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Home My WebLink AboutPZ - Narrative THE W400 LAND 0_1GROUP February 10, 2024 Sonya Allen Bill Parsons City of Meridian, Planning Division 33 E Broadway Avenue, Ste 102 Meridian, ID 83642 RE: Touchmark Mixed Use I Meridian, ID Development Agreement Modification, PUD Modification, Rezone (Updated April 25, 2025) Dear Sonya and Bill, Collectively, our team,The Land Group, Inc., Pivot North, and Touchmark,the owner/operator of the Project, are pleased to submit the enclosed applications associated with Touchmark Mixed Use (the "Project" or"Development"). The Development site is generally located south of Franklin Road, east of Eagle Road,west of the Ridenbaugh Canal, and north of Interstate 84. North of Franklin Road are industrial uses zoned I-L,west is a medical office campus which includes St. Luke's hospital zoned L-O,to the east is the Ridenbaugh Canal and Edgeview Estates Subdivision which is zoned R-1C in the City of Boise. Nearby commercial uses are located at the northeast and southeast corners of Eagle and Franklin Road are zoned C-G. 1-84 is located directly south of the property. Touchmark Mixed Use is envisioned as a premier master planned community. The project proposes a mix of uses consistent with the original Touchmark Master Plan and is complimentary to the existing residential, medical office, and industrial uses nearby. The plan is consistent with Meridian's recently adopted comprehensive plan which includes 5 vision themes: Premier, Evolving, Livable,Vibrant, and Connected. The properties have a Future Land Use Designation of Mixed-Use Community. Per the Meridian Comprehensive Plan,the purpose of the mixed-use designation is to "provide for a combination of compatible land uses within a close geographic area that allows for easily accessible and convenient services for residents,workers, and visitors." "The intent of these designations is to encourage developments that offer functional and physical integration of land uses,to create and enhance neighborhood sense of place, and to allow a high degree of design and use flexibility." All mixed-use developments should have a mix of at least three of the five land use types. These types being commercial,office, residential, civic,and industrial. Touchmark Mixed Use is proposed to include commercial,office, a variety of residential housing, and light industry uses which more than complies with this provision. 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com Page 2 of 14 G'u+l 4-3 J V L �.ae L,��Rii r•,t• :Ch.� Vicinity map—properties highlighted in blue The Development Modification encompasses approximately 121.5-acres and will be accessed via existing public rights-of-way, Franklin Road and Touchmark. The parcels consist of the following: Parcel Number Property Address Acres Current Zoning S1116120662 3805 E FRANKLIN RD 36.5 L-0 S1116121055 4037 E CLOCKTOWER LN 1.7 L-0 S1116131260 4037 E CLOCKTOWER LN 51.1 L-0 S1116131400 625 S ARBOR LN 2.3 L-0 S1116212561 3975 E FRANKLIN RD 4.7 L-0 S1116244261 S TOUCHMARK WAY 9.8 L-0 R8509130020 325 S TOUCH MARK WAY 7.7 L-O S1116244270 669 S DIANA LN 6.4 L-0 S1116244710 797 S WORTH WAY 1.3 L-0 Total: 121.5 acres rr THE 4' LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com LE GROUP Page 3 of 14 History: Touchmark has owned the Property since the late 1990s and opened the first phase of its retirement community,Touchmark at Meadowlake Village, in 2003.Touchmark has been a member of the Meridian community for over 20 years collaborating with local businesses, non-profits, schools, and government organizations to provide employment and volunteer opportunities as well as provide a much-needed service for elderly residents of the Boise area who move into Touchmark at Meadowlake Village. The properties were annexed and zoned L-O with a PUD and Development Agreement in 2001 (AZ-99- 0021). The Development Agreement states the uses permitted with the agreement include "the construction and development of a continuing care retirement community comprised of 250 to 300 units of independent and assisted