HomeMy WebLinkAboutLife Church DA H-2024-0024 ADA COUNTY RECORDER Trent Tripple 2024-068951
BOISE IDAHO Pgs=41 BONNIE OBERBILLIG 12/04/2024 08:56 AM
CITY OF MERIDIAN, IDAHO NO FEE
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. Life Church Inc., Owner/Developer
Ti I1S DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this
3rd day of_i December 2024,by and between City of Meridian, a municipal corporation
of the State of Idaho, hereafter called CITY, whose address is 33 E. Broadway Avenue, Meridian,
Idaho 83642, and Life Church, Inc., whose address is 3225 E. Commercial Court, Meridian, I ,
3642, hereinafter called OWNER/DEVELOPER.
1. RECITALS:
1.1 S,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 § 67-6511 A 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`11-5 -3 of the Unified Development Code("UDC"),which authorizes
development agreements upon the annexation and/or rezoning of land; and
1.4 WHEREAS, Owner/Developer have submitted an application for rezoning of
11.246 acres of land from the I-L (Light Industrial) zoning district to 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
DEVELOPMENT AGRF.EMEN`['—LIFE CHURCIi(H-2024-0024) PAGE I OF 7
1.7 WHEREAS, on the 6th day of November, 2024, the Meridian City Council
approved certain Findings of Fact and Conclusions of Law and Decision and
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 a rezone
ordinance; 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 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 Life Church Inc., whose
address is 3225 E. Commercial Court, Meridian, Idaho, 83642, 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.
DEVELOPMENT AGREEMENT-LIFE CHURCH(H-2024-0024) PAGE 2 OF 7
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.
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. Future development of this site shall be generally consistent with the conceptual
development plan and building elevations included in Section VIII of the Staff
Report attached to the Findings of Fact and Conclusions of Law attached hereto as
Exhibit `B" and the provisions contained herein.
b. The only uses allowed to operate on the property are church or place of religious
worship (UDC 11-4-3-6) and education institution (UDC 11-4-3-14).
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,
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
DEVELOPMENT AGREEMENT-LIFE CHURCH(H-2024-0024) PAGE 3 OF 7
hearing procedures set forth in Idaho Code section 67-6511 A, 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 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: The City may also require surety bonds,
irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the
t1DC, to insure the installation of required improvements, which the Owner/Developer agree to
provide, if required by the City.
DEVELOPMENT AGREEMENT-LiFE CHURCH(H-2024-0024) PAGE 4 OF 7
12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued
in any phase in which the improvements have not been installed,completed,and accepted by the City,
or sufficient surety of performance is provided by Owner/Developer 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:
Life Church Inc.
3225 E. Commercial Ct.
Meridian, ID 83642
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
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,
DEVELOPMENT AGREEMENT-LIFE CHURCH(H-2024-0024) PAGE 5 OF 7
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 upon
execution of the Mayor and City Clerk.
[end of text; acknowledgements, signatures and Exhibits A and B follow]
DEVELOPMENT AGREEMENT-LIFE CHURCH(H-2024-0024) PAGE 6 OF 7
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made
it effective as hereinabove provided.
OWNER/DEVELOPER:
Life C urch Inc.
By: ?eji c[eA+-
STATE OF IDAHO )
ss:
County of Ada )
On this:)I day of_I v 6V I m 'k r_.2024,before me,the undersigned, a01fil'o-
ary Public in and for said State,
personally appeared("lk-rV 60c K ,known or identified to me to t the _ _ of Life
Church Inc. and the person who signed above and acknowledged to me that they executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand a ' affixed my official seal the day and year in this
certificate first above written.
CH y Public
- tte of Ida Notary Public
Notary Public-State of Idaho My Commission Expires:
Commission Number 44472
My Commission Expires Feb 27,2029
CITY OF MERIDIAN ATTEST:
By:
Mayor Robert E. Simison 12-3-20 Chris Johnson, City Clerk - -
2024
STATE OF IDAHO )
ss
County of Ada )
On this 3rd day of December , 2024, before me, a Notary Public, personally appeared Robert E.
Sim ison 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.
