway and is critical to the traffic operation and circulation of
the proposed development.
• Access 2 is proposed as a full-access driveway to replace the existing access to the
residential home and is critical to traffic operation and circulation of the proposed
development.
• Access 3 is proposed as right-out only access due to its proximity to Woodbridge
Drive and the neighboring property to the north.Access 3 meets District access
spacing standards and avoids turning movement conflicts.
The applicant's proposal does not fully comply with ACHD's Access and Driveway Location
Policies.Typically,access for this development would be limited to Central Drive,a collector
roadway,because it is a lower-classified roadway than Locust Grove Road,which is a minor
arterial.However,Access 1 is necessary for the existing parking lot,and Accesses 2 and 3 are
required for internal site circulation.Driveways on Locust Grove Road are generally required
to be 660 feet apart from other full-movement driveways or 330 feet apart for driveways
limited to right-in/right-out access.Despite these requirements,ACHD supports the
applicant's access evaluation from the traffic impact study,as all driveways are essential for
proper site circulation,and Access 3 is restricted to right-out only.
Additional improvements identified in the TIS include the construction of a southbound right-
turn lane at the Locust Grove Road/Access 2 intersection and a second westbound through
lane at the Central Drive/Locust Grove intersection that runs from the intersection west to
terminate as a right-turn drop lane at the Central Drive/Access 1 intersection.
In line with ACHD's policies,the Comprehensive Plan and the UDC require developments to
access a lesser-classified street.Goal 6.01.02B of the Plan encourages minimizing the number
of existing access points onto arterial streets by utilizing methods such as cross-access
agreements,access management,and frontage or backage roads,while promoting
connectivity between local and collector streets.The purpose of UDC 11-3A-3 is to enhance
safety by consolidating and/or limiting access points to arterial streets,ensuring safe entry for
City of Meridian 'Department Report Staff Analysis
motorists.Currently,the primary access to this property is from S.Locust Grove Road.
However,the City previously required cross-access to this property through the ICOM
parking lot. Staff concurs with the ACHD report and agrees some access to Locust Grove
Road is necessary for internal site circulation.With a future development application,both
the City and ACHD will review access points on S.Locust Grove Road and E.Central Drive.
At a minimum,the driveway and cross-access provided by the ICOM property should be
utilized for the proposed development. Staff also encourages the applicant to explore
additional access options through coordination with the Idaho State Police. Staff recommends
a provision in the development agreement requiring the applicant to comply with the access
standards set forth in UDC 11-3A-3.
2. Multiuse Pathways(Comp Plan& UDC I1-3A-5 and UDC 11-3A-8):
Both the Plan and the Unified Development Code(UDC)set forth policies and regulations
for extending multiuse pathways in conjunction with new development.Goal 4.04.01A of the
Plan encourages new developments and subdivisions connect to the existing pathway system.
Multiuse pathways should be constructed in accordance with the City's Comprehensive Plan,
the Meridian Pathways Master Plan,the Ada County Highway District Master Street Map,
and the Roadways to Bikeways Master Plan.The Pathways Master Plan indicates a multi-use
pathway along the Hunter Lateral,connecting with S.Locust Grove Road on the northeast
portion of the site.The pathway currently stubs at the property line from the ICOM parking
lot on the southern border.With future development,the applicant will be required to extend
this pathway through the site and landscape it in accordance with UDC 11-3A-5, 11-3A-8,
and 11-3B-12C.
E. Services Analysis
1. Waterways(UDC 11-3A-6):
The Hunter Lateral bisects the property,with an easement that extends a minimum of 100
feet in total-50 feet on either side of the lateral's centerline.The applicant proposes to title
and pipe the irrigation canal in accordance with UDC 11-3A-6.Any improvements within the
easement area will require approval from the Nampa Meridian Irrigation District(NMID).
2. Utilities(Comp Plan, UDC 11-3A-21):
Both the Plan and the UDC establish policy and regulations for extending and connecting to
City utilities.Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all
new developments,including curb and gutter,sidewalks,water and sewer utilities.
Connection to City water and sewer services is typically required with annexation,unless
otherwise approved by the City Engineer in accordance with UDC 11-3A-21.As mentioned,
the applicant is requesting that the three existing structures not connect to city utilities at this
time.After consultation with the City Engineer,staff supports this request,provided that the
applicant abandons the existing well and septic system.
IV. CITY/AGENCY COMMENTS&CONDITIONS
A. Meridian Planning Division
A Development Agreement(DA)is required as a provision of annexation of this property.Prior
to approval of the annexation ordinance,a DA shall be entered into between the City of Meridian,
the property owner(s)at the time of annexation ordinance adoption,and the developer.