living,450 units of residential including single family, duplexes, multi- family and townhomes, medical office parks, commercial and retail businesses, and a community senior health and fitness center." The narrative for the original entitlement states for a "continuing care retirement community comprised of 250-300 units of independent and assisted living and 450+/- units of residential (the site plan shows 466-632 units) including single family, duplexes, multi-family, and townhomes. In addition,the community would have medical office park, commercial and retail businesses, and a community senior health and fitness center." The original master plan included approximately 874 retirement housing units, and 20.5-acres of medical office uses. Commercial uses were shown on the plan, but exact acreage or square footage wasn't clearly defined. Since that time approximately 428 residential units have been built in the existing retirement community. The retirement community also includes a community senior health and fitness center and many amenities enjoyed by residents including open greenspace and walking trails, community garden, coffee shop and bistro, salon and barbershop, library,theatre, dining venues, pickleball courts, and other enjoyable on-site amenities. See original master plan exhibit below. Originally it didn't include 4.6-acres at 3975 E Franklin Road. THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com =`/ GROUP Page 4 of 14 RECEIVED pf Mcri in .... i DOWNDC THOM >'-.'-f I iYm,aoaiec -, �• ��`� Y ,tlw CJ .`��'�./ 1� = � . i..:-w�r�a,• j i I - h/' jam,/�" � Original master plan THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com M GROUP Page 5 of 14 MIXED USE RCTNL/ FRANKLIN ROAD nRHJ lAf REINU Corte-.Rr.n COMFERCuI RIVATE MFOKAL HCF"I DINGS N P COTTAGE HOMES MONTVUE SUBDIVISION .4 t11 EXISTING I RESIDENTIAL MEADOW LAKE GOLF CLUB MI ICN.OFFICE MEDICAL OfFKE TOWN CENTER \� BUILDING cI &AIDING n} � COTTAGE HOMES HEALTH+FITNESS CENTER SUN VN.LEY TMGHEE LODGE HOMES _ LODGE HOMES STLUKE'SMERIDIAN pyryE ELXIFDRN MEDICAL CENTER LODGE FAMES LODGE HOMES GRAND LODGE CLEARWATER 1 (ASSISTED—GI MEADOW LAKE .INKING V I L L A (; E A TOUCHMARK COMMUNITYa 1�2,,. , MERIDIAN,IDAHO IHTFRCTATF 4 2007 Master Plan The Development Agreement and three addendums to the Development Agreement have been approved by the City of Meridian. The most recent addendum was recorded in 2008. Approximately 62.8-acres of the 121.5 total acres or 52%of the Original Master Plan land area has been constructed and is operating as Meadowlake Village, a Touchmark Community. Development Agreement Modification The original applications,for Touchmark Living Centers, were processed under application numbers AZ- 99-021, CUP-99-039. Ordinance number 01-917. The original development agreement is recorded as instrument number 101048096 on May 18, 2001. April 2001 Addendum to Development agreement recorded as instrument number 101048097 on May 18, 2001 (yes,the same day. The addendum addresses phase plans one through five). THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com L� GROUP Page 6 of 14 The Bair property was processed under application number AZ-02-018, Ord #02-983. The Touchmark site/Bair Property annexation addendum instrument# 102143308, and the May 2003 Addendum recorded on August 14, 2003, instrument# 103137119, and Meadowlake Village North 3rd Addendum, MI-07-006, instrument# 108022885. Per the 1999 application narrative, the L-O zoning designation was selected as it would allow for a retirement community within a single family, duplex, or multifamily neighborhood. It would also allow office and retail uses. As outlined in the City of Meridian's comprehensive plan, Meridian is an "Evolving Community" and over the past 20+years since the Project's original Master Plan, a refresh, or evolution of the development plan is warranted. Touchmark is proposing to update the zoning and development plan on the remaining vacant property in the master plan. The existing community will remain unchanged, except for the small golf course. At some point in the future that area may