(S]'A L) Notary Public for Idaho
My Commission Expires: 3_28-2028
DEVELOPMENT AGREEMENT—LIFE CHURCH(H-2024-0024) PAGE 7 OF 7
EXHIBIT
REZONE LEGAL DESCRIPTION
A Rezone being located in the SW 1/4 of Section 9,Township 3 North, Range 1 East, Boise Meridian, City
of Meridian,Ada County, Idaho and described as follows:
Commencing at a brass cap monument as shown on Corner Record No. 110054174 marking the SW
corner of said Section 9, thence along the west line of said SW1/4 and the centerline of Eagle Road
N01°02'05"E a distance of 1098.20 feet to the POINT OF BEGINNING.
Thence continuing N01°02'05"E a distance of 680.D1 feet to a point from which a brass cap monument
marking the NW corner of said SW1/4 as shown on Corner Record No. 113077808 bears N01 02'05"E a
distance of 872.05 feet,
Thence leaving said west line and along the centerline of East Commercial Court S88°S3'48"E a distance
of 720.65 feet to a point.
Thence leaving said centerline S01'05'05"W a distance of 680.13 feet to a point on the southerly right-
of-way of the Oregon Shortline railroad;
Thence along the said southerly right-of-way N88'53'13"W a distance of 720.04 feet to the POINT OF
BEGINNING;
Said Rezone containing 11.246 acres more or less.
*7-
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EXHIBIT = MAP OF REZONE
COMPREHENSIVE PLAN AMENDMENT
LOCATED IN
A PORTION OF THE SOUTHWEST 1/4,
OF SECTION 9, TOWNSHIP 3 NORTH, RANGE 1 EAST, B.M.,
CITY OF MERIDIAN, ADA COUNTY, IDAHO
CP&F 113077808 —2024-
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EXHIBIT B
CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW E IDIAy
AND DECISION&ORDER
In the Matter of the Request for Comprehensive Plan Map Amendment and Rezone,by Ella
Passey,Land Group.
Case No(s). H-2024-0024
For the City Council Hearing Date of: October 22,2024 (Findings on November 6, 2024)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of October 22,2024,incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of October 22, 2024, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October 22,
2024, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of October 22,2024, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has, by
ordinance,established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I 1-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of October 22, 2024, incorporated by reference. The conditions are concluded to be
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(LIFE CHURCH CPAM,RZ-H-2024-0024) - 1 -
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for Comprehensive Plan Map Amendment and Rezone is hereby
approved per the conditions of approval in the Staff Report for the hearing date of October 22,
2024, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-613-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again(UDC 11-
6B-7C).
Notice of Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City. During this time,the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval,and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting,the final plat must be signed by the City
Engineer within this two(2)year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.G.1, the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two(2)year period.Additional time extensions up to two (2)years as
determined and approved by the City Council may be granted.With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(LIFE CHURCH CPAM,RZ-H-2024-0024) -2-
City Code Title 1 1(UDC 11-513-6F).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code §67-6521(1)(a),an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code.This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003,an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of October 22, 2024.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(LIFE CHURCH CPAM,RZ-H-2024-0024) -3-
By action of the City Council at its regular meeting held on the 6t h day of November
2024.
COUNCIL PRESIDENT LUKE CAVENER VOTED AYE
COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE .
COUNCIL MEMBER DOUG TAYLOR VOTED_AYE
COUNCIL MEMBER JOHN OVERTON VOTEDAYE
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE
COUNCIL MEMBER BRIAN WHITLOCK VOTED_AYE
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert". Si ison 11-6-2024
Attest:
K��4
Chris Johnso 11 4
City Clerk
Copy served upon Applicant,Community Development Department, Public Works Department and City
Attorney.
By: Chin � Dated:
11-6-2024
City Jerk's ice -v
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(LIFE CHURCH CPAM,RZ-H-2024-0024) -4-
COMMUNITY DEVELOPMENT C'/�fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 10/22/2024 Legend ILp
DATE: Project Location
r
TO: Mayor& City Council ;::Area of Impact
�= City Limits
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533
lritter@meridiancity.org 1
APPLICANT: Ella Passey,Land Group --
SUBJECT: H-2024-0024
Life Church CPAM,RZ ;; - IT
LOCATION: 3225 E. Commercial Court located in the
SW 1/4 Sec 9,T. 3N,R1E � f�
I. PROJECT OVERVIEW
A. Summary
Amendment to the Comprehensive Plan Future Land Use Map(CPAM)to change the future land
use designation on 11.246-acres of land from Industrial to Commercial and Rezone(RZ)of
11.246-acres of land from Light Industrial(I-L)to General Retail and Service Commercial
District(C-G)zoning district for the expansion of Life Church and the operation of Life Bible
College.