Currently,a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA.The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation.The DA
shall,at minimum,incorporate the following provisions IF City Council determines annexation is
in the best interest of the City:
City of Meridian 1 Department Report City/Agency Comments&Conditions
1. Before commencing development on the property,the applicant must submit and obtain
approval of a Planned Unit Development(PUD)application.
2. The three existing buildings on the site shall be used solely for storage until future
development is proposed,mat which time,all buildings must be removed and the existing
well and septic system wmm be abandoned.
3. The property and existing structures must be maintained to prevent them from becoming a
noxious use in accordance with UDC 11-3A-10.
4. Access to the property must comply with the standards set forth in UDC 11-3A-3.The City
and ACHD will determine appropriate access to S.Locust Grove Road and E.Central Drive
during the review and approval of the PUD application.
I The site plan submitted with the PUD application shall incomeorate a Dr�imaccess from E.
Central Drive that alig�,s�ci#�czn�Q th�existin 'vewayphe southside o tie rstad.
City of Meridian Department Report City/Agency Comments&Conditions
B. Ada County Development Services
ADA COUNTY
DEVELOPMENT SERVICES
200 W.FRONT STREET.DOISE.IDAHO x3702-73(10 PHONE(209)297.7900
h( %L'j�44'3H4U"'I litn'� rf'l4tIDrmtmrv�cac FAX(20a)287.7909
BUILDING COMMUNITY PLANNING ENGINEERING&SURVEYING PERMITTING 1
July 19.2024
Bill Parsons
Ada County Development Services
200 W Front Street
Boise,ID 83702
RE:H-2024-0027+785 S Locust Grove Road Idaho Stale University Annexation
Bill,
The City of Meridian has requested feedback regarding the proposed annexation and rezone
from Rural Urban Transition(RUT)to General Retail and Service Commercial(C--G)of 23.25
acres located at 785 S Locust Grove Road.The proposed future uses are to include facilities for
academic,residential,clinical and community needs.
Ada County is supportive of the proposed annexation as it is compatible with Goal 2.2 of the
.Ada County Comprehensive Plan,which encourages urban development be directed to Areas
of City Impact where investments in urban services have already been made.
Ada County is supportive of the proposed zone to C-G as it is compatible with the Future Land
Use Map or the Meridian Comprehensive Plan,as adopted by.Ada County,as it designates the
subject property as C-ammen-ial, which is intended to provide retail,restaurants,personal and
prafessional services,and office uses,as well as appropriate public and quasi-public uses,and
may include multi-family.
Please feel free to contact me with any questions.
Sincerely,
Stacey YarrulgtmAl
Stacey Yarrington
Community&Regional Planncr
.Ada County Development Services
City of Meridian I Department Report City/Agency Comments&Conditions
C. Quality(DEQ)
See public record.
D. Idaho State Police
See public record.
City of.Meridian I Department Report City/Agency Comments&Conditions
E. Ada County Highway District(ACHD)
ACHD Kent Go tl ho Pe rommiMr
ner
� oew Rtcxinn.y.rommrcrono.
Date: August 2,2024
To: Marty Vizcarra,via email
Staff Contact:Karateigh Troyer,Planner
Project Description: Idaho State University
Trip Generation: This development is estimated to generate 5,330 vehicle trips per
day,552 vehicle trips per hour in the AM peak hour and 4$1 vehicle trips per hour in
the PM peak hour,based on the traffic impact study.
y �1�lIIl1I1�14� Traffic Impact Study
911d 'i._ I i�
Comments: The tables above list the existing conditions of the surrounding
roadways without the proposed development as this application is for annexation
and rezone only.With a future development application,this summary will be
updated to reflect the development and its impact.
connecting you to more
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City of Meridian I Department Report City/Agency Comments&Conditions
V. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
VI. ACTION
A. Staff:
Staff recommends approval of the annexation based on the analysis in section III and Findings in
section V.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on August 15,2024.At the public
hearing,the Commission moved to recommend approval of the subject AZ request.
Summary of Commission public hearing:
a. In favor: Brian Sa eg ndorf
b. In opposition:None
c. Commenting:None
d. Written testimony:None
e. Staff presenting WRlication:Bill Parsons
f. Other Staff commenting on application:None
Key issue(s)of public testimony:
a. None
Key issue(s)of discussion by Commission:
a. Future access to serve the proposed development.