be redeveloped with Villas. The open space amenities are also evolving and as the golf course is redeveloped,the required open space amenities will be reprogrammed in other areas of the project. The DA Modification is requested to update the concept plan and to consolidate the existing agreements into one agreement that replaces all previous development agreements. The concept plan is proposed as a "bubble" plan. The bubble plan details the uses proposed/permitted in specific areas of the project and the dimensional standards of each. Summary of the Project The Touchmark Mixed Use development includes approximately 114,000 SF of medical office space, approximately 500 non-age restricted market rate multifamily units (both apartments and townhouses), 24 villas/duplex units, 75,546 SF of self-storage,45,000 SF of general office space, 45,000 SF of commercial retail space, and an approximately 126-room hotel. The development is planned to be phased. A phasing plan is included in the application materials. The buildout is anticipated to be completed between 2030 and 2040. THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com LE GROUP Page 7 of 14 mom-. `� ,r ti ti'�'+.riyrl"-i.: ;�11.7re.wi-1�..�..-�.•r. �.a....., t�""".." Touchmark Mixed-Use pivot north f an•c i ems: •: Concept"Bubble" Plan Rezone Although the L-O zone was supported in 2001 and through the PUD process the L-O zone would still achieve the project's vision and goals,the city planning staff is recommending a rezone to avoid confusion to align the zoning more closely with the actual uses. Therefore, a rezone to Community Commercial (C-C) and General Commercial (C-G) are proposed for portions of the project. The previously constructed areas of the development are proposed to remain L-O. The Community Commercial zone will support the single family attached and detached units, multifamily residential, hotel, and commercial/retail uses. The General Commercial zone is proposed in the northeast to support the light industry and commercial uses proposed in the concept plan. Conditional Use/PUD Modification The original approvals included a CUP/PUD. The PUD provides an opportunity for exemplary site development which allows for innovative design with cohesive development patterns. Residential development is permitted at densities greater than 8 units per acre where garage doors are generally not fronting the street. THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com LE GROUP Page 8 of 14 This application proposes to modify the PUD and the dimensional standards of the concept plan in a few areas designated with asterisks (*) on the concept plan dimensional standards,see color coded dimensional standards below. USE: COMMERCIAL ZONING: C-C SETBACKS FRONT 0' REAR: 0' INTERIOR SIDE: 0' STREET LANDSCAPE BUFFER: 25'TO FRANKLIN(ARTERIAL) 20'TO TOUCH MARK(COLLECTOR) 10'LOCAL LANDSCAPE BUFFER TO RESIDENTIAL: 25' BUILDING HEIGHT: 50'MAX f1 y.�►� BUILDING AREA: TBD 1 PARKING: WILL COMPLY WITH CODE COMMON OPEN SPACE: 5%OF SITE SITE AMENITIES: 1 PER UDC 11-3G-4.B. Building Elevations—Commercial Commercial buildings will generally front Franklin and be at a scale compatible with adjacent development. Modulation and variation in materials will help define different tenant spaces. Glazing will be provided at grade to activate the street front, and high-quality materials will be utilized.The buildings' massing and materiality will be designed to comply with the Meridian code and Architectural Standards Manual. USE: HOTEL ZONING, C-C SETBACKS FRONT: 0' REAR: 0' INTERIOR SIDE: 0' STREET LANDSCAPE BUFFER: 20'TO TOUCHMARK(COLLECTOR) 10'LOCAL LANDSCAPE BUFFER TO RESIDENTIAL: 25' BUILDING HEIGHT 50'MAX.,+/-64'* LOT AREA: +/-2,59 AC PARKING: WILL COMPLY WITH CODE ! ` COMMON OPEN SPACE: 5%OF SITE d III ■ SITE AMENITIES: 1 PER UDC 11-3G-4.3. - '"`° • *ITEMS VARY FROM BASE ZONE AND ARE BEING PROPOSED THROUGH THE PUD Building Elevations—Hotel A destination hotel is proposed on this portion of the site.The hotel will feature quality, durable materials compatible with the hotel branding.Through the PUD, a taller building