B. Issues/Waivers
The Life Bible College(LBC),which is a two-year accredited school for adults all ages,has been
operating at the school since 2012 without approval. The CPAM and rezone will allow the school
to continue as education institutions are not permitted in the I-L zoning district.
C. Recommendation
Staff: Staff recommends approval of the proposed amendment to the Future Land Use Map and
Rezone per the provisions in Section V in accord with the Findings in Section VI.
Planning and Zoning Commission: Approval
D. Decision
Approved
City of Meridian I Department Report 1. Project Overview
IL COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Church and Education Institution -
Proposed Land Use(s) Church and Education Institution -
Existing/Proposed Zoning I-L/C-G VII.A.2
Existing/Proposed Future Land Use Industrial/Commercial VII.A.3
Designation
Table 2: Process Facts
Description Details
Preapplication Meeting date Tuesday,May 7,2024
Neighborhood Meeting 5/21/2024;4 attendees
Site posting date 9/4/2024
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.H
• Comments Received Yes, Staff Report -
• Commission Action Required No -
• Access SH 55 (Eagle Road)and Commercial Court(Existing) -
• Traffic Level of Service ACHD does not set level of service thresholds for State -
Highways or commercial streets
ITD Comments Received Yes,letter IV.I
Meridian Fire No Comments IV.0
Meridian Police No Comments IV.D
Meridian Public Works Wastewater Distance to Mainline: less than 500 ft. from parcel;Impacts IV.B
or Concerns:No
Meridian Public Works Water Distance to Mainline: available at the site;Impacts or IV.B
Concerns:No
See City/Agency Comments and Conditions Section and the public record for all department/agency
comments received.
City of Meridian I Department Report II. Community Metrics
Figure l: One-Mile Radius Existing Condition Metrics
Reference Parcel: R1527260042 Date Retrieved:2024/7/22
Parcel Count Parcel Acreage Infill Indicator:
169 Surrounding Area
240 14"/0 Not City
41 (3 ® City Limits
1,284 1,459. ■ Not City
6
Household Change Household & Population Growth
Households =2M 02020
Population Change: 33.6% population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000
Use Types Residential Addresses
Single-familv All Addresses
❑ Multi-family 126
❑ Commercial
Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years)
Proposed I I I I Proposed
i
Pending Pending
Approved Approved
0 50000 100000 150000 200000 250000 0 500 1000 1500
Single-family ❑ Multi-family
City of Meridian I Department Report II. Community Metrics
Figure 3: Service Impact Summary
ImpactService • •
Ready a O O O O O O O O
Marginal
Caution O O
°.°a
�o
City of Meridian Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The current Future Land Use Map(FLUM)designation for the properties is General Industrial
and the zoning district is light industrial(I-L). The applicant is requesting a Comprehensive Plan
Map Amendment(CPAM)to change the FLUM to accommodate a rezone to C-G to allow for the
uses of Life Church and the Bible College which are principally permitted uses. Mixed Use
Regional,MU-RG is adjacent to the property to the west; and Commercial FLUM is adjacent to
the south and southwest. After reviewing the comprehensive plan and nearby properties, staff
believes the requested commercial designation is appropriate given the proximity to the railroad
and surrounding industrial uses. Additionally,the Commercial FLUM designation,which already
exists to the south of this property, further supports this recommendation.
Industrial: The Comprehensive Plan identifies Industrial land uses as a designation that allows a
range of uses that support industrial and commercial activities. Industrial uses may include
warehouses, storage units, light manufacturing,flex, and incidental retail and offices uses.
Sample zoning include: I-L and I-H.
Commercial: Commercial land uses are identified as a designation that will provide 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 C-G zone is defined as the largest scale and broadest mix of retail, office, service, and light
industrial uses within close proximity to interstate or arterial intersections. Staff s analysis of the
CPAM request are as follows:
1. Alignment with Existing Uses:
• The current uses(church and bible school)fit better within the Commercial designation,
where such uses are principally permitted.
• Under the General Industrial designation,educational institutions are prohibited, and
churches require a CUP.
2. Compatibility and Planning Goals:
• C-G Zone Characteristics: Suitable for the largest scale and broadest mix of retail, office,
service, and light industrial uses,especially near interstate or arterial intersections.
• Surrounding Zoning: The properties to the south and northwest are zoned C-G, indicating
that a change to C-G would be consistent with existing land use patterns and zoning
designations.