Commission change(s)to Staff recommendation:
a. None
Outstanding issue(s)for City Council:
a. See issues/waivers section at the beginning of the report.
C. City Council:
e Meridian City Council heard this item on September 10,2024,At the public hearing.the
Council voted to apmve the siftct Z r r t
L Summary of the City Council public hearing:
a. In favor: Brian Sagendorf
}z, In opposition•None
c, Commenting:None
d Written testimony None
Staff presenting application: Bill Parsons
L Other Staff commenting on application-None
2 _Key issue(s)of nublic testimony:
a. None
3, Key issues)of discussion by City Council•
a. Access to S.Locust Grove Rd.
L Updating the traffic study to include E.Woodbridge Drive in the analysis
g City Council change(s)to Commission recQrnmendation7
L Modify DA provision#2 to clarify the well and septic can be abandoned with future
development.
b.
City of Meridian Department Report Findings
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City of Meridian ;Department Report Action
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3. Future Land Use
Legend
C:) Project Location Old General
of Impact Town Industrial f=
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High m MU Low Density
Density Residential
Residential
Medium
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C-ommercial
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4. Planned Development Map
Legend - `—'—'�—_'
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:.:Area of Impact 1--i
City Limits
— Planned Parcels
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City of Meridian Department Report Exhibits
B. Subject Site Photos
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City of Meridian Department Report Exhibits
C. Service Accessibility Report
Description
Location Within 1/2 mile of City Limits YELLOW
Extension Sewer Trunkshed mains < 500 ft.from parcel PGREEM
Floodplain Either not within the 100 yr floodplain or > 2 acres
Emergency Services Fire Response time < 5 min. I GREET
Emergency Services Police Meets response time goals most of the time a GREE
Pathways Within 1/4 mile of current pathways ( GREEN
Transit Within 1/4 mile of current transit route G'; GREEN
Ultimate configuration (#of lanes in master streets P
Arterial Road Buildout Status GREEN
plan) matches existing (#of lanes)
School Walking Proximity Within 1/2 mile walking GRE
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving
(existing or future)
Either a Regional Park within 1 mile OR a Community
Park Walkability Park within 1/2 mile OR a Neighborhood Park within
1/4 mile walking
City of Meridian 1 Department Report Exhibits
D. Annexation Legal Description&Exhibit Map
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t Annexation Area:23.254t AC. o� ,� a of .,
SIII9142201&51118417255 I a n „1� .!_ o
o .a Current Zoning:RUT&R6 12� X o— y
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State of Idaho
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589'72'08''W 540.86'
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SE CORNER R SECTION 18 inmarn waw�vnr.wwns
FOUND BRASS CAP
E.Overland Rd. �arw saw»
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City of Meridian Department Report Exhibits
km
f NGINEERiNG
June 7,2024
Project No.19-069
Exhibit A
Legal Description for
Annexation
A parcel of land being the South 1/2 of the Southeast 1/4 of the Northeast 1/4 and a portion of the
Northeast 1/4 of the Southeast 1/4 of Section 18,Township 3 North,Range 1 East,Boise Meridian,Ada
County.Idaho and being more particularly described as follows:
BEGINNING at an aluminum rap marking the east 1/4 corner of said Section 18,which bears 500"31'02"W
a distance of 2,6S8.78 feet from a brass cap marking the northeast corner of said Section 18;
Thence following the easterly line of said southeast 1/4 of Section 18,S00'30'31"W a distance of 221.52
feet;
Thence leaving said easterly line,S89"32'08"W a distance of 540.86 feet to the centerline of an inlgation
lateral;
Thence following said centerline,N2344'43"W a distance of 24112 feet to the southerly line of said South
112 of the Southeast 1/4 of the Northeast 1/4;
Thence leaving said centerline and following said southerly line,S89'32'08"W a distance of 695.96 feet to
a 5/8-inch rebar;
Thence leaving said southerly line and following the westerly line of said South 1/2 of the Southeast 1/4
of the Northeast 1/4,N00"29'22"E a distance of 666.04 feet to a 5/8-inch rebar;
Thence leaving said westerly line and following the northerly line of said South 1/2 of the Southeast 1/4
of the Northeast 114,N89'35'3rE a distance of 1,326.19 feet;
Thence leaving said northerly line and following the easterly line of said South 1/2 of the Southeast 1/4of
the Northeast 1/4,So0'31'02"W a distance of 664.69 feet to the POINT OF BEGINNING.
Said parcel contains a total of 23.254 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
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City oFMeridian 1 Department Report