height to 64' is being proposed to meet the mid-rise nature of the hotel. Fenestration &changes in material will help to break up the mass and fagade of the building.The design will comply with the Meridian Code and Architectural Standards Manual. rr THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com LRE GROUP Page 9 of 14 USE: TOWNHOMES* 2-STORY TO 3-STORY ZONING: C-C SETBACKS FRONT 0' REAR: 0' I INTERIOR SIDE: 0' I > STREET LANDSCAPE BUFFER: 20'TO TOUCHMARK(COLLECTOR) lj1 �S i I rT 10'LOCAL i'� ;�. ■ LANDSCAPE BUFFER TO RESIDENTIAL: 25' i = r BUILDING HEIGHT 50'MAX.,+/-35'PROPOSED UNITCOUNT:2T03STORY +l-50-100DU PARKING: WILL COMPLY WITH CODE COMMON OPEN SPACE: WILL COMPLY WITH UDC SITE AMENITIES: 1 PER UDC 11-3G-4.B. *ITEMS VARY FROM BASE ZONE AND ARE BEING PROPOSED THROUGH THE PUD Building Elevations—Townhomes Through the PUD,Townhomes are being proposed in the C-C zone along Touchmark Way and adjacent to the existing Cottages.The townhomes provide a step down in scale from the multi-family and commercial uses to the more residential existing development.Two to three-story townhomes are proposed along Touchmark Way to be sensitive to existing retirement community residents. A variety of high-quality materials will be employed to meet the Meridian Code and Architectural Standards Manual. USE: MEDICAL OFFICE ZONING: C-C SETBACKS FRONT: 0' REAR: 0' INTERIOR SIDE: 0' STREET LANDSCAPE BUFFER: 20'TO TOUCHMARK(COLLECTOR) 10'LOCAL LANDSCAPE BUFFER TO RESIDENTIAL: 25' BUILDING HEIGHT: 50'MAX.,+/-50'PROPOSED bad BUILDING AREA: +/-57,000 SIF ` PARKING: WILL COMPLY WITH UDC —� COMMON OPEN SPACE: 5%OF SITE SITE AMENITIES: 1 PER UDC 11-3G-4.B. Building Elevations—Medical Office A medical office use is proposed to the west of the site as a transition from the existing Touchmark development to the St. Luke's campus. Buildings will utilize generous amounts of glazing and durable materials to provide effective office space. Building elements&features will highlight the main entries of each building.The design will comply with the Meridian Code and Architectural Standards Manual. THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com LE GROUP Page 10 of 14 USE: MEDICAL OFFICE/TOWNHOMES ZONING: C-C SETBACKS FRONT 0' l REAR: 0' INTERIOR SIDE: 0' II STREET LANDSCAPE BUFFER: 20'TO TOUCHMARK(COLLECTOR) 10'LOCAL L LANDSCAPE BUFFER TO RESIDENTIAL: 25' BUILDING HEIGHT: 50'MAX.,+/-50'PROPOSED BUILDING AREA: +/-57,000 SF AND/OR+/-50-55 DU x; PARKING: WILL COMPLY WITH UDC COMMON OPEN SPACE: 5%OF SITE SITE AMENITIES: 1 PER UDC 11-3G-4.B. Building Elevations—Medical Office/Townhomes Similar to the proposed use above,the site adjacent to the St. Lukes campus is proposing a medical office style building. Should the demand for office space not come to fruition, alternate use of townhomes is also proposed.The townhome design will feature fenestration and a variety of materiality which will meet the Meridian Code and Architectural Standards Manual. USE: COMME RCIA_iMULTI FAN11 LY ZONING: C-C SETBACKS =RONT: 10 REAR: 0' INTERIOR SIDE 0 STREET LANDSCAPE BUFFER: 25'TO FRANKLIN ,ARTERIAL) " •— 10' LOCAL LANDSCAPE BUFFER TO RESIDENTIAL: 25' BUILDING HEIGHT. 50' MAX � BUILDING AREA: TBD f PARKING: WI LL COMPLY WITH CODE COMMON OPEN SPACE: 5%OF SITE SITE AMENITIES: 1 PER UDC 11.3G-4.8. Building Elevations—Commercial/Multifamily This area of the PUD proposes commercial use similar to the commercial proposed by the purple designation, with the flexibility to feature multi-family.The multi-family use will be at a larger scale than the townhomes and an increase in density. Modulation and material transitions will be designed to meet the Meridian Code and Architectural Standards Manual. THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com L,R GROUP Page 11 of 14 USE: COMMERCIAL/LIGHT INDUSTRY ZONING: C-G SETBACKS FRONT: 0' R FAR: 0' INTERIOR SIDE: 0' STIR EET LAN DSCAPE BUFFER: 25'TO FRANKLIN (ARTERIAL) LANDSCAPE BUFFER TO RESIDENTIAL: 25' fix' BUILDING HEIGHT: 50' MAX., +/-25' PROPOSED BUILDING AREA: +/-75,500 SF oStorageFLys PARKING: WILL COMPLY WITH UDC COMMON OPEN SPACE. WILL