3. Site Design and Community Impact:
• The Commercial designation will facilitate the continued operation and potential
expansion of the church and bible school,promoting a more coherent and compatible
land use pattern.
• Changing the FLUM designation to C-G supports the existing uses on the property and
aligns with the surrounding commercial and mixed-use areas.
Given the proximity to the railroad,the surrounding industrial uses, and the existing commercial
zoning to the south and northwest, staff finds that the requested Commercial FLUM designation
City of Meridian I Department Report III. Staff Analysis
(C-G) is more appropriate for this location. This designation aligns with the existing and desired
land uses and supports the continuation and expansion of the church and bible school.
Table 4: Proiect Overview
Description Details
History AZ-01-013,CZC-09-021,CUP-11-003,CZC 11-060
Phasing Plan None
Residential Units N/A
Open Space N/A
Amenities N/A
Physical Features Railroad tracks to the south of the property
Acreage 6.72 Lots/ 11.246 rezone and Comprehensive Plan Map amendment area
Lots 2
Density N/A
B. History and Process
The project site is located at the southeast corner of Eagle Road and E Commercial Court. The
site consists of two parcels which total approximately 6.72-acres. The parcels are lots in the
Commerce Park Subdivision recorded in 1979.
In 2011,Life Church requested approval of a Conditional Use Permit(CUP)for the operation of
a church in an existing warehouse building in an I-L(Light Industrial)zoning district(CUP-11-
003).Although a church is not listed in the Comprehensive Plan as a preferred use in Light
Industrial areas, it is designated as a conditional use in the Unified Development Code(UDC).
Because the proposed use will be on the periphery of most of the industrial activity occurring in
the area and there are staggering hours of operation, staff believed the Church activities would not
interfere with the adjacent uses. Furthermore,the building was currently vacant and being
underutilized and the Comprehensive Plan encourages the adaptive reuse of existing developed
sites. For these reasons, Staff found that the request generally conformed to the Comprehensive
Plan.
As the CPAM is needed to rezone the property from the I-L zoning district to the C-G zoning
district, staff is recommending the applicant enter into a development agreement with the City.
C. Site Development and Use Analysis
The Applicant proposes an amendment to the FLUM to change the existing Industrial designation
to Commercial. The Commercial designation provides a full range of 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 proposes to continue to operate the church and an education institution within the
existing building.
1. Existing Structures/Site Improvements (UDC 11-1):
There is an existing church on the western property that was approved with CUP-11-003.
The applicant is proposing to increase the size of the existing building an additional 68,832
square feet for a total of 112,779 square feet with associated parking and landscaping per the
UDC.
2. Proposed Use Analysis (UDC 11-2):
The applicant is proposing to expand the church and continue operating of Life Bible College
(LBC). LBC is a two-year accredited school for adults of all ages. LBC was not permitted as
City of Meridian I Department Report III. Staff Analysis
part of the approved CUP for the church and has been operating since 2012. In order for the
school to continue its operation, the applicant has requested a CPAM and rezone to change
the zoning from I-L to C-G as education institutions are not permitted in I-L zoning district.
3. Dimensional Standards (UDC 11-2):
In the I-L zoning district, a ten (10)foot landscape buffer is required for E. Commercial
Court.A thirty-five (35)foot landscape buffer already exist along N. Eagle Road as it is a
corridor entryway. Parking lot landscaping shall adhere to the requirements of UDC 11-3B-
8.A landscape buffer is not required for non-industrial uses other than residential. The
property is not adjacent to any residential uses. The maximum building height for this area is
fifty(50)feet. The requirements are the same in the C-G zoning district, except the maximum
building height is sixty-five (65)feet).
4. Specific Use Standards (UDC 11-4-3):
The applicant shall meet the requirements for Education Institution (UDC 11-4-3-14) and
Church or Place of Religious Worship (UDC 11-4-3-6).
D. Design Standards Analysis
1. Existing structure and Site Design Standards (Comp Plan 5.01.02A, Comp Plan 5.01.02D,
UDC 11-3A-19):
Staff shall ensure the application maintain and implement community design ordinances,
quality design criteria, and complete street policies to set quality standards citywide. The
design of the existing structure was approved in 2011 CZC-11-060 and DES-11-037. Per the
Plan policy above, staff will ensure the appropriate building design, and landscaping
elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots
into existing neighborhoods.