COMPLY WITH UDC " SITE AMENITIES 1 PER UDC 11-3G-4.B. s Building Elevations—Commercial/Light Industry Light industry, potentially in the form of self-storage, is proposed at the northeastern edge of the site adjacent to the existing light industrial uses to the east in the City of Boise boundary.The scale and height of these buildings will be sensitive to the existing residential houses to the south. Durable materials will be used to comply with the Meridian Code and Architectural Standards Manual. USE: MULTIFAMILY(3-STORY) ZONING: C-C SETBACKS FRONT 0' REAR: 0' INTERIOR SIDE: 0' STREET LANDSCAPE BUFFER: 10'LOCAL LANDSCAPE BUFFER TO RESIDENTIAL: 25' L BUILDING HEIGHT: 50'MAX.,+/-38'PROPOSED ' UNIT COUNT +/-225-250 DU PARKING: WILL COMPLY WITH UDC COMMON OPEN SPACE: WILL COMPLY WITH UDC SITE AMENITIES: 4 PER UDC 11-4-3-27.D. Building Elevations—Multifamily Walk-up style multifamily apartments are proposed towards the middle of the site,transitioning up in scale from the cottages and townhomes.The multi-family will feature amenities fitting the size and scale of this development.The buildings will be designed with large operable windows and high-quality materials reflective of the residential characteristics of this use.The design will meet the Meridian Code and Architectural Standards Manual. rr THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com =`/ GROUP Page 12 of 14 USE: VILLAS(1-STORY) ZONING: C-C SETBACKS FRONT: 0' 1 REAR: 0' INTERIOR SIDE: 0' STREET LANDSCAPE BUFFER: 10'LOCAL LANDSCAPE BUFFER TO RESIDENTIAL: 25' BUILDING HEIGHT: 50'MAX.,+/-25'PROPOSED UNIT COUNT: +/-20-25 DU i •• - —_— PARKING: WILL COMPLY WITH UDC COMMON OPEN SPACE: WILL COMPLY WITH UDC SITE AMENITIES: 3 PER UDC 114-3.27.D. Building Elevations—Villas Single-story, duplex-like, Villas are proposed on this portion of the site.The Villas will be configured in a way to provide green space for residents and maximize privacy.A variety of materials will be used to tie the villas into the existing retirement community development and relate to the residential use. Architectural features, design, and materials will comply with the Meridian Code and Architectural Standards Manual. USE: COTTAGES(1-STORY) ZONING: C-C SETBACKS FRONT: 0' REAR: 0' INTERIOR SIDE: 0' STREET LANDSCAPE BUFFER: 10'LOCAL LANDSCAPE BUFFER TO RESIDENTIAL: 25' L BUILDING HEIGHT: 50'MAX.,+/-22'PROPOSED UNIT COUNT: +/-3 DU PARKING: WILL COMPLY WITH UDC COMMON OPEN SPACE: WILL COMPLY WITH UDC SITE AMENITIES: SHARED WITH EXISTING Building Elevations—Cottages Single-family stand-alone cottages are proposed along E Clocktower Ln to finish out the existing cottages lining the street as part of the existing retirement community.The design and materiality will be compatible with the adjacent existing cottages while providing individual character to each residence. The design will meet the Meridian Code and Architectural Standards Manual. rr THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com =`/ GROUP Page 13 of 14 The PUD proposes to include the following uses as principally permitted so long as the use is located generally on the project where shown on the concept plan and complies with the specific use standards provided in the Meridian City Unified Development Code. Multifamily residential development Townhouses &Villas/attached single-family residential Detached single-family residential (Cottages) Hotel Daycare Center Live/work residential Light Industry(in C-G zone only) Storage facility, self-service (in C-G zone only) Warehouse (in C-G zone only) Amenities Throughout the project, pedestrian sidewalks and multi-use pathways will be utilized to create a network to ensure safety and efficient mobility through the site. As intended in the original master plan, a multigenerational project where residents of the existing Touchmark retirement community can maintain a sense of security while benefitting from the adjacent diverse uses is intentional. Future occupants of the multifamily and townhomes as well as users of the future commercial and retail will benefit from generous new connectivity and greenspace