The proposed addition will be required to obtain a Certificate of Zoning Compliance(CZC)
and Administrative Design Review(DES) approvals before the submittal of a building permit.
CZC and DES approval shall occur prior to building permit issuance.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
The applicant is required to construct a ten (10)foot wide landscape buffer along E.
Commercial Court, a local street, as there is existing landscaping along N. Eagle Road.
In addition,per UDC 11-3B-8, at least 5 feet of landscaping is required along the
perimeter of vehicle use areas (i.e. drive aisles).
The applicant is also required to replace the trees that were part of the approved
landscape plan as shown in Exhibit VII E that were removed from the landscape
buffer along N. Eagle Road. These trees should be included on the landscape plan
submitted with the Certificate of Zoning Compliance and Administrative Design
Review application.
ii. Parking lot landscaping
Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot
landscaping to soften and mitigate the visual and heat island effect of a large expanse of
asphalt in parking lots, and to improve the safety and comfort ofpedestrians.A five-foot
wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular
use areas.
iii. landscape buffers to adjoining uses
City of Meridian I Department Report III. Staff Analysis
Per UDC 11-2C-3 standards, no buffer is required for non-residential uses as there are
no residential uses adjacent to the properties.
iv. Tree preservation
Per UDC 11-313-10, existing trees that are retained shall be protected from damage to
bark,branches, and roots during construction. The City of Meridian parks department
arborist shall approve the protection fence(s)prior to construction. Any severely damaged
tree shall be replaced in accord with subsection C5 of this Section. Mitigation shall be
required for all existing trees four-inch caliper or greater that are removed from the site
with equal replacement of the total calipers lost on site up to an amount of one hundred
(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be
mitigated with four 5-inch caliper trees, five(5) four-inch caliper trees,or seven(7)
three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count
double towards total calipers lost,when planted at entryways,within common open
space, and when used as focal elements in landscape design.
The trees that were slated to remain but were removed from the thirty-five(35)foot
landscape buffer along N. Eagle Road shall be replanted.
momr Lr
City of Meridian Department Report III. Staff Analysis
# r!
f 6
The existing landscaping along the east side of the developed lot shall be protected
during construction.
s
v. Storm integration
Per UDC 11-3B41, the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated, well designed stormwater filtration swales and other green
stormwater facilities into required landscape areas, where topography and hydrologic
features allow if part of the development.
vi. Pathway landscaping
No pathways are being proposed or required for this development per the Parks
Department, therefore pathway landscaping is not required.
3. Parking (UDC 11-3C):
The purpose of this article is to provide regulations and standards for off street parking and
loading facilities with the intent to provide off-street parking areas, minimize traffic hazards
and congestion, and mitigate impacts on surrounding properties All parking areas shall be
designed and constructed to provide the type and number of off-street parking spaces
required by Section I1-3C-6 of this Article, and designed as required by this section. Off-
street parking for commercial is required to be provided in UDC 11-3C-6 based on the gross
floor area.
i. Nonresidential parking analysis
In commercial districts, the requirement shall be one(1)space for every five hundred
(500)square feet of gross floor area, except for self-service storage facilities which shall
only require parking based on the gross floor area of any office space. As the zoning is
changing from industrial to commercial, the total number of parking spaces required is
City of Meridian I Department Report III. Staff Analysis
two hundred twenty-six(226). The applicant is proposing two hundred-fifty(250)parking
spaces (115 existing and 135 proposed). This exceeds the UDC standards.
ii. Bicycle parking analysis
A minimum of one(1) bicycle parking space is required for every 25 vehicle parking
spaces per UDC 11-3C-6G. Based on 578 vehicle parking spaces, a minimum of twenty-
three(23) bicycle parking spaces is required.An example of the bicycle rack has been
depicted on the site and landscape plans.
4. Building Elevations (Comp Plan, Architectural Standards Manual):
Administrative Design Review(DES)and Certificate of Zoning Compliance (CZC) approval
is required before building permit submittal for the church addition. The submitted elevations
and site plan will be fully analyzed with the future applications.
Conceptual building elevations were submitted for the proposed church addition as shown in
Section VIII.E. Final design is required to comply with the design standards in the
Architectural Standards Manual(ASM).
E. Transportation Analysis
1. Access (Comp Plan 6.01.02B, Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4):
The applicant shall be required to reduce the number of existing access points onto
arterial streets by using methods such as cross-access agreements, access
management, and frontage/backage roads, and promoting local and collector street
connectivity. Staff shall require new development to establish street connections to
existing local roads and collectors as well as to underdeveloped adjacent properties.