throughout the interior of the master plan as well as from the existing pedestrian infrastructure along Franklin Road and Touchmark Way. Extensive pathways will be accompanied by recreational areas for children and adults to enjoy daytime leisure activities such as playgrounds, open greenspace, dog areas, and functional spaces that promote general health and wellness. An existing monument sign, landscape, and fountain amenity exist at the Southeast corner of the Franklin Road and South Touchmark Way intersection will remain. At least one amenity per amenity category within the Meridian City Code is proposed, most of which shall be located within the multi- family component of the project. Examples of potential amenities include a clubhouse of at least 5,000 S.F.,fitness course, open space commons with shelter, dog waste stations strategically placed throughout, swimming pool and changing facilities/restrooms, playground, bicycle storage, and charging stations for electric vehicles. Proposed amenities will meet or exceed the amenity point count requirement for a development of 121 acres. Project specific amenities will be better defined during the CZC approval process. Phasing Phasing is planned over the next 5-15 years. No new public roads are proposed as the roads and utility stubs occurred in earlier phases of the Touchmark project. Platting may occur but is not required. Utilities Public utilities are available and immediately adjacent with capacity to serve the project. Water service and sanitary sewer service will be provided via extensions of main lines in Touchmark and Franklin Road. THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com =`/ GROUP Page 14 of 14 Landscaping Concept landscaping plans are included for street buffers and internal driveways. Project specific open space and parking lot landscaping will be addressed during the CZC approval process. The existing attached sidewalk along Franklin Road is proposed to remain as-is due to the large grade change between the road and adjacent property. Traffic The Touchmark master plan was originally studied by Kittelson &Associates in 1999. ACHD approved the project and Touchmark entered into a Cooperative Development Agreement for public infrastructure improvements. That agreement has been satisfied. Access to the project will be provided via existing public rights of way, E Franklin Road and S Touchmark Way, and a new internal private driveway system. No new public roads are proposed. A new access to E Franklin Road is proposed to align with N.Truckee Avenue to the north. An updated traffic impact study, as required by ACHD, has been conducted by Kittelson &Associates for the updated concept plan. The recommendations from the updated report state that the "Touchmark development can be developed with minimal impacts to the surrounding roadway system..." The adjacent arterial roadways constructed to their planned build-out widths. ACHD and ITD are reviewing the study to provide their comments and recommended conditions. Conclusion The Touchmark Mixed Use is planned to complement the existing Meadowlake Village community, adjacent residential, commercial, and office uses. The project will provide a vibrant, livable development with a variety of housing options to fit an evolving community. The commercial component will provide easily accessible and convenient services for residents and the general vicinity. The Development Agreement Modification, PUD Modification and Rezone request complies with the applicable provisions of the comprehensive plan. We are very excited to present the Touchmark Mixed Use project to the City of Meridian. The project complies with the comprehensive plan and Meridian unified development code. We look forward to working with staff,the Planning&Zoning Commission, and City Council to plan a project that we can all be proud of. As you complete your review, please let us know if we can provide any additional information to clarify the Project's vision. Sincerely, Tamara Thompson Director of Client Services THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com =`/ GROUP