Access to the property is from E. Commercial Court via N. Eagle Road.
2. Pathways (Comp Plan 3.07.OIE, UDC 11-3A-8):
The Meridian Pathways Master Plan should be integrated into the site development review
process to ensure plan pathways are built out as adjacent land develops. There are existing
pathways on the property an no other pathways are being proposed or required for the
proposed development. There is an existing ten (10)foot wide multiuse pathway along
N. Eagle Road, no additional pathways are required.
3. Sidewalks (UDC 11-3A-17):
There is an existing detached ten (10)foot wide sidewalk/multiuse pathway along N.
Eagle Road. The applicant will be required to install a five (5)foot wide sidewalk
along E. Commercial Court with the church addition.
F. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water (UDC 11-3B-6). The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source
is not available, a single point connection to the culinary water system shall be
required. If a single point connection is utilized, the developer will be responsible for
the payment of assessments for the common areas prior to prior to receiving
development plan approval.
City of Meridian I Department Report III. Staff Analysis
2. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the
City's adopted standards, specifications and ordinances. Design and construction
shall follow best management practice as adopted by the City.
3. Utilities (Comp Plan 3.08.02A, Comp Plan 3.08.02C, UDC 11-3A-21):
Staff will communicate planning efforts with local decision makers and utility service
providers, including irrigation districts, energy, natural gas, solid waste, and
telecommunications. Staff will regularly coordinate with other public utilities and
essential service providers and annually review master plans for public facilities and
services; update as needed. Ensure development is connected to City of Meridian
water and sanitary sewer systems and the extension to and through said developments
are constructed in conformance with the City of Meridian Water and Sewer System
Master Plans in effect at the time of development. All utilities are available to the site.
Water main,fire hydrant and water service require a twenty foot (20) wide easement
that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent
structures, including trees are allowed inside the easement.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of rezone of this property. Prior to
approval of the rezone 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. NOTE: A
Certificate of Zoning Compliance and Administrative Design Review application shall not be
submitted until the Rezone Ordinance is approved by City Council.
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 rezone. The DA shall, at
minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the conceptual development
plan and building elevations included in Section VIII and the provisions contained herein.
b. The only uses allowed to operate on the property are church or place of religious worship
(UDC 11-4-3-6)and education institution(UDC 11-4-3-14).
B. Meridian Public Works
See public record(copy the link into a separate browser)
https:llweblink.meridiancity.oLylWebLink/Browse.aspx?id=351925&dbid=0&repo=MeridianCit
X
C. Meridian Fire Department
No comment
D. Meridian Police Department
No comment
E. Meridian Park's Department
No pathways required with this application.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
F. Meridian Irrigation Districts
1. Nampa&Meridian Irrigation District
See public record(copy the link into a separate browser)
https:llweblink.meridianciU.oLvlWebLinkIBrowse.aspx?id=351925&dbid=0&repo=MeridianCit
Y
G. Idaho Department of Environmental Quality(DEQ)
See public record(copy the link into a separate browser)
https:llweblink.meridiancity.orzlWebLink/Browse.aspx?id=351925&dbid=0&repo=MeridianCit
Y
H. Ada County Highway District(ACHD)
See public record(copy the link into a separate browser)
https:llweblink.meridianciU.oLvlWebLinkIBrowse.aspx?id=351925&dbid=0&repo=MeridianCit
Y
I. Idaho Transportation Department(ITD)
See public record(copy the link into a separate browser)
https:llweblink.meridiancity.orzlWebLinkIBrowse.aspx?id=351925&dbid=0&repo=Meridian Cit
Y
V. FINDINGS
A. Rezone(UDC 11-5B-3E)
B. Comprehensive Plan(UDC 11-5B-7D)
VI. ACTION
A. Staff:
Staff recommends approval of the proposed amendment to the Future Land Use Map and Rezone
per the provisions in Section V in accord with the Findings in Section VI.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on September 19,2024. At the
public hearing,the Commission moved to recommend approval of the subject CPAM and
Rezone requests.
1. Summary of Commission public hearing_
a. In favor: Tamara Thompson,The Land Group
b. In opposition:None
c. Commenting
d. Written testimony: Tim Wallace—wants assurance that if the CPAM is approved that
his property will not be affected and will maintain the same rights they have with the
current zoning.Wanted to make sure they would not be subject to any new limitations
of being next door to a C-G zoned property.
e. Staff presenting application: Linda Ritter
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. None^
4. Commission change(s)to Staff recommendation:
a. None
City of Meridian I Department Report V. Findings
5. Outstandingissue(s)ssue(s) for City Council:
a. None
C. City Council:
The Meridian City Council heard these items on October 22,2024.At the public hearing.the
Council moved to approve the subject Comprehensive Plan Map Amendment and rezone
requests.
1. Summary of the City Council public hearing:
a. In favor: Tamara Thompson, Land Group and Pastor Wade Moore,Life Church
b. In opposition:None
c. Commenting:None
d. Written testimony:None
e. Staff presenting application: Linda Ritter
f. Other Staff commenting on application:None
2. Kev issue(s)of public testimony:
a. None
3. Kev issue(s)of discussion by City Council:
a. Industrial land starting to shrink and utilized by other uses.Wanted to Imow why
churches were purchasing properties within the industrial zonin areas
4. City Council change(s)to Commission recommendation:
a. None
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
Legend
Project Location as
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;;;Area of Impact
OAnalysis -a!
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City of Meridian Department Report VII. Exhibits
1 • . 1
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B. Subject Site Photos
City of Meridian Department Report VII. Exhibits
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C. Service Accessibility Report
PARCEL R1527260042 SERVICE ACCESSIBILITY
Overall Score: 38 98th Percentile
Description
Location In City Limits GREEN
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 140 yrfloodplain or > 2 acres GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of future transit route YELLMV
Arterial Road Buildout Status Ultimate configuration (#of lanes in master street4 GREEN
plan) matches existing (# of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles OR a
School arivability Middle or Elementary School within 1 mile driving GREEN
(existing or future) 16
Either a Regional Park within 1 mile OR a Community
ParklWalkability Park within 1/2 mile OR a Neighborhood Parkwithin GREEN
1/4 mile walking
City of Meridian I Department Report VII. Exhibits
D. Site Plan(date: 6/11/2024)
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E. CUP Approved Landscape Plan (date: 2/28/2011)
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G. Rezone Exhibit Map&Legal Description
EXHIBIT "A." MAP OF REZONE
COMPREHENSIVE PLAN AMENDMENT
LOCATED IN
A PORTION OF THE SOUTKWEST 1/4,
OF SECTION 9, TCUSHIP 3 NOFfFR, RANGE 1 EAST. EI.M„
CITY OF MERIDIAN, ADA COUNTY, IDAHO
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City of Meridian Department Report VII. Exhibits
FXHIBiT'Rp
REZONE LEGAL DESCRIP ION
A Rezone bei ng located in the SW 1/4 of Section 9r Township 3 North,Range I Last,Boise Meridf an,City
of Merldian,Ada County, Idaho and described as folilows:
Co mmen ci ng at a brass ca p man ume nt as shown on Corner Record No_110054174 marking the SW
corn ar of said Se0on 9,thence along the west line of so id SW 1/4 a nd the cen terline of Eagle Road
N01°02'05"E a distance of 309$.�Q fast to the 13101 N FOF BEGINNING.
Thence Continuing NO2'02'05'E a distance of 680.01 feet to a polrit from which a bra$$cap man ument
marking the NW turner of said SW1f4 as s#own on Comer Record No.113077808 bears N01°02'05"E a
distanve of 872.05 feet,
Thence leaving said west Ilne and along the centerline of East Commercial Court 588°53'4eE a distance
of 720.55 feet to a po int.
Thence Ieavi ng said centerline 501'0$'Q5"W d&Stance of 680.13 feet to a point on the southerly right-
of-way of the 0rgon 5hortlkne railroad;
Thence along the so Id saut he rly right-of-way N88°53'I3"W a distance of 720.04 feet to the POINT OF
0EGINNING;
Said Rezone containing 11_245 acres more or kess-
0
City of Meridian I Department Report VII. Exhibits
H. CPAM Exhibit(date: 07/16/2024)
0 500 1.000 Date:7/1612024
Feet Adopted Future Land Uses
"— PINE`
r
Legend
Applicant Proposed
Future Land Uses
Citywide
Law Density Residential �,�
Medium Density Residential
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Civic Proposed Future Land Uses
Old Town —
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— High Density Employment I���r// 1
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Mixed Use ResidentialVA 1 0/0
00
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I
City of Meridian I Department Report VII. Exhibits